HomeMy WebLinkAbout1994-073 Findings - GreeneBEFORE THE CITY COUNCIL
JUNE 21, 1994
IN THE MATFER OF PLANNING ACTION #94-056, REQUEST FOR )
OUTLINE PLAN, FINAL FLAN AND SITE REVIEW APPROVAL FOR ) FINDINGS,
A 4-LOT, 9-UNIT PERFORMANCE STANDARDS DEVELOPMENT ) CONCLUSIONS
LOCATED AT 1680 SISKIYOU BOULEVARD. INCLUDES REQUEST ) AND ORDERS
FOR ZONE CHANGE FROM COMMERCIAL (C-l) TO MULTI-FAMILY )
RESIDENTIAL (R-2). )
APPLICANT: DON GREENE )
RECITALS:
1.1 Tax lot 8300 of 391E 15AB is located at 1680 Siskiyou Boulevard and is zoned C-l;
Commercial.
1.2 The applicant is requesting approval of a 4-lot, 9-unit multi-family project, including a zone
change for the rear portion of the parcel from Commercial (C-l) to Multi-Family (R-2). Site
improvements are outlined on the site plan and architectural drawings on file at the Department
of Community Development.
1.3 The Council, following proper public notice, held a Public Hearing on June 21, 1994, at which
time testimony was received and exhibits were presented. The Council approved the application
subject to conditions pertaining to the appropriate development of the site.
CRITERIA:
2.1 23,pe III amendments, such as a Zone Change, are applicable whenever there exists:
a public need;
the need to correct mistakes;
the need to adjust to new conditions;
or where compelling circumstances relating to the general public welfare requires such an
amendment.
2.2 The criteria for Site Review approval are as follows:
A. Ail applicable City ordinances have been met or will be met by the proposed development.
B. Ail requirements of the Site Review Chapter have been met or will be met.
The development complies with the Site Design Standards adopted by the City Council for
implementation of this Chapter.
That adequate capacity of City facilities for water, sewer, paved access to and through the
development, electricity, urban storm drainage, and adequate transportation can and will be
provided to and through the subject property.
2.3 The criteria for Outline and Final Plan approval are as follows:
a) That the development meets all applicable ordinance requirements of the City of Ashland.
b) That adequate key City facilities can be provided including water, sewer, paved access to and
through the development, electricity, urban storm drainage, police and fire protection and adequate
transportation; and that the development will not cause a City facility to operate beyond capacity.
c) That the existing and natural features of the land; such as wetlands, floodplain corridors, ponds,
large trees, rock outcroppings, etc., have been identified in the plan of the development and
significant features have been included in the open space, common areas, and unbuildable areas.
d) That the development of the land will not prevent adjacent land from being developed for the
uses shown in the Comprehensive Plan.
e) That there are adequate provisions for the maintenance of open space and common areas, if
required or provided, and that if developments are done in phases that the early phases have the
same or higher ratio of amenities as proposed in the entire project.
f) That the proposed density meets the base and bonus density standards established under this
Chapter.
3. EXHIBITS
For the purposes of reference to these Findings, the attached index of exhibits, data, and
testimony will be used.
Staff Exhibits lettered with an "S"
Proponent's Exhibits, lettered with a "P"
Opponent's Exhibits, lettered with an "O"
Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M"
4. CONCLUSORY FINDINGS
4.1 The Council finds that it has received all information necessary to make a decision based on
the Staff Report, public hearing testimony and the exhibits received.
4.2 The Council finds that the proposal meets one or more of the following conditions found in
section 18.108,060 B.I:
a public need;
the need to correct mistakes;
the need to adjust to new conditions;
or where compelling circumstances relating to the general public welfare requires such an
amendment.
A zone change would meet a public need, more appropriately differentiate bet'~eeh zoning districts
and would be consistent with changes in conditions occurring throughout the City. The project
design will provide moderate cost housing in proximity to Southern Oregon College, which is
adjacent to a wide range of stores and services and located along a primary public transit route.
Further, the location of the back half of the property relative to the adjacent public park and
surrounding residential neighborhood along Clark Avenue, and the steep slope on the property,
makes it more appropriate to zone this property for residential use.
4.3 The Council finds that the proposal complies with the criteria for Outline and Final Plan
approval of a Performance Standards development outlined in 18.88.
The project complies with the density requirements of the zoning district. City services, including
sewer, water, storm sewer and electricity are available to the site from the adjacent Siskiyou
Boulevard and Clark Avenue right-of-ways. Ingress and egress to and from the development will
be from Siskiyou Boulevard, a city designated arterial.
Preservation of natural features has been considered in the overall project design. Several large elm
and black oak trees at the center of the property have been retained and incorporated into the
landscaping plan.
4.4 The Council finds that the proposal complies with the criteria for Site Review approval
outlined in 18.72.070.
The buildings will appear one-story in height from Clark Avenue and have their primary orientation
towards the street. A sidewalk will be constructed along Clark Avenue, with separate walkways
leading to the front porch/entry of each unit. Off-street parking is located behind the buildings and
will be accessed from Sisikiyou Boulevard via the existing curb opening.
The building design and materials proposed are architecturally compatible with the neighboring
residences. Cottage lap siding will be installed on the exterior of the buildings, combined with the
use of shingles to accent the gable ends and front porches.
5. DECISION
5.1 Based on the record of the Public Hearing on this matter, the Council concludes that all
requirements have been met by the applicant for approval of a 4-lot, 9-unit multi-family project,
including a zone change for the rear portion of the parcel from Commercial (C-I) to Multi-Family
(R-2). The Ashland City Council approves the request with the following conditions:
1) That all proposals of the applicant be conditions of approval unless otherwise modified here.
2) All improvements outlined on the revised site plan (exhibit S-l) be installed prior to the
issuance of a certificate of occupancy for any new unit(s).
3) That all requirements of the Ashland Fire Department, including but not limited to hydrant
installation and possibly interior sprinkler system installation be met prior to the issuance of a
certificate of occupancy.
4) That a drainage plan be for the parking areas be submitted at the time of a building permit
for review and approval by the Ashland Building Division.
5) That all necessary public utility easements be provided for sewer, water, streets, electric and
phone service, including a modified public utility easement through the property to accommodate
the future relocation of the City storm drain and 10' PUE along the east property line.
6) That the property owner(s) sign in favor of future sidewalk improvements to Sisldyou
Boulevard.
7) That nine covered bicycle stalls be installed in accordance with the design standards outlined
in 18.92.040 prior to the issuance of a certificate of occupancy.
8) That an opportunity to recycle site be located on the site in conformance with the standards
adopted under AMC 9.22.030 prior to issuing a certificate of occupancy.
9) That an agreement be recorded on the deed of each tax lot detailing the required joint use of
on-site parking facilities.
10) That the recommendations of the Ashland Tree Commission be incorporated on the revised
landscaping plan to be reviewed and approved by the Staff advisor prior to the issuance of a
building permit. Revised landscaping plan to designate the new planting for the landscaped area
in front of the restaurant.
11) That a copy of the CC&R's outlining the Owner's Association responsibility for the'
maintenance of all landscaped areas, driveways and parking facilities be provided for review and
approval by the Staff Advisor prior to issuance of a certificate of occupancy.
12) That an "Approach Road" permit be obtained from the Oregon Department of Transportation
for access onto Siskiyou Boulevard.
13) That a survey be conducted upon the rear portion of the property by a qualified archaeologist
to ascertain if archaeological objects, as defined under ORS 358.905, are present. Based on the
results of the survey, the applicant shall comply with the applicable permitting process outlined in
ORS 358.905 - ORS 358.955, or shall submit a letter to the City from the appropriate State Agency
stating that no permit is required and the project can proceed.
14) That three of the nine units comply with the City's Affordable Housing Resolution
establishing income levels and rental cost levels.
Approved and adopted by the Ashland City Council on August ,;~, 1994.
Catherine Golden, Mayor
Na~ Franklin, Recorder