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HomeMy WebLinkAboutHersey_E_210_PA-T1-2023-00218December 1, 2023 Notice of Final Decision On December 1, 2023, the Community Development Director approved the request for the following: Planning Action: PA- T1-2023-00218 Subject Property: 210 E. Hersey Street Applicant: Stracker Inc./Work Sharp Tools Description: A request for Commercial Site Design Review approval to install six elevated solar trackers in the east parking lot. The solar trackers will be visible from the public right of way. The proposal also includes modification of the previously approved landscaping plan. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; MAP: 39 1E 04 CD; TAX LOT: 2000 The Community Development Director's decision becomes final and is effective on the 12th day after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.5,1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18,5.1.050(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 Aaron Anderson 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 ❑shlond onus TTY: 800.735.2900 ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA- Tl -202300218 SUBJECT PROPERTY: 210 E. Hersey Street PROPERTY OWNERS: Stracker Inc./Work Sharp Tools APPLICANT: ,Sharpe Energy Solutions DESCRIPTION: A request for Commercial Site Design Review approval to install six elevated solar trackers in the east parking lot. The solar trackers will be visible from the public right of way. The proposal also includes modification of the previously approved landscaping plan. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; ASSESSOR'S MAP & TAX LOT: 39 IE 04 CD; #2000 SUBMITTAL DATE: November 2, 2023 NOTICE OF COMPLETE APPLICATION: November 8, 2023 STAFF APPROVAL DATE: December 1, 2023 APPEAL DEADLINE (4:30 P.M.): December 13, 2023 FINAL DECISION DATE: December 14, 2023 APPROVAL EXPIRATION DATE: June 14, 2025 Property The subject property is located on the south side of East Hersey Street with rear access from Clear Creek Drive. The lot is rectangular and contains a 65,160 square foot commercial factory building surrounded by approximately 140 spaces for automobile parking on all sides. The lot is flat with slopes down to the north at about two percent, except for the frontage along East Hersey where there is a rock retaining wall with landscaping and slopes about 25 percent. The lot and adjacent properties are zoned E-1, Employment (E-1) with a Residential Overlay. The properties on the north side of East Hersey are zoned Residential. There are some trees and landscaping in and around the parking areas and near the building. Proposal The application is a request for Commercial Site Design Review approval to allow the installation of six Stracker® pole -mounted solar trackers within the Work ,Sharp Tools parking lot. The solar trackers would be located on concrete islands already in place within the parking lot. Several small trees less than 6 inches in diameter at breast height (dbh) in the landscaped areas are proposed to be removed. Staff noted during the preapplication that the trees planted for the original zoning permit have mostly died and none have yet to achieve parking Iot coverage intended under the original permit. An exception to the Parking Lot Tree Standard is being requested. The request is to remove the remaining trees in the parking lot planting islands that are within the proposed solar tracker installation area to avoid conflict with the solar arrays. The applicant is proposing to plant additional vegetation under the solar trackers. According to the application, installation of the solar arrays is expected to meet the intent of Ashland Municipal Code (AMC) Chapter 18,4.3.080.B.5.iv by providing 50 percent shade over the parking spaces within the proposed solar array installation area. PA -Tl -2023-00218 Solar Trackers; 210 E. Hersey Street/jnc Page 1 Per the application, the minimum ground clearance of the solar trackers is 14 feet above the surface of the parking lot. The Strackers© would be mounted on the existing parking lot islands and no disruption to the existing flow of traffic is expected. The application materials further note that the solar trackers would significantly increase parking lot shading and reduce the facility's CO2 footprint in an amount equivalent to 120 acres of US Forest (EPA online CO2 calculator). The application asserts that the proposal is consistent with the City's Energy Resilience and Greenhouse Reduction goal. Site Design Review Approval The purpose and intent of Site Design Review is to reduce adverse effects on surrounding properties, to create a business environment that is safe and comfortable, to further energy conservation efforts within the City, and to enhance the environment for walking, cycling, and mass transit use. Ashland Municipal Code (AMC) Chapter 18.5.2.020.A.9 requires Site Design Review approval for, "Installation of mechanical equipment not fully enclosed in a structure and not otherwise exempt fi°om site design review per section 18.5.2.020. C." The exemptions only apply to 1) private, non-commercial radio and television antennas; 2) not more than three parabolic disc antennas, each under one meter in diameter, on any lot or dwelling unit; 3) roof -mounted solar collection devices under certain circumstances, and 4) other mechanical equipment which is not visible from a public right-of-way. The application is for a commercial business with some solar arrays visible from the right-of-way. The first approval criterion for Site Design Review is that, "The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building andyard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards." The proposal does not involve a typical building. The proposal is for pole -mounted solar trackers to be installed within an existing parking lot. By code, solar installations are mechanical equipment. Accessory Structures and Mechanical Equipment are specifically addressed in AMC 18.2.4.020.B, which requires that: "Mechanical equipment shall not be located between the main structure on the site and any street adjacent to a front or side yard, and every attempt shall be made to place such equipment so that it is not visible from adjacent public streets. Mechanical equipment and associated enclosures, not taller than allowed fence heights, may be located within required interior side or rear yards, provided such installation and operation is consistent with otherprovisions of this ordinance or the Ashland Municipal Code, including but not limited to noise attenuation. Any installation of mechanical equipment shall require a building permit. " The application shows the placement is not directly between the Work Sharp Tools building and any adjacent street. The placement, visible from the right-of-way, has been planned to mitigate visual impacts while maintaining appropriate solar access. The solar trackers are in the interior side parking lot, which is setback about 115 feet from East Hersey Street and about 120 feet from Clear Creek Drive. The plans show that tracker array meets all required setbacks. A condition has been included below to require that the applicant obtain applicable permits and inspections, comply with applicable codes and pay associated fees and charges. The second criterion for Site Design Review approval is that "The proposal complies with applicable overlay zone requirements (part 18.3)." Part of the subject property is within the residential overlay and is subject to Chapter 18.3.13. The residential overlay is intended to encourage a concentration and mix of PA -T1-2023-00218 Solar Trackers; 210 E. Hersey Streetijnc Page 2 businesses and housing that provides a variety of housing types, supports resource and energy conservation, and promotes walking, biking and transit use. There are no residential units or mixed uses on the commercial property and no other special districts or overlay zones on this lot. The third criterion is that "The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below." AMC 18.4.4.030.G.4 specifically requires screening of mechanical equipment "by placement of features at least equal in height to the equipment to limit view from public rights-of-way, except alleys, and adjacent residentially zoned property. " For mechanical equipment that is not roof -mounted, this section calls for screening to "include features such as a solid wood fence, masonry wall, or hedge screen." The applicant has requested an exception from the screening requirements, noting that they do not believe the standards were written with this type of installation in mind. They suggest that the tracker, while pole -mounted, is similar to an exempted rooftop solar array and that screening would diminish or eliminate any benefit by blocking the solar power that the tracker is intended to harvest. Installation is largely screened from adjacent residential properties by surrounding buildings, trees, and topography. The approval criteria provide for exceptions where, "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." The requested exception is unique and would not have a substantive negative impact on adjacent properties provided the placement of the solar array and existing vegetation along the parking perimeter remains. The proposal is consistent with the underlying intent. The property is 4.82 acres; the solar tracker placement is greater than 100 feet from the public right-of-way; the proposal includes placing the array in the interior side parking area; the existing perimeter vegetation provides some screening; and the placement would have environmental benefits with little impact. In addition, the application asserts that the proposed installation would have a positive impact on adjacent properties as the distributed generation would add resiliency and security to this portion of the City's electrical generation system. As detailed in AMC 18.4.3.080.B, parking area design shall provide at least 50 percent shade from the tree canopy over the parking area surface. The Work Sharp Tools parking lot contains approximately 140 parking spaces with planting islands that were planted over five years ago. The application notes that the trees planted for the original Zoning Permit have mostly died and none have achieved the parking lot coverage requirement intended in the original permit. The proposed solar trackers would significantly increase parking lot shading and coverage. The applicant is requesting an exception to the parking lot standards by proposing to remove the trees (all less than 6 inches in diameter) within the planting islands where the Stacker arrays would be installed to avoid conflict with the solar arrays. The applicant is proposing to install new plants below the solar trackers. The application asserts that the installation is expected to meet the intent of AMS Chapter 18.4.3.080.B.5.a.iv by providing 50 percent shade over the parking spaces associated with the installation area. Parking lot lighting would remain unchanged by the project. Solar tracker heights would be adjusted to avoid any conflict with the existing light poles. Conditions of approval have been added below to require the installation of appropriately sized and resilient plants in the parking islands to mitigate the tree removals for the solar trackers, and to require that any required parking lot landscaping or parking lot trees that have died since planting, with the exception of those trees being removed for the solar tracker installations, be replaced and maintained with irrigation as required in AMC 18.4.4.030.J. PA -T1-2023-00218 Solar Trackers; 210 E. Hersey Street/jnc Page 3 The fourth approval criterion 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. " As proposed, the installation does not involve water, sewer, storm drainage, or public street alterations. The application states that the solar trackers would maintain the required vertical clearance over the parking and circulation areas, emphasizing that the trackers would not project over parking or disrupt circulation flow and would maintain a minimum 14 foot clearance. The project site is currently served by an adequately sized 208V transformer and a net -metered rooftop solar system. The final combined solar system would be under 200 kW therefore, no new interconnection or -metering requirements are expected. A condition of approval has been included below to require that a final electrical service plan be included with the permit submittals for the review and approval of the Planning, Building, and Electric Departments. Tree Removal In the E-1 zone, on private lands, tree removal permits are limited to those trees that are greater than 6 inches in diameter. The application requests an exception from the parking lot standards to remove several trees that are all under 6 inches in diameter from the island parking lot planters. No tree removal permit is required. The applicant states that new plantings will be installed in the island planters under the solar trackers. Approval Criteria The criteria for Site Design Review approval are described 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 98.2), 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 98.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 98.4, 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 9 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. Conclusion, Decision, & Conditions of Approval The request for Site Design Review approval to install six pole -mounted solar trackers within the Work Sharp Tools parking lot meets all applicable criteria. PA -T1-2023-00218 Solar Trackers; 210 E. Hersey Street/jnc Page 4 In considering the request, the key issues for staff are in assuring that the proposed placement: 1) Does not adversely impact parking or circulation for approved uses already in place, including emergency vehicle access; 2) Does not adversely impact parking lot landscaping, existing trees, or significant natural features; and 3) Is completed in compliance with all applicable fire/life/safety regulations of the applicable codes. The application materials state that the tracker height is above that necessary to allow required clearances and would not impede parking or circulation, including access for emergency vehicles. Although several trees in the planting islands are proposed to be removed, overall, the installation would result in limited site disturbance. With the conditions included below, staff finds that the request merits approval. The application with the attached conditions complies with all applicable City ordinances. Planning Action PA -T1-2023-000218 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 -T1-2023- 00218 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 here. 2) That the solar trackers shall have a non -reflective black finish. 3) That solar trackers shall be installed and maintained to operate in compliance with the city's noise ordinance (AMC 9.08.170). 4) The applicant shall provide engineered drawings demonstrating that the installation will meet the minimum design requirements in the current adopted State building codes. These engineered drawings will be reviewed and approved by the Building Official prior to any site work. 5) Pole -mounted solar trackers (Strackers®) shall be installed so that they will maintain at least a 13.5 foot vertical clearance above the parking lot surface in all modes/positions. 13.5 foot vertical clearance is required for a driveway or parking area serving more than seven spaces per AMC 18.4.3.080.D.6. Vehicular circulation, including fire apparatus access, is not to be impeded by the installation. 6) The applicant shall obtain all required building and/or electrical permits and pay all applicable fees and charges prior to the installation and shall obtain all requisite inspection approvals prior to final project approval. 7) Building permit submittals shall demonstrate compliance with this approval and all applicable codes including but not limited to building, fire, and electrical codes prior to issuance. 8) The applicant shall provide a final electric service plan with the building permit submittals for the review and approval of the Planning, Building, and Electric Departments 9) The applicant shall demonstrate that the installation will follow all City of Ashland solar installation requirements, including those for disconnecting devices and metering, as applicable. PA -T1-2023-00218 Solar Trackers; 210 E. Hersey street/jnc Page 5 10) That the building permit submittals shall include a planting plan for the new planting installations under the Strackers® to mitigate the tree removals here and detailing the replacement of any required parking lot landscaping and any remaining parking lot trees which have died since planting. The plan should include the number of plants proposed, species and size, tinning of planting, and details on irrigation and maintenance. These plans are to be reviewed and approved by the Staff Advisor prior to issuance of the building permit. Brandon Goldman, Arector Department of Community Development l� `/2-0Z Date PA -T1-2023-00218 Solar Trackers; 210 E. Hersey Street/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 December 1, 2023 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA -T1-2023- 00218, 210 East Hersey Street. 'MichaeCSuClivan Signature of Employee G:4comm-devWann€ngUllanning ActlonslPAs by SVeellH4HerseyEVierseyE_210_Darex%Hersey_210_PA-Tt-2023-00218WoticingWOOHemey_210_PA-Ti-2023.00218_NOD_A fidavil of Mailing.docx 121#12023 i pg 5 /sand;uegeg a{ zasi�q� [ . do-dod pjngaj 01 JaJanaJ ap u€fie a)nyaey el a za!jdab s;ua;ed�uio� Slane :fed sl!jege6/ea•�(aane e Z@I V i (aad fse assaape p saank�i;3 PA -T1-2023-00218 391E04DC3401 AJRTFT PROPERTIES LLC 6581 GRIFFIN CREEK RD MEDFORD, OR 97501 PA -T1-2023-00218 391E04CD1804 BE HANSEN LLC 185 SKYCREST DR ASHLAND, OR 97520 PA -T1-2023-00218 391 E04CD307 BOWMAN HENRY ET AL PO BOX 961 ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD1900 CLEAR CREEK INVESTMENTS LLC 845 OAK ST ASHLAND, OR 97520 PA -T1-2023-00218 391 E04DC3203 COE LAURA -JULIA G 11785 ELIANTO ST LAS VEGAS, NV 89183 PA -T1-2023-00218 391 E04CD306 EISENMAN SHELLEY F TRUSTEE ET 191 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391E04DC3202 GREEN LYNN MARIE 2665 TAKELMA WAY ASHLAND, OR 97520 PA -T1-2023-00218 391 E04CD308 HOMEYER JACK W TRUSTEE ET AL 183 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391 E04CD2400 ICSTR8 LLC ET AL 175 LITHIA WAY 302 ASHLAND, OR 97520 PA -T1-2023-00218 391 E09BA14703 MAGNOLIA FINE HOMES LLC 2974 CHAPMAN LN ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA14707 ALEXANDER -CLAYTON TRUST ET AL 172 CLEAR CREEK DR 201 ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA50003 BENDAT KEN TRUSTEE ET AL 360 COVENTRY PL ASHLAND, OR 97520 PA -T1-2023-00218 391 E09AB6602 ANASAZI WEST CLEAR CREEK LLC 603 LAKE ST E 206 WAYZATA, MN 55391 PA -T1-2023-00218 391E04CD2000 ? BERNARD HERSEY PROPERTY LLC j DAVID A BERNARD -MANAGER PO BOX 730 ASHLAND, OR 97520 PA -T1-2023-00218 PA -T1-2023-00218 391 E09BA60002 BRIAN DUNNAGAN CHAMPANERI TRISHA PO BOX 796 184 CLEAR CREEK DR 2 TALENT, OR 97540 ASHLAND, OR 97520 PA -T1-2023-00218 391 E09BA60000 CLEARCREEK PROPERTIES LLC 575 TUCKER ST ASHLAND, OR 97520 PA -T1-2023-00218 391 E09AB6605 j DEBOER BRYAN BRUCE/STEPHANIE 85 WINBURN WAY ASHLAND, OR 97520 i PA -T1-2023-00218 391E04CD2300 F FRYE GAYLE K 173 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD305 HAVILL RUDDY P TRUSTEE ET AL 204 PATTERSON ST ASHLAND, OR 97520 PA -T1-2023-00218 391 E04DC3201 HUNG EPING ET AL 156 6TH ST ASHLAND, OR 97520 PA -T1-2023-00218 391 E09BA50000 LA ROSA HOLDINGS LLC NEAL KINZIE 180 CLEAR CREEK DR APT 203 ASHLAND, OR 97520 PA -T1-2023-00218 391 E09BA60001 MILLQUIP SERVICES CORP 2355 STATE ST 101 SALEM, OR 97301 PA -Tl -2023-00218391E09BA60003 CLEARCREEK PROPERTIES LLC 3365KUAUA PL KIHEI, HI 96753 I PA -T1-2023-00218 391 E04DC3400 D -MAC LLC ET AL DEAN CROPPER 240 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD1800 GOLDEN FIELDS PROP MGNT LLC 845 OAK ST j ASHLAND, OR 97520 PA -T1-2023-00218 391 E04CD2800 HOLLAND GEORGE H TRUSTEE ET A 153 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391 E04CD2200 HYLAND STEPHANIE L 175 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD3200 LILLY JANET C 141 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD1903 NEGENTROPY LLC 148 E HERSEY ST ASHLAND, OR 97520 09L9 Ad3AV PA -T1-2023-00218 391 E04CD3000 PA -T1-2023-00218 391 E04CD3100 PA -T1-2023-00218 391 E09BA50004 NEWTONS M TRUSTEE ETA NEWTON PHYLLIS M TRUSTEE ET A OMEGA GROUP RUSH CHARLESRLES R 141 E HERSEY ST 139 E HERSEY ST 2784 SISKIYOU BLVD ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2023-00218 391 E04DC3100 PYLE THOMAS W/AMANDA L 251 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391 E09BA14706 SALTZSTEIN WILLIAM E TRUSTEE 164 CLEAR CREEK DR UNIT 201 ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA14700 SPUR RAIL PROPERTY OWNER'S AS 253 N 3RD ST ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD2600 REICHERT ELDRED A/JOAN C 161 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391 E04CD303 SLOAN RUTH A TRUSTEE ET AL 200 PATTERSON ST ASHLAND, OR 97520 PA -T1-2023-00218 STRACKER INCORPORATED 645 A STREET ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA14800 � PA -T1-2023-00218 391E09BA14704 UNION PACIFIC RR CO PROPERTY TAX VIDMAR DALE J TRUSTEE DEPARTMENT PO BOX 834 1400 DOUGLAS ST STOP 1640 ASHLAND, OR 97520 OMAHA, NE 68179 PA -T1-2023-00218 391E04DC3000 WILSON AND RUBALOFF TRUST AGR 479 CAROL ST ASHLAND, OR 97520 210 E Hersey St NOD 12/01/23 48 PA -T1-2023-00218 391 E04CD2900 WINGO ALEXIS 151 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 391 E09BA50002 ROGERS ALEX/TINA 450 PARK RIDGE PL ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA14705 SPUR RAIL LOFT HOUSE LLC CIOTA BARBARA 156 CLEAR CREEK DR 201 ASHLAND, OR 97520 i 1 PA -T1-2023-00218 391 E04DC3300 STROUD C WANDA TRUSTEE ET AL 219 E HERSEY ST 1 ASHLAND, OR 97520 PA -T1-2023-00218 391E04DC601 WESTBROOK NICOLE 235 E HERSEY ST ASHLAND, OR 97520 PA -T1-2023-00218 WORK SHARP TOOLS 210 E HERSEY ASHLAND, OR 97520 09tS Ad3 V 1 CITY 0 I 4"HLAND c� NOTICE OF APPLICATION PLANNING ACTION: PA -TI -2023-00218 SUBJECT PROPERTY: 210 E, Hersey Street OWNER I APPLICANT: Stracker Inc./Work Sharp Tools DESCRIPTION A request for Commercial Site Design Review approval to install six elevated solar trackers in the east parking lot. The solar trackers will be visible from the public right of way. The proposal also includes modification of the previously approved landscaping plan. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; MAP: 391E 04 CD; TAX LOT: 2000 NOTICE OF COMPLETE APPLICATION: November 8, 2023 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: November 22, 2023 COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 Fax: 541.552.2050 lrv�sl ashland.ar.us TTY; 800,735.2900 try Pitt fe�11 �f j. 88 i_: 5 ?, Adc'3 5$ Z 1 i.. Hervey St y 1 ✓ _ :. a'G f , h Asl�l,� .. t y � _ r i � ......... � F x s r � riafJk Dr T Eq � z Q1 ISI W x } COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 Fax: 541.552.2050 lrv�sl ashland.ar.us TTY; 800,735.2900 S H'Lw A N v D"' 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://qis.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 cDashland.or.us. Any affected property owner or resident has a right to submit written comments within the 14 -day comment period to planning 6c�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 Aaron Anderson at 541-552-2052 or aaron.anderson ashland.or.us 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 18.5.2.05© 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. 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 November 8, 2023 i caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA -T1-2023- 00218, 210 East Hersey Street. MichaeBuCCivan Signature of Employee G:!comm-devVfanningSPlanningAegonslPAsbyStreetFgHerseyMerseyE 210_6amMersey_210_PA-Tt-2323-Q62184NoticinglHersey_210_PA-T1-2025-0621LWC Afidav'AofMailing.doex111812023 « :a s PA -T1-2023-00218 391E04CD307 PA -TI -2023-00218 391E04CD308 PA -T1-2023-00218 391E04CD1903 BOWMAN HENRY ET AL HOMEYER JACK W TRUSTEE ET AL NEGENTROPY LLC PO BOX 961 183 E HERSEY ST 148 E HERSEY ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD306 PA -T1-2023-00218 391E04CD303 PA -T1-2023-0021.8 391E04CD305 EISENMAN SHELLEY F TRUSTEE ET SLOAN RUTH A TRUSTEE ET AL HAVILL RUDDY P TRUSTEE ET AL 191 E HERSEY ST 200 PATTERSON ST 204 PATTERSON ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD1800 PA -T1-2023-00218 391E04CD1804 PA -T1-2023-00218 391E04CD1900 GOLDEN FIELDS PROP MGNT LLC BE HANSEN LLC CLEAR CREEK INVESTMENTS LLC 845 OAK ST 185 SKYCREST DR 845 OAK ST I ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD1902 PA -T1-2023-00218 391E04CD1904 PA -T1-2023-00218 391E04CD2000 ' CLEAR CREEK INVESTMENTS LLC CLEAR CREEK INVESTMENTS LLC BERNARD HERSEY PROPERTY LLC 845 OAK ST 845 OAK ST PO BOX 730 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD2100 PA -T1-2023-00218 391E04CD2200 PA -T1-2023-00218 391E04CD2300 FRYE GAYLE K ET AL HYLAND STEPHANIE L FRYE GAYLE K 173 E HERSEY ST : 175 E HERSEY ST 173 E HERSEY ST ASHLAND, OR 97520 ASHLAND, OR 97520 j ASHLAND, OR 97520 1 I PA -T1-2023-00218 391E04CD2400 PA -T1-2023-00218 391E04CD2500 PA -T1-2023-00218 391E04CD2600 ICSTR8 LLC ET AL ICSTR8 LLC ET AL REICHERT ELDRED A/JOAN C 175 LITHIA WAY 302 175 LITH IA WAY 302 161 E HERSEY ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD2700 PA -T1-2023-00218 391EO4CD2800 PA -T1-2023-00218 391E04CD2900 WINGO ALEXIS ET AL HOLLAND GEORGE H TRUSTEE ETA WINGO ALEXIS 151 E HERSEY ST 153 E HERSEY ST 151 E HERSEY ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2023-00218 391E04CD3000 PA -T1-2023-00218 391E04CD3100 PA -T1-2023-00218 391E04CD3200 NEWTON PHYLLIS M TRUSTEE ETA NEWTON PHYLLIS M TRUSTEE ETA LILLY JANET C 141 E HERSEY ST '139 E HERSEY ST 141 E HERSEY ST ASHLAND, OR 97520 !ASHLAND, OR 97520 ASHLAND, OR 97520 j PA -T1-2023-00218 391E04DC601 PA -T1-2023-00218 391E04DC3000 PA -T1-2023-00218 391E04DC3100 WESTBROOK NICOLE WILSON AND RUBALOFF TRUST AGR PYLE THOMAS W/AMANDA L 1 235 E HERSEY ST :479 CAROL ST 251 E HERSEY ST 1 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2023-00218 391E04DC3201 PA -T1-2023-00218 391E04DC3202 PA -T1-2023-00218 391E04DC3203 HUNG EPING ETAL GREEN LYNN MARIE COE LAURA-JULIAG 156 6TH ST 2665 TAKELMA WAY 11785 ELIANTO ST ASHLAND, OR 97520 ASHLAND, OR 97520 LAS VEGAS, NV 89183 Y .• .� PA -T1-2023-00218 391E04DC3300 PA -T1-2023-00218 391E04DC3400 PA -T1-2023-00218 391E04DC3401 STROUD C WANDA TRUSTEE ET AL D -MAC LLC ET AL AJRTFT PROPERTIES LLC 219 E HERSEY ST 240 E HERSEY ST 6581 GRIFFIN CREEK RD ASHLAND, OR 97520 : ASHLAND, OR 97520 MEDFORD, OR 97501 PA -T1-2023-00218 391E09AB6602 ANASAZI WEST CLEAR CREEK LLC 603 LAKE ST E 206 WAYZATA, MN 55391 PA -T1-2023-00218 391E09AB6700 UNION PACIFIC RR CO 1400 DOUGLAS ST STOP 1640 OMAHA, NE 68179 PA -T1-2023-00218 391E09BA14702 MAGNOLIA FINE HOMES LLC 2974 CHAPMAN LN ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA14705 SPUR RAIL LOFT HOUSE LLC 156 CLEAR CREEK DR 201 ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA14800 UNION PACIFIC RR CO 1400 DOUGLAS ST STOP 1640 OMAHA, NE 68179 PA -T1-2023-00218 391E09BA50002 ROGERS ALEX/TINA 450 PARK RIDGE PL .ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA60000 CLEARCREEK PROPERTIES LLC 575 TUCKER ST ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA60003 CLEARCREEK PROPERTIES LLC 3365 KUAUA PL KIHEI, HI 96753 PA -T1-2023-00218 BRIAN DUNNAGAN PO BOX 796 TALENT, OR 97540 PA -T1-2023-00218 391E09AB6603 ANASAZI WEST CLEAR CREEK LLC 603 LAKE ST E 206 WAYZATA, MN 55391 PA -T1-2023-00218 391E09AB6800 ASHLAND CITY OF CITY HALL ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA14703 'MAGNOLIA FINE HOMES LLC 2974 CHAPMAN LN ASHLAND, OR 97520 i PA -T1-2023-00218 391E09BA14706 SALTZSTEIN WILLIAM E TRUSTEE 164 CLEAR CREEK DR UNIT 201 ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA50000 i LA ROSA HOLDINGS LLC 180 CLEAR CREEK DR APT 203 ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA50003 BEN DAT KEN TRUSTEE ET AL 360 COVENTRY PL ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA60001 MILLQUIP SERVICES CORP 2355 STATE ST 101 SALEM, OR 97301 PA -T1-2023-00218 STRACKER INCORPORATED 645 A STREET ASHLAND, OR 97520 PA -T1-2023-00218 391E09AB6605 DEBOER BRYAN BRUCE/STEPHANIE 85 WINBURN WAY ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA14700 SPUR RAIL PROPERTY OWNER'S AS 253 N 3RD ST ASHLAND, OR 97520 PA --T1-2023-00218 391E09BA14704 VIDMAR DALE J TRUSTEE PO BOX 834 i ASHLAND, OR 97520 i PA -T1.2023-00218 391E09BA14707 ALEXANDER -CLAYTON TRUST ET AL 172 CLEAR CREEK DR 201 i ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA50001 OMEGA GROUP 2784 SISKIYOU BLVD ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA50004 OMEGA GROUP 2784 SISKIYOU BLVD ASHLAND, OR 97520 PA -T1-2023-00218 391E09BA60002 CHAMPANERI TRISHA 184 CLEAR CREEK DR 2 ASHLAND, OR 97520 PA -T1-2023-00218 'WORK SHARP TOOLS 210 E HERSEY ASHLAND, OR 97520 PA -T1-2023-00218 210 E Hersey NOC 11.8.2023 57 S T R A C K E R SOLAR CITY OF ASHLAND PLANNING SUBMITTAL- November 2, 2023 Work Sharp MSTrackerS'l B (75kW) Installation EPCM Services by Stracker Solar of Ashland The Project • The planned solar power project elevates (b) new STracker S113 PV units in the Work Sharp (formerly Darex) east parking lot. • The system will provide consistent solar -electric power to that building for the next 25 to 50 years. • The installation will bring a measure of economic development to Ashland as the Strackers are locally produced and all construction will be performed by local contractors. • Energy -production from the project will be over 170MWh/yr & reduce Work Sharp's CO2 emission footprint over 100MTons/year = sequestration of over 120Acres of US forest each year (EPA web). • This project is scheduled to be completed in 2023 to assure use of Federal tax credits this year. Site Plan Typical Stracker Elevations Work Sharp(6) Planning Submittal 231102 s Jackson County__ property line map overlay Sitework layout Work Sharp(6) Planning Submittal 231102 Written statements addressing Planning Pre -application Conference concerns Jeff Sharpe from Stracker Solar and John Griffin from Work Sharp met on Zoom with City of Ashland Senior Planner Aaron Anderson, on November 1, 2023, to discuss the Staff concerns addressed in this submittal. The Pre -application Conference Packet provided listed the four key issues below- - Compliance with previously approved landscaping / mitigation of trees / landscaping maintenance. It was noted the trees planted for the original Zoning Permit have mostly died and none have not achieved the Parking Lot coverage intended with the original permit. The Strackers being installed will significantly increase parking lot shading and coverage and will reduce the facility's CO2 footprint in an amount equivalent to 120 Acres of US Forest (EPA online CO2 calculator). The remaining island trees are smaller than 6"diameter at breast height and we request they be allowed to be removed (or topped) as an exception to the Parking Lot tree Standard to avoid conflict with the Stracker arrays. John Griffin affirmed that Work Sharp will be planting new greenery below the Strackers per the intents of the original approval. It is expected that the installation will meet the intent of AMS 18.4.3.080 B.S.a.iv by providing 50% shade over the parking spaces associated with the installation area. • ...design per current Oregon Structural Specialty Code, and ASCE 7-16 ... (with) Special inspections... Stracker Solar has installed numerous installations in Ashland and surrounding communities, and is well versed in the State Building Code and Ashland Building Department requirements. All materials and work strictly adhere to current codes and highest industry standards. • Parking lot lighting...address how the parking area lighting will be addressed." See AMC 18.4.4.050.0 As discussed in the meeting, the existing Parking Lot Lighting will remain unchanged by the Project. Stracker heights will be adjusted by way of their foundation pedestals to avoid any conflict with the existing light poles. See the elevation sketch below. • Address / electric meters... The project site building is already served by an adequately -sized 208V transformer and a Net - metered rooftop solar system. As the final combined solar system with be under MOM, no new interconnection or metering requirements are expected. Light -pole top clearance to Stracker Array Work Sharp(G) Planning Submittal 231102 clea rance op to array iin between estal tops Written statements explaining how the application meets the intent of AMC 15.5.2.050 criteria 18.5.2.05OApproval 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. The location of the tracker installation is such that no portion of the tracker array, or any other mechanical component, will ever encroach on the required setback or other applicable standards. (see the site plan below). B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). Yes C. Site Development and Design Standards. The proposal complies with the applicable Site Development and Design Standards of part 1.8.4, except as provided by subsection E, below. • Landscaping Other Screening requirements The only exception required appears to be for the Other Screening Requirements (18.4.4.030.G 4). First we want to emphasize that this section of the Code was not written with this type of mechanical equipment in mind. The solar tracker is much more in line with the already exempted rooftop solar, in that screening it would diminish or eliminate any benefit by blocking the solar power it is being installed to harvest. Second, as shown in the attached pictures, the proposed installation will in large -part be screened from the adjacent residential properties by surrounding buildings, trees and foliage * Third, the proposed system shows a significant better ROI and generation capacity than any available (exempted) rooftop installation. Requiring adherence to a Code that was not written for this type of solar power harvester will place an undue hardship on City businesses, and Community Solar in general, by preventing the most desirable and most efficient racking platform available**. * Many of the people familiar with the Trackers liken them to works of art worthy of full exposure (perhaps as expressions of technology, clean energy, and community development). **As our City has codified its intention to expand renewable power generation, and as distributed renewable power generation adds a measure of resiliency and security to the neighborhood as well as the producer, we suggest an exemption for solar trackers be implemented, similar to those for rooftop panels. We believe that the City's progressive Solar Shading Setback requirement will adequately protect adjacent properties from any negative effects from these types of installations. Requiring a non -reflective finish; and a slow, nearly -silent operation, structural certification and $IM in product liability insurance could be required. 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. Yes. The minimum ground clearance of Strackers is 14'. as shown by elevation photos below. Additionally, the Strackers are to be mounted on existing islands in the parking lot and there will be no disruption to the existing flow of traffic. Work Sharp(6) Planning Submittal 231102 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; Please see the items listed under Item C above. and approval of the exception will not substantially negatively impact adjacent properties; The proposed installation will actually positively impact adjacent properties in that distributed generation adds resiliency and thus security to this portion of the City's electrical generation system. and approval of the exception is consistent with the stated purpose of the Site Development and Design; Please see item 2. below and the exception requested is the minimum which would alleviate the difficulty.; Again for the reasons listed under Item C above. 2. ... granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. We believe that allowing solar power on a site that is otherwise not suitable, does, in fact, meet this stated purpose for all of the highlighted points below - 18.1.2.020 Purpose The purpose of the Land Use Ordinance is to encourage the most appropriate and efficient use of land; to accommodate orderly growth; to provide adequate open space for light and air; to conserve and stabilize the value of property; As the addition of distributed renewable energy generation increases the value of the property and is consistent with the City's energy Resilience and Greenhouse Gas Reduction goal, the installation is deemed appropriate and a compatible use of the otherwise unused space. in addition, the installation will provide partial shading for the parking area. to protect and improve the aesthetic and visual qualities of the living environment; to aid in securing safety from fire and other dangers*; to facilitate adequate provisions for maintaining sanitary conditions*; to provide for adequate access to and through property; and in general to promote the public health, safety, and the general welfare*... *by adding resiliency (and thus security) to this portion of the City's electrical distribution system Thank you for your thoughtful consideration of this exception request, and consideration of modifying the Code to address this particular type of mechanical system. Sincerely, Stracker inc dba Solar Solar For Ashland business Work Sharp Work Sharp(6) Planning Submittal 231102 �1- z 0 4, au an a� 0 a� 0 o_ t wo C: +-1 a� 0 Z �r V) 0- 0 Q) 0 Q CLO J PI4& ,Planning Division ZONING PERMIT APPLICATION CITY a f 51 Winbum Way, Ashland OR 97520 FILE # PAT1-2023-00218 ASHLAND 541-488-53x5 Fax 541-488-6006 DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? ❑ YES ❑ NO Street Address 210 E. Hersey St. Ashland, OR 97520 Assessor's Map No. 391 E Zoning APPLICANT Name Stracker Incorporated Tax Lot(s) Comp Plan Designation Phone 541-631-127�_ail contact@strackersolar.com Address 645 A Street City Ashland PROPERTY OWNER Zip 97520 Name Work Sharp Tools Phone 541 -951 -2810E -hail jgriffin@worksharptools.com Address 210 E. Hersey St. City Ashland Zip 97520 SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title Engineer Name Brian Dunnigan Phone 541-897-0021 E -Mail brian@deiengineers.com Address P.O. Box 796 Title Address pity Talent Phone E -Mail City Zip 97540 Zip 1 hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in at/ respects, true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection, In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. 1 further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that 1 produced sufficient factual evidence at the hearing to support this request; 2) that the findings of fact fumished 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 property located on the ground. Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to be r ved t y expan, 71 have any doubts, I am advised to seek competent professional advice and assistance. 11. ©1.2023 A WIicant's elgnature Date As owns the props volve !n this re sf t have read and understood the complete application and its consequences to me as a property owner. Property Owner's Signature (required) Date rru he oomp%t9d hyC4 Stafq Date Received Zoning Permit Type Filing Fee OVER // G:lcomm-devlpl, nniagSForms & Hafld01P13\ZDDi11g Permit Applicefion.doc ZONING PERMIT SUBMITTAL REQUIREMENTS ❑ APPLICATION FORM must be completed and signed by both applicant and property owner. ❑ FINDINGS OF FACT -- Respond to the appropriate zoning requirements in the form of factual statements or findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include information necessary to address all issues detailed in the Pre -Application Comment document. ❑ 2 SETS OF SCALED PLANS no larger than 11"x17". Include site plan, building elevations, parking and landscape details. (Optional —1 additional large set of plans, 2'x3`, to use in meetings) ❑ FEE (Check, Charge or Cash) ❑ LEED® CERTIFICATION (optional) — Applicant's wishing to receive priority planning action processing shall provide the following documentation with the application demonstrating the completion of the following steps: • Hiring and retaining a LEED® Accredited Professional as part of the project team throughout design and construction of the project; and • The LEED® checklist indicating the credits that will be pursued. NOTE: • Applications are accepted on a first come, first served basis. • Applications will not be accepted without a complete application form signed by the applicant(s) AND property owner(s), all required materials and full payment. • All applications received are reviewed for completeness by staff within 30 days from application date in accordance with ORS 227.178. • The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission meeting. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission, which meets at 7:00 pm on the second Tuesday of each month. Meetings are held at the City Council Chambers at 1175 East Main St). • A notice of the project request will be sent to neighboring properties for their comments or concerns. • If applicable, the application will also be reviewed by the Tree and/or Historic Commissions, GAcomm-dev%planningTDnns & Hmdouls2oning Permit Applicnlion.doc Commercial Site Review Valuation Estimate Street Address: 210 E. Hersey St. Ashland, OR 97520 Description of Project: 6 elevated solar trackers Applicant: Stracker Incorporated Property Owner: Work Sharp Tools Valuation Estimate Prepared by: Jeff Sharpe Estimator Phone: 541-531-3436 Estimator Email: contact@strackersolar.( DESCRIPTION: VALUATION: Excavation & Earthwork $ 8,000 Landscaping $1)000 Parking Area(s) & Driveways $ Sidewalks/PatiosMalkways $ New Construction — Materials & Labor Total* s150,000 TOTAL PROJECT VALUATION: $159,000 *Building permit valuations shall be based upon the Uniform Fee methodologies as established by OAR 998-050-0100. City of Ashland Community Development Department 51 Winburn Way Ashland, OR 97520 Telephone: 541-488-5305 Inspection Line: 541-552-2080 Plan Type: Type 1 Planning Action Work Class: Type I Planning Action PERMIT NUMBER PA -T1-2023-00218 PPIy Date: 11/2/2023 Ma ". 'x2ix Lot . ` Pro a Addrdss 391 E04CD2000 210 E Hersey St Owner: Work Sharp Owner 210 E Hersey St Address: Ashland, OR 97520 Phone: (541) 951-2810 6 elevated solar trackers Applicant: Stracker Solar Applicant 645 A St Address: Ashland, OR 97520 Phone: (541) 631-1275 Fee Description: Amount: Commercial Site Review (Type 1) $2,066.25 Applicant: Date: Total Fees. $2,066.25 City of Ashland Building Safety Division W 51 Winburn Way • Ashland, OR 97520 Phone (541) 488-5305 • Pax (541) 488-6066 Email: Buildingposhland.or,us DESCRIPTION OF PROJECT Project Description 6 units - elevated solar tracki APPLICANT Name Stracker Incorporated (dba: Stracker Solar) phone 541-631-1275 E -Mail contact@strackersolar.com Address 646 A St PROPERTY OWNER Name Work Sharp Tools Address 210 E. Hersey St DESCRIPTION OF PROPERTY Street Address 210 E. Hersey St City Ashland Zip 97520 Day Time Phone 541-951-2810 City Ashland Zip 97520 Assessor's Map No. 391 E Tax Lot(s) SUBMITTAL REQUIREMENTS To request a pre -application conference, submit this form with true scale PDF drawings to Plan ning(rbashland.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) 1 Site Plan -- The site plan should contain all applicable elements in the Site Plan 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 plan: 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. 101 -bedroom, 25 2 -bedroom, etc) b) Office Spaces c) Detail Units d) Other Spaces City of Ashland Building Safety Division 51 Winburn Way • Ashland, OR 97520 Phone (541) 488-5305 • Fax (541) 488-6066 Email: BuildinaLQashland.or.us 5) Percentage of lot coverage by; a) Structures e) Landscaping b) Streets & Roads f) Number of parking spaces c) Parking Areas/Driveways g) Total square footage of landscaped areas. d) Recreation Areas h) Other pertinent information of the proposed development 5. LEEDO Certification - Indicate whether project will be pursuing LEEDO certification. 6. Submittal Fee - $200.00 PRE -APPLICATION SITE PLAN CHECKLIST YES NO NIA 1. Project Name 2. Owner Name 3. Site Address and Map & Taxlot Number 4. Vicinity Map - with street names and locations of all existing and proposed streets within or on theof the proposed development 5. ..boundary Scale & North Arrow 6. Lot La out with approximate dimensions for all lot lines 7. Zonin Designations in proposed development and surrounding properties 8. Location & Use of all propgsed..and..existing building, fences and structures 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 approxi ate dri line outer branch location), Identify trees to be removed. 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 (sloe 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 16. Use designation for the areas not covered by buildings (e,g. loading, storage, vacant, open space, 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 roofing) City of Ashland Building Safety Division 51 Winburn Way • Ashland, OR 97520 Phone (541) 488-5305 • Fax (541) 488-6066 Email: Buildingg)ashiand.or.us PRE -APPLICATION BUILDING INFORMATION Please attempt to indicate the following (Note: if information is not known please leave blank) 1. Current Building Occupancy Type (select one): Assembly = 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 K -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 building or structure or a portion thereof for more than 16 persons, excluding staff, who reside on a 24 hr. basis in a supervised environment and receive custodial care. Detoxification Facilities, Hospitals, Medical Care, Nursing Homes, Congregate Living Facilities, Social Rehabilitation Facilities, 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. 1 Is a Change of Occupancy being requested? If yes, please indicate the proposed Occupancy Type: 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 Building Safety Division 51 Winburn Way • Ashland, OR 97520 Phone (541) 488-5305 • Fax (541) 488-6066 Email: Buildin ashiand.or.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 Homes 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 -4R-4 Occupancy 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 Il construction are those types of construction in which the building elements listed in Table 601 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 wails 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 walls and interior wails are of any materials permitted by the Oregon Structural Specialty Code. Type I Type IV Type Il 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 No Any questions regarding the pre -application conference or the formal 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.ashland.or.uslcode.asp by clicking on Chapter 18 and selecting the desired section. . Fqw�.. mmh� S T r A C K E r SOLAR CITY OF ASHLAND PLANNING DEPARTMENT SUBMITTAL- July 26, 2023 Work Sharp (5)STrackerSlB (75kW) in East Parking Lot EPCM Services by Stracker Solar of Ashland The Project • The planned solar power project elevates (6) new STracker S113 PV units in the Work Sharp (formerly Darex) east parking lot • The system will provide consistent solar -electric power to that building for the next 25 to 50 years. + Construction is scheduled to begin in October of 2023 and be performed by local contractors. + Annual energy -production from the project will be over 170MWh/yr and reduce the facility's CO2 emission footprint by over 100MTons/year, equal to the sequestration of over 120Acres of US forest each year (per EPA website equivalency calculator) . + This project is scheduled to be completed in 2023 to allow use of Federal tax credits this year. Site Plan Typical Stracker Elevations Work Sharp(6) Planning Submittal (10.18..2023) Work Sharp(6) Planning Submittal (10.18..2023) MI N Sitework layout Work Sharp(6) Planning Submittal (10.18..2023) Written statements explaining how the application meets the intent of the approval criteria from the AMC 185.2.050 18.5.2.05QApproval 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. The location of the tracker installation is such that no portion of the tracker array, or any other mechanical component, will ever encroach on the required setback or other applicable standards. (see the site plan below). B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). Yes C. Site Development and Design Standards. The proposal complies with the applicable Site Development and Design Standards of part 18.1, except as provided by subsection E, below. • Landscaping Other Screening requirements The only exception required appears to be far the Other Screening Requirements (18.4.4.030.G 4). First we want to emphasize that this section of the Code was not written with this type of mechanical equipment in mind. The solar tracker is much more in line with the already exempted rooftop solar, in that screening it would diminish or eliminate any benefit by blocking the solar power it is being installed to harvest. Second, as shown in the attached pictures, the proposed installation will in large -part be screened from the adjacent residential properties by surrounding buildings, trees and foliage * Third, the proposed system shows a significant better ROI and generation capacity than any available (exempted) rooftop installation. Requiring adherence to a Code that was not written for this type of solar power harvester will place an undue hardship on City businesses, and Community Solar in general, by preventing the most desirable and most efficient racking platform available". * Many of the people familiar with the Trackers liken them to works of art worthy of full exposure (perhaps as expressions of technology, clean energy, and community development). **As our City has codified its intention to expand renewable power generation, and as distributed renewable power generation adds a measure of resiliency and security to the neighborhood as well as the producer, we suggest an exemption for solar trackers be implemented, similar to those for rooftop panels. We believe that the City's progressive Solar Shading Setback requirement will adequately protect adjacent properties from any negative effects from these types of installations. Requiring a non -reflective finish; and a slow, nearly -silent operation, structural certification and $1M in product liability insurance could be required. 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. Yes. The minimum ground clearance of Strackers is 14", as shown by elevation photos below. Additionally, the Strackers are to be mounted on existing islands in the parking lot and there will be no disruption to the existing flow of traffic. Work Sharp(6) Manning Submittal (10.18..2023) 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; Please see the items listed under Item C above. and approval of the exception will not substantially negatively impact adjacent properties; The proposed installation will actually positively impact adjacent properties in that distributed generation adds resiliency and thus security to this portion of the City's electrical generation system, and approval of the exception is consistent with the stated purpose of the Site Development and Design; Please see item 2. below and the exception requested is the minimum which would alleviate the difficulty.; Again for the reasons listed under Item C above. 2. ... granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. We believe that allowing solar power on a site that is otherwise not suitable, does, in fact, meet this stated purpose for all of the highlighted points below - 18.1.2.020 Purpose The purpose of the Land Use Ordinance is to encourage the most appropriate and efficient use of land; to accommodate orderly growth; to provide adequate open space for light and air; to conserve and stabilize the value of property; As the addition of distributed renewable energy generation increases the value of the property and is consistent with the City's energy Resilience and Greenhouse Gas Reduction goal, the installation is deemed appropriate and a compatible use of the otherwise unused space. In addition, the installation will provide partial shading for the parking area. to protect and improve the aesthetic and visual qualities of the living environment; to aid in securing safety from fire and other dangers*; to facilitate adequate provisions for maintaining sanitary conditions*; to provide for adequate access to and through property; and in general to promote the public health, safety, and the general welfare*... *by adding resiliency (and thus security) to this portion of the City's electrical distribution system Thank you for your thoughtful consideration of this exception request, and consideration of modifying the Code to address this particular type of mechanical system. Sincerely, Stracker Inc dba Solar Solar For Ashland business Work Sharp Work Sharp(6) Planning Submittal (10.18..2023)