HomeMy WebLinkAboutPublic Hearing - Crowson Rd.
CITY OIF
AS H LAf\l D
Council Communication
Meeting Date:
Department:
Planning Action 2005-008 - Annexation, Comprehensive Plan and Zoning Map
change from Jackson County zoning RR-5 (Rural Residential) to City of
Ashland zoning E-I (Employment) for an approximately 1.6 acre parcel located
at 593 Crowson Road. The portion of the parcel adjacent to Crowson Road is
proposed in the Residential Overlay (R-Overlay) that allows a residential
component and in the Detail Site Review Zone which requires additional
building design features.
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Primary Staff Contact: Maria Harris, 552-2045 V\ >
harrism(a)ashland.or.us e
Secondary Staff Contact: John McLaughlin,
552-2043, mac@asWand.or.us
May 3, 2005
Planning
Statement:
The record for Planning Action 2005-008 is being distributed prior to the regular packet for the
May 3, 2005 meeting to provide additional time for the Mayor and Council to review the
materials. The planning action was reviewed by the Planning Commission at a pubhc hearing on
March 8, 2005. At the March 8 meeting, the Planning Commission approved the Site Review
portion of the application, and recommended approval of the Annexation. Chapter 18.108
requires annexations to be reviewed and approved by the City Council. The public hearing is
scheduled for the May 3,2005 Council meeting.
Background:
On December 21, 2004, the applicant filed the request for the above referenced planning action.
On January 20,2005, the application was deemed complete by staff. The 120-day limit expires
on May 19, 2005. The applicant granted a 60-day extension to the 120-day time limit resulting
in the new time limit of July 18, 2005. Should the hearing run long, the Council has the option
of continuing the h(~aring to the May 17, 2005 meeting, with adoption of findings on June 7,
2005.
A public hearing was noticed and scheduled to be held in front of the full Planning Commission
on February 8,2005. The action was delayed to the subsequent meeting due to a nOlticing error.
A public hearing was properly noticed and scheduled to be held in front of the full Planning
Commission on March 8, 2005 at which time testimony was heard and evidence was submitted.
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At its meeting on March 8, 2005, the Planning Commission reviewed the application for
Annexation, Comprehensive Plan and Zoning Map change from Jackson County zoning RR-5
(Rural Residential) to City of Ashland zoning E-l (Employment) for an approximately 1.6 acre
parcel located at 593 Crowson Road. The portion of the parcel adjacent to Crowson Road is
proposed in :the Residential Overlay (R-Overlay) that allows a residential component and in the
Detail Site Review Zone which requires additional building design features. The application
includes a request for Site Review approval for development of a business complex including
offices, light industrial space. The proposed development includes construction of four
buildings, three residential units in a mixed-use building, and the conversion of the existing
house into office space. A Tree Removal Permit is requested to remove six trees on the site.
On March 8, the Planning Commission approved the Site Review request and Tree Removal
Permit by a six to two vote. The decision of the Planning Commission on the Site Review
component of the application is the final decision of the City unless appealed to the City Council.
The motion by the Planning Commission included a recommendation to the City Council for
approval of the Annexation request by a seven to one vote. The City Council makes the final
decision with regards to Annexation.
Attachments:
The record is attached.
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CITY OF
ASHLAND
RECORD FOR PLANNING ACTION 2005-008
Annexation requ1est, Comprehensive Plan and Zoning Map change from Jackson
County zoning RR-5 (Rural Residential) to City of Ashland zl:>ning E-1
(Employment) fOI!" an approximately 1.6-acre parcel located at 593 Crowson Road.
The portion of the parcel adjacent to Crowson Road is proposed in the
Residential Overlay (R-Overlay) which allows a residential component and in the
Detail Site Review Zone which requires additional building design features. The
application includes a request for Site Review approval for a business complex
including offices, light industrial space and three residential units. A Tree
Removal Permit is requested to remove six trees on the site. Comprehensive Plan
Designation: Employment (proposed), Rural Residential (current); Zoning: E-1
(proposed), RR-5 (current);
Assessor's Map ~~: 39 1 E 14 D; Tax Lot: 500.
APPLICANT: Crolwson Business Center, LLC
Date
4-22-05
4-13-05
4-13-05
4-4-05
4-8-05
3-4-05
2-22-05
2-16-05
2-17-05
2-8-05
2-8-05
2-8-05
2-3-05
2-3-05
1- 31-0 5
1-20-05
1-20-05
12-21-05
Item
Findings, Conclusions and Orders for PA-2005-008 dated 4-12-05
Mailed Notice of Public Hearing before Council (5-3-05) and related criteria
Affidavit of Mailing and newspaper Notice of Public Hearing
Tree Commission Recommendation
Planning Department Staff Report Addendum
Letter from Upper Limb-it Tree Service dated 2-18-05
Letter from Tom Giordano, architect, dated 2-18-05-Response to Staff Report
Mailed Notice of 3-8-05 Public Hearing and related criteria
Affidavit of Mailing and Newspaper Notice of Public Hearings
Letter from Talent Irrigation District with recommendation
Pictures and comments from neighboring property owners-Citizen Speaker
Request form/Cody and Laurel Bustamante 597 Benson Way
Planning Department Staff Report
Tree Commission Recommendations
Email from Fran Beteau to Susan Yates Re: letter from Laurel Bustamante
Letter from Laurel Bustamante regarding concerns
Mailed Notice of 2-8-05 Public Hearing before Planning Commission and
Related Criteria.
Affidavit of Mailing and Newspaper Notices of Public Hearing
Planning Application and Applicants findings
PaQe #
1-10
11-12
13-16
17
18-29
30-32
33-38
39-42
43-47
48
49-61
62-80
81
82
83
84-86
87-90
91-149
Dear Sirs:
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CIYlr OF
ASHl~AND
April 22, 2005
Crowson Business Center, LLC
3140 Juanipero Way, Ste. #201
Medford, OR 97504
RE: Planning Action #: P A#2005-008
At its meeting of March 8, 2005, the AsWand Planning Commission approved your request for a Site Review and
Tree Removal Pennit for the property located at 593 Crowson Road -- Assessor's Map # 39 IE 14DTax Lot 500
The Findings, Conclusions and Orders document, adopted at the April 12, 2005 meeting, is enclosed.
Please note the following circled items:
1.
2.
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A final map prepared by a registered surveyor must be submitted within one year of the date of
preliminary approval; otherwise, approval becomes invalid.
A final plan must be submitted within 18 months of the date of preliminary approval; otherwise, approval
becomes invalid. 'f-C\..\-'\ cr-^ (V\...U..,::J- ~
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There is a IS-day appeal period that must elapse before a building pennit may be issued. M' 4J
All ofthe conditions imposed by the Planning Commission must be fully met before an occupancy pennit
may be issued.
Planning Commission approval is valid for a period of one year only, after which time a new application
would have to be submitted.
Please feel free to call me at 488-5305 if you have any questions.
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f~aria Harris . -
Senior Planner
cc: Tom Giordano, 2635 Takelma AsWand, OR 97520
Cody & Laurel Bustemante P.O. Box 3431 Ashland, OR 97520
DEPT. OF COMMUNITY DEVELOPME~IT
20 E. Main Street
Ashland, Oregon 97520
www.ashland.or.us
Tel: 541-488-5305
Fax: 541-552-2050
TlY: 800-735-2900
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BEFORE THE PLANNING COMMISSION
March 8, 2005
IN THE MA TIER OF PLANNING ACTION #200~-OOS, A REQUEST
FOR SITE REVIEW APPROVAL TO DEVELOP A BUSINESS COMPLEX
FOR THE PROPERTY LOCATED AT 593 CROWSON ROAD.
THE REQUEST II\lCLUDES SITE REVIEW APPROVAL
TO CONSTRUCT FOUR BUILDNGS FOR LIGHT MANUFACTURING,
OFFICES AND THREE RESIDENTIAL UNITS. A TREE REMOVAL PERMIT
IS REQUESTED TO REMOVE SEVEN TREES ON THE SITE.
APPLICANT: CROWSON BUSINESS CENTER, LLC
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RECITALS:
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) FINDINGS,
) CONCLUSIONS
) AND ORDERS
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1) Tax lot 500 of 391E14D is located at 593 Crowson Road and upon Annexation is zoned E-l
(Employment). The southern portion of the parcel parallel with Crowson Road upon Annexation will be
located in the Residential Overlay and the Detail Site Review Zone (see attached map).
2) The applicant is requesting Site Review approval to construct four buildings for light manufacturing and
office uses with one building being a mixed-use building containing three residential units. The proposal
also includes converting the existing residence into office space and a Tree Removal Permit to remove
seven trees six inches diameter at breast height and greater on the property. The site plan and building
elevations are on file at the Department of Community Development.
3) The criteria for Site Review approval are as follows:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met.
e. The development complies with the Site Design Standards adopted by the City Council for
implementation of this Chapter.
D. 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. (Ord. 2655, 1991)
4) The criteria for a Tree Removal Permit area as follows:
A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard tree if the applicant
demonstrates that a tree is a hazard and warrants removal.
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1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is likely
to fall and injure persons or property. A hazard tree may also include a tree that is located
within public rights of way and is causing damage to existing public or private facilities or
services and such facilities or services cannot be relocated or the dall'Ulge alleviated. The
applicant must demonstrate that the condition or location of the tree presents a clear public
safety hazard or' a foreseeable danger of property damage to an existing structure and such
hazard or danger cannot reasonably be alleviated by treatment or pruning.
2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant
to AMC 18.61.084. Such mitigation requirements shall be a condition of approval of the permit.
B. Tree that is Not a Hazard: The City shall issue a tree removal permit for a tree that is not a hazard if
the applicant demonstrates all of the following:
1. The tree is proposed for removal in order to permit the application to be consistent with
other applicable Ashland Land Use Ordinance requirements and standards. (e.g. other
applicable Site Design and Use Standards). The Staff Advisor may require the buildingfootprint
of the development to be staked to allow for accurate verification of the permit application; and
2. Removal of the tree will not have a significant negative impact on erosion, soil stability,flow
of surface waters, protection of adjacent trees, or existing windbreaks; and
3. Removal of the tree will not have a significant negative impact on the tree densities, sizes,
canopies, and species diversity within 200 feet of the subject property.
The City shall grant an exception to this criterion when alternatives to the tree removal have
been considered and no reasonable alternative exists to allow the property to be used as
permitted in the zone. Nothing in this section shall require that the residential density be reduced
below the permitted density allowed by the zone. In making this determination, the City may
consider alternative site plans or placement of structures or alternate landscaping designs that
would lessen the impact on trees, so long as the alternatives continue to comply with other
provisions of the Ashland Land Use Ordinance.
4. The City shall require the applicant to mitigate for the removal of each tree granted approval
pursuant to AMC 18.61.084. Such mitigation requirements shall be.a condition of approval of
the permit.
5) The Planning Commission, following proper public notice, held a Public Hearing on March 8, 2005, at
which time testimony was received and exhibits were presented. The Planning Commission approved the
Site Review and Tree Removal Permit application subject to conditions pertaining to the appropriate
development of the site.
Now, therefore, Th(~ Planning Commission of the City of Ashland finds, concludes and recommends as
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follows:
SECTION 1. EXHffiITS
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 "0"
Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M"
SECTION :2. CONCLUSORY FINDINGS
2.1 The Planning Commission finds that it has received all infonmation necessary to
make a decision based on the Staff Report, public hearing testimony and the exhibits
received.
2.2 The Planning Commission finds that office and light manufacturing are
permitted uses in the Employment (E-l) zoning district, and the proposal to construct
four light manufacturing buildings and convert the existing residence to offices meets
all relevant criteria for approval described in the Site Design amd Use Standards
chapter 18.72. Additionally, the Commission finds that the residential units in a
mixed-use development are permitted in the Residential Overlay of the E-l zone, and
the proposal to construct three residential units is in compliance with the
requirements of the E-l Employment District chapter 18.40. The ground floor of
Building A is proposed for office and light industrial uses which are permitted and
special permitted uses as required for a mixed-use building with a residential
component.
2.3 The Commission finds that the services will be extended to serve the parcel.
Sewer, water and electric service will be extended to and through the project.
Water and sewer mainlines are located in the Benson Way right-of-way. The
sewer line will be extended to serve the property. City storm drain facilities are
existing in Benson Way and will be extended to and through the site. Crowson
Road will be improved to the City of Ashland standard for an A venue along the
property frontage. Benson way is an improved city street which is classified as a
Neighborhood Commercial Collector. Parkrows and sidewalks are not in place
along the property frontage, and will be installed to the Ashland Street Standards.
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Additionally, a sidewalk will be installed in the right-of-way to the north of the
property connecting the existing sidewalk on Benson Way to the subj,ect property.
2.4 The Commission finds that the project is in compliance with the Basic Site
Review Site Design and Use Standards. The buildings fronting on Benson Way,
Building C and Building E (existing house) include covered front entrance facing the
stre(~t and are accessed from the public sidewalk by a walkway. Vehicular access to
the site will be provided by way Benson Way with a circular drive system. Fifty-one
parking spaces are provided on site located to the side and behind the buildings, and
complying with the required number of spaces for office, light industrial and
residential units in the Off-Street Parking chapter 18.92. Fourteen bicycle parking
spaces are located throughout the site consistent with the requirements of chapter
18.92. Other requirements of the Site Review chapter have been addressed, such as
an opportunity to recycle site, landscaping coverage and parking lot and street trees.
2.5 The Commission finds that the proposed development in the southern
portion of the proposal parallel to Crowson Road is in compliance with the
requirements of the Detail Site Review Site Design and Use Standards. Upon
Annexation, Building A located in the Detail Site Review Zone. As a result, this
portion of the development is subject to the Detail Site Review Standards and the
Large Scale Development Standards. The building is offset by ten feet to provide
a distinctive change in the building fa~ade. More than 20 percent of the Crowson
Road and Benson Way building frontages contain windows and doorways.
Building off-sets, architectural details, and variation in stories provides interest to
the building and changes in relief. Arcades are used at each entrance to
emphasize entrances as well as provide pedestrian coverings. Building A is
13,8100 square feet in size with a 7,800 square foot footprint, and 160 feet in
length. The building is below the maximum gross square footage requirement of
45,0100 square feet, and is below the building length maximum of300 feet. The
required plaza areas are provide in covered arcades on the south side of the and in
an employee lunch area is proposed adjacent to the evergreens to be preserved
near the front of the existing house. A future bus stop area is provided on the
Crowson Road frontage.
2.6 The Commission finds that the request to remove seven trees six inches
diameter at breast height and greater (dbh) is in compliance with the cliteria for a
Tree Removal Permit in chapter 18.61. Three trees including two cottonwoods
and a Siberian elm are identified as hazard trees due to the incompatibility with
development and tendency to drop limbs. Additionally, a report from an arborist
is included detailing the condition of the Siberian elm including identification as
a hazard tree because the species is prone to breakage and the particular tree is
most likely weak because there are three trunks originating from the same point
near the ground. Four trees including a plum tree, two fruit trees and a cedar are
identified as non-hazard trees. The arborist's report states that the plum tree has
been improperly pruned, and therefore is susceptible to breakage and disease. The
locations of the two fruit trees and cedar are in conflict with the required parking
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location behind the buildings and the design of the driveway to accommodate
large trucks. Given the light industrial zoning, truck access netxls, and
requirement for off-street parking, it appears the tree removal is necessary to be
consistent with other applicable Ashland Land Use Ordinance 8tandards.
SECTION 3. DECISION
3.1 Based on the record of the Public Hearing on this matter, the Planning Commission
concludes that the application for Site Review approval to construct four buildings for light
manufacturing, office uses and including three residential units, converting the existing
residence into office space, and a Tree Removal Permit to remove seven trees six inches
diameter at breast height and greater on the property has satisfied all relative substantive
standards and criteria and is supported by evidence in the record.
Therefore, based on our overall conclusions, and upon the proposal being subject to each of
the following conditions, we approve Planning Action # 2005-008. Further, if anyone or
more of the conditions below are found to be invalid, for any reason whatsoever, then
Planning Action #2005-008 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 all easements for sewer, water, electric, and streets shall be granted as
requin~d by the City of Ashland. The easements shall be recorded as required by Ashland
Engim~ering prior to issuance of a building permit.
3) That the necessary area for street improvements shall be dedicated as public street
right-of-way. The right-of-way dedication shall include the area necessary for retaining walls
to be installed with the street improvements. That the right-of-way dedication shall be
submitted for review and approval of the Ashland Planning and Engineering divisions prior
to issmillce of a building permit. The dedication shall be surveyed and rec:orded as necessary
prior to issuance of a building permit.
4) That an electric distribution plan shall be submitted including load calculations and
locations of all primary and secondary services including transformers, cabinets, meter
locations, street lights and all other necessary equipment. This plan must be reviewed and
approv1ed by the Electric Department prior to issuance of a building permit Transformers and
cabinets shall be located in areas least visible from streets, while considering the access
needs of the Ashland Electric Department. Existing overhead lines shall be installed
underground in accordance with the requirements of Ashland Electric Department.
5) That a final utility plan for the project shall be reviewed and approved by the
Engineering Division and Building Divisions prior to issuance of a building permit. The
utility plan shall include the location of connections to all public facilities in and adjacent to
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the development, including the locations of water lines and meter sizes, sewer mains and
services, manholes and clean-outs, storm drainage pipes and catch basins. All services shall
be installed prior to issuance of the certificate of occupancy for a building on the property.
6) Tha1t the engineered construction drawings for Crowson Road shall comply with City
of Ashland Street Standards including a pavement overlay, extending the pavement for a six-
foot wide bike lane, curb and gutter, street lights, a seven-foot wide planting strip and a six-
foot sidewalk, for the frontage of the property. That a parking bay shall be included if
approved by the Ashland Engineering Division for safety. Engineered construction drawings
for the street improvements shall be submitted for review and approval by Ashland Planning
and Public Works Departments prior to issuance of a building permit All street
improvements shall be installed prior to issuance of the certificate of occupancy for a
building on the property.
7) That the engineered construction drawings for Benson Way shall comply with
City of Ashland Street Standards including street lights, a minimum of a seve:n-foot wide
planting strip and a six-foot wide sidewalk, for the frontage of the property. In addition, a
sidewalk connection between the existing sidewalk north of the site and the proposed
development shall be installed. Engineered construction drawings for the Benson Way
improvements shall be submitted for review and approval by Ashland Planning and
Public Works Departments prior to issuance of a building permit. All street
improvements shall be installed prior to issuance of the certificate of occupancy for a
building on the property.
8) That evidence of R VTD approval of the bus stop location shall be submitted to
the Planning Division prior to issuance of a building permit. The bus stop pad shall be
installed or bonded for prior to the issuance of the first certificate of occupancy.
9) That a revised site, size and species specific landscaping plan incorpomting the
recommendations of the Ashland Tree Commission with final approval oftht:: Staff
Advisor shall be submitted for review and approval prior to the issuance of a building
permit.
10) That an irrigation system plan shall be submitted with the building pelmit
submittals for review and approval ofthe Staff Advisor.
11) Landscaping shall be installed in accordance with the approved plan prior to the
issuance of a certificate of occupancy. That at the time of planting and prior to the
issuance of a final certificate of occupancy, not less than two inches of mulch shall be
added in all non-turf landscaped areas in the developed area after the installatiion of living
plant materials.
12) That the Employee Lunch Area to the east of Building E shall meet the requirements [or
public spaces in the Standard II-C-3b) [or Large Scale Projects in the Detail Site Review Zone.
The patio area shall be hardscape as required in Standard II-C-2b)l) ofthe Detail Site Review
Standards. The improvements [or the Employee Lunch Area shall be included in the revised
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landscape plan.
13) That the applicant shall plant seven trees in mitigation for the seven trees approved for
removal. The trees sh~ll be either a minimum of 1.5 inch caliper healthy and well-branched
deciduous tree or a 5-6 foot tall evergreen tree for each tree removed. 'The replanted tree shall be
of a species that will eventually equal or exceed the removed tree in size if appropriate of the new
location. The mitigation tees shall be included in the revised landscape plan.
14) That a Verification Permit in accordance with 18.61.042.B shall be applied for and
approved by the Ashland Planning Division prior to removal of the approved trees on site and
prior to site work, storage of materials and/or issuance of a building permit. The Verification
Permit is to inspect the identifications of trees to be removed and the installation of tree
protection fencing. The tree protection shall be installed according to the approved Tree
Protedion and Removal Plan prior to site work, storage of materials and/or issuance of a building
permit.
15) That obstructions including landscaping and structures greater than two and one half feet
high including landscaping, signage or structures, shall not be placed in the vision clearance areas
at the intersection of Crowson Road and Benson Way, and adjacent to the driveway entrances in
accordance with 18.72.120.C.
16) That street trees, 1 per 30 feet of street frontage, shall be installe:d in theparkrows on
Crowson Road and Benson Way prior to issuance of the certificate of occupancy. All street trees
shall be chosen from the adopted Street Tree List and shall be installed :in accordance with the
specifications noted in Section E of the Site Design and Use Standards. The street trees shall be
irrigated.
17) That the plans submitted for the building permit shall be in substantial conformance with
those a.pproved 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.
18) That the color, texture, dimensions, shape and building materials for all exterior
components of the project be included at the time of submission of building permit. The
information shall be consistent with the colors, texture, dimensions and shape of materials and
building details proposed and approved as part of the land use application.
19) That the buildings shall meet Solar Setback B in accordance with 18.70.040.B. The
building pennit submittals shall demonstrate compliance with Solar Setback B.
20) All exterior lighting in the interior of the site shall be appropriately shrouded so as not to
permit direct illumination of any adjacent residential land. Lighting detail, including a scaled
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plan, shall be submitted to the Staff Advisor for review and approval with the: building permit
submittals.
21) That location of mechanical equipment sh~l1 be shown on the site plan and elevations in
the building permit submittals. Mechanical equipment shall not be visible from Crowson Road
and Benson Way.
22) That the street facing windows shall not be tinted so as to prevent views from outside of
the building into the interior of the building.
23) That the front entrances adjacent to Crowson Road and Benson Way shall be functional
and open to the public during all business hours.
24) That ten bicycle parking spaces with a minimum of five sheltered from the weather shall
be installed prior to issuance of a certificate of occupancy. The inverted u-rack shall be used for
the bicycle parking and shall be installed in accordance with design and rack standards in
18.92.040.1 and J prior to the issuance ofthe certificate of occupancy. The building permit
submittals shall verify that the bicycle parking spacing and coverage requirements are met in
accordance with 18.92.040.1.
25) That the opportunity-to- recycle and solid waste receptacles shall be shown on the
building permit submittals, and shall be designed and screened in accordance with 18.72.115.A.
26) That all requirements of the Ashland Fire Department, including but not limited to
installation of necessary fire hydrants or sprinkler systems and installation of the drive as a fire
apparatus access road, shall be complied with prior to issuance of the building permit. All Fire
department requirements, including but not limited to hydrant placement shall be included on the
engineered construction documents for public facilities.
27) That a sign permit shall be obtained prior to installation of new signage. Signage shall meet
the requirements of Chapter 18.96 and shall meet the requirements iflocated in the vision
clearance ar(~a of 18.72.120.C.
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Planning Department, 51 Win\. ' Way, Ashland, Oregon 97520
541-488-5305 Fax: 541-552:2050 www.ashland.or.us TTY: 1-800-735-2900
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CITY OF
.,o~S H LAN D
PLANNING ACTION: #2005-008
SUBJECT PROPERTY: S93 Crowson Road
QWH~APPl-ICA"T: Crow.on l3usiness Center, LLC
DESCRIPTION: PLANNING ACtiON 2005-008 is a request for Annexation, Comprehensive Plan and Zoning Map
change from Jackson County zoning RR-5 (Rural Residential) to City of Ashland zoning E-1 (Employment) for an
approximately 1.6-acre pclrcellocated at 593 Crowson Road. The portion of the parcel adjacent to Crowson Road is
proposed in the Residential Overlay (R-Overlay) which allows a residential component and in the Detail Site Review
Zone which requires additional building design features. Comprehensive Plan Designation: Employment (proposed),
Rural Residential (current); Zoning: E-1 (proposed), RR-5 (current); Assessor's Map #: 39 1E 14 D; Tax Lot: 500.
ASHLAND CITY COUNCIL MEETING: May 3, 2005, 7:00 PM, Ashland Civic Center
Notice is hereby given that a PUBLIC HEARING on the following request with respect to the ASHLAND LAND USE ORDINANCE will be held before the
ASHLAND CITY COUNCIL on meeting date shown above. The meeting will be at the ASHLAND CIVIC CENTER, 1175 East Main Street. Ashland,
Oregon.
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this
application, either in person or by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue,
precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based
on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed
conditions of approval with sufficient specificity to allow this Commission to respond to the issue precludes an action for damag13s in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will
be provided at reasonable cost, if requested. A copy of the Staff Report will be available for inspection seven days prior to the hearing and will be
provided at reasonable cost, if requested. All materials are available at the Ashland Planning Department, Community Devlllopment and Engineering
Services, 51 Winburn Way, Ashland, Oregon 97520.
During the Public Hearing, the Chair slhall allow testimony from the applicant and those in attendance concerning this request. The Chair shall have the
right to limit the length of testimony and require that comments be restricted to the applicable criteria. Unless there is a continuance, if a participant so
requests before the conclusion of the hearing, the record shall remain open for at least seven days after the hearing.
If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Department, at 541-488-5305.
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G: Icomrn-de\'lplanningINolices M.iled\2005 -OO8-Council Notice.doc
ANNEXATIONS - APPROVAL STANDA!!:DS 18.106.030 Approval standards r'
An annexation may be approved if the prop!:.ctl request for annexation conforms, or can be ~ lode to conform through the Imposition of
conditions, with the followln~l approval criteria:
A. The land is within the City's Urban Growth Boundary.
B. The proposed zonin<g for the annexed area Is In conformance with the designation indicated on the Comprehensive Plan Map, and the
project, if proposed concurrently with the annexation, is an allowed use within the proposed zoniing.
C. The land is currentl" contiguous with the present City limits.
D. Adequete City facilities for the provision of weter to the site es detennined bv the Public Works Dep2lrtment; the trensport of sewage
from the site to the waste water treatment plant as determined by the Public Works Department; the provision of electricity to the
site as determined by the Electric Department; urban storm drainage as determined by the Public Works Department can and will be
provided to and through the subject property. Unless the City has declared a moratorium based upon a Shortage of water, sewer, or
electricity, it is recoqnized that adequate capacity exists system-wide for these facilities:
E. Adequate transportation can and will be provided to and through the subject property. For the purposes of this section "adequate
transportation" for annexations consists of vehicular, bicycle, pedestrian and transit transportation meeting the following standards:
1. For vehicular transportation a 20' wide paved access exists, or can and will be constructed, along the full frontage of the project
site to the nearest fully improved collector or arterial street. All streets adjacent to the annexed area shall be improved, at a
minimum, to a half-street standard with a minimum 20' driving surface. The City may" after assessing the impact of the
development, require the full improvement of streets adjacent to the annexed area. All streets located within annexed areas
shall be fully improved to city standards. Where future street dedications are indicated on the City's Street Dedication Map or
required by the City, provisions shall be made for the dedication and improvement of these streets and included with the
application for annexation.
2. For bicycle transportation safe and accessible bicycle facilities exist, or can and will be constructed. Should the annexation be
adjacent to an arterial street, bike lanes shall be provided on or adjacent to the arterial street. Likely bicycle destinations from
the project site shall be determined and safe and accessible bicycle facilities serving those destinations shall be indicated.
3. For pedestrian transportation safe and accessible pedestrian facilities exist, or can and will be constructed. Full sidewalk
improvements shall be provided on one side adjacent to the annexation for all streets adjacent to the proposed annexed area.
Sidewalks shall be provided as required by ordinance on all streets within the annexed area. Where the project site is within a
quarter of a mile of an existing sidewalk system, the sidewalks from the project site shall be constructed to extend and connect
to the existing system. Likely pedestrian destinations from the project site shall be determined and the safe and accessible
pedestrian facilities serving those destinations shall be indicated.
4. For transit transportation, should transit service be available to the site, or be likely to be extended to the site in the future
based on information from the local public transit provider, provisions shall be made for the construction of adequate transit
facilities, such as bus shelters and bus turn-out lanes. All required transportation improvements shall be constructed and
installed prior to the issuance of a certificate of occupancy for any new structures on the annexed property.
F. For all residential annexations, a plan shall be provided demonstrating that the development of the entire property will ultimately
occur at a minimum density of 90% of the base density for the zone, unless reductions in the total number of units is necessary to
accommodate significant natural features, topography, access limitations, or similar physical constraints. The owner or owners of the
property shall sign an agreement, to be recorded with the county clerk after approval of the annexation, ensuring that future
development will occur in accord with the minimum density indicated in the development plan. For purposes of computing maximum
density, portions of the annexed area containing undevelopable areas such as wetlands, floodplain corridor lands, or Slopes greater
than 35%, shall not be included.
G. For all annexations with a density or potential density of four residential units or greater and involving residential zoned lands, or
commercial, employment or industrial lands with a Residential Overlay (R-Overlay):
1. 35% of the base density to qualifying buyers or renters with incomes at or below 120% of median income; or
2. 25% of the base density to qualifying buyers or renters with incomes at or below '100% of median income; or
3. 20% of the base density to qualifying buyers or renters with incomes at or below 80% of median income; or
4. 15% of the base density to qualifying buyers or renters with incomes at or below 60% of median income; or
5. Title to a sufficient amount of buildable land for development is transferred to a non-profit (IRC 501(3)(c)) affordable housing
developer or comparable Development Corporation for the purpose of complying with subsection 2 above. The land shall be
located within th,e project and all needed public facilities shall be extended to the area or areas proposed for transfer. Ownership
of the land shall be transferred to the affordable housing developer or Development Corporation prior to commencement of the
project.
The total number of affordable units described in this section G shall be determined by rounding down fractional answers to the
nearest whole unit. A deed restriction, or similar legal instrument, shall be used to guarantee compliance with affordable criteria for a
period of not less than 60 years. Properties providing affordable units as part of the annexation process shall qualify for a maximum
density bonus of 25 percent.
H. One or more of the following standards are met:
1. The proposed area for annexation is to be residentially zoned, and there is less than i3 five-year supply of vacant and
redevelopable land in the proposed land use classification within the current city limits. "Redevelopable land" means land zoned
for residential use on which development has already occurred but on which, due to present or expected market forces, there
exists the likelihood that existing development will be converted to more intensive residential uses during the planning period.
The five- year supply shall be determined from vacant and redevelopable land inventories and by the methodology for land need
projections from Ithe Housing Element of the Comprehensive Plan; or
2. The proposed lot or lots will be zoned E-1 or C-1 under the Comprehensive Plan, and that the applicant will obtain Site Review
approval for an outright permitted use, or special permitted use concurrent with the annexation request; or
3. A current or prob,3ble public health hazard exists due to lack of full City sanitary sewer or water services; or
4. Existing development in the proposed annexation has inadequate water or sanitary sewer service; or the service will become
inadequate within one year; or
5. The area proposed for annexation has existing City of Ashland water or sanitary sewer service extended, connected, and in use,
and a signed "consent to annexation" agreement has been filed and accepted by the City of Ashland; or
6. The lot or lots proposed for annexation are an "island" completely surrounded by lands within the city limits. (ORD 2792, 1997)
Il
G:\comm-d,'v\planninglNotices Mailed\2005-008-Council Notice.doc
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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 April 13, 2005, I caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached Public Meeting 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 # 2005-00008.
,rtI/2/
SIGNED AND SWORN TO before me this 13th day of April, 2005.
",~'C'
OFFICIAL SEAL
NANCY E SLOCUM
NOTARY PUBLIC - OREGON
COMMISSION NO. 371650
MY COMMISSION EXPIRES SEPT. 18, 1:'0,
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G:lcomm-<JevlplanningIFonns & HandoutslAFFIDAVIT OF MAILlNG.doc
Jam Ifte PrInting
Use Ave'" TEMPLATE 5160.
391E14D 700 PA#2005-008 Re\~sed
BERGER SHERRY DARlENE
PO BOX 1183
ASHLAND, OR 97520
, 391E140 400 PAt2005-008 Re\ltsed
BUSTAMANTE CODY AlLAUREL E
597 CROWSON RD
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
CLINE CARROLL FORREST
2799 SISKIYOU BLVD 36
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
DULLY JOSEPH MICHAEL
2799 SISKIYOU BLVD 27
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
HENDERSON JENNIFER FAY
PO BOX 3580
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revii;ed
HOWARD BERL LEROY JR
1081 C~LAWAY DR
MEDFORD, OR 97504
391E14D 200 PA#2005-008 Revi!ied
MASTROFINI GILBERT CIKRISTI
595 CROWSON RD
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
MERIDETH MERVIN R
2799 SISKIYOU BLVD 10
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
OGREN SALLY J
2799 SISKIYOU BLVD 24
,SHLAND, OR 97520
",~1E14D 700 PA#2005-008 ReviS4~
RIVERA-SANCHEZ CARLOS
PO BOX 8017
MEDFORD, OR 97504
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1-8OO-Go-AVERY
391E14D 700 PA#2005-008 Revised
BLAIR SCOTT LINCOLN
2799 SISKIYOU BLVD 28
ASHLAND, OR 97520
391E14D201 PAti005-008 Revised
CAPSTONE ASSET MGNT CORP
1390 FRANK HILL RD
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
COOKEDWARDBENJAMEN
, 2799 SISKIYOU BLVD 37
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
FAIRCHILD GLENN R TRUSTEE
2799 SISKIYOU BLVD 11
ASHLAND, OR 97520
391E14D 700 PA#2oo5-008 Revised
HMC THREE LLC
87 MAC READY DR
MERCED, CA 95340
391E13C 2600 PA#2oo5-008 Revised
JENKINS ~ VIN R1PA TSY K
672 CROWSON RD
ASHLAND, OR 97520
391EHD 200 P:\#2006 008 Revised
~.ASTROFINI GIL81:RTtKRISTI
696 CRO'NSON RD
ASHlA~[), OR 9762Q
I 391E14D 202 PA#2oo5-008 Revised
, I MIHALJEVICH MARK TRUSTEE
, 808 POMPADOUR DR
, ASHLAND, OR 97520
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391E13C 2502 PA#2oo5-008 Revised
PARSONS LORIN E
628 CROWSON RD
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
SAMARRON FELIX JRlMARIL YN
2799 SISKIYOU BLVD 33
ASHLAND, OR 97520
AH~^V-09-008-~
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391E13C 2503 PA#2005-008 Revised
BUCHANAN WAYNE TRUSTEE
624 CROWSON RD
ASHLAND, OR 97520
3811:140 '1OO'Aft0050008 Revised
CLARK DANIEL R
2799 SISKIYOU BLVD 42
ASHLAND, OR 97520
· 391E14D 500 PA#2005-008 Revised
CROWSON BUSINESS CENTER LLC
3140 JUANIPERO WAY 201
MEDFORD, OR 97504
391E14D 600 PA#2oo5-008 Revised
GRIMES FLOYD W/JULlA A
647 CROWSON RD
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
HOBART JESSIE
2799 SISKIYOU BLVD 29
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
LEPPIN R:ICHARD AlST ACY
2799 SISKIYOU BLVD 41
ASHLAND, OR 97520
391E14D '700 PA#2005-008 Revised
MC CLURG ROBERT DEAN
2799 SISKIYOU BLVD 9
ASHLAND, OR 97520
I 391E14D j'oo PA#2oo5-008 Revised
OCHOA MARIA DEL PILAR
3017 BREA BLVD
FULLERTON, CA 92835
391E13C 2504 PA#2005-008 Revised
PARSONS LORIN E
628 CROWSON RD
ASHLAND, OR 97520
391E14D 7100 PA#2005-008 Revised
SANCHEZ IKANDACE NICOLE
2799 SISKIYOU BLVD 14
ASHLAND, OR 97520
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6UnUIJd 8eJ,I wer
Jim FNe PrInting
Use AveryfJ TEMPLATE 5160.
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1-8OO-Go-AVERY ~. .
~~ AVERY- 516()4D
391E14D 700 PA#2005-008 Revised
SEEVERS SCOTT ALLAN
2799 SISKIYOU BLVD 6
ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised
SISKIYOU VIlLAGE
87 MACREADY DR
, MERCED, CA 95340
391E14D 100 PAf2005.008Revlsed
WRIGHT IRENE
411 HARRISON ST
ASHlAND, OR 97520
391E1SC 2505PAft005.008 Revised
YOUNG DAVID F TRUSTEE
348 S MODOC AVE
MEDFORD, OR 97504
391E14D 700 PA#2005-008 Revised
ZIMMERMAN GEORGE EDWARD
2799 SISKIYOU BLVD 38
ASHlAND, OR 97520
PA#2005-008 Revised
CODY & lARUEl BUSTAMANTE
POBOX 3431
ASHLAND OR 97520
Faxed notice to Bruce Davis
916-797-4165
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WEST MEDFORD ENTERPRISE INC
2495 W. MAIN ST 10
MEDFORD, OR 197501
3911:14D 300 P,.12OO5-OO8 Revised
YOUNG DAVID F TRUSTEE ET AL .
575 CROWSON RD
ASHlAND, OR 97520
PA#2005-008 Revised
GIORDANO TOM
2635 T AKElMA
ASHlAND, OR 97520
Mailed notice of Council Hearing - 4/13/05
For hearing on 5/:3/05
IS
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ATTN: l\1lEL (CLASSIFIED)
PUBLISH IN LEGAL ADVERTISING
NOTICE OF PUBLIC BEARING
NOTICE ][S IlERBY GIVEN that a Public Hearing on the following with respect to the Ashland
Land Use Ordinance will be held before the Ashland City Council on May 3,20015 at 7:00 p.m. at
the Ashland Civic Center, 1175 East Main Street, Ashland, OR. At such Public Hearing any
person is entitled to be heard, unless the public hearing portion of the review has been closed
during a previous meeting.
Request for Annexation, Comprehensive Plan and Zoning Map change from Jackson
County zoning RR-5 (Rural Residential) to City of Ashland zoning E-1 (Employment) for
an approximately 1.6-acre parcel located at 593 Crowson Road. The portion of the
parcel adjacent to Crowson Road is proposed in the Residential Overlay (R-Overlay)
which allows a residential component and in the Detail Site Review Zone which requires
additional building design features.
Barbara Christensen
City Recorder
Publish: 4/23/05
Date e-mailed: 4/13/05
P. O. # 65477
I to
ASHLAND TREE COMMISSION
PLANNING APPLICATION REVIEW
Applicant:
Crowson Business Center LLC
Date: March 4. 2005
Address: 593 Crowson Road
Commerci al:
Residential: X
Proposed Action:
PLANNING ACTION 2005-008 is a request Annexation, Comprehensive Plan
and Zoning Map change from Jackson County zoning RR-5 (Rural Residential) to
City of Ashland zoning E-1 (Employment) for an approximately 1.6-acre parcel
located at 593 Crowson Road. The portion of the parcel adjacent to Crowson
Road is proposed in the Residential Overlay (R-Overlay) which allows a
residential component and in the Detail Site Review Zone which requires
additional building design features. The application includes a request for Site
Review approval for a business complex including offices, light industrial space
and three residential units. A Tree Removal Permit is requested to remove six
trees on the site. Comprehensive Plan Designation: Employment (proposed),
Rural Residential (current); Zoning: E-1 (proposed), RR-5 (current); ASsE~ssor's
Map #: 39 1E 14 D; Tax Lot: 500.
Recommendation:
1) Tree Commission recommends planting of Thundercloud Plum instead of
Blireana Plum.
Commission Representative:~'-'\ ~ J""';)o-r,
j
Date: .~, L4. 2t..-v-S
Follow Up:
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ASHLAND PLANNING DEPARTMENT
STAFF REPORT
Addendum
March 8, 2005
PLANNING ACTION: 2005-008
APPLICANT: Crowson Business Center, LLC
LOCA TION: 593 Crowson Road
ZONE DESIGNATION: E-l proposed
COMPREHENSIVE PLAN DESIGNATION: Employment
ORDINANCE REFERENCE:
18.40
18.72
18.92
18.106
E-l Employment District
Site Design and Use Standards
Off-Street Parking
Annexations
APPLICATION DEEMED COMPLETE: January 20,2005
REQUEST: Annexation, Comprehensive Plan and Zoning Map change from Jackson County
zoning RR-5 (Rural Residential) to City of Ashland zoning E-l (Employment) for an
approximately 1.6 acre parcel located at 593 Crowson Road. The portion of the parcel adjacent
to Crowson Road is proposed in the Residential Overlay (R-Overlay) that allows a residential
component and in the Detail Site Review Zone which requires additional building design
features. The application includes a request for Site Review approval for a business complex
including offices, light industrial space and three residential units. A Tree Removal Permit is
requested to remove six trees on the site.
I. Additional Information and Relevant Facts
Due to a noticing error, the action was not heard at the February 8,2005 meeting, and
postponed to the March 8 meeting. The action was properly re-noticed for the March 8
meeting.
The Staff Report prepared for the February 8 meeting identified several issues that
warranted additional information and consideration. This report, as well as the applicant's
addendum, briefly describes each item and the additional information and c1arlfication
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 1
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provided.
II. Project lmDact
· Capacity and Provision of Electric Services
The applicant has met with Ashland Electric Department, and rerouted the
connection to the city system to the Electric Department's approval. A sketch has
been included in the packet detailing the new connection. A condition has been
added requiring a revised utility plan prior to issuance of a building permit.
· Crowson Road Improvements
The site plan has been adjusted so that the roadway is a consistent width which is
lined up with the existing roadway. This provides the standard 1 0.5-foot wide
travel lane and six-foot wide bicycle lane along the property frontage. The
previous plan included Crowson Road being wider near the intersection with
Benson Way and narrower at the western edge of the parcel. This moved the
proposed curb line to approximately 20 feet beyond the current roadway creating
an oversized travel lane and two parking spaces. Staff raised concerns regarding
the feasibility of extending the improvement to the east, functionality of the
oversized section and intersection, transition from existing street to proposed
frontage change, and consistency with the Street Standards. The proposed
revision addresses these concerns.
· Transit Service
The annexation criteria require an evaluation of likelihood of transit service to the
site in the future, and provisions to be made for the construction of adequate
facilities such as bus shelters and bus turn-out lanes. The new materials indicate
that RVTD has predicted bus service may be a possibility in this area, but will be
a minimum of 10 years in the future. As a result, a pad for a future bus stop has
been located between the sidewalk and curb.
· Benson Way Sidewalk Improvements
The annexation criteria require new sidewalks along the property frontage to be
connected to existing sidewalk systems within ~ mile of the site. The new
materials describe the sidewalk connection as transition at the northern comer of
the frontage to a curbside sidewalk. This will connect to the curbside sidewalk
that is in place north of the bend of Benson way. A sidewalk bump out around the
Ashland Planning Department
March 8, 2005
Staff Report Addendum -. Planning Action 2005-008
Page 2
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power pole to the north has been approved by Ashland Engineering. A condition
has been added requiring the project engineering to include the design of the
sidewalk extension.
· Setback to Residential Properties
The site plan has been revised to provide a ten foot buffer between Buildings B
and C, and the property lines abutting residential parcels. The properties to the
north and west of the project site include residences and are in county jurisdiction
with Rural Residential (RR-5) zoning. The previous proposal located buildings
up to three feet from the north property line and five feet from the south side
property line. The E-l zoning district requires a side and rear yard of at least ten
feet per story for parcels abutting residential districts (18.40.050.B). ][n Staffs
opinion, the setback requirement was intended to provide a buffer between
development in the E-I zone and residential development in the city's residential
zoning districts.. The residential properties in the county to the north and west of
the subject parcel are identified also as E-I in the City of Ashland Comprehensive
Plan" and at some time in the future may be annexed and developed in a similar
fashion to the proposed development. However, in consultation with the City
Attorney's office, the Planning Commission has the option of requiring the
proposed project to be setback a minimum of ten feet in the areas abU1tting
residentially zoned properties.
· Concerns of Neighboring Property Owner
A letter was submitted from the residents to the north of the project regarding the
impact of the proposed Buildings Band C on their property. Suggestions
included in the letter are reducing the height of the buildings and scretming the
building with landscaping, fencing and colors. Noise mitigation is also raised as a
concern.
The new submittals specify that the finished floor elevation of Building C will be
below grade, and revised elevations have been submitted detailing the eave height
as being from ten to 16 feet above natural grade. The gable end of Building B will
face the property to the north, and it appears to be between 23 and 24 feet in
height above natural grade. However, the closest point ofB is 12 feet from the
property line and angles further away from the north property line to up to 20 feet
away. Building materials are also called out on the elevation. The landscape plan
ahs been revised to include screening plantings along the north sides of Buildings
Band C, and along the south side of Building B.
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 3
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· Solar Setback
The new submittals demonstrate that Building C will meet the solar setback
requirement. However, there is still some question whether Building B as shown
will meet the requirement. The gable end of Building B creates a taller shadow
producing point which appears to require approximately a 19 foot setback from
the north property line. A condition has been added requiring the solar setback
calculations for Building B to be submitted for review and approval prior to
issuance of a building permit.
· Building Design
Staff had suggested the addition of an entry feature on the street elevation of
Building C, and the elevations have been revised accordingly. The new
submittals also clarifY that the plan is to not change the exterior of the existing
house, Building E, except as required for repairs.
· Landscaping
Calculations for the percentage of the parking area have been submitted.
Approximately ten percent of the parking area is landscaped which exceeds the
required that the minimum of seven percent. In addition, trees have been added to
the landscaped islands in the parking area. Finally, the redesign of the Crowson
road results in a wider landscaped area between the sidewalk and Building A.
· Tree Removal
The Tree Commission raised concerns regarding the removal of the large stature
Siberian Elm located near the northwest comer of the existing home.
Additionally, the Tree Commission requested information on the tree, 12 inches
diameter at breast height (dbh), located near the front of the house as it was not
located on the Tree Removal Plan. A report from an arborist is included in the
new submittals. The recommendation is to remove both trees. The Siberian Elm
is identified as a hazard tree because the species is prone to breakage and the
particular tree is most likely weak because there are three trunks originating from
the same point near the ground. The Tree Commission had not reviewed the new
information at the time of writing.
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 4
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III. Procedural - Required Burden of Proof
The criteria for Annexation approval are as follows:
An annexation may be approved if the proposed request for annexation conforms, or can be made to conform
through the imposition of conditions, with the following approval criteria:
A. The land is within the City's Urban Growth Boundary.
B. The proposed zoning for the annexed area is in conformance with the designation indicated on the
Comprehensive Plan Map, and the project, if proposed concurrently with the annexation, is an allowed
use within the proposed zoning.
C. The land is currently contiguous with the present City limits.
D. Adequate City facilities for the provision of water to the site as determined by the Public Works
Department; the transport of sewage from the site to the waste water treatment plant as determined by
the Public Works Department; the provision of electricity to the site as determined by the Electric
Department; urban storm drainage as determined by the Public Works Department can and will be
provided to and through the subject property. Unless the City has declared a moratorium based upon
a shortage of water, sewer, or electricity, it is recognized that adequate capacity exists system-wide for
these facilities.
E. Adequate transportation can and will be provided to and through the subject property. For the
purposes of this section "adequate transportation" for annexations consists of vehicular, bicycle,
pedestrian and transit transportation meeting the following standards:
1. For vehicular transportation a 20' wide paved access exists, or can and will be constructed,
along the full frontage of the project site to the nearest fully improved collector or arterial street.
All streets adjacent to the annexed area shall be improved, at a minimum, to a half-street standard
with a minimum 20' driving surface. The City may, after assessing the impact of the development,
require the full improvement of streets adjacent to the annexed area. All streets located within
annexed areas shall be fully improved to city standards. Where future street dedications are
indicated on the City's Street Dedication Map or required by the City, provisions shall be made for
the dedication and improvement of these streets and included with the application for annexation.
2. For bicycle transportation safe and accessible bicycle facilities exist, or can and will be
constructed. Should the annexation be adjacent to an arterial street, bike lanes shall be provided
on or adjacent to the arterial street. Likely bicycle destinations from the project site shall be
determined and safe and accessible bicycle facilities serving those destinations shall be indicated.
3. For pedestrian transportation safe and accessible pedestrian facilities exist, or can and will be
constructed. Full sidewalk improvements shall be provided on one side adJ:acent to the
annexation for all streets adjacent to the proposed annexed area. Sidewalks shall be provided as
required by ordinance on all streets within the annexed area. Where the project site is within a
quarter of a mile of an existing sidewalk system, the sidewalks from the project site shall be
constructed to extend and connect to the existing system. Likely pedestrian destinations from the
project site shall be determined and the safe and accessible pedestrian facilities serving those
destinations shall be indicated.
4. For transit transportation, should transit service be available to the site, or be likely to be
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 5
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extended to the site in the future based on information from the local public transit provider,
provisions shall be made for the construction of adequate transit facilities, such as bus shelters
and bus tum-out lanes.
All required transportation improvements shall be constructed and installed prior to the issuance of
a Gertificate of occupancy for any new structures on the annexed property.
F. For all residential annexations, a plan shall be provided demonstrating that the development of the
entire property will ultimately occur at a minimum density of 90% of the base density for the zone,
unless reductions in the total number of units is necessary to accommodate significant natural
features, topography, access limitations, or similar physical constraints. The owner or owners of the
property shall sign an agreement, to be recorded with the county clerk after approval of the
annexation, ensuring that future development will occur in accord with the minimum density indicated
in the development plan. For purposes of computing maximum density, portions of the annexed area
containing undevelopable areas such as wetlands, floodplain corridor lands, or slopes greater than
35%, shall not be included.
G. For all residential annexations of four units or greater
1. 25% of the proposed units shall be affordable and available to qualifying buyers or renters
with incomes at or below 100% of median income; or
2. 15% of the proposed units shall be affordable and available to qualifying buyers or renters
with incomes at or below 80% of median income.
ThH total number of affordable units required by this section shall be determined by rounding
down fractional answers, determined above, to the nearest whole unit.
Properties providing affordable units as part of the annexation process shall also qualify for a density
bonus for development under the Performance Standards Option for subdivisions.
H. One or more of the following standards are met:
1. The proposed area for annexation is to be residentially zoned, and there is less than a five-
yealr supply of vacant and redevelopable land in the proposed land use classification within the
cun"ent city limits. "Redevelopable land" means land zoned for residential use on which
development has already occurred but on which, due to present or expected market forces, there
exists the likelihood that existing development will be converted to more intensive residential uses
during the planning period. The five-year supply shall be determined from vacant and
redHvelopable land inventories and by the methodology for land need projections from the
HOllsing Element of the Comprehensive Plan; or
2. The proposed lot or lots will be zoned E-1 or C-1 under the Comprehensive Plan, and that the
applicant will obtain Site Review approval for an outright permitted use, or special permitted use
concurrent with the annexation request; or
3. A current or probable public health hazard exists due to lack of full City sanitary sewer or
watHr services; or
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 6
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4. Existing development in the proposed annexation has inadequate water or sanitary sewer
service; or the service will become inadequate within one year; or
5. The area proposed for annexation has existing City of Ashland water or sanita~, sewer service
extended. connected, and In use, and a signed "consent to annexation" agreement has been filed
and accepted by the City of Ashland; or
6. The lot or lots proposed for annexation are an "island" completely surrounded by lands within
the city limits. (ORD 2792, 1997)
The criteria for Site Design and Use Review approval are as follows:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council for
implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and througlh the
development, electricity, urban storm drainage, and adequate transportation can and will be
provided to and through the subject property. All improvements in the street right-of-way shall
comply with the Street Standards in Chapter 18.88, Performance Standards Options. (Ord.2655,
1991; Ord 2836 S6, 1999).
The criteria for a Tree Removal Permit are as follows:
A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard tree if the applicant
demonstrates that a tree is a hazard and warrants removal.
1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is likely to
fall and injure persons or property. A hazard tree may also include a tree that is located within
public rights of way and is causing damage to existing public or private facilities or services and
such facilities or services cannot be relocated or the damage alleviated. The applicant must
demonstrate that the condition or location of the tree presents a clear public safety hazard or a
foreseeable danger of property damage to an existing structure and such hazard or danger cannot
reasonably be alleviated by treatment or pruning.
2. The City may require the applicant to mitigate for the removal of each hazard tfiee pursuant to
AMC 18.61.084. Such mitigation requirements shall be a condition of approval of the permit.
B. Tree that is Not a Hazard: The City shall issue a tree removal permit for a tree that is not a hazard if
the applicant demonstrates all of the following:
1. The tree is proposed for removal in order to permit the application to be consistent with other
applicable Ashland Land Use Ordinance requirements and standards. (e.g. other applicable Site
Design and Use Standards). The Staff Advisor may require the building footprint of the
development to be staked to allow for accurate verification of the permit application; and
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 7
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2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of
surface waters, protection of adjacent trees, or existing windbreaks; and
3. Removal of the tree will not have a significant negative impact on the tree densities, sizes,
canopies, and species diversity within 200 feet of the subject property.
The City shall grant an exception to this criterion when alternatives to the tree removal have
been considered and no reasonable alternative exists to allow the property to be used as
permitted in the zone. Nothing in this section shall require that the residential density be reduced
below the permitted density allowed by the zone. In making this determination, the City may
consider alternative site plans or placement of structures or alternate landscaping designs that
would lessen the impact on trees, so long as the alternatives continue to comply with other
provisions of the Ashland Land Use Ordinance.
4. The City shall require the applicant to mitigate for the removal of each tree granted approval
pursuant to AMC 18.61.084. Such mitigation requirements shall be a condition of approval of the
permit.
IV. Conclusions and Recommendations
The application includes a request for annexation and approval of a business complex
includJing offices, light industrial space and three residential units. After review of the the
new materials, it is Staff opinion that the proposal is consistent with the relevant
annexation approval criteria. The site is contiguous to the city limits. Public facilities
necessary to serve the project are available and located close by in existing rights-of-way
(i.e. Crowson Road and Benson Way). Additionally, through the construction of the
proposed street system and recommended off-site improvements Staff believes adequate
transportation can be provided to motorists, pedestrians and cyclists. Overall, it is Staffs
opinion that the project layout and design is consistent with the approval standards
applicable to Site Review approval. The uses, parking and landscaping complies with the
proposed E-l zoning designation.
The application has two components which involve different approval processes. For the
Annexation component, the Planning Commission makes a recommendation to the City
Council, and the City Council makes the final decision. For the Site Review component,
the Planning Commission makes the final decision.
Staff recommends approval of the application with the following conditions of approval
attached. The conditions are grouped according to approval.
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 8
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Annexation
1) That all proposals of the applicant shall be conditions of approval unless otherwise
modified here.
2) A boundary survey and a written description of the property boundaries including
the Crowson Road right-of-way shall be submitted for review and approval prior to
completion of the annexation.
3) That the applicant agree to construct the project in accordance with the approved
plan and City ordinancl:::s and waives the right to file a claim under Oregon Statewide
Measure 37. The signed waiver shall be submitted to the City of Ashland Legal
Department for review and approval prior to signature of the boundary survey, or
adoption of a resolution or ordinance formally annexing the property.
Site Review
1) That all proposals of the applicant shall be conditions of approval unless
otherwise modified here.
2) That all easements for sewer, water, electric, and streets shall be grant,ed as
required by the City of Ashland. The easements shall be recorded as required by Ashland
Engineering prior to issuance of a building permit.
3) That the necessary area for street improvements shall be dedicated as public street
right-of-way. The right-.of-way dedication shall include the area necessary for retaining walls
to be installed with the street improvements. That the right-of-way dedication shall be
submitted for review and approval of the Ashland Planning and Engineering divisions prior
to issuance of a building permit. The dedication shall be surveyed and recorded as necessary
prior to issuance of a building permit.
4) That an electric distribution plan shall be submitted including load calculations and
locations of all primary and secondary services including transformers, cabinets, meter
locations, street lights and all other necessary equipment. This plan must be reviewed and
approved by the Electric Department prior to issuance of a building permit. Transformers and
cabinets shall be located in areas least visible from streets, while considering the access
needs of the Ashland Electric Department. Existing overhead lines shall be installed
underground in accordance with the requirements of Ashland Electric Department.
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 9
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5) That a final utility plan for the project shall be reviewed and approved by the
Engineering Division and Building Divisions prior to issuance of a building permit. The
utility plan shall include the location of connections to all public facilities in and adjacent to
the d(~velopment, including the locations of water lines and meter mes, sewer mains and
services, manholes and clean-outs, storm drainage pipes and catch basins. All services shall
be installed prior to issuance of the certificate of occupancy for a building on the property.
6) That the engineered construction drawings for Crowson Road shall comply with City
of Ashland Street Standards including a pavement overlay, extending the pavement for a six-
foot wide bike lane, curb and gutter, street lights, a seven-foot wide planting strip and a six-
foot sidewalk, for the frontage of the property. Engineered construction drawings for the
street improvements shall be submitted for review and approval by Ashland Planning and
Public Works Departments prior to issuance of a building permit. All street improvements
shall be installed prior to issuance of the certificate of occupancy for a building on the
property.
7) That the engineered construction drawings for Benson Way shall comply with
City of Ashland Street Standards including street lights, a minimum of a seven-foot wide
planting strip and a six-foot wide sidewalk, for the frontage of the property. In addition, a
sidewalk connection between the existing sidewalk north of the site and the proposed
development shall be installed. Engineered construction drawings for the Benson Way
improvements shall be submitted for review and approval by Ashland Planning and
Public Works Departments prior to issuance of a building permit. All street
improvements shall be installed prior to issuance of the certificate of occupancy for a
building on the property.
8) That evidence of R VTD approval of the bus stop location shall be submitted to
the Planning Division prior to issuance of a building permit. The bus stop pad shall be
installt~d or bonded for prior to the issuance of the first certificate of occupancy.
9) That a revised site, size and species specific landscaping plan incorporating the
recommendations of the Ashland Tree Commission with final approval of the Staff
Advisor shall be submitted for review and approval prior to the issuance of a building
permit.
10) That an irrigation system plan shall be submitted with the building permit
submitltals for review and approval ofthe Staff Advisor.
11) Landscaping shall be installed in accordance with the approved plan prior to the
issuance of a certificate of occupancy. That at the time of planting and prior to the
issuance of a final certificate of occupancy, not less than two inches of mulch shall be
added in all non-turf landscaped areas in the developed area after the installation of living
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 10
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plant materials.
12) That the Employee Lunch Area to the east of Building E shall meet the
requirements for public spaces in the Standard II-C-3b) for Large Scale Projects in the
Detail Site Review Zone. The patio area shall be hardscape as required in Standard II-C-
2b)l) of the Detail Sit(;~ Review Standards. The improvements for the Employee Lunch
Area shall be included in the revised landscape plan,
13) That the applicant shall plant seven trees in mitigation for the seven trees
approved for removal. The trees shall be either a minimum of 1,5 inch calip(;~r healthy
and well-branched deciduous tree or a 5-6 foot tall evergreen tree for each tree removed.
The replanted tree shall be of a species that will eventually equal or exceed tbe removed
tree in size if appropriate of the new location, The mitigation tees shall be included in the
revised landscape plan.
14) That a Verification Permit in accordance with 18.61,042,13 shall be applied for
and approved by the Ashland Planning Division prior to removal of the approved trees on
site and prior to site work, storage of materials and/or issuance of a building permit. The
Verification Permit is to inspect the identifications of trees to be removed and the
installation of tree protection fencing. The tree protection shall be installed according to
the approved Tree Protection and Removal Plan prior to site work, storage of materials
and/or issuance of a building permit.
15) That obstructions including landscaping and structures greater than two and one
half feet high including landscaping, signage or structures, shall not be placed in the
vision clearance areas at the intersection of Crowson Road and Benson Way, and adjacent
to the driveway entrances in accordance with 18.72.120.C.
16) That street trees" 1 per 30 feet of street frontage, shall be installed in the parkrows
on Crowson Road and Benson Way prior to issuanc(;~ of the certificate of occupancy. All
street trees shall be chosen from the adopted Street Tree List and shall be installed in
accordance with the specifications noted in Section E of the Site Design and Use
Standards. The street trees shall be irrigated.
17) That the plans submitted for the building pennit 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.
18) That the color, t(;~xture, dimensions, shape and building materials for all exterior
components of the project be included at the time of submission of building permit. The
Ashland Planning Department
March 8, 2005
Staff Report Addendum - Planning Action 2005-008
Page 11
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infonnation shall be consistent with the colors, texture, dimensions and shape of
materials and building details proposed and approved as part of the land use application,
19) That the buildings shall meet Solar Setback B in accordance with 18.70.040.B.
The building permit submittals shall demonstrate complian<,e with Solar Setback B.
20) All exterior lighting in the interior of the site shall be appropriately shrouded so as
not to permit direct illumination of any adjacent residential land, Lighting detail,
including a scaled plan, shall b(~ submitted to the Staff Advisor for review and approval
with the building permit submittals.
21) That location of mechanical equipment shall be shown on the site plan and
elevations in the building permit submittals, Mechanical equipment shall not be visible
from Crowson Road and Benson Way,
22) That the street facing windows shall not be tinted so as to prevent views from
outside of the building into the interior of the building.
23) That the front entrances adjacent to Crowson Road and Benson Way shall be
functional and open to the public during all business hours.
24) That ten bicycle parking spaces with a minimum of five sheltered from the
weath<;:r shall be installed prior to issuance of a certificate of occupancy. The inverted u-
rack sball be used for the bicycle parking and shall be installed in accordance with design
and rack standards in 18,92,040.1 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 18,92.040,1.
25) That the opportunity-to- recycle and solid waste receptacles shall be shown on the
building permit submittals, and shall be designed and screened in accordance with
18.72.115,A.
26) That all requirements of the Ashland Fire Department, including but not limited to
installation of necessary fire hydrants or sprinkler systems and installation of the drive as
a fire apparatus access road, shall be complied with prior to issuance of the building
permit. All Fire department requirements, including but not limited to hydrant placement
shall be included on the engineered construction documents for public facilities.
27) That a sign permit shall be obtained prior to installation of new signage, Signage
shall meet the requirements of Chapter 18,96 and shall meet the requirements iflocated
in the vision clearance area of 18, 72.120,C.
Ashland Planning Department
March 8,2005
Staff Report Addendum - Planning Action 2005-008
Page 12
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Upper Limb-it
Tree Service
PO Box 881
Ashland, OR 97520
Phone 541-482-3667
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February 18, 2005
Tom Giordano
2635 Takelma
Ashland, Or 97520
Tree Report for 593 Crowson rd.
There are two trees at 339 Crowson Road that need to be considered for removal. The first tree is
tagged as tree # 1. It is a plum tree with a diameter of 12 inches at breast height It is 23 feet high with
a canopy that is 18 feet in radius. The many sawed off stubs indicate a history of breakage as is
consistent with this species, It has been neglected for years and has never been properly pruned.
Because of this the bottom branch extends about 18 feet away from the trunk. This presents a problem
of breakage because of the long lever it provides to the fruit load that will develop at the end of the
branch. This limb is now too big to prune off because the pruning wound it would leave at the trunk
would never sufficiently compartmentalize. Without compartmentalization of the wound, the trunk will
become infected with wood rotting organisms and eventually break. It is my recommendation that this
tree be removed and replaced with a more appropriate tree.
Tree # 2 (tagged in the field) is a Siberian Elm. This species is prone to breakage in the best of
specimens, This tree however is not a good specimen, The tree has three trunks that all originate from
the same point. This is called co dominance. The three trunks also have included bark at the point
where they all connect. Included bark indicates a very weak connection. This weak connection at the
base of the tree has doomed the tree to failure. There are no corrective measures that can be taken to
improve the basic structure of thlis tree. History shows that this tree will break at the trunk at the point of
the included bark, I recommend that this tree be removed before it breaks and hurts someone.
If you have any questions regarding this report please contact me at 482-3661,
Tom Myers Certified Arborist
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ARCHITECTURE
LAND PLANNING
18 February 2005
Planning Commission
City of Ashland
20 East Main Street
Ashland, OR. 97520
RE: Response to Staff Report 2005-008 - 593 Crowson Road
Honorable Commission and Staff,
This letter is written as a response to the Planning Staff Report dated February 8, 2005 for an
Annexation and Site Review of a proposed light Industrial Development located at 593 Crowson
Road. The Planning Staff and the Tree Commission raised the following concerns regarding the
proposed project:
Capacity and Provision of Electric Services -
The applicant's engineer has discussed the electric service with Dave Tygerson, City of Ashland
Electric Department and has modified the electrical layout per the City's requirements, see
attached revised layout drawing.
Crowson Road Improvements -
The applicant's agent has met with Jim Olson, City of Ashland Public Works Department
regarding the street design for Crowson Road. The revised Site and Landscape Plans
incorporates the recommendations of Jim Olson.
Transit Service -
The applicant's agent has discussed the likelihood of transit service to the site in the future with
Scott Chancey, Senior Planner for RVTD. The possibility for transit service for Crowson Road
is 10 years into the future. The applicant, however, as suggested by R VTD will provide a future
location for a transit stop as shown on the revised Site Plan.
Benson Way Sidewalk Improvements-
The applicant stated in the NarrativelFindings and noted on the Site Plan that a sidewalk will be
connected from the subject property to the existing sidewalk on Benson Way. After discussions
2635 Takelma Way, Ashland, OR 97520 . Phone and Fax (541) 482-9193 . E-Mail tomarch@charter.net
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with Jim Olson, City Public Works, it was determined that the proposed five foot wide sidewalk
should be adjacent to the curb (same as existing sidewalk on Benson 'Way) without a parkrow,
see photo in Narrative and Findings. Further, the sidewalk should intrude into the street with a
"compound curve" to avoid relocating the existing telephone pole and fire hydrant. This
solution will also eliminate the need for cutting the bank and building a retaining wall and most
importantly it will provide a better future development design for the two parcels' along the
street. The reason for this location is due to the topography of this area which would necessitate
significant retaining walls and may not be desired by the property owners fronting on the
sidewalk.
Setback to Residential Properties -
It is the applicant's belief, see Findings, that the setback to residential properties (Chapter
18.40.050 B) do not apply to County property especially when this property is designated in the
Comprehensive Plan as E-l zoning and can be annexed to the City. Further, as shown on the
aerial photo and City topo map the adjacent property owners' houses are located along the
opposite property line with mature trees providing separation. The applicant, however,
recognizes the concerns of the adjacent property owners and will provide the following
mitigations:
1. All building foot prints will be a minimum often feet from the residential property, see
revised Site Plan;
2. The finish floor level of the proposed buildings will be below the existing grade, creating a
shorter height when seen from adjacent properties, see revised Building "COO Exterior Elevations;
3. The facade of these buildings, along the property, will have three different textures and
windows as well as a two foot reduction in height to create a more human scaled appearance;
and
4. The revised Site and Landscape Plan delineates plant material between the proposed
buildings and the property line that will provide screening but have a maximum mature height of
16 feet.
Solar Setback -
As mentioned above, the proposed Building C will be a minimum of 10 feet from the property
line (north) and be below the existing grade. The proposed roof pitch for this building is also 5
1'2 : 12 and in no case will the building wall be greater than 16 feet in height from natural grade.
These measures confonn to the requirements of Solar Setback Standard "B" which allows a 16
foot high casting a shadow from the north property line, see revised Exterior Elevations and
revised Site Plan.
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Building Design -
As shown on the revised Exterior Elevation (Benson Way side), Building C has been modified to
include an entry feature similar to Building A. Building E is the existing house that is on the
site. The applicant desires to save this structure and convert the use to office. Minimal exterior
modifications are proposed for this structure, (see photo in NarrativelFindings) except for
repairs. In general, the structure will look very similar to the existing design and character. A
detailed assessment of the condition of the house and an interior space design will be provided
prior to obtaining a Building Permit.
Landscapeffrees -
The applicant has calculated the percentage of the landscape area of the revised parking area.
The parking is approximately 25,000 S.F. of area. There is approximately 2,43tlS.F. of
landscape area which calculates to 9.7%. Further, there will be additional trees added to the
landscape islands, see Revised Landscape Plan. The redesign of the Crowson Road
improvements has also created a greater area for landscaping/plaza in front of Building "A".
As recommended by the Trees Commission, the two trees (Siberian elm and multi-trunk plum)
located adjacent to the existing house were evaluated by an arborist. The arborist is
recommending that both of these trees were are hazard trees and should be removed, see letter
from Arborist.
In conclusion, it is the applicant" s belief that all concerns listed by staff and Tree Commission
have been addressed.
Sincerely,
3
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Notice is hereby given that a PUBLI ~RING on the followmg
request with respect to the. ASHLA u. LAND USE ORDINANCE
will be held before the ASHLAND PLANNING COMMISSION on
March 8, 2005 at 7:00 p.m. at the ASHLAND CIVIC CENTER,
1175 East Main Street, Ashland, Oregon..
The ordinance criteria applicable to this application are attached to this notice.
Oregon law states that failure to raise an objection concerning this application,
either in person or by letter, or failure to provide sufficient specificity to afford the
decision maker an opportunity to respond to the issue, precludes your right of
appeal to the Land Use Bollrd of APPellls (LUBA) on thllt Isllue. Failure to specify
which ordinance criterion the obJectlon Is based on, also precludes your right of
appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or
other issues relating to proposed conditions of approval with sufficient specificity
to allow this Commission to respond to the issue precludes an action for damages
in circuit court.
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593 Crowson
A copy of the appli{ 11, all documents and evidence relied upon by
the applicant and a~....Jable criteria are avalilable for inspection at no
cost and will be provided at reasonable cost, if requested. A copy of
the Staff Report will be available for inspection seven days prior to
the hearing and will be provided at reasonable cost, if requested. All
materials are available at the Ashland Planning Department,
Community Development and Engineerinll Services, 51 Winburn
Way, Ashland, Oregon 97520.
During the Public Hearing, the Chair shall allow testimony from the
applicant and those in attendance concerning this request. The Chair
shall have the right to limit the length of tllstimony end require that
COmments be restricted to the IPPIlcable crJteria. Unles5 there is a
continuance, if a participant 50 requests beilore the conclusion of the
hearing, the record shall remain open for at !Ieast seven days after the
hearing.
If you have questions or comments conceming this request, please
feel free to contact Susan Yates at the AshL3nd Planning Department,
at 541-552-2041. Our TTY phone number is '-800-735-2900.
N
A
PLANNING ACTION 2005-008 is a request Annexation, Comprehensive Plan and Zoning Map change from Jackson
County zoning RR-5 (Rural Residential) to City of Ashland zoning E-1 (Employment) for an approximately 1.6-acre
parcel located at 593 Crowson Road. The portion of the parcel adjacent to Crowson Road is proposed in the
Residential Overlay (R-Overlay) which allows a residential component and in the Detail Site Review Zone which
requires additional building design features. The application includes a request for Site Review approval for a business
complex including offices, light industrial space and three residential units. A Tree Removal Permit is requested to
remove six trees on the site. Comprehensive Plan Designation: Employment (proposed), Rural Residential (current);
Zoning: E-1 (proposed), RR-5 (current); Assessor's Map #: 391 E 14 D; Tax Lot: 500.
APPLICANT: Crowson Business Center, LLC
NOTE: This Planning Action will also be heard by the AsWand Tree Commission on March 3, 2005 in the Community
Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way at 7:00 p.m,
~q
ANNEXATIONS - APPRd ,~L STANDARDS
18.106.030 Approval stanLdrds
An annexation may be approved if the prop'osed request for annexation conforms, or can be made to conform through
the imposition of conditions, with the following approval criteria:
A. The land is within the City's Urban Growth Boundary,
B. The proposed zoning for the annexed area is in conformance with the designation indicated on the
Comprehensive Plan Map, and the project, if proposed concurrently with the annexation, is an allowed use
within the proposed zoning,
C. The land is currently contiguous with the present City limits,
D. Adequate City facilities for the provision of water to the site as determined by the Public Works Department;
the transport of sewage from the site to the waste water treatment plant as determined by the Public Works
Department; the provision of electricity to the site as determined by the Electric Department; urban storm
drainage as determined by the Public Works Department can and will be provided to and through the subject
property. UnlE~ss the City has declared a moratorium based upon a shortage of water, sewer, or electricity, it
is recognized that adequate capacity exists system-wide for these facilities.
E. Adequate transportation can and will be provided to and through the subject property. For the purposes of this
section "adequate transportation" for annexations consists of vehicular, bicycle, pedestrian and transit
transportation meeting the following standards:
1. For vehicular transportation a 20' wide paved access exists, or can and will be constructed, along the full
frontage of the project site to the nearest fully improved collector or arterial street. All streets adjacent to
the annexed area shall be improved, at a minimum, to a half-street standard with a minimum 20' driving
surface. The City may, after assessing the impact of the development, require the full improvement of
streets adjacent to the annexed area, All streets located within annexed areas shall be fully improved to
city standards. Where future street dedications are indicated on the City's Street Dedication Map or
required by the City, provisions shall be made for the dedication and improvement of these streets and
included with the application for annexation,
2. For bicycle transportation safe and accessible bicycle facilities exist, or can and will be constructed. Should
the annexation be adjacent to an arterial street, bike lanes shall be provided on or adjacent to the arterial
street. Likely bicycle destinations from the project site shall be determined and safe and accessible bicycle
facilities serving those destinations shall be indicated,
3. For pedestrian transportation safe and accessible pedestrian facilities exist, or can and will be constructed,
Full sidewalk improvements shall be provided on one side adjacent to the annexation for all streets
adjacent to the proposed annexed area, Sidewalks shall be proVided as required by ordinance on all
streets within the annexed area. Where the project site is within a quarter of a mile of an existing sidewalk
system, the sidewalks from the project site shall be constructed to extend and connect to the existing
system. Likely pedestrian destinations from the project site shall be determined and the safe and
accessible pedestrian facilities serving those destinations shall be indicated.
4. For transit transportation, should transit service be available to the site, or be likely to be extended to the
site in the future based on information from the local public transit provider, provisions shall be made for
the construction of adequate transit facilities, such as bus shelters and bus turn-out lanes. All required
transportation improvements shall be constructed and installed prior to the issuance of a certificate of
occupancy for any new structures on the annexed property,
F. For all residential al1f1exations, a plan shall be provided demonstrating that the development of the entire
property will ultimately occur at a minimum density of 90% of the base density for the zone, unless reductions
in the total number of units is necessary to accommodate significant natural features, topography, access
limitations, or similar physical constraints. The owner or owners of the property shall sign an agreement, to be
recorded with the county clerk after approval of the annexation, ensuring that future development will occur in
accord with the minimum density indicated in the development plan, For purposes of computing maximum
density, portions of the annexed area containing undevelopable areas such as wetlands, floodplain corridor
lands, or slopes greater than 35%, shall not be included.
G. For all annexations with a density or potential density of four residential units or greater and involving
residential zoned lands, or commercial, employment or industrial lands with a Residential Overlay (R-Overlay):
1. 35% of the base density to qualifying buyers or renters with incomes at or below 120% of median
income; or
2. 25% of the base density to qualifying buyers or renters with incomes at or below '100% of median
income; or
3. 20% of the base density to qualifying buyers or renters with incomes at or below 80% of median income;
or
4, 15% of the base density to qualifying buyers or renters with incomes at or below 60% of median income;
or
5. Title to a sufficient amount of buildable land for development is transferred to a non-profit (IRC 501(3)(c))
affordable housing developer or comparable Development Corporation for the purpose of complying with
subsection :2 above. The land shall be located within the project and all needed public facilities shall be
extended to the area or areas proposed for transfer. Ownership of the land shall be transferred to the
affordable housing developer or Development Corporation prior to commencement of the project.
4D
The total number of affordable( s described in this section G shall be t :mined by rounding down fractional
answers to the nearest whole \ / A deed restriction, or similar legal i\ Jument, shall be used to guarantee
compliance with affordable criteria for a period of not less than 60 years, Properties providing affordable units as
part of the annexation process shall qualify for a maximum density bonus of 25 percent,
H, One or more of the following standards are met:
1. The proposed area for annexation is to be residentially zoned, and there is less than a five-year supply of
vacant and redevelopable Iland in the proposed land use classification within the current city limits.
"Redevelopable land" means land zoned for residential use on which development has already occurred
but on which, due to present or expected market forces, there exists the likelihood that existing
development will be converted to more intensive residential uses during the planning period. The f1ve-
year supply shall be determined from vacant and redevelopable land inventories and by the methodology
for land need projections from the Housing Element of the Comprehensive Plan; or
2. The proposed lot or lots willi be zoned E-1 or C-l under the Comprehensive Plan, Clnd that the applicant
will obtain Site Review approval for an outright permitted use, or special permitted use concurrent with
the annexation request; or
3. A current or probable public health hazard exists due to lack of full City sanitary sewer or water services;
or
4, Existing development in the proposed annexation has inadequate water or sanitary sewer service; or the
service will become inadequate within one year; or
5. The area proposed for annexation has existing City of Ashland water or sanitary sewer service extended,
connected, and in use, and a signed "consent to annexation" agreement has been filed and accepted by
the City of Ashland; or
6. The lot or lots proposed for annexation are an "island" completely surrounded by lands within the city
limits. CORD 2792, 1997)
Lfl
SITE REVIEW
18.72.070 Criteria for Approval
The following criteri,a shall be used to approve or deny an application:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met.
e. The development complies with the Site Design Standards adopted by the City Council for
implementation of this Chapter.
D, That adequate capacity of City facilities for water, sewer, paved access to and through the
development, electrkity, urban storm drainage, and adequate transportation can and will be provided to
and through the subject property, All improvements in the street right-of-way shall comply with the Street
Standards in Chapter 18,88, Performance Standards Options, (Ord, 26SS, 1991; Ord 2836 S6, 1999)
TREE REMOVAL,
18.61.080 Criteria for Issuance of Tree Removal - Staff Permit
An applicant for a Tree Removal-Staff Permit shall demonstrate that the following criteria are satisfied,
The Staff Advisor may require an arborist's report to substantiate the criteria for a permit,
A, Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard tree if the applicant
demonstrates that a tree is a hazard and warrants removal.
1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is likely to fall
and injure persons or property. A hazard tree may also include a tree that is located within public rights of
way and is causing damage to existing public or private facilities or services and such facilities or services
cannot be relocated or the damage alleviated, The applicant must demonstrate that the condition or
location of the tree presents a clear public safety hazard or a foreseeable danger of property damage to an
existing structure and such hazard or danger cannot reasonably be alleviated by treatment or pruning.
2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to AMC
18,61.084, Such mitigation requirements shall be a condition of approval of the permit,
B. Tree that is Not a Hazard: The City shall issue a tree removal permit for a tree that is not a hazard if
the applicant demonstrates all of the following:
1, The tree is proposed for removal in order to permit the application to be consistent with other
applicable Ashland Land Use Ordinance requirements and standards. (e.9, other applicable Site Design
and Use Standards). The Staff Advisor may require the building footprint of the development to be staked
to allow for accurate verification of the permit application; and
2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of
surface waters, protection of adjacent trees, or existing windbreaks; and
3. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies,
and species diversity within 200 feet of the subject property,
The City shall grant an exception to this criterion when alternatives to the tree removal have been
considered and no reasonable alternative exists to allow the property to be used as permitted in the zone,
Nothing in this section shall require that the residential density be reduced below the permitted density
allowed by the zone, In making this determination, the City may consider alternative site plans or
placement of structures or alternate landscaping designs that would lessE~n the impact on trees, so long as
the alternatives continue to comply with other provisions of the Ashland Land Use Ordinance.
4, The City shall require the applicant to mitigate for the removal of each tree granted approval
pursuant to AMC 18.61.084, Such mitigation requirements shall be.a condition of approval of the permit.
(ORD 2883 added 06/04/2002)
4:0
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 117, 2005, I caused to be mailed, by regular mClil, in a
sealed envelope with postage fully prepaid, a copy of the attached 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 # 2005-008.
z/!-G
SIGNED AND SWORN TO before me this .1ft day of February, 200!5.
OFFICIAL SEAL
NANCY E SLOCUM
NOTARY PUBLIC - OREGON
COMMISSION NO. 371650
MY COMMISSION EXPIRES SEPT. 18, 2007
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Comm-Dev\Planning\ Templates
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391 E14D 700 PA#2005-008 Revised 391E14D 700 PA#2005-008 Revised 391 E13C 2503 PA#2005-008 Revised
BERGER SHERRY DARLENE BLAIR SCOTT LINCOLN BUCHANAN WAYNE TRUSTEE
PO BOX 1183 2799 SISKIYOU BLVD 28 624 CROWSON RD
ASHLAND, OR 97520 ASHLAND, OR 975~~0 ASHLAND, OR 97520
391E140 400 PA#2005-008 Rovised 3911:140201 PAtt2005-008 Revised 391!14D 700 PA#2005-008 Revised
BUSTAMANTE CODY AlLAUAEL E CAPSTONE ASSET MGNT CORP CLARK DANIEL R
597 CROWSON RD 1390 FRANK HILL RD 2799 SISKIYOU BLVD 42
ASHLAND, OR 97520 ASHLAND, OR 975~~0 ASHLAND, OR 97520
391 E14D 700 PA#2005-008 Revised 391 E14D 700 PA#2005-008 Revised 391 E14D 500 PA#2005-008 Revised
CLINE CARROLL FORREST COOK EDWARD BENJAMEN CROWSON BUSINESS CENTER LLC
2799 SISKIYOU BLVD 36 2799 SISKIYOU BLVD 37 3140 JUANIPERO WAY 201
ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97504
391 E14D 700 PA#2005-008 Re,vised 391E14D 700 PA#2005-008 Revised 391 E14D 600 PA#2005-008 Revised
DULLY JOSEPH MICHAEL FAIRCHILD GLENN R TRUSTEE GRIMES FLOYD W/JULlA A
2799 SISKIYOU BLVD 27 2799 SISKIYOU BLVD 11 647 CROWSON RD
ASHlAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised 391E14D 700 PA#2005-008 Revised 391 E14D 700 PA#2005-008 Revised
HENDERSON JENNIFER FAY HMC THREE LLC HOBART JESSIE
PO BOX 3580 87 MACREADY DR 2799 SISKIYOU BLVD 29
ASHlAND, OR 97520 MERCED, CA 95340 ASHlAND, OR 97520
391 E14D 700 PA#2005-008 Revised 391 E13C 2600 PA#2005-008 Revised 391 E14D 700 PA#2005-008 Revised
HOWARD BERL LEROY JR JENKINS ALVIN R/PA TSY K LEPPIN RICHARD AlST ACY
1081 CALLAWAY DR 672 CROWSON RD 2799 SISKIYOU BLVD 41
MEDFORD, OR 97504 ASHLAND, OR 97520 ASHLAND, OR 97520
391 E14D 200 PA#2005-008 Revised 391 E14D 200 PA1t2005 008 Revisod 391 E14D 700 PA#2005-008 Revised
MASTROFINI GILBERT C/KRISTI MASTROFINI GILBERT/KRISTI MC CLURG ROBERT DEAN
595 CROWSON RD 595 CROWSON Rid 2799 SISKIYOU BLVD 9
ASHLAND, OR 97520 I'.SHU\ND, OR 97520 ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised 391 E14D 202 PA#2005-008 Revised 391 E14D 700 PA#2005-008 Revised
MERIDETH MERVIN R MIHALJEVICH MARK TRUSTEE OCHOA MARIA DEL PILAR
2799 SISKIYOU BLVD 10 808 POMPADOUR DR 3017 BREA BLVD
ASHLAND, OR 97520 ASHLAND, OR 97520 FULLERTON, CA 92835
391 E14D 700 PA#2005-008 Revised 391 E13C 2502 PA#2005-008 Revised 391 E13C 2504 PA#2005~008 Revised
OGREN SALL Y J PARSONS LORIN E PARSONS LORIN E
2799 SISKIYOU BLVD 24 628 CROWSON RD 628 CROWSON RD
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
391E14D 700 PA#2005-008 Revised 391 E14D 700 PA#2005-008 Revised 391 E14D 700 PA#2005-008 Revised
RIVERA-SANCHEZ CARLOS SAMAR RON FELIX JRlMARIL YN SANCHEZ KANDACE NICOLE
PO BOX 8017 2799 SISKIYOU BLVD 33 2799 SISKIYOU BLVD 14
'~EDFORD, OR 97504 ASHLAND, OR 97520 ASHLAND, OR 97520
~~
391 E140 700 PA#200S-008 Revised
SEEVERS SCOTT ALLAN
2799 SISKIYOU BLVD 6
ASHLAND, OR 97520
391 E140 700 PA#200S-008 Revised
SISKIYOU VILLAGE
87 MACREAOY DR
MERCED, CA 95340
391 E14D 700 PA#2005-008 Revised
WEST MEDFOFtD ENTERPRISE INC
2495 W. MAIN ST 10
MEDFORD, OR 97501
391E140 700 PA#2005-008 Revised
WRIGHT IRENE
411 HARRISON ST
ASHLAND, OR 97520
391 E13C 2505 PAf2005-008 Revised
YOUNG DAVID F TRUSTEE
348 S MODOC AVE
MEDFORD, OR 97504
391E1~O SOO PAtt2005.006 Revised
YOUNG DAVID F TRUSTEE ET AL
575 CROWSON RD
ASHLAND, OR !~7S20
391 E14D 700 P A#200S-008 Revised
ZIMMERMAN GEORGE EDWARD
2799 SISKIYOU BLVD 38
ASHLAND, OR 97520
PA#2005-008 Revised
GIORDANO TOM
263S T AKELMA
ASHLAND, OR H7S20
I I ';:'i
'-1/
/
ATTN: LEGAL PUBLlCATI6NS (JODY)
f
PUBLIC HEARING NOTICE
"
NOTICE IS HEREBY GIVEN that a Public Hearing on the following items with respect to the Ashland
Land Use Ordinance will be held before the Ashland Plannlng COmmisSion, March 5,2005 at 7:00 p.m.
at the Ashland Civic Center, 1175 East Main Street, Ashland, OR. At such Public Hearing any person is
entitled to be heard.
NOTE: The following agenda item will be a 30-minute presentation of the project by the applicant. The
public hearing and Planning Commission review will take place on April 12, 2005 at the regularly scheduled
Planning Commis!>>ion meeting.
Request for Site Review approval of a mixed-use commercial and residential development to be located at 165
L1thia Way and 12~~ N. First St. The proposal includes two 3-story mixed-uSE! commercial and residential buildings
with one building being 29,289 square feet in size and one building being 26,407 square feet in size. In addition,
six row houses are proposed. A total of 14,736 square feet of retail and office space and a total of 41 residential
units are included in the proposed development. The site is located in the Detail Site Review Zone, and is subject
to the Detail Site Review Standards and to the Downtown Design Standards. Iln addition, the proposal is subject to
the Large Scale Development Standards because it exceeds 10,000 square feet in size and includes buildings
greater than 100 fee't in length. A Tree Removal Permit is requested to remove four trees on site.
Request for Annexation, Comprehensive Plan and Zoning Map change from Jackson County zoning RR-5 (Rural
Residential) to City of Ashland zoning R-2 (Low Density Multi-Family Residential) for an approximately ten acre
parcel located at 380 Clay Street. The request includes Outline Plan and Site Review approval for a 130-unit
development under the Performance Standards Option. .An Exception to the Stlreet Standards is requested to
meander the proposed sidewalk on the Clay Street frontage around a cedar tree located in the southwest corner of
the property. A Tree Removal Permit is requested to remove the nine trees on the site.
Request Annexation, Comprehensive Plan and Zoning Map change from Jackson County zoning RR-5 (Rural
Residential) to City of Ashland zoning E-1 (Employment) for an approximately 1.6-acre parcel located at 593
Crowson Road. The portion of the parcel adjacent to Crowson Road is proposed in the Residential Overlay (R-
Overlay) which allows a residential component and in the Detail Site Review Zone which requires additional
building design features. The application includes a request for Site Review approval for a business complex
including offices, light industrial space and three residential units. A Tree Removal Permit is requested to remove
six trees on the site.
Request for Outline Plan, Final Plan and Site Review approval for a nine-unit, nine-lot residential subdivision for the
property located at 2001 Siskiyou Blvd. The application includes a request for two Variances to the off-street
parking requirement. One Variance request is to allow for two less parking spaces on site than is required by
ordinance. The other Variance is to not provide a disabled person parking space in the parking area. A Tree
Removal Permit is requested to remove five trees on the site
Request for Outline Plan approval for an 8-lot subdivision under the Performance Standards Options and located
within the North Mountain Neighborhood Plan area for the property located at 400 E. Nevada 51.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City
Administrator's office at (541) 488-6002 (TIY phone number 1-800-735..2900). Notification 72 hours prior to the meeting will enable the city to
make reasonable arrangements to ensure accessibility to the meeting (28 CFR
35.102-35.104 ADA Title I).
By order of the Planning Director
John McLaughlin
Publish: 2/26/05
Date e-mailed: 2/17/0:5
Purchase Order: 65461
Lflo
(
\
ATTN: LEGAL PUBLICATIONS (JODY)
(
\
PUBLIC MEETING NOTICE
NOTICE IS HERE8Y GIVEN that a Public Hear~ng on the following items with respect to the Ashland
Land Use Ordinance will be held before the Tree Commission on March 3, 2005 at 7:00 p.m. at the office
of Community Development and Engineering Services (Siskiyou Room) located at 51 Winburn Way,
Ashland, OR. At such Pubic Hearing any person is entitled to be heard.
Request for a Conditional Use Permit .and Site Review to construct a 5,368 square foot addition over the existing
Redford Lounge of the Stevenson Union for the property located at 1250 Siskiyou Blvd.
Request for a Conditional Use Permit to construct a new residential unit, 1,172 square feet in SiZE!, at the rear of the
parcel located at 150 N. Pioneer 5t. with a proposed total floor area in excess of the Maximum Permitted Floor
Area (MPFA) allowed by ordinance. The Maximum Permitted Floor Area for the parcel is 2,643 square feet. The
proposed new unit combined with the l3xisting residence results in a total of 3,302 square feet, which is 25% greater
than allowed by ordinance. Site Review approval is requested for the construction of the second unit. A Variance
to the required driveway width is requested for the existing mutual driveway serving the subject parcel and 162 N.
Pioneer Street. A modification of the Conditional Use Permit for the existing office use is required for a change in
the site.
Request for Annexation, Comprehensive Plan and Zoning Map change from Jackson County zonling RR-5 (Rural
Residential) to City of Ashland zoning R-2 (Low Density Multi--Family Residential) for an approximately ten acre
parcel located at 380 Clay Street. The request includes Outline Plan and Site Review approval for a 130-unit
development under the Performance Standards Option. An Exception to the Street Standards is requested to
meander the proposed sidewalk on the Clay Street frontage around a cedar tree located in the southwest corner of
the property. A Tree Removal Permit is requested to remove the nine trees on the site.
Request Annexation, Comprehensive Plan and Zoning Map change from Jackson County zoning RR-5 (Rural
Residential) to City of Ashland zoning E-1 (Employment) for an approximately 1.6-acre parcel located at 593
Crowson Road. The portion of the parcel adjacent to Crowson Road is proposed in the Residential Overlay (R-
Overlay) which allows a residential component and in the Detail Site Review Zone which requires additional
building design features. The application includes a request for Site Review approval for a business complex
including offices, light industrial space and three residential units. A Tree Removal Permit is requested to remove
six trees on the site.
Request for Outline Plan, Final Plan and Site Review approvall for a nine-unit, nine-lot residential subdivision for the
property located at 2001 Siskiyou Blvd. The application includes a request for two Variances to the off-street
parking requirement. One Variance request is to allow for two less parking spaces on site than is required by
ordinance. The other Variance is to not provide a disabled person parking space in the parking an3a. A Tree
Removal Permit is requested to remove, five trees on the site.
Request for Outline Plan approval for all 8-lot subdivision undm the Performance Standards Options and located
within the North Mountain Neighborhood Plan area for the property located at 400 E. Nevada 51.
In compliance with the Americans 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 lltle I).
By order of the Planning Director
John McLaughlin
Publish: 2/22/05
Date e-mailed: 2/17/05
Purchase Order: 65461
L11
02/08/2005 07:42
5415354108
TALENT ID
PAGE 03/04
,~~ I~
AREA CODE 541 - 53$-1529
D itJtid
p.o. eox 467
TALENT. OREGON 97540
-
February 8, 2005
City of Ashland
Attn: Planning Commission
20 E. Main
Ashland, OR 97520
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A fter review of your PLANNING ACTION 05-008, better described as, Township 39 South, Range 1 East,
Section 14D Tax Lot 500, we find that it will bave a potential affect upon the Talent Irrigation District (TID).
To the Planning Commission,
It is the request ofthe District that the following conditions be considered:
I) That the landowner/developer be aware that tax lot 500 has TID water rights. These water rights need to
either be transferred back to the District or to some other property. If these rights are to be retained
arrangements need to be made with the District.
2) The landowner/developer needs to be aware that there are TID facilities/easements on this property and
care needs to be taken to protect those facilities.
In accordance with ORS 92.090(6) the City of Ashland Planning Commission must receive a Certification
form from the Talent Inigation District stating that the partition has been removed from the District or is
included within the District for purposes ofrcceiving services.
It is further requested by the Talent Irrigation District that the Planning Commission require tbat the
landowner/developer present to the PI~:mning Commission a letter from TID stating that these recommendations
have been satisfied prior to the Planning Commission's final approval of sa.id development.
We respectfully request that if this application is approved that the above stipulations be made conditions of
that approval.
Thank you for your time and consideration.
Sincerely, ~ /
cy5 /C4 --
/Ji: Pendleton
Manager
4<6
Comments Received
from Neighboring Property Owner
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Citizen Speaker Request Form
Please complete this form and return to the City Recorder.
*This form is a public record*
Meeting Date:ill~~
SUBJECT: jv I a lit Vl ( Vvt /JcJ00c~_ ZQ~_~-Ll(Ll_____n__~__~~___
AGENDA NUMBER (if on tonight's agenda): ~j,lJ
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LAND USE HEARING (Please check one): FOR:_
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ADDRESS (no P.O.
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WRITTEN COMMENTS:
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IF YOU \VISH TO ADDRESS THE CITY COUNCIL:
1. Please complete this form and return it to the City Recorder.
2. Address the City Council from the table podium microphone.
3. State your name and street address for the official record.
4. Please limit your comments to S minutes, unless otherwise instructed by Mayor.
S, If written documentation is presented, please furnish one copy to the City Recorder for the
official record.
IF YOU \VISH TO SUBMIT \VRITTEN COMMENTS TO THE CITY COUNCIL:
1. Please complete this form and return to the City Recorder.
2. Written comments will be part of the official record.
.50
City Planning Commission Meeting February 8, 2005
c.
A.
Visual Impac.ts of Building Band C (reference Photo#lloca' , hi d
. City of As a~ .
Photo 10 and site map) Planning Exhibit
1. Proposed height would block views of Rural Landscape, Pho it #
exemplifies 16ft bldg. PA #
2. Photo 2: Lvroom french doors (Pine tree 17 ft.) Date Staff_
3. Photo 3: 16 ft. view from front yard (afternoon photo)
4. Photo 4: view from kitchen glass door (scenic hills blocked)
5. Photos 5 & 6 blocked views -claustrophobic feeling
*Photos 2, 3, 5 & 6 show 16ft at property line
The ten ft setback would mak(~ a difference
However we feel the bldgs running nearly the entire 300 ft of the
property line will still have a massive cumulative effect even with
the city recommended I Oft setback.
*site map shows location & orientation of photographs, the X's
show where the 16ft. ladder was positioned
B.
Solar Access
1. Photos 10: This is a E-l type Bldg.
11:45 A.M. Same height & orientation as proposed Building C
2. Photo 7: Our studio is 12ft. tall. Notice 11ft. setback 18 f1. shadow
at 11:50 A.M. Feb 1.
3. Photo 9: View from standing at breakfast table 8:00 A.M. In Feb.,
the sun is right at the height of the black pine tree (17ft.)
4. Blockage of sunlight on septic drain field
Noise
1. Metal buildings -add sound-muffling material
2. Build a cement block fence along property line to buffer noise
D. Mitigations
1.
Reduce bldg B&C eaves height to 10ft, in addition to staff
required 10ft. setback
Create evergreen landscaping screen along property line
Paint Buildings 13 and C a soft grey-green color
Noise reducing building materials, (Decorative block)
Build maintenance-free concrete fence along property line to
mitigate noise and break visual mass.
Abutting of E-l project with Residential zoning requires the larger 10ft
setback. We think this is consistent with consideration of solar access
2.
3.
4.
5.
Issues.
Thank you very much for your time.
Cody A. and Laurel Bustamante
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ASHLAND PLANNING DEPARTMENT
STAFF REPORT
February 8, 2005
PLANNING ACTION: 2005-008
APPLICANT: Crowson Business Center, LLC
LOCATION: 593 Crowson Road
ZONE DESIGNATION: E-I proposed
COMPREHENSIVE PLAN DESIGNATION: Employment
ORDINANCE REFERENCE:
18.40
18.72
18.92
18.106
E-I Employment District
Site Design and Use Standards
Off-Street Parking
Annexations
REQUEST: Annexation, Comprehensive Plan and Zoning Map change from Jackson County
zoning RR-5 (Rural Residential) to City of Ashland zoning E-l (EmployTIlent) for an
approximately 1.6 acre parcel located at 593 Crowson Road. The portion of the parcel adjacent
to CrO\\50n Road is proposed in the Residential O\Crlay (R-O\'Crlay) that allows a residential
component and in the Detail Site Review Zone \\hich requires additional building design
features. The application includes a request for Site Review approval for a business complex
including offices, light industrial space and three residential units. A Tree Removal Pe1111it is
requested to remove six trees on the site.
I. Relevant Facts
1) Background - History of Application:
Noticing Error
The property owners to the north of the site, Laurel and Cody Bustamante of 597
Crowson Road, were not sent a written notice of the hearing. It is Staff's
understanding that after learning of the application and hearing from a neighbor,
Laurel Bustamante came to the office, informed Staff that she had not received a
notice and reviewed the file. Subsequently, she submitted a letter commenting on
the proposal on January 31,2005. The noticing error was due to what appears to
Ashland Planning Department
February 8, 2005
~~
Staff Report ~ Planning Action 2005-008
Page 1
have been a unique problem with the Jackson County database query program,
The surrounding property owners were mailed a correct and timely notice.
Chapter 18.108, Procedures, requires that if a noticing error adversely affects and
prejudices a person's substantial rights, the action shall be scheduled for the next
available hearing to allow adequate time to comply with the notice requirements.
For reasons other than the noticing error, Staff is recommending that the action be
continued to the March 8 Comnlllssion meeting. Since Ms. Bustamante has
reviewed the file and submitted written comments, Staff believes the Commission
can review the action at the February 8 meeting. To correct the noticing error, the
Commission should not make a decision at the February 8 meeting, and continue
the action and public hearing to the March 8 meeting.
There arc no previous planning actions for this site.
2) Detailed Description of the Site and Proposal:
This request involves a property approximately 1.6 acres in size. The site is located on the
northwest side of the intersection of Crowson Road and Benson Way. The land slopes gradually
downhill from the rear of the parcel (west) towards Benson Way. According to the application,
the property contains eight trees which appear to be six inches diameter at breast height and
greater (dbh). The trees are identified as a redwood, a spruce, a cedar, a zelkova, two
cottonwoods, and two fruit trees. The majority of the site is a mowed field containing non-native
grasses.
The site contains a single-family residence, a garage and a barn. Current vehicular access is
provided by Benson Way. The parcel is sUITounded by rights-of-way on three sides. The
railroad property right-of-way is to the west of the parcel, Crowson Road is to the south and
Benson Way is to the east. Benson Way is a city street that is improved with curbs, gutter and a
driving surface, but does not contain sidewalks in this location. Crowson Road is a county road
which includes two travel lanes, bicycle lanes, but does not include a side\valk. The stonl1
drainage system on Crowson Road is an open ditch.
The property is currently under county jurisdiction and is zoned Rural Residential (RR-5). The
property is contiguous to the City of Ashland on the Benson Way frontage and is located in the
Ashland Urban Growth Boundary. The properties to the north, on the other side of Benson W'1'
across from the parcel, and on the opposite side of Crowson Road are currently under county
jurisdiction and zoned Rural Residential (RR-5). The surrounding properties are also located in
the Ashland Urban Growth Boundary. The parcels on the north side of Crowson are identified as
Employment (E-l) in the Ashland Comprehensive Plan, and the parcels on the south side of
Ashland Planning DepaIiment
February 8, 2005
tc?J
Staff Report - Planning Action 2005-008
Page 2
Crowson are identified as Single-Family Residential (R-l).
Project Overview
Annexation
The proposal involves a request to annex 1.6 acres into the City of Ashland. The
proposed zoning is Employment (E-l). The portion of the site adjacent to
Crowson Road containing proposed Building A is identified as in the Detail Site
Review Zone and in the Residential Overlay (R-Overlay).
The proposal is to extend the public facilities needed to serve this project to the
site. City water is adjacent to the property in the Benson Way right-of--way. City
sewer is in place nOlih of the site in Benson Way and the proposal is to extend the
line to the site. The electric senice is shown connecting to an existing cabinet
north of the site in Benson vVay. The application states that the electric service
will be placed underground along the frontage of the parcel. The city storm drain
system is near the northeast corner of the parcel in the Benson Way right-of-way.
The proposal is to collect the stonn drainage form the site into a detention system
located along the Benson Way frontage. This system would connect to and meter
drainage into the existing city system.
Transportation to the property is by way of Crowson Road and Benson Way. The
proposal is to install a "half street "improvement on Crowson Road ,vhich
includes bringing the street up to the city standard from the center line towards the
property, for the length of the parce1's frontage. The half--street improvcmcnt
includes a travcllane, bike lane, installation of curb and gutter, a planting strip
with street trees, street lights and a sidewalk. In addition, two on-street parking
spaces are shown on Crowson Road, The proposal is to install street trees in tree
wells and a sidewalk on the Benson way frontage, and to connect the sidewalk to
the existing sidewalk nOlih of the property on Benson Way.
Site Review
The application includes a request for Site Review approval to construct four
commercial buildings. The buildings are intended to be the used for offices and
light manufacturing. The existing residence will be converted to office space, and
the barn and garage demolished. Tbree residential units are included in the
second story oftbe building facing Crowson Road (Building A).
Access to the site will be provided by way of a circular drive system. Fifty-one
parking spaces are provided on site with three spaces for the residential units
Ashland Planning Department
February 8, 2005
&4
Staff Report ~ Planning Action 2005-008
Page 3
Ilocated in a garage structure.
The proposed buildings range from 1,000 square feet to 14,000 square feet in size
for a total of 31 ,580 square feet. Four of the five buildings including the existing
home are one-story, and the building facing Crowson Road (Building A) is two
stories.
A Landscaping and Tree Removal and Protection Plan are included in the
application. The landscaped area will cover 24.7% of the developed area,
exceeding the 15% landscape req uirement for the E-1 zone. The landscaping
addresses the street tree requirements, parking lot landscaping standards and
screening standards. The proposal is to remove six trees greater than six inches
diameter at breast height (dbh). Two evergreen trees located near the front of the
residence arc identified for preservation.
II. Proiect Impact
This application includes an Annexation and Site Review for the construction of an office/light
industrial complex. For the Annexation component, the Planning Commission makes a
recommendation to the City Council, and the City Council makes the final decision. For the Site
Review component, the Planning Commission makes the final decision.
The issues relating to the Site Review are relatively straight forward, while those surrounding the
proposed Annexation arc more invohed. The potential impacts associated with each part of the
application have been evaluated belo\\.
Annexation Request
The property proposed for annexation is currently located within Ashland's Urban Growth
Boundary and is contiguous to the existing city limits. The proposed zoning for the property, E-
I, is consistent with the designations indicated on the Comprehensive Plan, while the proposed
office and light manufacturing uses arc permitted uses within the district. Staff recommends that
the portion of the property along Crowson Road including Building A be included in the Detail
Site Review Zone and Residential Overlay (R-Overlay). The area on the opposite side of
Crowson Road is also in the Ashland Urban Growth Boundary and is identified as Single-Family
Residential. Staff believes the mixed-use buildings with residential units provide a transition
area between the light-industrial zone and the existing and future residences across the street.
Extension of City Services
Water will be extended to and through the project. Water and sewer main lines are
Ashland Planning Department
February 8,2005
IvS
Staff Report - Planning Action 2005-008
Page 4
located in the Benson Way right-of-way. The sewer line will be extended to serve
the property. City stonn drain facilities are existing in Benson Way and will be
extended to and through the site.
The Ashland Electric Department has indicated the equipment shown as serving
the development most likely does not have adequate capacity to serve the
development. City electric services are in place in nearby locations, and appear to
have capacity to serve the proposed project. The electric services can be extended
to and through the site as required. I-Iowever, Staff believes the applicant should
meet \vith Ashland Electric Department to determine a workable connection to the
city system. Staff suggests the Commission require a revised utility plan prior to
making a decision.
T ran spOliation Improvements
Street improvements to city standards are required upon annexation. In this case,
the development is directly accessed by an Avenue, Crowson Road and a
Neighborhood Commercial Collector, Benson Way.
Crowson Road in this location is under Jackson County's jurisdiction. The width
of the travel lanes meet the city standards. However, the bike lane must be
extended, curb and gutter constructed, and a planting strip and a sidewalk
installed. In addition, a pavement overlay may be required to bring the driving
surface up to city standards. Nomlailly, a minimum of eight-feet is required for
sidewalks in commercial areas. The applicant is proposing a six-foot wide
sidewalk. This appears to be an adequate width given that the area will likely not
experience high pedestrian traffic flows given the location on the periphery of the
city and the light-industrial uses in the vicinity.
The proposed Crowson Road improvements change in width being wider near the
intersection \vith Benson Way and nan-ower at the western edge of the parcel. It
appears that the proposed curb line would increase the street width approximately
20 feet beyond the current roadway creating an oversized travel lane and two
parking spaces. This configuration raises concerns regarding the feasibility of
extending the improvement to the east, functionality ofthe oversized section and
intersection, transition from existing street to proposed frontage change, and
consistency with the Street Standards. Typically, a consistent curb line with a
parking bay, and a consistent width of travel lane is required. Staff believes
further infornlation is needed on the Crowson Road improvement prior to the
Commission decision.
Likely destinations for bicyclists are west and east on Crowson Road. Bike lanes,
Ashland Planning Department
February 8, 2005
, \
<J
Staff Report - Planning Action 2005-008
Page 5
approximately four feet in width" are currently existing on Crowson Road linking
the site to Siskiyou Boulevard and Highway 66. Sidewalks are not in place on
Crowson Road in the vicinity of the project site.
The closest transit stops are on Siskiyou Boulevard near Tolman Creek Road, and
on Ashland Street near the Windmill Inn. The annexation criteria require an
evaluation oflikelihood of transit service to the site in the future, and provisions
to be made for the construction of adequate facilities such as bus shelters and bus
turn-out lanes. The application does not address future transit service. Staff
believes transit needs to be addressed prior to the Commission decision.
Benson Way is an improved city street without sidewalks. The site plan calls out
tree wells with tree grates on the Benson Way frontage, but the landscape plan
appears to show a parkrow with plantings. The annexation criteria require that
sidewalks be installed on the property frontage and that new sidewalks arc
connected to existing sidev,alk systems within ~4 mile of the site. There is an
existing sidewalk system on the west side of Benson Way approximately 100 feet
to the north. The application states that the sidewalk connection will be
completed. A design for the sidcyvalk improvement is not included in the
application. The right-of-way behind the curb is sloped and contains landscaping
and rock work. Staff believes fwiher infomlation is needed on the design of the
sidewalk connection prior to the Commission decision.
Site Review Request
Offices and light manufacturing uses are pemlitted in the E-I zone. The proposed
development is subject to the Site Review criteria for approval including the Basic Site
Review Standards, Parking Lot Landscaping and Screening Standards and Street Tree
Standards. The building adjacent to Crowson Road \vould also be subject to the Detail
Site Review Standards and Large Scale Development Standards. Overall, Staff believes
the proposed project meets the Site Revie\v Standards and could be approved. The
following discussion items are areas the Commission may consider asking for further
clarification or modifications.
Setback to Adiacent Residential Properties
The E-I zoning district requires a side and rear yard of at least ten feet per story
for parcels abutting residential districts (l8.40.050.B). The properties to the north
and west of the project site include residences and are in county jurisdiction with
Rural Residential (RR-5) zoning. The proposed buildings are up to three feet
from the north properiy line and five feet from the south side property line.
Ashland Planning Department
February 8, 2005
f ....,
LD If
Staff Report - Planning Action 2005-008
Page 6
The intent of the setback requirement for the E-l zoning district was likely to
provide a buffer from abutting residential zoning districts in the city. The
properties to the north and west of the proj ect site are also identified as E- I in the
Ashland Comprehensive Plan. However, the Commission could apply this
setback requirement to residential districts under County jurisdiction and require
the proposed project to be setback a minimum often feet in the areas abutting
residentially zoned properties.
A letter was submitted from the residents to the north of the project regarding the
impact of the proposed Buildings Band C on their property. The suggestion is to
reduce the height of the buildings and screen the building with landscaping,
fencing and colors. Noise mitigation is also raised as a concern. The application
identi fies the typical eave height is as sixteen feet. However, it is not clear if this
is the height on the north elevations. It appears the finished floor may be
excavated at a level below existing natural grade thereby reducing the height on
the north side of the buildings.
Solar Setback
The application states that the proposed northern buildings will meet Solar
Setback B as required of lots in the commercial, light-industrial and industrial
zones. Staff was unable to determine if the solar setback would be met with the
infonnation provided in the application.
Building Design
With the proposed zoning. Building A would be subject to the Detail Site Review
Standards and Large Scale Development Standards. Staff believes the proposed
building meets the applicable standards. Plaza area is required as part of the
development. The applicant proposes to use the covered arcades on the south side
of the buildings to fulfill this requirement. In addition, an employee Ilunch area is
proposed adjacent to the evergreens to be preserved near the front of the existing
house.
Buildings C, B., and G have been designed as utilitarian light industrial buildings
similar to existing structures to the north located on Benson Way. Of this group,
Building C is the closest to BensonW ay. A door and windows have been
included in the street elevation. This entrance is required to be designed to be
attractive and functional for pedestrians and open to the public during business
hours. Staff suggest the Planning Commission consider requiring an entry feature
to strengthen the orientation of the building to the street. Several examples are in
place in the existing buildings on Benson \Vay.
Ashland Planning Department
February 8,2005
&<:6
Staff Report - Planning Action 2005-008
Page 7
~\
The application does not include elevations of the existing home (Building E).
The application describes the home as being remodeled into office space.
Clarification should be provided on the extent and nature of any exterior changes
to the building.
Parking Lot Landscaping
The majority of the landscaping is situated at the front of the property around the
existing home. Parking area landscapes is evenly spaced throughout the parking
area. A minimum of seven percent of the parking area is required in landscaping.
Calculations are not provided with the application and should be verified. The
standards also require a minimum of one tree for each seven parking paces.
Parking lot trees are required to be species that a large canopied for shade and are
required to be evenly distributed throughout the parking area. There area several
generously sized planters in the interior of the parking lot which do not include
trees. The Tree Commission had not reviewed the landscape plan at the time of
writing.
Tree Removal Pennit
Six trees are proposed for removal. Since the trees are greater than six inches
diameter at breast height (dbh), a Tree Removal Pennit is required. Two
cottonwoods are identified as hazard trees due to the incompatibility with
development and tendency to drop limbs. Four trees including a zelkova, t\\lO
fruit trees and a cedar arc identified as non-hazard trees. The reason cited for the
trees in conOict with the design of the driveway to accommodate large trucks.
The zelkova which the application states is 36 inches dbh appears to be the most
significant of the four non-hazard trees proposed for n:;moval. The canopy spans
over the north driveway and adjacent parking area. Given the light industrial
zoning, truck access needs, and requirement for off-street parking, it appears the
tree removal is necessary to be consistent with other applicable Ashland Land Use
Ordinance standards. The Tree Commission had not reviewed the tree protection
and removal plan at the time of writing.
Wetlands
During the initial site visit, a damp depression or swale on the north side of the
property was observed. As a result, Staff suggested a detennination by a
professional biologist be conducted to detennine if the area qualified as wetlands.
The application includes a wetlands analysis including an assessment of
hydrology and site features, soils research and vegetation inventory. The finding
Ashland Planning Department
February 8, 2005
lv.~
Staff Report - Plmming Action 2005-008
Page 8
of the report is that no portion of the site has sufficient positive indicators to
qualify as a wetland. In addition, the recently completed local wetland inventory
did not identify a wetland in this area.
III. Procedural- Required Burden of Proof
The criteria for Annexation approval are as follows:
An annexation may be approved if the proposed request for annexation confomls, or can be made to
confonn through the imposition of conditions, with the following approval criteria:
A. The land is within the City's Urban Growth Boundary.
B. The proposed zoning for the annexed area is in confomlance with the designation indicated
on the Comprehensive Plan Map, and the project, if proposed concurrently with the
annexation, is an allowed use within the proposed zoning.
C. The land is currently contiguous with the present City limits.
D. Adequate City facilities for the provision of water to the site as determined by the Puhlic
Works Department; the transport of sewage from the site to the waste water treatment plant
as detennined by the Public Works Department; the provision of electricity to the site as
detennined by the Electric Department; urban stonn drainage as detemlined by the Public
Works Department can and will be provided to and through the subject property. Unless the
City has declared a moratorium based upon a shortage of water, sewer, or electricity, it is
recognized that adequate capacity exists system-wide for these facilities.
E. Adequate transportation can and will be provided to and through the subject property. For
the purposes of this section "adequate transportation" for annexations consists of vehicular.
hicycle, pedestrian and transit transportation meeting the following standards:
I. For vehicular transportation a 20' wide paved access exists. or can and will be
constructed, along the full frontage of the project site to the nearest fully improved
collector or arterial street. All streets adjacent to the annexed area shall be improved, at a
minimum, to a half-street standard v;ith a minimum 20' driving surface. The City may,
after assessing the impact of the development, require the full improvement of streets
adjacent to the annexed area. All streets located within annexed areas shall be fully
improved to city standards. Where future street dedications are indicated on the City's
Street Dedication Map or required by the City, provisions shall be made for the
dedication and improvement of these streets and included with the application for
annexation.
2. For bicycle transportation safe and accessible bicycle facilities exist, or can and will
be constructed. Should the annexation be adj acent to an arteT;al street, bike lanes shall be
provided on or adjacent to the arterial street. Likely bicycle destinations fromthe project
site shall be determined and safe and accessible bicycle facilities serving those
destinations shall be indicated.
3. For pedestrian transportation safe and accessible pedestrian facilities exist, or can and
Ashland Planning Department
February 8, 2005
70
Staff Report ~ Planning Action 2005-008
Page 9
will be constructed. Full sidewalk improvements shall be provided on one side adjacent
to the annexation for all streets adjacent to the proposed annexed area. Sidewalks shall
be provided as required by ordinance on all streets within the annexed area. Where the
proj ect site is within a quarter of a mile of an existing sidewalk system, the sidewalks
from the project site shall be constructed to extend and connect to the existing system.
Likely pedestrian destinations from the project site shall be detennined and the safe and
accessible pedestrian facilities serving those destinations shall be indicated.
4. For transit transportation, should transit service bc available to the site, or be likely to
be I~xtended to the site in the future based on infonnation from the local public transit
provider, provisions shall be made for the construction of adequate transit facilities, such
as bus shelters and bus tum-out lanes.
All required transportation improvements shall be constructed and installed prior to the
issuance of a certificate of occupancy for any new structures on the annexed property.
F. For all residential annexations, a plan shall be provided demonstrating that the development
of the entire property will ultimately occur at a minimum density of90% of the base density
for the zone, unless reductions in the total number of units is necessary to accommodate
significant natural features, topography, access limitations, or similar physical constraints.
The owner or owners ofthe property shall sign an agreement, to be recorded with the county
clerk after approval of the annexation, ensuring that future development will occur in accord
with the minimum density indicated in the development plan. For purposes of computing
maximum density, poriions of the annexed area containing undevelopable areas such as
wetlands, floodplain corridor lands, or slopes greater than 35</0, shall not be included.
G. For all residential annexations of four units or greater
I. 25% of the proposed units shall be affordable and available to qualifying buyers or
renters with incomes at or below 1 OO(/~) of median income; or
2. 15% of the proposed units shall be affordable and available to qualifying buyers or
renters with incomes at or belO\v 80% of median income.
The total number of affordable units required by this section shall be determined by
rounding down fractional answers, determined above, to the nearest whole unit.
Properties providing affordable units as part ofthe annexation process shall also qualify for a
density bonus for development under the Perfomlance Standards Option for subdivisions.
H. One or more of the following standards are met:
1. The proposed area for annexation is to be residentially zoned, and there is less than a
five-year supply of vacant and redevelopable land in the proposed land use classification
within the current city limits. "Redevelopable land" means land zoned for residential use
on which development has already occurred but on which, due to present or expected
market forces, there exists the likelihood that existing development will be converted to
more intensive residential uses during the planning period. The five-year supply shall be
Ashland Planning Department
February 8, 2005
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Staff Report - Plmming Action 2005-008
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determined from vacant and redeve]opab]e land inventories and by the methodology for
land need projections from the Housing Element of the Comprehensive Plan; or
2. The proposed lot or lots will be zoned E-l or C-l under the Comprehensive Plan, and
that the applicant will obtain Site Review approval for an outright pennitted use, or
special permitted use concurrent with the annexation request; or
3. A current or probable public health hazard exists due to lack of full City sanitary
sewer or water services; or
4. Existing development in the proposed annexation has inadequate walter or sanitary
sewer service; or the service will become inadequate within one year; or
5. The area proposed for annexation has existing City of Ashland water or sanitary
sewer service extended, cOlmected, and in use, and a signed "consent to annexation"
agreement has been filed and accepted by the City of Ashland; or
6. The lot or lots proposed for annexation are an "island" completely surrounded by
lands within the city limits. (ORD 2792., 1997)
The criteria for Site Design and Use Review approval are as follows:
A. All applicable City ordinances have been met or will be met by the proposed
development.
B. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council
for implementation of this Chapter.
D. 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. All improvements in the street right-of-
way shall comply with the Street Standards in Chapter 18.88, Performance Standards
Options. (Ord. 2655, 1991; Ord 2836 S6, 1999).
The criteria for a Tree Removal Permit are as follows:
A. Hazard Tree: The Staff Advisor shall issue a tree removal pemlit for a hazard tree if the
applicant demonstrates that a tree is a hazard and warrants removal.
1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is
likely to fall and injure persons or property. A hazard tree may also include a tree that is
located within public rights of way and is causing damage to existing public or private
facilities or services and such facilities or services cannot be relocated or the damage
alleviated. The applicant must demonstrate that the condition or location of the tree
presents a clear public safety hazard or a foreseeable danger of property damage to an
existing structure and such hazard or danger cannot reasonably be alleviated by treatment
or prunmg.
Ashland Planning Department
February 8, 2005
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Staff Report - Planning Action 2005-008
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2. The City may require the applicant to mitigate for the removal of each hazard tree
pursuant to AMC 18.61.084. Such mitigation requirements shall be a condition of
approval ofthe pennit.
B. Tree that is Not a Hazard: The City shall issue a tree removal pennit for a tree that is not a
hazard if the applicant demonstrates all of the following:
1. The tree is proposed for removal in order to pemlit the application to be consistent
with other applicable Ashland Land Use Ordinance requirements and standards. (e.g.
other applicable Site Design and Use Standards). The Staff Advisor may require the
building footprint of the development to be staked to allow for accurate verification of
the permit application; and
2. Removal of the tree will not have a significant negative impact on erosion, soil
stability, flO\v of surface waters, protection of adjacent trees, or existing windbreaks; and
3. Removal of the tree will not have a significant negative impact on the tree densities,
sizes, canopies, and species di \'ersity within 200 feet of the subject property.
The City shall grant an exception to this criterion when altematives to the tree
removal have been considered and no reasonable altemative exists to allow the property
to be used as pennitted in the zone. Nothing in this section shall require that the
residential density be reduced below the pemlitted density allowed by the zone. In
making this detennination, the City may consider altemative site plans or placement of
structures or altemate landscaping designs that would lessen the impact on trees, so long
as the altematives continue to comply with other provisions of the Ashland Land Use
Ordinance.
4. The City shall require the applicant to mitigate for the removal of each tree granted
approval pursuant to AMC 18.61.084 Such mitigation requirements shall be a condition
of approval of the pennit.
IV. Conclusions and Recommendations
The application includes a request for annexation and approval of a business complex
including offices, light industrial space and three residential units. After review of the
application. it is Staff opinion that the proposal can largely be found to be consistent
with the relevant annexation approval criteria. The site is contiguous to the city limits.
Public facilities necessary to serve the project are available and located close by in
existing rights-of-way (i.e. Crowson Road and Benson Way). Additionally, through the
construction of the proposed street system and recommended off-site improvements.
Ashland Planning Department
February 8, 2005
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Staff Report - Planning Action 2005-008
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Staff believes adequate transportation can be provided to motorists, pedestrians and
cyclists. Overall, it is Staff's opinion that the project layout and design is consistent with
the approval standards applicable to Site Review approval. The uses, parking and
landscaping complies with the proposed E-1 zoning designation.
Staff has raised concems with eight issues. However, through adjustments to the
submitted plans, Staff believes the applicatliOn can be approved. Staff recommends
that further information on the eight issues outlined in the staff report and summarized
below should be provided prior to a decision by the Commission. In addition, Staff
recommends continuing the action and public hearing to the March 8 meeting to correct
the noticing error that was made.
· Capacity and Provision of Electric Services - Staff believes the
applicant should meet with Ashland Electric Department to determine a
workable connection to the city system. Staff suggests the Commission
require a revised utility plan,
· Crowson Road Improvem{~nts- The proposed configuration raises
concems regarding the feasibility of extending the improvement to the
cast, functionality ofthe oversized section and intersection, transition from
existing street to proposed frontage change, and consistency with the
Street Standards. Staff believes further information is needed on the
Crowson Road improvement.
· Transit Service - The annexation criteria require an evaluation of
likelihood of transit service to the site in the future. and provisions to be
made for the construction of adequate facilities such as bus shelters and
bus turn-out lanes. The application does not address future transit service.
· Benson 'Vay Sidewalk Improvements - The annexation criteria require
new sidewalks along the property frontage be connected to existing
sidewalk systems within 1/1 rnile of the site. A design for the sidewalk
improvement connecting the site to the existing sidewalk on Benson Way
is not included in the application. The right-of-way behind the curb is
sloped and contains landscaping and rock work. Staff believes further
inforn1ation is needed on the design of the sidewalk connection. In
addition, clarification of the nature of the parkrow (i.e. tree wells with tree
grates or a planting strip) improvements should be provided.
· Setback to Residential Properties - The E- I zoning district requires a
side and rear yard of at least ten feet per story for parcels abutting
residential districts (18.40.050.13). The properties to the north and west of
Ashland Plmming Department
February 8,2005
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Staff Report - Planning Action 2005-008
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the project site include residences and are in county jurisdiction with Rural
Residential (RR-5) zoning. The proposed buildings are up to three feet
from the north property line and five feet from the south side property line.
The Commission could apply this setback requirement to residential
districts in the Jackson County and require the proposed project to be
setback a minimum of ten feet in the areas abutting residentially zoned
properties.
· Solar Setback - The application states that the proposed northern
buildings will meet Solar Setback B as required of lots in the commercial,
light-industrial and industrial zones. Staff was unable to deternline if the
solar setback would be met with the infornlation provided in the
application.
· Building Design
o Building C - Building C is the closest to Benson Way, and a door
and windows have been included in the street elevation. This
entrance is required to be designed to be attractive and functional
for pedestrians and open to the public during business hours. Staff
suggest the Commission consider requiring an entry feature to
strengthen the orientation of the building to the street. Several
examples are in place in the existing buildings on Benson Way.
o Bnilding E - Clarification should be provided on the extent and
nature of any exterior changes to the building.
· Landscaping - Calculations for the percentage of the parking area should
be submitted to verify that the minimum of seven percent is met. Also,
one tree for each seven parking paces evenly distributed throughout the
parking area is required. The Tree Commission had not reviewed the
landscape plan at the time of writing.
Staff recommends that the application be continued to allow the applicant to submit
further infonnation addressing the above items. The application has two components
which involve different approval processes. For the Annexation component, the Plmming
Commission makes a recommendation to the City Council, and the City Council makes
the final decision. For the Site Review component, the Plmming Commission makes the
final decision. Should the Commission choose to approve the application, Staff suggests
that the following conditions of approval be attached. The conditions are grouped
according to approval.
Ashland Planning Department
February 8, 200.5
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Staff Report - Plmming Action 2005-008
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Annexation
1) That all proposals of the applicant shall be conditions of approval unless
otherwise modified here.
2) A boundary survey and a wntten description of the property boundaries
including the Crowson Road right-of-way shall be submitted for review and
approval prior to completion of the annexation.
3) That the applicant agree to construct the project in accordance with the
approved plan and City ordinances and waives the right to file a claim under
Oregon Statewide Measure 37. The signed waiver shall be submitted to the City
of Ashland Legal Department for review and approval prior to signature of the
boundary survey, or adoption of a resolution or ordinance formally annexing the
property.
Site Review
I) That all proposals of the applicant shall be conditions of approval unless
otherwise modified here.
2) That all easements for se\ver, water. electric, and streets shall be granted as
required by the City of Ashland. The casements shall be recorded as required by Ashland
Engineering prior to issuance of a building permit.
3) That the necessary area for street improvements shall be dedicated as public street
right-of-way. The right-of-way dedication shall include the area necessary for retaining walls
to be installed with the street impro\'ements. That the right-of-way dedication shall be
submitted for review and approval of the Ashland Planning and Engineering divisions prior
to issuance of a building peffi1it. The dedication shall be surveyed and recorded as necessary
prior to issuance of a building pennit.
4) That the applicant submit an electric distribution plan including load callculations and
locations of all primary and secondary services including transformers, cabinets, meter
locations, street lights and all other necessaJY equipment. This plan must be reviewed and
approved by the Electric Department prior to issuance of a bui Iding pennit. Transformers and
cabinets shall be located in areas least visible from streets, while considering the access
needs of the Ashland Electric Department. Existing overhead lines shall be installed
underground in accordance with the requirements of Ashland Electric Dcpartment.
Ashland Planning Department
February 8, 2005
Staff Report - Planning Action 2005-008
Page 15
72R
5) That a final utility plan for the project shall be reviewed and approved by the
Engineering Division and Building Divisions prior to issuance of a building permit. The
utility plan shall include the location of connections to all public facilities in and adjacent to
the development, including the locations of water lines and meter sizes, sewer mains and
services, manholes and clean-outs, storm drainage pipes and catch basins. All services shall
be installed prior to issuance of the certificate of occupancy for a building on the property.
6) That the engineered construction drawings for Crowson Road shall comply with City
of Ashland Street Standards including a pavement overlay, extending the pavement for a six-
foot wide bike lane, curb and gutter, street lights, a seven-foot wide planting strip and a six-
foot sidewalk, for the frontage of the property. Engineered construction drawings for the
street improvements shall be submitted for review and approval by Ashland Planning and
Public Works Departments prior to issuance of a building pennit. All street improvements
shall be installed prior to issuance of the certificate of occupancy for a building on the
property.
7) That the engineered construction drawings for Benson Way shall comply with
City of Ashland Street Standards including street lights, a minimum of a seven-foot wide
planting strip and a six-foot wide sidewalk, for the frontage of the property. In addition, a
sidewalk connection between the existing sidewalk north of the site and the proposed
development shall be installed. Engineered construction drawings for the Benson Way
improvements shall be submitted for reVIew and approval by Ashland Planning and
Public Works Departments prior to issuance ofa building permit. All street
improvements shall be installed prior to issuance of the certificate of occupancy for a
building on the property.
8) That a report on the likelihood of future transit service to the area shall be
submitted prior to issuance ofa building peDllit. If transit is determined to be likely by
the Staff Advisor. provisions shall be made for the construction of adequate transit
facilities. The applicant shall coordinate with Rogue Valley Transportation District
(RVTD) to determine the nature of improvements required. Engineered plans for the
transit improvements shall be submitted for review and approval by Ashland Planning
and Public Works Departments prior to issuance of a building permit. Transit
improvements shall be installed prior to issuance of a certificate of occupancy for a
building on the property.
9) That a revised site, size and species specific landscaping plan incorporating the
recommendations of the Ashland Tree Commission with final approval of the Staff
Advisor shall be submitted for review and approval prior to the issuance of a building
permit.
10) That the Employee Lunch Area to the east of Building E shall meet the
Ashland Planning Department
February 8, 2005
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Staff Report - Planning Action 2005-008
Page 16
requirements for public spaces in the Standard II-C-3b) for Large Scale Projects in the
Detail Site Review Zone. The patio area shall be hardscape as required in Standard Il-C-
2b) 1) of the Detail Site Review Standards. The improvements for the Employee Lunch
Area shall be included in the revised landscape plan.
11) That the applicant shall plant six trees in mitigation for the six trees approved for
removal. The trees shall be either a minimum of 1,5 inch caliper healthy and well-
branched deciduous tree or a 5-6 foot tall evergreen tree for each tree removed. The
replanted tree shall be of a species that will eventually equal or exceed the removed tree
in size if appropriate of the new location. The mitigation tees shall be included in the
revised landscape plan.
12) That obstructions including landscaping and structures greater than two and one
half feet high including landscaping, signage or structures, shall not be placed in the
vision clearance areas at the intersection of Crowson Road and Benson Way, and adjacent
to the driveway entrances in accordance with 18.72.120.C.
13) That street trees, 1 per 30 feet of street frontage, shall be installed in the parkrO\vs
on Crowson Road and Benson Way prior to issuance of the certificate of occupancy. All
street trees shall be chosen from the adopted Street Tree List and shall be installed in
accordance with the specifications noted in Section E of the Site Design and Use
Standards. The street trees shall be irrigated.
14) That a Verification Permit in accordance with 18.61.042.B shall be applied for
and approved by the Ashland Planning Division prior to removal of the approved trees on
site and prior to site work, storage of materials and/or issuance of a building pennit. The
Verification Pemlit is to inspect the identifications of trees to be removed and the
installation of tree protection fencing. The tree protection shall be installed according to
the approved Tree Protection and Removal Plan prior to site work, storage of materials
and/or issuance of a building permit.
15) That the color, texture, dimensions, shape and building materials for all exterior
components of the project be included at the time of submission of building pennit. The
infomlation shall be consistent with the colors, texture, dimensions and shape of
materials and building details proposed and approved as part of the land use application.
16) That the buildings adjacent to residentially zoned properties shall be setback a
minimum often feet per story. The building pe1111it submittals shall be revised
accordingly.
17) That the buildings shall meet Solar Setback B in accordance with 18. 70.040.B.
The building permit submittals shall demonstrate compliance with Solar Setback B.
Ashland Planning Department
February 8, 2005
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Staff RepOli - Planning Action 2005-008
Page 17
18) That an irrigation system plan shall be submitted with the building pennit
submittals for review and approval of the Staff Advisor.
19) All exterior lighting in the interior of the site shall be appropriately shrouded so as
not to permit direct illumination of any adjacent residential land. Lighting detail,
including a scaled plan, shall be submitted to the Staff Advisor for review and approval
with the building permit submittals.
20) That location of mechanical equipment shall be shown on the site plan and
elevations in the building permit submittals. Mechanical equipment shall not be visible
from Crowson Road and Benson Wav.
21) That the front entrance of Building C facing Benson Way shall be revised in the
building pennit submittals to include architectural clements such as columns and an entry
cover.
22) That the street facing \vindows shall not be tinted so as to prevent views from
outside of the building into the interior of the building.
23) That the front entrance adjacent to Crowson Road and Benson Way shall be
functional and open to the public during all business hours.
24) That covered bicycle parking to be installed prior to issuance of a certificate of
occupancy. The inverted u-rack shall be used for the bicycle parking and shall be
installed in accordance with desib,'11 and rack standards in 18.92.040.1 and .J prior to the
issuance of thc certificate of occupancy. The building pennit submittals shall verify that
the bicycle parking spacing and coverage requirements arc met in accordance with
18.92.040.1.
25) That the opportunity-to- recycle and solid waste receptacles shall be shO\vn on the
building pemlit submittals, and shall be designed and screened in accordance with
18.72.1I5.A.
26) Landscaping shall be installed in accordance with the approved plan prior to the
issuance of a ceIii ficate of occupancy. That at the time of planting and prior to the
issuance of a final certificate of occupancy, not less than tv,ro inches of mulch shall be
added in all non-turf landscaped areas in I:he developed area after the installation of living
plant materials.
27) That any plant material, signage or objects shall be a maximum of two and one
half feet high in the vision clearance area adjacent to the private drive access in
Ashland Planning Department
February 8, 2005
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Staff RepOli - Planning Action 2005-008
Page 18
accordance with 18.n.120.c.
28) That all requirements of the Ashland Fire Department, including but not limited to
installation of necessary fire hydrants or sprinkler systems and installation of the drive as
a fire apparatus access road, shall be complied with prior to issuance of the building
pennit. All Fire department requirements, including but not limited to hydrant placement,
shall be included on the engineered construction documents for public facilities.
29) That a sign pennit shall be obtained prior to installation of new signage. Signage
shall meet the requirements of Chapter 18.96 and shall meet the requirements iflocated
in the vision clearance area of 18. n.120.c.
Ashland Planning Department
February 8, 2005
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StafY Report - Planning Action 2005-008
Page 19
ASHLAND TREE COMMISSION
PLANNING APPLICATION REVIEW
Applicant:
Crowson Business Center LLC
Date:
February 3,2005
Address:
593 Crowson Road
.Commercial:
x
Residential:
Proposed Action:
PLANNING ACTION 2005-008 is a request for ;\nnexation, Comprehensive Plan and Zoning
Map change from Jackson County zoning RR-5 (Rural Residential) to City of Ashland zoning E-1
(Employment) for an approximately 1.6 acre parcel located at 593 Crowson Road. The portion
of the parcel adjacent to Crowson Road is proposed in the Residential Overlay (R-Overlay) which
allows a residential component and in the Detail Site Review Zone which requires additional
building design features. The application includes a request for Site Review approval for a
business complex including offices, light industrial space and three residential units. A Tree
Removal Permit is requested to remove six trees on the site. Comprehensive Plan Designation:
Employment (proposed), Rural Residential (current); Zoning: E-1 (proposed), RR-5 (current);
Assessor's Map #: 391 E 14 D; Tax Lot: 500.
Recommendation:
l) The tree in front of the residence looks large enough to be identified on the site
plan and if removal is slated, a Tree Removal Permit is required.
2) Tree Commission recommends having an independent arborist to determine the
species and health of the Zelcovial Siberian Elm to determine whether the tree can
be saved.
3) Tree Commission recommends reviewing the Landscape Plan again next month.
Commission Representative:
~/lt0Cr\
Date: 2.3.2005
Follow-up:
ern
From:
To:
Date:
Subject:
Fran berteau
Susan yates
2/3/200512:11 :38 PM
Crowson Road
Hi Sue, we received a letter from Laurel Bustamante (addressed to Council with copies to Plannning
Commission) asking that she be kept apprised of new dEwelopments regarding the Crowson project. It
appears she lives right next to the property. Would it be possible please to add her name to the mailing
list of interested parties?
It is:
Laurel Bustamante
P.O. Box 3431
Ashland, OR 97520
Thanks very much, Fran
q7-
(
~.~.r'rr\JEO
j~\'\ t, ~. 1~~~
Laurel Bustamante
P.O. Box 3431
Ashland, OR 97520
(541) 488-5039
Januaty 31, 2005
Ashland City Council
Ashland Civic Center
1175 East Main Street
Ashland, OR 97520
RE: CROWSON BUSINESS CENTER PROJECT
To Whom It May Concern:
J am writing in regards to the Crowson Business Center Project (Planning Action 2005-008)
located at 593 Crowson Road. On Jan 27, J went down to Planning Department to check on the
status of the development and discovered that we were not on the mailing list of interested parties
even though our property abuts the project and will be directly affected by it.
While we arl~ satisfied with many aspects oftrus proposed development, we have several
concerns that we hope will be addressed in the planning process. First, Buildings B and C are
proposed to directly abut and run nearly the entire length of our property (309 feet). The height
of this building is a serious concern as it would not only block our views but would significantly
alter the amount of morning sunlight we receive, particularly in the winter months. The plans
propose 16 n. high walls and we would like the planners to consider reducing this height to lOft.
walls.
Also, we would like the developer and planners to consider several options to mitigate the visual
aspects of a large metal building adjacent to our rural residence by setting the building back and
adding screening (landscaping or decorative wooden fencing) as well as painting the building's
walls a soft grey-green to lessen its visual impact.
Noise mitigation should also be considered in the: construction specifications for the project.
While we are in the Urban Growth Boundary, we are and will continue to be rural residential.
We simply do not have the option of moving or developing our property.
Thank you ve:l)' much for your time and consideration in this matter. Please keep us apprised of
any new deve:lopments regarding this project.
Sincerely, /~-
(4
Laurel Bustadian
cc: Ashland Planning Commission
<b ~3
Notice is hereby given that a PUBLIC II.:ARING on the following
request with respect to the ASHLAND LAND USE ORDINANCE
will be held before the ASHLAND PLANNING COMMISSION on
FEBRUARY 8, 2005 at 7:00 p.m. at the ASHLAND CIVIC CENTER,
1175 East Main Street, Ashland, Oregon.
The ordinance criteria applicable to this application are attached to this notice.
Oregon law states that failure to raise an objection concerning this application,
either in person or by letter, or failure to provide sufficient specificity to afford the
decision maker an opportunity to respond to the issue, precludes your right of
appeal to the land Use Board of Appeals (LUBA) on that issue. Failure to specify
which ordinance criterion the objection is based on also precludes your right of
appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or
other issues relating to proposed conditions of approval with sufficient specificity
to allow this Commission to respond to the issue precludes an action for
damages in circuit court.
A copy of the application, all documents and evidence relied upon
by the applicant and applicable criteria are available for inspection at
no cost and will be provided at reasonable cost, if requested. A copy
of the Staff Report will be available for inspection seven days prior
to the hearing and will be provided at reasonable cost, if requested.
All materials are available at the Ashland Planning Department,
Community Development and Engineerinll Services, 51 Winburn
Way, Ashland, Oregon 97520.
During the Public Hearing, the Chair shall allow testimony from the
applicant and those in attendance concerning this request. The
en-sir shall have the right to limit the length of telltimony and require
that comments be restricted to the applicable criteria. Unless there
is a continuance, if a participant so requests before the conclusion of
the hearing, the record shall remain open for at least seven days
after the hearing.
If you have questions or comments concerning this request, please
feel free to contact Susan Yates at the Ashland Planning
Department, at 541-552-2041. Our TTY phone number is 1-800-735.
2900.
593 Crowson Road
PLANNING ACTION 2005-008 is a request for Annexation, Comprehensive Plan and Zoning Map change from
Jackson County zoning RR-5 (Rural Residential) to City of Ashland zoning E-1 (Employment) for an approximately 1.6
acre parcel located at 593 Crowson Road. The portion of the parcel adjacent to Crowson Road is proposed in the
Residential Overlay (R-Overlay) that allows a residential component and in the Detail Site Review Zone which requires
additional building design features. The application includes a request for Site Review approval fOl' a business complex
including offices, light industrial space and three residential units. A Tree Removal Permit is requested to remove six
trees on the site. Comprehensive Plan Designation: Employment (proposed), Rural Residential (current); Zoning: E-1
(proposed), RR-5 (current); Assessor's Map #: 391 E 14 D; Tax Lot: 500.
APPLICANT: Crowson Business Center, LLC
NOTE: This Planning Action will also be heard by the Ashland Tree Commission on February 3, 2005 in the Community
Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way at 7 :00 p.m.
~
t , ,
ANNEXATIONS - AFFROV AI ;fANDARDS 18.106.030 Approval stand ,
An annexation may be approved if the prop(h;tld request for annexation conforms, or can be made to conform through the imposition of conditions,
with the following approval criteria:
A. The land is within the, City's Urban Growth Boundary.
B. The proposed zoningl for the annexed area is in conformance with the designation indicated on the Comprehensive Plan Map, and the
project, if proposed concurrently wnh the annexation, is an allowed uso within the proposed zoning.
C. The land is currently contiguous with the present City limits.
D. Adequate Cny facilith~s for the provision of water to the site as determined by the Public Works Department; the transport of sewage from the
site to the waste wa.ter tre!ltt11ent P1ant-asdeter-mllled by the PtJb1ic W<lfks Depal'tmeAt; the prOVisIon of eleottlolty to the site as detelTlltnedby the
Electric Department; urban storm drainage as determined by the Public Works Department can and will be provided to and through the subject
property. Unless the City has declared a moratorium based upon a shortage of water, sewer, or electricity, it is recognized that adequate capacity
exists system-wide for these facilities.
E. Adequate transportation can and will be provided to and through the subject property. For the purposes of this section 'adequate
transportation' for annexations consists of vehicular, bicycle, pedestrian and transit transportation meeting the following standards:
1. For vehicular transportation a 20' wide paved access exists, or can and will be constructed, along the full frontage of the project site to the
nearest fully improved colll3ctor or arterial street. All streets adjacent to the annexed area shall be improved, at a minimum, to a half-street
standard with a minimum ::~O' driving surface. The City may, after assessing the impact of the development, require the full improvement of streets
adjacent to the annexed area. All streets located within annexed areas shall be fully improved to city standards. Where future street dedications
are indicated on the City's Street Dedication Map or required by the City, provisions shall be made for the dedication and improvement of these
streets and included with the application for annexation.
2. For bicycle transportation safe and accessible bicycle facilities exist, or can and will be constructed. Should the annexation be adjacent to an
arterial street, bike lanes shall be provided on or adjacent to the arterial street. Likely bicycle destinations from the project site shall be determined
and safe and accessible bicycle facilities serving those destinations shall be indicated.
3. For pedestrian transportation safe and accessible pedestrian facilities exist, or can and will be constructed. Full sidewalk improvements shall
be provided on one side adjacent to the annexation for all streets adjacent to the proposed annexed area. Sidewalks shall be provided as required
by ordinance on all streets within the annexed area. Where the project site is within a quarter of a mile of an existing sidewalk system, the
sidewalks from the project site shall be constructed to extend and connect to the existing system. Likely pedestrian destinations from the project
site shall be determined and the safe and accessible pedestrian facilities serving those destinations shall be indicated.
4. For transit transportation, should transit service be available to the site, or be likely to be extended to the site in the future based on
information from the local public transit provider, provisions shall be made for the construction of adequate transit facilities, such as bus shelters
and bus turn-out lanes. All required transportation improvements shall be constructed and installed prior to the issuance of a certificate of
occupancy for any new structures on the annexed property.
All required transportation improvements shall be constructed and installed prior to the issuance of a certificate of occupancy for any new structures
on the annexed property.
TREE REMOVAL 18.61.080 Criteria for Issuance of Tree Removal - StaffPennit
An applicant for a Tree Removal-Staff Permit shall demonstrate that the following criteria are satisfied. The Staff Advisor may require an arborist's
report to substantiate the criteria for a permit.
A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard tree if the applicant demonstrates that a tree is a hazard and
warrants removal.
1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is likely to fall and injure persons or property. A hazard tree
may also include a tree that is located within public rights of way and is causing damage to existing public or private facilities or services and such
facilities or services cannot be relocated or the damage alleviated. The applicant must demonstrate that the condition or location of the tree presents
a clear public safety hazard or a foreseeable danger of property damage to an existing structure and such hazard or danger cannot reasonably be
alleviated by treatment or pruning.
2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to AMC 18.61.084. Such mitigation requirements
shall be a condition of approval of the permit.
B. Tree that is Not a Hazard: The City shall issue a tree removal permit for a tree that is not a hazard if the applicant demonstrates all of the
following:
1. The tree is proposed for removal in order to permit the application to be consistent with other applicable Ashland Land Use Ordinance
requirements and standards. (e.g. other applicable Site Design and Use Standards). The Staff Advisor may require the building footprint of the
development to be staked to allow for accurate verification of the permit application; and
2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or
existing windbreaks; and
3. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the
subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable
alternative exists to allow the property to be used as permitted in the zone. Nothing in this section shall require that the residential density be
reduced below the permitted density allowed by the zone. In making this dl3termination, the City may consider alternative site plans or placement of
structures or alternate landscaping designs that would lessen the impact 011 trees, so long as the alternatives continue to comply with other
provisions of the Ashland Landi Use Ordinance.
4. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to AMC 18.61.084. Such mitigation
requirements shall be.a condition of approval of the permit. (ORD 2883 aejded 06/04/2002) <6:;
SITE REVIEW
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18.72.07.0 Criteria for Approval
The following criteria shall be used to approve or deny an application:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or wHl be met.
e. The development complies with the Site Design Standards adopted by the City Council for
implementation of this Chapter.
D. 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. All improvements in the street right-of-way shall comply with the Street
Standards in Chapter 18.88, Performance Standards Options. (Ord. 2655, 1991; Ord 283656,1999)
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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 .lonllClry 20. ?005, I caused to be mailed, by regular mail, in a
sealed envelope with postage fully prepaid, a copy of the attached Findings to
each person listed on the attached mailing list at such addresses as set forth on
'I O() r::. --- () (J 1?
this list under each person's name for Planning Action # t:7'1 :...;
(f:}x5lU-~_
Signature of Employee
SIGNED AND SWORN TO before me this 20th day of .Ionllary, 2005.
OFFICIAL SEAL
NANCY E SLOCUM
NOTARY PUBLIC - OREGON
COMMISSION NO. 371650
MY COMMISSIOll EXPIRES SEPT. lB, 2~~_
.... ,-
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Not ry Pu lie for State of OqEon
My Commission Expires: - /'i?~o7
Com m-Dev\PI ann i ng\ Templates
<6'
391E14D 208 pA#2005-008
CLEAR CONCEPTS OF OREGON
498 OAK 81'"
ASHLAND,O~
-......
391E14D 209 PA#2005-008
LEFORS DAVID PI JAYNE M
640 REITEN DR
ASHLAND, OR 97520
391EHD 205 P.\#2005 008
DIERKS STEVEN C/BARB.'\R,^, J S
1050 BENSON W /,,;!{
ASHU..ND, OR 97~
391E14D 206 PA#2005-008
DIERKS STEVEN C/BARBARA J S
1050 BENSON WAY
ASHLAND, OR 97520
391E14D 200 PA#2005-00
MASTROFINI GlLBE C/KRISTI
595 CROWSON RD
SHLAND, OR 9 20
391EHD 20QP.^.#2{:WS 008
1\L^.STROFINI GlLBER T/KRIS TI
595 CROWSON RD
ASHLAND, OR 97520
391E14D 210 PA#2005-008
MB TERMINAL COMP ANY
PO BOX 3595
ASHLAND, OR 97520
391E14D 211 PA#2005-008
ROCKL YN DALE THOMAS
137 7TH ST
ASHLAND, OR 97520
391E14D 214 PA#2005-008
SUPERIOR PROPERTIES LLC
6581 GRIFFIN CREEK RD
MEDFORD, OR 97501
391EI1D 216 P:\#2005 008
SUPERIOR PROPERTIES LLG
6581 GRIFFIN CREEK RD
MEDFORD, OR 97:Wl-
391E14D 215 PA#2005-008
TRINITY EXCAVATION INC
897 OAK KNOLL
ASHLAND, OR 97520
391El1.^. 1900 PAff2005 008
ZIEMINSKI BERNARP--M
PO BOX 552
TALENT, OR 97510
391E14 2 PA#2005-008
ZIEMINSKI RNARD M
PO BOX 552
TALENT, OR 97540
P A#2005-008
CROWSON BUSINESS CENTER LLC
3140 JUANIPERO WAY #201
MEDFORD, OR 97504
P A#2005-008
GIORDANO TOM
2635 T AKELMA
ASHLAND, OR 97520
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A TTN: LEGAL PUBLICATIONS (JODY)
PUBLIC MEETING NOTICE
NOTICE IS HEREBY GIVEN that a Public Hearing on the following items with respect to
the Ashland Land Use Ordinance will be held belfore the Tree Commission on February
3, 2005 at 7:00 p.m. at the office of Community Development and Engineering SE~rvices
(Siskiyou Room) located at 51 Winburn Way, Ashland, OR. At such Pubic Hearing any
person is entitled to be heard.
Request for a Site Review Approval to add three off-street parking spaces on the east side of the
building adjacent to Rogue Place, to relocate the refuse/recycle area, and to expand the outdoor
patio area of the residence on the north side of the building for the property located at 394 E.
Hersey Street. An Administrative Variance to the Sit'9 Design and Use Standards is requested to
locate off-street parking between the building and Rogue Place. A Variance is also requested to
exceed the maximum allowable number of automobile parking spaces by two spaces - a total of
six surface parking lot spaces are permitted and eight are proposed.
Request for Annexation, Comprehensive Plan and Zoning Map change from Jackson County
zoning RR-5 (Rural Residential) to City of Ashland zoning R-1-3.5 (Suburban Residential) for an
approximately ten acre parcel located at 380 Clay Street. The request includes Outline Plan and
Site Review approval for a 130-unit development under the Performance Standards Option. An
exception to the Street Standards is requested to meander the proposed sidewalk on the Clay
Street frontage around a cedar tree located in the southwest corner of the property. A Tree
Removal Permit is requested to remove the nine trees on the site.
Request for Annexation, Comprehensive Plan and Zoning Map change from Jackson County
zoning RR-5 (Rural Residential) to City of Ashland zoning E-1 (Employment) for an
approximately 1.6 acre parcel located at 593 Crows()n Road. The portion of the parcel adjacent
to Crowson Road is proposed in the Residential Overlay (R-Overlay) which allows a residential
component and in the Detail Site Review Zone which requires additional building design features.
The application includes a request for Site Review approval for a business complex including
offices, light industrial space and three residential units. A Tree Removal Permit is requested to
remove six trees on the site.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please
contact the City Administrator's office at (541) 488-6002 (T1Y phone number 1-800-735-2900). Notification 72 hours
prior to the meeting will enable the city to make reasonable arrangements to ensure accessibility to the meeting (28 CFR
35.102-35.104 ADA Title I).
By order of the Planning Director
John McLaughlin
Publish: 1/25/05
Date e-m ailed: 1/20/05
Purchase Order: 65453
'6~
ATTN: L.EGAL PUBLICATIONS (JODY)
PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN that a Public Hearing on the following items with respect to
the Ashland Land Use.Ordinance will be held before the Ashland Planning Commission,
February 8, 2005 at 7:00 p.m. at the Ashland Civic Center, 1175 East Main Street,
Ashland, OR. At such Public Hearing any person is entitled to be heard.
Request for Annexation, Comprehensive Plan and Zoning Map change from Jackson County
zoning RR-~5 (Rural Residential) to City of Ashland zoning R-1-3.5 (Suburban Residential) for an
approximatE~ly ten acre parcel located at 380 CI.:lY Street. The request includes Outline Plan and
Site Review approval for a 130-unit development under the Performance Standards Option. An
exception to the Street Standards is requested to meander the proposed sidewalk on the Clay
Street frontage around a cedar tree located in the southwest corner of the property. A Tree
Removal Pe~rmit is requested to remove the nine trees on the site.
Request for Annexation, Comprehensive Plan and Zoning Map change from Jackson County
zoning RR-ti (Rural Residential) to City of Ashland zoning E-1 (Employment) for an
approximate~ly 1.6 acre parcel located at 593 CrQwson Road. The portion of the parcel adjacent
to Crowson Road is proposed in the Residential Overlay (R-Overlay) which allows a residential
component and in the Detail Site Review Zone which requires additional building design features.
The application includes a request for Site Review approval for a business complex including
offices, light industrial space and three residential units. A Tree Removal Permit is requested to
remove six trees on the site.
In compliance with the Americans with Disabilities Act, if you need special assistance to partidpate in this meeting, please
contact the aty Administrator's office at (541) 488-6002 (TTY phone number 1-800-735-2900). Notification 72 hours
prior to the meeting will enable the dty to make reasonable arrangements to ensure accessibility to the meeting (28 CFR
35.102-35.104 ADA Title I).
By order of the Planning Director
John McLaughlin
Publish: 1 /2~1/05
Date e-mailed: 1/20/05
Purchase Order: 65453
qa
Date Received
f'}fY OF ASHLAND PLANNI~riAPPLICATION
- 'Type JlL
12-1 ~ll 04 File No. ;;.OOC; -008 " Filing Fet/;2,:31.EJ. -
( PL.. - zoo+ - D:'<~&I&, / '
Comp Plan Designation Receipt #
Zoning
APPLICATION IS FOR:
o Minor Land Partition
o Variance
o Conditional Use Permit
o Boundary Line Adjustment
o Outline Plan (# Units
o Pinal Plan
Site Review
Annexation
) Zone Change
o Comp Plan Change
o Staff Permit
o Solar Waiver
Application pertains to of the Ashland Municipal Code.
chapter, section, subpart
APPLICANT
Name CftJvV~Y\ blAS,(n~~ ~d~L uLPhone ~0 'll4 .?=6C)[)
Addressol4D ~lA~1At{2 W~ ~dD I, h1Lcl~JzH
PROPERTY OWNER
Name~~ ml -1
Phone
Address
SURVEYOR ENGINEE
Name lLV\ ~\~~ 0
Address 26"3 '0 ~"h
ANDSCAPE ARCHITECT
(may need to use back page)
Phone 4S 2- (j \ GJ ~
~D/e~~~~
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DESCRIPTION OF PROPERTY
Street Address 5~ LrDvU25lfYC-, 'k.1 Q-cl
Assessor's Map No. 391E l4~ Tax Lot(s)
ttlili~ nct
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When was the above described property acquired by owner?
On a separate sheet of paper, list any covenants, conditions or restrictions concerning use of property or improvements
contemplated, as well as yard set-back and area or height requirements that were placed on the property by subdivision
tract developers. Give date said restrictions expire.
FINDINGS OF FACT
Type your response to the appropriate zoning requirements on another sheet(s) of paper and
enclose it with this form. Keep in mind your responses must be in the form of factual statements
or findings of fact and supported by evidence. List the findinqs criteria and the evidence which
supports it.
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ARCHITECTURE
LAND PLANNING
PROJECT NARRATIVE AND FINDINGS
1 DECEMBER 2004
PROJECT NAME: Crowson Business Center
TYPE OF PLANNING ACTION: A request for an Annexation/Zone Change (Chapter 18,] 06),
Site Review (Chapter 18,72), and Tree Removal Permit approval for a Mixed Use Complex
located in the E-l (Residential overlay) Zone District (currently RR-5, County zoning),
PROJECT IN]~ORMATION:
Owner/Applicant:
Crowson Business Center LLC
593 Crowson Road
Ashland, OR. 97520
541-201-1 ] 16
Architel~t/ Agent:
Tom R. Giordano
2635 Takelma Way
Ashland, OR. 97520
541-482-9193
Surveyor:
Hoffbuhr and Associates
880 Golf View Drive
Medford, OR. 97504
541- 779-4641
Wetland Biologist:
TI~rra Sciences, Inc.
4710 SW Kelly Avenue, First Floor
Portland, OR. 97208
503-274-2100
2635 Takelma Way, Ashland, OR 97520 . Phone and f:ax (541) 482-9193 . E-Mail tomarch@charter.net
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Landscape Designer:
Mike Starr
2772 East McAndrews Road
Medford, OR. 97504
541-779-2965
Civil Engineer:
CEC Engineering
304 S, Central Avenue
Medford, OR. 97501
541-779-5268
Project Address:
539 Crowson Road
Legal Description:
39-1E-14D Tax Lot 500
Comprehensive Plan Design:
Employment (City), Rural Residential (County)
Zoning Designation:
E-I (City), RR-5 (County)
Site Data:
Area of Property (1.6 Acres)
Building Footprint
Landscape
Paving/Sidewalks
69,576 S.F.
25,580 S.F.
17,154 S.F.
27,142 S.F.
Auto Parking Requirements:
Required: 3 Residential units - 6
6,300 S.F. Office (l :450 S.F.) - 14
18,880 S,F. Industrial (l :700 S.F.) - 27
Total - 47
Provided: 51 spaces (three HC and three garage spaces included)
Bicycle Parking Requirements:
10 Required, 10 will be provided (covered); 4 uncovered
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100%
36.3%
24.7%
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SITE DESCRIPTION:
Land Use -
The 1.6 acre parcel is located in the comer of Benson Way and Crowson Road. The subject
property is currently in the County but within the Urban Growth Boundary (UGB) and adjacent
to the City Limits of Ashland, see Vicinity/Zone Map, The County Zoning is RR-5 which allows
a Single Family Residence on a 5 acre parcel. The City's Comprehensive Plan Map shows this
property to be E-l, employment when annexed to the City. The E-l District (Chapter 18.40).,.
"is designated to provide for a variety of uses such as office, retail or manufacturing in an
aesthetic environment and having a minimal impart on surrounding uses." Further, residential
uses (with restrictions) are allowed with a R-overlay,
In the general vicinity of the site (see Aerial Photograph) there are both, large lot single family
residences to the south and east and large industrial buildings used for manufacturing purposes
to the north. The southern Pacific railroad, 1-5 corridor and Highway 99 run north and south
near the property, The land uses and zone districts immediately adjacent to the subject property
are as follows:
Northwest - Single Family Residence, Zoned RR-5 (County), E-l (City)
Southwest - Communication Building and Railroad ROW, Zoned RR-5 (County)
Northeast - Benson Way (City limits) and Single Family Home, Zoned E-l (City), RR-5
(County)
Southeast - Crowson Road and Single Family Homes (UGB), Zoned RR-5 (County),
R-I-IO (City)
Physical Charaderistics -
The property is "'1" shaped and has a gentle slope (5%) towards the northeast (Benson Way), see
City Topo Map, There is an open drainage ditch along the frontage of Crowson Road. There is
an existing Single Family Home, barn and garage on the site. There are large trees adjacent to
house, see Aerial Photograph, Site Plan, and Tree Inventory.
As suggested by City Planning Staff, a study was performed by a wetland biologist to determine
if the site qualifies as a wetland, No wetland was found on the site, see attached report.
Access to the Property -
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The existing home has a driveway ofT Benson Way; however, the property also fronts on
Crowson Road, Benson Way is a City neighborhood collector with a 65 foot ROWand a 40 foot
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wide paved section. Crowson Road is a major county collector with a varying ROW from 100 to
60 feet and a varying paved section.
No sidewalks are presently on Crowson or Benson; however, sidewalks have been installed
within the South Valley Business Park Subdivision, to the north of the site, On-street bike lanes
are located on Crowson Road,
Utilities and Services -
City underground facilities are located within the ROW of Benson Way, approximately 100 feet
from the site. Overhead utilities and an open drainage ditch are located along Crowson Road.
Presently, the existing home is served by private well and septic system,
PROJECT DESCRIPTION:
Request -
The applicant wishes to provide a mixed use manufacturing/office/residential complex on the
property similar to the existing development along Benson Way, to the north, To provide as
much flexibility for future tenants, the applicant is proposing a variety of building sizes (from
1,000 S,F. to 9,280 S.F.) for manufacturing and office uses, Each of these buildings can be
further divided into separate spaces. These buildings will also have office space and building
"A"on the comer of Benson Way and Crowson Road will have three, second story residential
units.
Since the square footage for the office use is not specific, the applicant is providing a surplus of
parking spaces (10%) beyond the assumed requirement.
The City Planning Staff is recommending that Building A, on the comer of Benson Way and
Crowson Road be brought in the detail Site Review Zone due to the area across Crowson Road
being designated R-l in the Comprehensive Plan. The applicant will provide a design that is
consistent with the design standards of this designation and include three second stOl)
residential units, see Site Plan and Exterior Elevations. The residential units and the Detail Site
Review Zone will provide a transition between the industrial uses to the northeast and the
residential zoning across Crowson Road,
To accomplish this development plan the subject property must be annexed into the City. As
mentioned in the Site Description above, the City's Comprehensive Plan has designated this area
to be employment or E-l zoning (Chapter 18.40). The proposed development is in concert with
this desif:,rnation. The property is within the City's UGB and borders the City limits on the
northeast boundary (Benson Way). In fact, all of the land to the northeast ofthe 1-5 corridor,
along Crowson Road is within the City's boundary, see City Zone Map.
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The existing house will be saved, remodeled and provide an office use. The barn and garage
will be demolished.
The E-l District general regulations (Chapter 18.40.050) have no yard requirements except when
a lot adjoins a Residential District. The adjoining properties are currently zoned by the county
as residential; however, the City's designation in the Comprehensive Plan is E-I,
The setback requirements, therefore, apply to the E-] Zone district for adjoining properties,
except for provisions in the Site Review and Solar Access Chapters. The proposed buildings
will also be less than 40 feet in height and walls on the north facing boundary will be limited to
]6 feet (Solar Standard B), see Exterior Elevations and Site Plan.
Access -
Proposed vehicle access to the development will be from two private driveways off Benson Way,
a minimum of 60 feet from the Crowson Road intersection, see Site Plan, The private driveway
will be wide enough to meet the turning radius of autos and trucks, Parking will be located in
the interior of the lot and screened from the roads by proposed buildings and landscaping.
The applicant will provide street improvements (sidewalks, on-street parking, and parkrows) per
the City of Ashland's standards and as shovm on the Site Plan, The applicant will also connect
the sidewalk to the existing sidewalk on Benson Way.
Landscape Strategies -
Landscape areas will be used throughout the site to:
1) Meet penneable surface requirements;
2) Provide screening to adjacent properties;
3) Provide shade for the parking area, and:
4) Provide scale/texture for the proposed buildings,
In addition, the Landscape Design within the Detail Site Review Zone will reflect the City's
Design Standards, see Landscape Plan, Six of the existing trees will be removed; however, two
large evergreen trees will be saved, see Tree Inventory, Tree Removal and Tree Protection Plan
attached.
Utilities/Service -
The applicant will extend the existing sanitary sewer line as well as the electrical, CTV and
telephone utilities in the ROW of Benson Way to the site, see Civil Drawings. Further, an
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Electric Distribution Plan will be provided to the Electric Department for review and approval.
A Storm Sewer Plan is included in this application package. The system includes on-site
detention, underground pipes along Crowson Road/Benson Way and all necessary on and off site
catch basins, see Civil Drawings.
Architecture -
The architectural style for the proposed buildings will be similar to the existing utilitarian
manufacturing/office buildings along Benson Way, see Exterior Elevations. This area ofthe
City is not highly visible and therefore more sophisticated architecture is not warranted, The
proposed buildings, however, will comply with the City's Site Design Guidelines regarding
orientation, scale and location of fenestration, As mentioned above, the building on the corner
of Benson Way and Crowson Road, will be designated to conform to the Detail Site Review
Zone Design Standards, see Exterior Elevations and Site/Landscape Plans, Exterior building
materials will include:
1) Smooth and textured CMU's;
2) Metal siding, and;
3) Exterior plaster.
FINDINGS:
ANNEXATIONS (CHAPTER 18.106)
An annexation may be approved if the proposed request for annexation conforms, or can be
made to conform through the imposition of conditions, with the following approval criteria:
A. The land within the City's Urban Growth. boundary.
As shown on the County Parcel Map and the Vicini~y/Zone Map, the subject property is within
the City of Ashland's Urban Growth Boundary (UGB).
B. The proposed zoning for the annexed area is in conformance with the designation
on the Comprehensive Plan Map, and the project, ~r proposed concurrent(y with the
annexation, is an allowed use within the zoning.
The applicant is proposing a manufacturing/office/residential, E-l Zone designation type project,
see Site Review Findings, The proposed development is consistent with the City's designation
indicated on the Comprehensive Plan Map which shows employment, E-l Zoning.
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c. The land is currently cantiguaus with the City limits.
As shown on the County Parcel Map and City Zone Map, the City limits are located on one side
of subject property(Benson Way). The applicant is providing a legal description of the subject
property as required.
D. Adequate City facilities far the pravisian afwater ta the site as determined by the
Public Warks Department; the trans part .of sewage fram the site ta the waste water treatment
plant as determined by the Public Warks Deparlment; the pravisian .of electricity ta the site as
determined by the Electric Department; urban starm drainage as determined by the Public
Warks Department can and will be pravided ta and thraugh the subject praperty. Unless the
City has declared a nwratarium based upan a shartage .of water, sewer .or electricity, it is
recagnized that adequate capacity exist system-wide far these facilities.
The Site Review Finding "D" in this document as well as the preliminary civil engineering
drawings show compliance with this finding,
E. Adequate transpartatian can and will be pravided ta and thraugh the subject
praperty. Far the purpases .of this sectian "adequate transpartatian" far annexatian cansists
.of vehicular, bicycle, pedestrian and transit transpartatian meeting the fallawing standards:
1. Far vehicular transpartatian a 20' wide paved access area exists, .or can and
will be constructed along the full frantage .of the praject site ta the nearest fully imp raved
callectar .or arterial street. All streets adjacent ta the annexed area shall be impraved, at a
minimum, ta a half-street standard with a minimum 20' driving surface. The City may, after
assessing the ilnpact .of the develapment, require the full impravement .of streets adjacent ta
the annexed area. All streets lacated within annexed areas shall be fully imp raved ta City
standards. Where future street dedicatians are indicated an the City's Street Dedicatian Map
.or required by the City, pravisians shall be made far the dedicatian and impravement .of these
streets and included with the applicatian far annexatian.
2.. Far bicycle transpartatian safe and accessible bicycle facilities exist, .or can
and will be canstructed. Shauld the anne.xatian be adjacent ta an arterial street, bike lanes
shall be pravided an .or adjacent ta the arterial street. Likely bicycle destinatians fram the
praject site shall be determined and safe and accessible bicycle facilities serving thase
destinatians shall be indicated.
3. Far pedestrian transpartatian safe and accessible facilities exist, .or can and
will be canstructed. Full sidewalk impravements shall be pravided an .one side adjacent ta the
a1l1le~atian far all streets adjacent ta the prapased annexed area. Sidewalks shall be pravided
as required by .ordinance an all streets within the annexed area. Where the praject site is
within a quarter .of a mile .of an existing sidewalk system, the sidewalks fram the praject site
shall be canstructed ta extend and cannect ta the existing system. Likely pedestrian
destinatians fram the praject site shall be determined and the safe and accessible pedestrian
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facilities serving those destinations shall be indicated.
4. For transit transportation, should transit service be available to the site, or
be likely to be extended to the site in the future based on information from the local public
transit provider, provisions shall be made for the construction of adequate transit facilities,
such as bus shelters and bus turn-out lanes. All required transportation improvements shall
be constructed and installed prior to the issuance of a certificate of occupancy for any new
structures on the annexed property.
As discussed in the Project and Site Description sectlOns of the narrative and shown on the Site
Plan, the subject property currently has vehicle and bicycle access from both Crowson Road and
Benson Way. Both of these streets are paved and will meet or exceed the minimum paved
widths, see Site Review Findings,
Pedestrian access will be provided by proposed sidewalks located along the frontage of Crowson
Road and Benson Way, see Site Plan, The proposed sidewalk along Benson Way will be
continued to the existing sidewalk located to the northwest The Site Review Findings and Site
Plan show compliance with City Standards, There are no transit facilities near the proposed
development.
F. For all residential annexations, a plan shall be provided demonstrating that the
development of the entire property will ultimately occur at a minimum density of 90% of the
base density for the zone, unless reductions in the total number of units is necessary to
accommodate significant natural features, topography, access limitations, or similar physical
constraints. The owner or owners of the property shall sign an agreement, to be recorded with
the county clerk after approval of the annexation, ensuring that the future developnzent will
occur in accord with minimum density indicated in the development plan. For purposes of
computing maximum density, portions of the annexed area containing undevelopable areas
such as wetlands,floodplain corridor lands, or slopes greater than 35%, shall not be included.
This is not a residential project but a mixed use development consisting of manufacturing and
office activities allowed in the E-l Zone. The applicant, however, is proposing three, second
story residential units on the corner of Crowson Road and Benson Way, These units are
proposed to assist in the transition of the existing manufacturing/office uses located to the
northwest of the site along Benson Way and the existing/proposed residential uses across
Crowson Road. Further, the second story residences can provide a human scale element that is
consistent with the Detail Site Review Zone,
G. For all annexations with a density or potential density of four residential units or
greater and involving residential zoned lands, or commercial, employment or industrial lands
with a Residential Overlay (R-Overlay):
1. 35% of the base density to qualifying buyers or renters with inconzes at or
below 120% of median income; or
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2. 25% of the base density to qualifying buyers or renters with incomes at or
below 100% of median income; or
3. 20% of the base density to qualifying buyers or renters with incomes at or
below 80% of median income; or
4. 15% of the base density to qualifying buyers or renters with incomes at or
below 60% of median income; or
5. Title to a sufficient anwunt of buildable land for development is transferred
to a non-profit (IRC 501(3)(c)) lJ,ffordable housing developer or comparable
Development Corporation for the purpose of complying with subsection 2
above. The land shall be located within the project and all needed public
facilities shall be extended to the area or areas proposed for transfer.
Ownership of the land shall be transferred to the affordable housing developer
lOr Development Corporation prior to commencement of the project.
The total number of affordable units described in this sectioll G shall be determined by
rounding down fractiollal answers to the nearest whole unit. A dead restriction, or similar
legal instrument, shall be used to guarantee cOlnpliance with affordable criteria for a period
of not less than 60 years. Properties providing affordable units as part of the annexation
process shall qualify for a maximum density bonus of 25 percent.
All of the existing E-l development along Benson Way does not have an R-overlay nor are any
residential units present. As stated in Finding F, above, the proposed three residences are
included in building "A" only to provide a transition from the existing industrial/manufacturing
uses on Benson Way and the existing homes and R-l Comprehensive Plan Designation across
Crowson Road. These units can also provide a human scale element that is consistent with the
Detail Site Revllew Zone, Further, the number of the units is limited to less than four to avoid a
costly elevator as required by the Building Code,
IL One or nwre of the following standards are met:
1. The proposed area for annexation is to be residentially zoned, and there is
less than a five-year supply of vacant and redevelopable land in the proposed land use
classification within the City limits. "Redevelopable land" means land zoned for
residentlal use on which development has already occurred but on which, due to
present or expected market forces, there exists the likelihood that existing development
will be converted to more intensive residential uses during the planning period. The
five-year supply shall be determined from vacant and redevelopable land inventories
and by the methodology for land need projectionsfrom the Housing Element of the
Comprehensive Plan; or
2. The proposed lot or lots will be zoned E-1 or C-1 under the Comprehensive Plan,
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and that the applicant will obtain Site Review approval for an outright
permitted use, or special permitted use concurrent with the annexation request,' or
3. A current or probable public health hazard exists due to lack of full City sl'lnitary
sewer or water services; or
4. Existing development in the proposed annexation has inadequate water 01' sanitary
sewer service; or the service will become inadequate within one year; or
5. The area proposed for annexation has existing City of Ashland water or sanitary
sewer service extended, connected, and in use, and a signed "consent to annexation"
agreement has been flied and accepted by the City of Ashland; or
6. The lot or lots proposed for annemtion are an "island" complete(y surrounded by
lands within the City limits. (ORD 2792, 1997)
As mentioned in Finding B, above, the Comprehensive Plan and zoning for this propeTty is
employment (E-1). The applicant is also requesting Site Review Approval for an outright
permitted use and has included in this document, drawings and findings for review.
SITE REVIEW (Chapter 18.72)
The Planning Staff/Planning Commission can approve a Site Review when the following criteria
have been addressed:
A. All applicable City Ordinances have been met or will be met by the proposed development.
Annexation -
The applicant is requesting an Annexation/Zone Change (Chapter 18.106). The Annexation
Findings, above, provide justification for this request.
Chapter 18.40 Employment District, allows a variety of uses such as manufacturing, office, and
retail establishments. Residential uses are also allowed in the E-l Zone with an R-Overlay. The
proposed development is in concert with above uses by providing both office and manufacturing
uses as well as three residential units.
Employment Zone District -
The E-l Zone District does not require either yard restrictions or Solar Setbacks except when the
subject parcel adjoins a residential district. Adjoining property to the northwest and southwest
are currently in the County and Zoned RR-5, a Residential Designation; however, these
properties have a City Comprehensive Plan and Zoning Designation of Employment (E-1) which
requires no yard or solar setback restrictions. The applicant has however provided landscape
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buffers betwetm the development and the existing homes.
As shown on the Preliminary Exterior Elevations, the maximum height of the proposed buildings
are all less than the maximum height requirement of 40 feet.
Housing -
As discussed in the Annexation Findings, above, the applicant is providing three second story
residential units for building "A" on the comer of Benson Way and Crowson Road. This
building is in the Detail Site Review Zone. Since the number of these dwelling units is less than
four, no affordable units or elevator is required. Each unit will be less than 2,000 S.F. and have
a minimum of two bedrooms and or studio space. Further, each unit will have a private deck of
280 S.F. (14 x 20 feet, minimum dimensions).
Demolition -
As mcntioncd in thc Site Dcscription Section ofthc Narrative, thcre is a 670 S.F. garage and a
860 S.F. barn as well as a 1,300 S.F. house. The existing house will be saved and remodeled into
office space. The garage and barn will be removed. Prior to receiving Final Plan Approval, the
applicant will submit a Demolition Permit.
Fire/Truck Access -
The driveway has been designed to accommodate both fire vehicles and trucks, see Turning
Radus Dimensions on Site Plan. Further, all driveway entrance widths are a minimum of22
feet. The applicant will either provide an automatic fire sprinkler system for the buildings or
additional fire hydrants, see Civil Drawings.
Tree Plans -
The Site and Landscape Plans show existing trees to be removed and saved. The trees will be
removed because of species suitability adjacent to buildings and the configuration of the
parking/driveways to accommodate the truck access. A tree Inventory/Removal and Protection
Plan is attached.
Parking -
The applicant is providing vehicle parking for manufacturing, office and residential uses. The
parking requirement for the complex is 47 spaces, This number is based on 18,880 S.F. of
manufacturing space at one space per 700 S.F., 6)00 S.F. of office at one space per 450 S.F. ,
and six spaces for the three residential units. Three of the residential spaces will be in a garage.
The applicant is providing 52 spaces (three are He). The reason for the extra parking is to
insure that sufficient parking is available if future tenants desire more office use instead of
manufacturing space, The City allows a maximum of 10% increase over the required parking.
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In general, the parking spaces are located in the middle of the parking lot to accommodate
access to the roll-up doors for the manufacturing spaces, see Site Plan and Exterior Elevations.
Ten covered bicycle parking spaces are to be located within the buildings and under the stairs
adjacent to the residential units. Four additional uncovered spaces will be located near the
outside employee lunch area.
Signage -
A sign program will be provided by the applicant prior to receiving a Building Permit.
B. All requirements of the Site Review Chapter have been met or will be met.
Submittal Requirements -
The applicant is providing a written Narrative and Findings as well as Site/Landscapt~ Plans,
Preliminary Engineering Drawings, City Topographic Survey/Aerial Photograph and Building
Elevation drawings. Further, a tree inventory/removal/protection plan is included. A
Demolition Permit will be provided prior to receiving a building permit. This information is
provided in the Application Package and addresses the submittal requirements of Chapter
18.72.060.
C. The development complies with the Site Design Standards adopted by the City Council for
the implementation of this Chapter.
Lot Coverage/Landscape/Opens pace -
The Site and Landscape Plans delineate the paving, buildings and landscape areas. The area of
pervious surface is approximately 24%, see Site and Landscape Plans.
The landscaping areas will be used to: 1. Provide scale elements adjacent to the buildings, 2.
Control run-off, 3. Create separation between buildings and 4. Enhance the urban environment,
and provide shade for the parking area. In addition, landscaping will be used to create an
outdoor lunch area for employees and for the entrance plaza for building "A".
Trash/Recycling -
The applicant has located three trash/recycle areas on the site. These areas will be screened
from view by a 6 foot high CMU wall and landscaplng.
Light and Glare -
All site and building lighting will be directed away from adjacent properties.
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Easements -
The development will provide condominium ownership; therefore, the applicant will provide
reciprocal easements and CC&R's for parking areas, utility lines, access and maintenance prior
to obtaining Pinal Engineering Approval.
II-C-1. BASllC SITE REVIEW STANDARDS
Approval Standard: DtvelopmtDt In all commtrclal and tmploymtDt nnM shall conform to
tht foUowlq dltmopmtDt standards:
II-C-1a)
Orientation and Scale
Building:..' shall have their primary orientation toward the street rather than the parking area.
Building entrances shall be functional, and shall be shall be accessedfrom a public sidewalk.
Public sidewalh shall be provided adjacent to a public street frontage.
Buildings that are within 30 feet of the street shall have an entrance for pedestrians directly
from the street to the building interior. This entrance shall be designed to be attractive and
fimctional, and shall be open to the public during all business hours.
These requirements may be waived if the building is not accessed by pedestrians, such as
warehouses and industrial buildings without attached offices, and automotive service uses such
as service stations and tire stores.
As shown on the Site Plan, all buildings which front on Crowson Road and Benson Way have
entrances which connect to the public sidewalk. The interior buildings do not have pedestrian
access since they are manufacturing/industrial buildings with limited pedestrian use.
II-C-1b)
Streetscape
J) One street tree chosen from the street tree list shall be placed for each 30 feet 0.1 frontage for
that portion o.f the development fronting the street.
The applicant is providing a minimum of one street tree per 30 feet of lot frontage along
Crowson Road and Benson Way. These trees will be in a parkrow, as recommended by Planning
Staff.
II-C-lc) Landsl~aping
J) Land\'caping shall be designed so that 50% coverage occurs after one year and 90%
coverage occurs after 5 years.
2) Landscaping design shall use a variety of low water deciduous and evergreen trees and
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shrubs and flowering plant species.
3) Buildings adjacent to streets shall be buffered by landscaped areas at least 10 feet in width,
except in the Ashland Historic District. Outdoor storage areas shall be screened from view from
adjacent public rights-of way, except in M-1 zones. J~oadingfacilities shall be screened and
buffered when adJacent to residentially zoned land.
4) Irrigation ,systems shall be installed to assure landscaping success.
5) tlforts shall be made to save as many existing healthy trees and shrubs on the site as
possible.
The Landscape Plan has been designed so that 50% coverage occurs after one year and 90%
occurs after five years. Further, the plan shows a mix of 100v water use deciduous and evergreen
trees, shrubs and flowering plants. The irrigation system will conform to the City of Ashland's
Standards.
The minimum setback for all new buildings adjacent to Benson Way and Crowson Road is 10
feet or a maximum of20 feet, see Site Plan, There will be no outdoor storage areas alllowed for
the project and loading facilities are located internally, off the proposed driveway.
The applicant will save as many trees as possible with the exception of those trees which are
unsuitable and dangerous to adjacent proposed buildings. A tree inventory, removal permit and
protection plan is included in the application package.
II-C-1d)
Parking
1) Parking areas shall be located behind buildings or on one or both sides.
2) Parking areas shall be shaded by deciduous trees, b11ffered from adjacent non-residenbal
uses and screenedfrom non-residential uses.
All parking areas are either screened by proposed buildings or setback 15 feet or more from the
Benson Way front property line (on the side ofthe buildings).
II-C-le)
Designated Creek Protection
Designated creek protection areas shall be considered design elements and incorporated in the
overall design of a given preyect.
Native riparian plant materials shall be planted in and adJacent to the creek to enhance the
creek habitat.
Not applicable
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II-C-lf)
Noise and Glare
1) Special attention to glare (AMC18. 72.110) and noise (AMC9. 08. 170(c) & AMC 9.08.175)
shall he considered in the project design to insure compliance with these standards.
See Site Review Finding B, above.
II-C-1g)
]~xpansions of Existing Sites and Buildings
1) For sites which do not conform to these requirements, an equal percentage of the site must
be made to comply with these standards as the percentage ~fbuilding expansion, e.g., ~fbuilding
area is to expand by 25%, then 25% of the site must be brought up to the standards required by
this document.
Not applicable
Il-C-2. DETAIL SITE REVIEW
Developmelltl1ltlAt Are within the DetAil Site lltevlew Zone IbAll~ 1n Addition to oomplylq
witb tbe ItAnd~krtb for Bt\slt Site Rev1ew~ oonform to the foUow1q stAndArds:
II-C-2a)
Orientation and Scale
1) Developments shall have a minimum Floor Area Ratio c?f.35 and shall not exceed a
maximum Floor Area Ratio ~f.5 for all areas au/side the Historic District. Plazas and
pedestrian areas shall count asfloor area for the purposes of meeting the minimum floor area
ratio.
2) Building frontages greater than 100 feet in length shall have ojj.~ets, jogs, or have other
distinctive changes in the buildingfa~'ade.
3) Any wall which is within 30 feet of the street, plaza or other public open space shall contain
at least 20% of the wall area facing the street in display areas, windows, or doorways. Windows
must allow views into working areas or lobbies, pedestrian entrances or display areas. Blank
walls within 30feet ~fthe street are prohibited. Up to 40% of the length of the building
perimeter can be exempted from this standard iforiented toward loading or service areas.
4) Buildings shall incorporate lighting and changes in mass, surjace orfinish to give emphasis
to entrances.
5) Ir!!ill ~fbuildings, adjacent to public sidewalks, in eXisting parking lots is encouraged and
desirable.
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6) Buildings shall incorporate arcades, roofs, alcoves, porticoes and awnings that protect
pedestrians from the rain and sun.
City Staff is recommending that building "A" located at the comer of Benson Way and Crowson
Road comply with the Detail Site Review Zone. To determine the floor area ratio (FAcR), the
applicant has used the entire site, since no property line or separate zone is available or existing.
The FAR is.43 (30,200 total S.F. of development divided by the lot area, 69,576 S.F.). This
FAR is more than .35 and leSs than.5 which is required.
The building frontage along Crowson Road is 160 feet in length. The applicant however, has
divided the building in 80 foot lengths and offset one of the 80 foot lengths by 10 feet., see Site
Plan and Exterior Elevations. Further, the second story has deck areas which are recessed 14
feet and a one story element for forty feet (near the street corner). In addition, two arcades
extend forward by 10 feet. The exterior building materials (textured CMU's, horzontal metal
siding and exterior plaster) also vary to provide interest to the mass and emphasize entrances.
The two covered arcades (cach 10 feet deep and 54 fect long) will have seating arcas and protect
pedestrians from sun and rain.
The two walls fronting Crowson Road and Benson Way will have doors and windows. There is
more than 20% of door and wall area along Crowson Road (3,400 S.F. wall, 734 S.P.
window/door) and Benson Way (875 S.F., 191 S.F. window/door).
II-C-2b)
Streetscape
1) Hardscape (paving material) shall be utilized to designate ''people'' areas. Sample materials
could be unit masonry, scored and colored concrete, grasscrete, or comhinations (~[tlle above.
2) A building shall be s'etback not more than 20[eet[rom a public sidewalk unlesc'i' the area is
used jar pedestrian activities such as plazas or outside eating areas. If more than one structure
is proposed for a site, at least 25% of the aggregate buildingfrontage shall be within 20feet (~[
the sidewalk.
The Detail Landscape Plan shows a plaza at the entrances on Crowson Road. This plaza uses a
combination of scored concrete and unit pavers in addition to the plant material, to designate
a "people" area. Benches are also proposed under the covered arcades. An employee lunch
area is located adjacent to the existing house (converted to office use), see Detail Landscape
Plan.
The front yard setback along Crowson Road varies from 10 feet to 20 feet while the front yard
setback on Benson Way is approximately 14 feet.
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II-C-2c)
Parking & On-site Circulation
Protected, raised walkways shall be installed through parking areas of 50 or more spaces or
more than 100 feet in average width or depth.
2) Parking lots with 50 spaces or more shall be divided into separate areas and divided by
landscaped areas or walkways at least 10feet in width, or by a building or group ofbuildings.
3) Developments of one acre or more must provide a pedestrian and bicycle circulation plan
fhr the site. On-site pedestrian walkways must be lighted to a level where the system can be used
at night hyemployees, residents and customers. Pedestrian walkways shall he directly linked to
entrances and the internal circulation of the budding.
The majority of the buildings on the site will be developed [or utilitarian, industrial,
manufacturing:, and small office uses. This is indicative of the E-l Zone Designation when a
Detail Site Review Zone is not required. City Planning Staff has recommended that comer
building be in the Detail Site Review Zone due to the area across Crowson Road being
identified as R-1 in the City's Comprehensive Plan and because of existing residences,
The applicant is proposing a building design as well as a Landscape Design for building "A"
which is consistent with both the Detail and Large Scale Design Standards, see SitefLandscape
Plans and Exterior Elevations. However, the area and buildings behind Building "A" are more
consistent with the E-l Zone and the existing development along Benson Way. Therefore, the
parking, on-site circulation, and landscaping requirements of the Detail and Large Scale Design
Standards should not apply in this area.
II-C-2d)
Buffering and Screening
J) IBndscape buffers and screening shall be located between incompatible uses on an adjacent
lot. Those buffers can consist of either plant material or building matenals and must be
compatible with proposed buildings.
2) Parking lots shall be buffered from the main street, cross streets and screened from
residentially zoned land.
As shown on the City's Comprehensive Plan, all adjacent properties have an Employment(E-1)
designation; therefore, buffers and screening requirements do not apply. The applicant has,
however, provided landscape buffer areas adjacent to adjourning properties, see Site and
Landscape Plans.
The parking areas, as shown on the Site and Landscapc Plans, arc buffercd from the strccts with
landscaping and are located behind proposed bui ldings.
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ll-C-2e)
Lighting
Lighting shall include adequate lights that are scaled for pedestrians by including light
standards or placements of no greater than 14 feet in height along pedestrian path WG~S.
The applicant will use pole mounted light fixtures for public sidewalks and parking area as well
as wall mounted fixtures on the proposed buildings. These fixtures will conform to the City's
Standards,
ll-C-2f)
Building Materials
1) Buildings shall include changes in reliefsuch as cornices, bases, fenestration, fluted
masonry, fhr at least 15% of the exterior wall area.
Bright or neon paint colors used extensively to attract attention to the building or use are
prohibited. Huildings may not incorporate glass as a majority of the building skin.
As shown on the Exterior Elevations for building "A", there are changes in relief such as
cornices, windows/doors, metal siding and textured masonry, much greater than the 15% of
required wall area.
II-C-3. ADDITONAL STANDARDS FOR LARGE SCALE PROJECTS
Devclopmenb (1) lnvolvlnl &\ Iron Doof &\IU In elceM of 10,000 sq\l&\re feet Of &\ b\lUdlnl
fronttlae In u.~ of 100 feet In leqth, (2) lOO&\tetll within the DettlU Site review Z;Qne, sh&\U,
In &\ddltlon to eomplylnl with the 8ttlnd&\ro8 for Billie &\nd DettlU Site Review, ,hoU conform
to the fonowllll sttlnd&\rost
II-C-3a)
Orientation and Scale
1) Developments shall divide large building masses into heights and sizes that relate to human
scale by incorporating changes in building mass or direction, sheltering roofs, a distinct pattern
of divisions on surfaces, windows, trees, and small scale lighting.
No new buildings or contiguous groups ~fbuildings shall exceed a gross squarefootage of
45,000 square feet or a combined contiguous building length ~f 300 feet. Any building or
contiguous group ~r buildings which exceed these limitations, and which were in existence in
1992, may expand up to 15% in area or length beyond their 1992 area or length.
3) Buildings not connected by a common wall shall be separated by a distance equal to the
height of the tallest building. fr buildings are more than 240 feet in length, the separation shall
be 60feet.
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4) All on-site circulation systems shall incorporate a streetscape which includes curbs,
sidewalks, pedestrian scale light standards, and street trees.
The proposed development is in the Additional Standard for Large Scale Projects because of the
building length exceeding 100 feet. The issues for the above Findings were discussed in II-C-2,
Detail Site Review Findings in regard to building massing, square footage, building length, and
on-site circulation systems.
D-C-3b)
][lublic Spaces
One square foot of plaza or public space shall be requiredfor eve!)) 10 square feet of gross floor
area.
2) A plaza or public .~paces shall incorporate at least 4 of the 6following elements:
a) 5,'it/ing Space - at least one sitting space for each 500 square feet shall be included in the
plaza. Seating shall be a minimum of16 inches m height and 30 inches in width. Ledge
benches shall have a minimum depth of30 inches.
b) A mixture of areas that provide both Sunlight & Shade
c) Protectionfrom wind by screens and buildings.
d) Trees - provided in proportion to the .~pace at a minimum of 1 tree per 800 squarefeet, at
breast height.
e) Waterfeatures or public art.
j) Outdoor Eating Areas or Food Vendors.
The applicant is providing approximately 1,600 S.F. of public plaza space in front of
building "A". This is greater than one S.F. of plaza space per ten S.F. of gross floor area
(14,000 S.F.). The Landscape Plan shows; 1. Sitting areas, 2. A mix of sun and shade
(arcades), 3. Protection from wind (arcade and building), and 4. One tree per 800 S.P.
ll-C-3c)
Transit Amenities
1) Transit amenities, bus shelters, pullouts and designated bike lanes shall be required in
accordance with the City's Transportation Plan and guidelines established by the Rogue Valley
Tramportation District.
Not applicable.
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ll-C-3d)
Recycling
1) Recycling areas shall be provided at all developments.
The Site Plan shows three locations for trash and recycling.
D. PARKING LOT LANDSCAPING AND SCREENING STANDARDS
Approval Standard: AU parkiq lob, whlth tor pU.lrpMM of thlllettloD lnthtde a~MI of
vehicle maneuwrlna, parkina, and loadlnashaU lK~ lAndscapOO And Itl'MDOO AS tOlllows:
ll-D-l)
Screening at Required Yards
1) Parking abutting a required landS'caped front or exterior yard shall incorporate a sight
obscuring hedge screen into the required landr;capedyard.
The screen shall grow to be at least 36 inches higher than the jlnished grade of the parking
area, except for required vision clearance areas.
The screen height may be achieved by a combination of earth mounding and plant materials.
Elevated parking lots shall screen both the parking and the retaining wall.
The Landscape Plan shows compliance with this Finding.
TI-D-2)
Screening Abutting Property Lines
1) Parking abutting a property line shall be screened by a 5' landscaped str;p. Where a buffer
between zones' is required, the screening shall be incorporated into the required bufF:r strip,
and will not be an additional requzrement.
The Site and Landscape Plans show compliance with this Finding. Also see Finding 1I-C-2d,
above.
ll-D-3)
Landscape Standards:
Parking lot landscaping shall consist ofa minimum of 7% of the total parking area plus a ratio
(~fl tree for each seven parking spaces to create a canopy effect.
The tree species shalf be an appropriate large canopied shade tree and shalf be selectedfrom
the street tree list to avoid root damage to pavemen/ and utilities, and damage from droppings to
parked cars and pedestrians.
17w tree shall be planted in a landscaped area such that the tree bole is at least 2feetfrom any
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curb or paved area.
The landscaped area shall be planted with shrubs and/or living ground cover to assure 50%
coverage within] year and 90% within 5 years.
Landscaped areas shall be evenly distributed throughout the parking area and parking
perimeter at the required ratio.
That portion of a required landscaped yard, bUJler strip or screening strip abutting parking
stalls may be counted toward required parking lot landscaping but only for those stalls
abutting land'Jcaping as long as the tree species, living plant material coverage and
placement distribution criteria are also met. Front or exterior yard lands'caping may not be
substitutedfor the interior parking stalls.
The Landscape Plan shows compliance with thi~; Finding.
II- D-4)
Residential Screening
Parking areas adjacent to a residential dwelling shall be set back at least 8 feetfi-om the
building, and shall provide a continuous hedge screen.
Not applicable, see Finding II-C-2d, above.
II-D-5)
Hedge Screening
The required hedge screen shall be installed as follows:
F;vergreen shruhs shall be planted so that 50% o(the desired screening is achieved within 2
years, 100% within 4 years.
2) Living groundcover in the screen strip shall be planted ,'')'Uch that] 00% coverage is achieved
within 2 years.
The Landscape Plan shows compliance with these Findings.
II - D-6)
Other Screening
1) Other screening and buffering shall be provided asfollows:
Refuse Container Screen: Refuse containers or dLsposal areas shall be screenedfrom view by
placement of a solid wood fence or masonry wallfi-om five to eight feet in height. All refuse
materials shall be contained within the refuse area.
Service Corridor Screen: When adjacent to residential uses, commercial and industrial service
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areas shall reduce the adverse effects of noise, odor and visual clutter upon adjacent residential
uses.
Light and Glare Screen: Artificial lighting shall be so arranged and constructed as to not
produce direct glare on adjacent residential properties or streets.
The Site and Landscape Plans show three locations for a trash/recycle area. These areas will be
screened with both a six foot high CMU walls and landscaping.
All pole and wall mounted lighting within the site will be directed down.
E. STREET TREE STANDARDS
APPROV At STANDARD: All dlwelopment fronHnl on pubUc or prlvl~ stl'eQb shill be
ffilulrOO. to pllnt stl'eQt t... In Iccordlnce with the fullowlnlstlndlrds Ind ch018Qn from
tbe reoommendoo Ust of stfQQt t... found In this ~looUon.
II - E-1 )
Location for Street Trees
Street trees shall be located behind the sidewalk except in cases where there is a designated
planting strip in the right of-way, or the sidewalk is greater shall include irrigation, root
barriers, and generally conform to the standard established by the Department ofCommunity
Development.
The applicant is providing street trees on both Crowson Road and Benson Way, see Site and
Landscape Plans, As recommended by City Planning Staff, these trees are located in a parkrow
instead of tree wells to be more harmonious with the residences across Crowson Road.
II-E-2)
Spacing, Placement, and Pruning of Street Trees
I) All tree spacing may be made subJect to special site conditions which may, for reasons such
as safety, affect the decision. Any such proposed 8pecial condition shall be subJect to the Staff
Advisor's review and approval. The placement, spacing, and pruning o(street trees shall be as
follows:
Street trees shall be placed the rate of one tree for every 30feet of street frontage. Trees
shall be evenZv spaced, with variations to the spacing permittedfor spec~fic site lirnitations,
such as driveway approaches.
b) Trees shall not be planted closer than 25 feet from the curb line of intersections of streets
or alleys, and not closer than ]() feet from private driveways (measured at the back edge of
the sidewalk), ,fire hydrants, or utility poles.
22
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c) Street trees shall not be planted closer than 20 feet to light standards. Except for public
safety, no new light standard location shall be positioned closer than 10 feet to any existing
street tree, and preferably such locations will be at least 20 feet distant.
d) Trees shall not be planted closer than 212 feet from the face of the curb except at
intersections where it shall be 5feetfrom the curb, in a curb return area.
e) Where there are overhead power lines, tree species are to be chosen that will not
interfere with those lines.
j) Trees shall not be planted within 2 feet of any permanent hard surface paving or
walkway. Sidewalk cuts in concrete for trees shall be at least 10 square feet, however, larger
cuts are encouraged because they allow additional air and water into the root system and
add to the health of the tree. Space between the tree and such hard surlace may be covered
by permeable non-permanent hard surfaces such as grates, bricks on sand, or paver blocks.
g) Trees, as they grow, shall be pruned to provide at least 8 feet of clearance above
sidewalks and 12 jeet above street roadway surjaces.
h) Existing trees may be used as street trees if there will be no damage from the
development which will kill or weaken the tree. Sidewalks of variable width and elevation
may be utilized to save existing street trees, su~/ect to approval by the Staff Advisor.
The Landscape Plan shows compliance with the above Finding.
II-E-3)
Replacement of Street Trees
1) Existing street trees removed by development projects shall be replaced by the developer
with thosefrom the approved street tree list. The replacement trees' shall be o.fsize and ,species
similar to the trees that are approved by the Staff Advisor.
Not applicable.
II-E-4)
Recommended Street Trees
1) Street trees shall conform to the street tree list approved by the Ashland Tree Commission.
See Landscape Plan for compliance with this Finding.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the
development, electricity, urban storm drainage, adequate transportation can and will be
provided to and through the subject property.
When annexed to the City of Ashland, the subject property can connect to existing water and
23
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sanitary sewer lines in Benson Way. The sanitary sewer main will be extended to the property.
Fire hydrants (on and off site), will be provided per the Fire Department requirements
CTV, electricity and telephone service will be placed underground along the frontage of
Crowson Road and Benson Way. An electric distribution plan will be provided to the City's
electric department prior to receiving a building pennit.
Storm water run-off will be controlled on site with a water detention plan and metered to
existing systems in both Benson Way and Crowson Road. The current system along the frontage
of Crowson Road is an open ditch. The applicant wlll provide an underground system as part of
the street and sidewalk improvements.
The above utilities and services are shown on the Civil Engineers Preliminary Design Drawings,
Benson Way is currently paved (40 feet wide) with curbs on both sides of the street. The
applicant will provide sidewalk improvements adjacent to the property and extend the sidewalk
to the existing portion to the northwest. Crowson Road has a ROW that varies from]l 00 feet at
the intersection to 80 feet on the southwest boundary. The applicant will provide street and
sidewalk improvements as recommended by City Staff and as shown on the Site and Civil
Engineering drawings. Also see Annexation Finding E.
24
liS
View of end of sidewalk on Henson Way
View of existing house (to be remodeled into office)
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View of existing residential development on Cro\\Tson
Road
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TERRASC][ENCE, INC..
Soil, W~ter & Wetl~nd Consultants
ccs no l3SS~7
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CONFIRMATION OF
NON-WETLAND CONDITIONS FOR
TAX LOT 400,T. 391S, R. IE, SEC. 14,
ASHLAND! JACKSON COUNTY, OREGON
Prepared for
KEY WEST PROPERTIES
3140 Juanipero Way, Suite 201
~edford, OR 97504
Prepared by
TERRA SCI1BNCE, INC.
4710 S.W. Kelly Avenue, 1Q1 Floor
Post Offic~~ Box 2100
Portland, OR 97208-2100
TSI~2004-0827
SEPTEMB:ER 2004
4710 .5. W. Kelly ADrnue, l' FlooI I Post Office Box 2100/ POltland, OR 97208.2JOO / 503-274-2100 / Fax: 503-274-2]01
lAO
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TERRA SCIENCE, INC.
Soil, W/l~er & Wetland C0115ultanl~
CCs ftO. llB51!7
CONFIRMATION OF
NON-WETLAND CONDITIONS FOR
TAX LOT 400,T. 39S, R. IE, SEC. 14,
ASHLAND, JACKSON COUNTY, OREGON
Introduction
At the request of Key West Properties (John 5chleining, Developer), Phil Sceles
of Terra Science, Inc. evaluated , potential wetland conditions for Tax lot 400 (T. 395, R.
IE, Sec. 14). The 1.75-acre site is located north of Crowson Road and west of Benson
Way i:n the southeast part of Ashland, Jackson County, Oregon (Figure 1). The study
area consists of a residential dwelling and a va.cant (m.owed) field. It is bounded by
roads and residential development or vacant land in all directions.
Methods
Since the subject land (593 Crowson Road) has not been actively used for
agricultural pu.rposes since 1985, it was not considered agricultural for delineation
PfE"oses1. Therefore, the Routine and Intermediate Level methods in the 1987 ~
of gineers Wetland Delinea60n Manual were followed for the field study. On July 27,
2004, sample points were positioned across the site to document and chara.cterize
existing conditions. Specifically, four solitary sample plots were established to describe
representative portions of the subject land. Each sample location was checked for
wetland hydrology indicators, hydric soil conditions, and hydrophytic vegl~tation
dominance. The sample plots are shown on Figure 2., while data sheets from the field
investigation are induded as Appendix A for additional review.
I Agricultural lands are lands that have been Intensively used since before December 23, 1985 and are currently
managed for food fiber production, Examples of such lands include cropland, bayland and pa5ture!, native pasture,
rangeland, orchards, vineyards, areas which support wetland crops such as cranberries, taro, watercress, and rice and
other lands used to prodl,lce or support the production oflivestock, as well as small tree farms. Conversely, non-
agricultural lands encompass. but are not limIted to: commercial tree farms managed for forest products and urbanized
areas. When a study area matches the definition of agriculturallfmd, wetland determinations mu~t be ma.de using the
criteria and techniques described in the 1994 National Food Security Act ~alll,}al. lhlll1 E"'i~lop (NFSAM) and
subsequent 1996 Amendment 2, (Soil Conservation Service. Noyember 1996).
Crow~o Non.WL '1't. 041220,rev
Page 1
TSI-2004-0727
4710 S.w. Kelty At'etluf', 1" Floor / Post Office Box 2100 I Portland, OR 97208-2 ZOO /503-274-2100 I Fax: 50.3-274-2101
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TERRA SCIENCE, INC.
Soil, Water 6- Wetlf4nd ConsultaNts
CCB '0. 13UaT
Non-Wetland Confirmation for $93 Crowson Rd., Ashland Ore,
Natiousl Wetlands Inventory and Local Wetland Inventory
TIle National Wetlands Inventory (NVVI) maps were initially reviewed to check
for the presence or lack of wetlands on or in the VICinity of the study area (Figure 3).
The NWT Ashland, Oreg. Quadrangle map (USFWS1 1994) did not identify any wetlands
designated for the study area.. The nearest NWl mapped wetlands are designated
Palustrine, Emergent, Seasonally Flooded (PEMC) ana Riverine, Upper Perennial,
UnconsoIidated Bottom, Permanently Flooded (R3UBH). They are shown located
northwe!lt and southeast of the study area. The field study did not attempt to confirm
the presence of the offsite wetlands.
l::Iydl'ololQT and SiteEeatures
TIle subject site consists of an alluvial fan at an approximate elevation of 2100 feet
(based on U.S.C.S. Ashland, Oreg. Quad. 1983). This east sloping site lacks any
hydrology features, mostly due to its moderately steep slope. The north side of the
property (vacant field) has a subtle swale pattern that terminates at Benson Way. There
is a storm drain (culvert) at this termination point. There is also a railroad line located a
short distance to the west, which has likely severed any upgradient runoff. In general,
the undedying stratigraphy consists of loamy to sandy textures in the upper 30 inches.
Such materials have rapid permeability and likely transmit subsurface water during the
rainy season. Aside from the land immediately adjacent to the street curb, the vacant
portions of the site lack any indication of filling or grading.
The mean armual precipitation in the Ashland area (Medford airport) is about 20
inches, which is the sole hydrology source for the study area. There is no indication of
extended pondingl flooding or poor draina.ge anywhere withll, the study area. During
the field study, a small "pothole" was observed irruned.iately above the storm drain.
TItis pothole appears excavated - presumably when the culvert was installed several
feet below the surface. That is, the culvert was placed when the street was re-built in
recent years and it was laid in for futur~~ connection to the municipal storm water
system. Since the field study was conducted in the summer, no soil saturation or water
table was observed in the upper part of th~! soil. A sample plot at this location had soil
saturation at 26 inches below the surface. Due to the Summer timing of the field studyt
the abselli2e of saturation did not "disqualify" as a potential wetland.
Crow~o Non-WL rpl. 041220,rev
Page 2
TSI-2004-0727
4710 S, W. KeVy Avenue, 1'/ Floor! Post Offict. Box 2100! F'ortltln~"t OR 97208-2100/503-274-2100/ Fax: 503-;274-.V01
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TERRA SCIENCE, INC.
Soil, Water 6' WetlQ;rrd Consu.ltants
CCB lie. 138$(J 1
Non-Wetland Confirmation tOJ: 593 Crowson Rd., Ashland Ore.
5.Qils
The soils for the study area were mapped. by the Soil Conservation Service (SCS,
now Natural Resource Conservation Setvice ,.- NRCS) as Barron coarse sandy loam
(mapping unit lOB on Figure 4) and Kubliloam (mappinX unit 110B). This soil type is
descl'ibed in detail in the Soil Survey of Jackson County rea, Oregon (August, 1993).
Field observations supported the SCS mapping of the Barron soil series, which has
sandier textures throughout the soil profile. The Barron soil onsite appears somewhat
poody to moderately well drained. It has a dark grayish brown sandy loam. topsoil
(10YR 2/2 to 4/2) that lacks art redoximorphic features (mottles) in the upper 8 to 20
inches, The subsoil is often a coarse sandy loam to loamy sand that is brown (10YR 3/3
to 4/3) that extends below 30 inches that aLso lacks any mottiing. The absel''lce of a low
chroma matrix color and distinct mottling indicates the site lacks hydric soils. No other
hydric soil indictors were observed, either.
Yeietation
Historically, the subject site supported a mixture of flora associated with the oak,
madrone and pine forested hillsides historically found in and above the City of Ashland.
Since the site was obviously cleared years ago, the native flora is no longer apparent.
Onsite plant conditions now resemble an upland field composed of non-native grasses
and weeds. For example, the dominant grasses include tall fescue (FAC-), ripgut brome
(NL)} six weeks fescue (NI), chickory (NL), '~omrnOl'\ velvetgrass (F AC), bentgrass
(FAC estimated), ryegrass (FACU, estimated), and bluegrass (FACU, estimated). This
edges of the field included Himalayan blackberry (FACU), silver cottonwood
(ornamental), mustard (FACU, estimated)} Oregon white oak (NL), hedge parsl"y (NLL
and ripgut brome (NL). Composition of the dominant species in wetlands must be
more than 50 percent obligate wetland (OBL), facultative wetland (PACW), and/or
facultative (FAC) species, while adjacent upland areas have 50 percent or less of such
dominance. No portion of the plant community has a hydrophytk dominance.
Summary
Jurisdictional wetlal'\ds are regulated by Oregon Department of State Lands and
the U.S. Army Corps of Engineers. The wetlarLd identification method defined by the
1987 Corps of EnSineers Wetland. Delineation Manual requires a wetland to have
positive indicators of wetland hydrology, hyddc soil and hydrophytic (water loving)
vegeta.tion. Without positive wetland indicators, then an area cannot qualify as
wetland, The subject land lacks positive indicators of hydrophytic vegetation,. hydric
soils and wetland hydrology. While the field study was conducted when saturc~tion or
water table could not be observed, there was still a lack of other potential wetland
Crow'$O Non-\'\11. rpt. 041220.t~
Page 3
TSI-2004-0727
4710 5. W, Kelly Avenue. 1" Floor ( Po~t Office Box 2100 I Portlalld, OR 97208-2100 /503-274-2100 I Fax: 503-274-2101
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TERRA SCIENCE, INC.
Soil, Wattr 5< lVetfand Consultants
cca .c' 18BSQ7
Non-Wetland Confirmation for 593 Cro'W~lonRd" Ashland Ore.
hydrology indicators, such as wetland drainage pattern. The lack of hydric soil
indicators (only unmottled, high chroma soils onsite) and upland vegetation also
accurately reflect the good soil drainage. Ba,sed. upon the field study that documented a
lack of wetland hydrology, hydric soils, and hydrophytic vegetation, no portion of the
site has sufficient positive indicators to qtlalify as wetland. Lacking any wetland or
other regulated waters, no permits from Corps or DSL would be required to alter,
excavate, fill or otherwise develop the SUbjE~ct land.
List of Fig~
Figure 1.
Figure 2.
Figure 3.
Figure 4.
Vicinity Map (from Ashland, Oreg. quad.).
Existing conditions, and Sample Points (adapted from Jackson
County tax lot map no. 39-1E-14D).
NWI map (from Ashland, Oreg. quad., 1994).
Soils Map (from smL;5ury~x of T ackson County Area, Oregon,
August, 1993).
References Cited
Environml~ntal Laboratory, 1987. Co~~ (If Engineers Wetlands Delineation Manual.
Technical Report Y-87-1, US Army Engineer Waterways Experiment Station,
Vicksburg, Miss., 100 pp. plus appendices.
Soil Cons€~rvation Service. Hydric SQil~_j)f the United States. U.s. Department of
Agricultt.u:e. Miscellaneous Publication Number 1491,1991.
Soil Surve:~of Tackson County Area, Orei~on. U.S. Department of Agriculture, Soil
Conservation Service. U.S, Goverrunent Printing Office: August, 1993.
U.S. Department of Fish and Wildlife. Ashland, Oregon 7.5 minute quadrangles, 1994.
U.S. Geological Survey. Topographic map of Ashland, Oregon. 7.5 minute quadrangle,
1983.
Crowso N<'1I-Wl rpt. 041220,rev
Page 4
TSI-2D04'0727
4710 S. W. Kelly Avenue, 1'< Floor! Posl Office Box 2100 I Pert/and, OR 97208-2100 I 503-2/il-2100 I Fax: 503,274-21.01
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TERRA SCIENCE, INC.
Soil, Water & Wetland Consultants
CCB N~. 1365117
Non-Wetland Confirmation for 593 Crowson Rd., Ashland Ore.
Limitation~
. . . Terra Science, Inc. did not identify we'lland con~itions beyond the immediate
VIC1l11ty of 593 Crowson Road, Ashland, On!gon. TIus report makes no daim or
conclusions about those conditions beyond thl~ study area. The datarresented in this
report was collected, analyzed and interpreted using standards 0 skilt C~lre, and
diligence ordinarily provided by a qualified professional using the 1987 Co~s of
Eng-meers Wetland Delineation Manual. The report findings are based on inci ental
information from the client, the observations of the project team and limitations of the
wetland, delineation methodology. The repott findings and theit significance should
not be extrapolated beyond the immediate a.rea of the study.
As required by OAR 141-090-035 (8)(k), the follOWing statement must be
included as part of this document: "nus report documents the investigation, best
professional Judgment and conclusions of the investigator. It is correct and complete to
the best of my knowledge. It should be considered a Preliminary Jurisdictional
Determination and used at your own risk until it has been reviewed and approved In
writing by the Oregon Department of State Lands in accordance with OAR 141-090-0005
through 141-090-0055."
The report was generated for the express use of Jo1m SchleiI1.ing, Key West
Properties and their designates. These parties shall not interpret the report findings or
concluSions any differently than stated without prior discussion with Terra Science, Inc.
Terra Science, Inc. shall not be lia.ble beyond the fees paid for its services for errors and
omissions.
Respectfully submitted,
)t?h.:J ~
Phil Scoles, RPSS, PWS
Soil and Water Scientist
00'""60 Non-WLrpl. 04122Qr~-
Page 5
TSI-2004-0727
4710 S, W. Kelly Avenue, 1" Floor / Post Office Box 2100 I Portland. OR 97208-2100/503-274-2100 f Fax. 503--274-2101
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Source: U.S,G.S. Aahland, Oreg. quadr8r'lgle, photor=vised 1983.
CONFIRMATION OF NON.WETLAND
CONDITIONS FOR TAX LOT 400,
T.39S, R. 1E, Sec. '14, W.M.
Ashland, Jackson County, Oregon
VICINITY MAP
TERRA SCtENCI~, INC.
Soil. lVat~r & W:tlalId Conwltants
SCAI.$, 1 INQ>-< . 2000 Fi:ET (APpro~,)
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September 2004
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TERRA SCIENCE, INC.
Soil, Water & Wet,'olld ConsuIta11ts
CONFIRMATION 01= NON.WETLAND
CONDITIONS FOR TAX LOT40Q,
T.39S, R. 1 E, Sec, 14, W.M.
Ashland, Jackson County, Oregon
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Sou roe Soil Survey of Jackson CQunty Area, Oregon (AugUSI1993).
CONFIRMATION OF NON-WETLAND
CONDITIONS FOR TAX LOT 400,
; 1.398, R. 1 E, Sec. 14, W.M.
Ashland, Jackson County, oregon
SOIL M.APPING
UNITS
TERRA SCIENCE, INC.
Soil, Water & Wetlmd CCl11su!tall;s
SCALE:: 1 INOH. ea4 I=;;ET (Appro,,)
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16S8 September 2004
108 . Barron coarse sandy loam
1006 . KUbllloam
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Soil, Water 6' Wetla~d CC11.9'/dtant5
cell If~, IJ~~fl7
Non-Wetland Confirmation for 593 CrolVl!,on Rd.~ Ashland Ore.
APPENDIX A
Wetland Determination Data Sheets
Crowso Non.vV'L rpl. 041220.rev
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TSI-2004-0727
47105, W. Kelly ApeM.ue, 1" Floor / P05! Office Box 2100 ! Port/and, OR 97208-2100/503-274-2100! Fl<x: 503-274-2101
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WETLAND DETERMINATION DATA SHEET (1987 MANUAl,,)
City/County/State: ASHLAND / JACKSON COUN1'Y / OREGON Date (YY MM DD)!Time: 0407 27/ 13:40 PM
Project/Contact: ~93 CROWSON RD. / lG:Y WBST PROPERTIES Pleld ltwestigator(s): P. SCOLES
Plant Community: VEL VETaRASS / TALL FESCUE IBLUEORASS Transect / Plot No.: SP.A
Plot Location: NORTHEAST PART OF SITE, 25 FEHT WEST OF BENSON ROAD, 15 PEET WESTOPEXCAVATED POTHOLE
R.cccnt Weather: SUNNY, NO PRECIPITATION FORPkBCB01NOTWO WEEKS.
Do Normal Bnviron. Conditione Exist? YES -1- NO _ Explain:
Has Veg. _ SoU _ Hydrology ~_ Been Sign:ificantly Dil5turbed? NO
Explain/Comment:
VEGETATION
DomilUlnf SDlld@Jl Status % Cover Il2m.ioint Spedes
Tree Stratum (Total Cover: NOlle) Herb St,'atum (Total Cover: 96%)
1. 1. HOLCUS LANATUS
2. 2. FESTUCA ARUND1NACEA
3. 3. POA sp,
Sapling/Shrub Stratum (Total Cover: None) 4. UN"'NOWN COMPOSITE
1. 5. lAU UM PERENNE
2. 6. TO:~ILLlS ARVENSB
3 7. VIClA SP.
4. 8. OAWUM APARINB
Percent of Dominant Species (~) That Arc OBL, FACW, FAC+ & FAC (OJ! FAC-): 2/3 = 67%
Other Notable Species: "':eSTIMATED INDICATOR STATUS. OTHER SPECIES INCLUDE: DAUCVS CAROIA. LACrVCA SE:P..RIOLA.
Criteria met? u:s ~ NO _ Comments: SUIHlOMINANTS ARB NON-HYDROPHYTIC.
S1lWJ.5
% Cover
PAC::
PAC-
FACiI<
30~
20--.1
20-.,1
15
5
2
2
2
PACU
NL
NL*
FACU
SOILS
Ma.p Unit Name: KUIll..l LOAM (RESEMBLES BARRON) Drainage Class:
Taxonomy: TYPIC HAPLOXEFtEPTS (J3A.RRON) On Hydric Soil Li51?
Survey Mapping Verified? NO (INCLUSION) Landform/Slope:
~ Hm:i.mn Matrix Color(s) RedoximolJlhic Features (Abund
0.9 IN. Ap JOYR 3/2 NONE
9-20 IN. AB 25)' 41/2 NONE
20-22 IN, Bw IOYR 3/2 NONE
22-32+ IN. C 2jy 4/3 NONE
Hydric Soil Indicators: NONE
Histosoll Histic Epipedon
Sulfidic Odor
Reducing Conditions (test positive)
Gleyed
Redox. Peatures (wIthin 10 inches)
Criteria met? YES NO ~ Comments:
HYDROLOGY
Recorded Dat~ _ Available ~ Not Available Aerial Photos _ Stream Gauge _ Other:
Field Data Depth of Inundation: NONE Depth to Saturation: 2611'1.* Depth to Free Water; 30 IN.'"
Major Portion ofthe Root Zone: 3 IN. Growing Season: 11 DAYS, APRIL 07 TO f\OV. 03
Primary Hydrology IlJdiclltorsl NONE Secondary Hydrology Indicators (2 or more. required); NONE
Inundated O"idized Root Channels (upper 12 inches)
Saturated in Upper 12 Inches Water-Sta.ined Leaves
Water Marks Local Soil Survey Datil
Drift Lines FAc-N~utral Test
Sediment Deposits Other:
Drainage Patterns in Wetlands: NOl'o."E
Criterill met? YES ~ NO.i.. COmments: ~UNAaLE TO VERIFY 13J3.0INNING OF GROWING SEASON HYDROLOGY DUE TO SUMMER
TIMING OF FIELD VISI!.
DETERMINATION
WETLAND? \:tS _ NO..::L Comment.'j: LACKS POSITIVE INDICATORS IN SOIL AND HYDROLOGY PARAMETERS.
WELL DRAINED
YES _ NO ~
SUBrLESWALE, GENTLY SLOl'lN<:;NORTHEAST.
ContJ'll~t) T~xtllre Strllctlll1'<r ..6lJ.{lQretions. Other
SANDY LOAM, DRY
COARSB SANDY LOAM, DRY
SANDi LOAM, MOIST
WAMY SAND, VERY MOIST TO SAt.
ConcretionslNodules (within 3 inches)
High Organic Content in Surface in Sandy Soil
O:'ganic Pan / Streakin2 in Sandy Soil
Listed on Natl./Local Hydric Soils List (soil profile matches)
O.:herlRegionaJ Indicators:
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WETLAND DETERMINATION DATA SHEET (1987 MANUAL)
ASHLAND / JACKSON COUNly / OREGON Date (YY MM DD)/Time: 04 0727/14:00 PM
593 CROWSON RD. / KEY WEST PROPElm.ES . Pield Investigator(e): p. SCOLES
BLUEGRASS I RlPOUT BROME / TALL FESCUE. Transect / Plot No.: SP.B
NORTH-CENTER PART Or:: SITE, 140 FEET SOIJrHWEST 01' BBNSON ROAD, 30 FEET SOUTH OF NORTH PROPERTY LINE
IN CENTB.R OF SWALE.
Recent Weather: SUNNY, NO I'RBCIPlrATJON FOR I'R.fCBDINO TWO 'NEEKS.
Do Normal Environ. Conditions Exist? YES.:L. NO _ EllplBin:
Has Veg. _ SoU _ Hydrolo2Y __ Ellen Significantly Disturbed?
Explain/Comment:
VEGETATION
Dominant Species ~ % Cover DOlUlrtant ~pBcies
Tree Stratum (Total Cover: Notte) Herb Stratum (Total Cover: 95%)
1. 1. I'OA SP.
2. 2. BROMUS RIGlDUS
3. 3. FESTUCA ARUNDINACEA
Sapling/Shrub Stratwn (Total Cover: None) 4. DACTYLlS GLOMERATA
1. 5. LOLlUM PERENNE
2. 5. HORDEUM SP.
3. 7. LACTUCA SERRJOJ..A
4, 3. BRASSICA CAMF'ESTRIS
Percent of Dominant Species (<.I) That Are OBL, FACW, FAC+ & FAC (not FAC-): 1/3::: 33%
Other Notable Specie!;: "'ESnMATED INDICATOR STATUS.
Criteria met? rES _ NO l Comments: ALl.. SlJBDOMINANTS ARE NON-HYDROf'H'r'TIC.
CitY/County/State:
Project/Conw.ct:
Plant Community:
Plot Location:
NO
~ ~ Cover
FAC" 50~
NL 15~
PAC- lS-J
FAClJ 5
FAClJ j
FAC" 2
FACU 2
1'.'1., 1
SOILS
Map Unit Name: KUllLt LOAM (RBSEMBLBS aARRQN) Dr,~inage Class: WELL DRAINeD
Tllx,onQmy: TYPIC HAPlDXEREPn (BARRON) On Hydric Soil List? YES _ NO L
Survey Mapping Verified? NO (INCLUSION) Landform/Slope: SUB1l.B SWALB, OEN1LY SLOPING NORTHEAST.
Depth Hm:izml Mattix CoIQr.lil Rectoximor;:phic Fe3tures (Abund.. Contrast'! Texture. Structure. ConQ~"tions. Other
0-8 IN. Ap lOYR 2/2 NONE SANDY LOAM, DRY
8-14 IN. A81 2.5Y 4//2 NONE J..,OAMY SAND, DRY
14-21 IN. AB2 2.5Y 3/2 NONE LOAMY SAND. DRY
21-24 IN. C 2.5Y4/2 NONE LOAMY SAND, SLIGHTLY MOIST
Hydric $nil Indlcato."s: NONE
Histosol/ Histk Epipcdon Concretions/Nodules (within 3 inches)
Sulfidic OdOr High Organic Content in Surface in Sandy Soil
Reducing Conditions (test positive) Organic Pan I Streaking in Sandy Soil
Gleyed Listed on NatI.iLocal Hydric Soils Ust (soil profile matches)
Redox:. I1eature5 (within 10 inChes) Other/Regional Indicators:
Criteria met? 11::5 _ NO ..:L Comments: ROCK REFUSAL AT 24 IN.
RYDROLOGY
Recordvd Data _ Available ...::L. Not Available _ Aerial Photos _ Stream Gauge _ Other:
Field Datil. Depth oflnunclation NONE Depth to Saturiltion: >24 TN." Depth to Free Water: >24 IN....
Major Portion of the Root Zone: 4 IN. GrQwing Season: 1 ] DAYS, APRIL 07 TO NOV. 03
Primary Hydro)o~y Indicators: NONE Secondary H~'drology Indicators (2 or more required): NONE
lnundatM Oxidiled Root Channels (upper 12 inChes)
Saturated in Upper 12 Inches Water-Stained Leaves
Water Marks Local Soil Survey Data
Drift Lines FAC-Neutral Test
Sediment Deposits Other:
Drainage Patterns in Wetland3 NONE
Cr1t~rla met? US - NO -.:L Commems: *lINAl'lrE TO VERIFY BEGINNING OF CROW1NG S~SON HYDROL.OGY DUE TO SUMMER
TIMING OFFIELl.1 VISIT.
WETLAND? YES
DETERMINATION
NO..:L Comrr.ents: LACKS POSITIVE INDICATORS IN ALL THREB PARAMETERS.
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(
WETLAND DETERMINATION DATA SHJtET (1987 MANUAL)
ASHLAND / JACKSON COUNTY 1 OREOON Date cYY MM DD)/Time: 04 07 27 114: 1 ~ PM
593 CROWSON RD. 1 KEY WBSTPROPER'flES Fjeld InYe$tigBtor(~): P. SCOLES
RIPGUT eRO~ 1 SIX WEBKS FI!.SCUE Transect / Plot No.: SP.C
WEST PART OF SITE, 50 FEET NORTHEAST OF WEST J>ROP:ERTV LI~, 70 FBET SOUTH OF NORTH pflQP.ERTY LINE AT
UF'PBR END OF SU'fITI..E SWALE.
Recent Weather: SUNNY, NO PRECIP1TATlONFOR Plll::CI3DlNQ TWO W1~KS.
Do Normal Environ. Conditions Bxj~t? Yl3S -'!L NO _ Explain:
Has Veg. _ Soil _ Hydrology _ Been Significantly Disturbed?
Explain/Comment:
VEGETATION
Dominant S~ecles ~ ~ Cover J2am!Dilnt $~
Tree Stratum (Total Cover: None) Herb SITatum (Total Cover: 104%)
I. I. BflOMUS RIOlDUS
2. 2. VULPIA (FESTUCA) BROMOIDES
3 3. UNKNOWN COMPOSITE
Sapling/Shrub Stratum (Total Cover: None) 4. FliSTUCA ARUNDINACEA
1. 5. RUMBXACllTOSELLA
2. 6. PLAN/AGO LANCSOLATA..
3. 7. LACTUCA SERRIOLA
4. 8.
Percent of Dominant Species (^J) That Are 08L, FACW, FAC+ & FA.C (not FAC-): 0-113,", 0-33%
Other Notable Species: "'EST. INDICATOR STATUS. NEARBY YEC. lNCLlJD!1:S RUBUS DISCOLOR, QUERCUS GARRY ANA, TORILLIS.ARv.
Criteria met? YES _ NO.:L Comments: SUBOQM1NANTS ARE MOSTLY "ON-HYDROPHYrIC
City ICount)'/State:
Project/Contact:
Plant Community:
Plot LocatIon:
NO
Statns
~ C;;over
NL
PACU-
45-J
25'1/
20-../
5
5
2
2
FAC-
PACU+
FAC
FACLJ
SOILS
Map Unit Name: KUBU LOAM (RESllM5LES BARRON) Drainage Class: WELL DRA1~D
Taxonomy: TYPIC HAPLOXEREPiS (BARRON) On Hydric Soil List! YES _ NO l
Survey Mapping Verified? NO (INCLtJS10Nj Landform/Slope: SU:STLB Sw ALE, OENTI. Y SLOPING NORTHEAST.
~ Hmiz.o.n Matrix Color(s) Redoximorphic Featu~A.bund.. Contrast) Te"tUt'e. Structure. Concretions. Other
0-8 IN. Ap 10YR 3/2 NONE SANDY LOAM, DRY
8.131N. Bw 2.5Y3/3 NONE WAMYSAND, DRy
13-23 IN. C 2.5v 4/3 NONE LOAMY SAND, DRY
@23 IN. ROCK REFUSAL
Hydric Soil Indicators: NONE
Histosol / Histic Epipedon ConcretionslNoclules (witl1ln 3 Inches)
Sulfidic Odor High Organic Content in Surface in Sandy Soil
Reducinf; Conditions (test positive) Organic Pan 1 Sr:reaking in Sandy Soil
Greyed Listed on Natl./LQclll Hydric Soils List (soil profile matches)
Redox. Features (within 10 inches) OtherlRegionaJ Indicators:
Crlt<<ria met? YES NO..:L Comments: ROCK REFUSAL AT 23 IN.
HYDROLOGY
Available: ...::L Not Available _ Aerial Photos _ Stream Gauge ~ Other:
Depth of Inundation NONE Depth to Saturation >23 IN.'" Depth to Free Water: .>23 IN.~
Major Portion of the Root Zone: 2 IN. Growing Season: 11 DAYS, APRIL 07 TO NOV, 03
PrlmarJ' Hydrology IndicatOl'l5: NONE Secondary Hydrology Indicators (2 Or more required): NONE
Inundated Oxidized Root Channels (upper]:2 inches)
Saturated in Upper 12 Inches Water-Stained Leavll&
Water Marks L')ca] Soil Survey Data
Drift Lines FIle-Neutral Test
Sediment Deposits Other:
Drainage Patterns in Wetlands NONE
Crltl)da met? YES _ NO.:L Comments:. "UNABLE TO VERIFY BEGINN1NG OF CROWING SEASON HYDROLOGY DUE TO SUMMER
TIMING OF FJEJ..D VISIT.
DETERMINA TION
WETLANJ)? YES _ NO ~ Comments: LACKS POSITIVE lNDlCATORSIN ALL THREE PARAM.lZTERS.
Recorded Dll.tll.
Field Data
} 3?)
('; (
WE'fLANI:> OETERMINATION DATA SHEET (1987 MANUAL)
Cit)'/CountyfState: ASHLAND I JACKSON COUNTY I OJUlOON Date (YY MM DD)/Time: 04 07 27 1 14:40 PM
Project/Contact: 593 CROWSON RD, r kEY Wl3ST PROPERTIES Field Investigator(s): P. SCOLES
Plant Community: BLUEORASS! RIPGUT BROME I TALL FESCUJ; Transect 1 Plot No,: sp.n
Plot Location: CSNTBR PART OF SITE, 145 FEET SOtJTHwe;ST OF BENSON ROAD, 1 00 FEET SOUTH 01' NORTH PROPERTY LINE.
Recent Weather: SUNNY, NO PRECIPITATtON FOR PRECEDING TWO W5EK$.
Do Nonnal Bnviron. Conditione Exist? YES L NO _ EJ\plain:
Has Yes. _ Soli _ Hydrology _ Bl~ell SignifIcantly Disturbed? NO
Explllin/Comm~nt: SAMPLB PLOT U?R.ESENTA TIVe OF BACKSLljf'B AND Rl3MAlNDER OF PROPERTY.
VEGETATION
Dominant Species Status % Cover Dominant SDec:ies
Tree Stratum (Total Cover: 20%) Herb Stratum (Total Cover: 95%)
1. POPULUS SF'. (SILVER COTTONW FAC* 2Q\I 1. BROMUS RIGIDUS
2. 2. UNKNOWN COMPOSITE
3. 3. FESTUCA ARUND1NACEA
Sapling/Shrub Stratum (Total Cover' NOfle) 4. HORDEUM SP.
t. :5. LAClUCA SERR10LA
2. 6. CICHORJUM INTYBUS
3- 7,
4. B.
Percent of Dominant Species (1) That Are OBL, FACW, FAC+ & FAC (not FAC.): 112 = 50%
Other Notllble Species: "ESTIMATED INDICATOR STATUS.
Critel'ia met? YES _ NO ..L Comments: SUB DOMINANTS MOSTLY NON'HYDROPHync.
~
%CQXU
NL
70V
10
5
5
I
1
PAC-
MC"
MeV
NL
SCJIlLS
Map Unit Name: l<U13J.,J LOAM (~SEMBLES BARRO:>!) Drainage Class:
Taxonomy: TYPIC HAPLOXEREPTS(BARRON) Or, Hydric Soil List?
Survey Mapping Verified? NO (lNCUJSION) LandformJSlope:
~ ~ Matrix Colorls) Redoximorphic Features (Abund
0-13 IN. Ap /OYR 2/2 NONE
13-20 IN, AB 2..sy 4/12 NONE
@20 IN. ROCI< REFUSAL
WELL DRAINED
YES _ NO ~
BACKSLOPB, GENTLY SLOPING NORTHEAST.
Contrast) Texture Strllcture C:onc:ntinns. Other
SAI'IDYJ.,OAM, DRY
LOAMY SAND, DRY
Hydric Soil Ittdicators: NONE
Histosol / Histic Epipedon C6ncretionslN'odules (within 3 inches)
Sulfidic Odor High Organic Content in Surface in Sandy Soil
Reducing Conditions (test positive) Organic Pan ( Streaking in Sandy Soil
Oleyed Listed On Natl.lLooal Hydric Soils LIst (soil profile matches)
Redox.. Features (within 10 inches) Other/Regional Indicators:
Criteria met'? ns _ . NO l Comments; ROCK RBI'U5A1 ^ T 20 IN.
HY,OROLOGY
~orded Data - Available ....:L. Not Available _ Aerial Photos _ Stream Gauge _ Other:
Fjeld Data Depth of Inundation: NONE Depth to Saturation: >20 IN. * Depth to Pr~~ Water: >20 TN. *
Maj()r Portion of the Root Zone: 3 IN. Growing Season: 11 DAYS, APRIL 07 TO NOV, 03
Primary Hydrology Indicators: NONE; Secondary Hydrology Indkators (2 or more required); NONE
Inundated DxidU".ed Root Challnels (upper 12 inches)
Saturated in Upper 12 Inches Water-Stained Leaves
Water Marks Local Soil Survey Data
Drift Ljnl~s PAC-Neutral Test
Sediment Deposits Other:
Drainage Patterns in Wetlands: NONE
Criteria met? \'ES _ NO..:L Comments: I!<UNABLE TO VERIFY B,OOINNING OF GROWING SEASON HYDROLOGY DUE TO SUMMER
TIMING OF FIELD VISIT.
WETLAND? YIS _ NO..::L
DETERMINATION
Comments: LACKS POS!TIVE INOICATORS IN ALL 'tHREE PARAMETERS.
13L\
(
126548jlT
EXHIBIT A
tc;J1nning at a point ell the northeasterly right of way li.ne of the Southern Pacific
)mpany, in Section 14, ]ownship 39 South of Range 1 East of the 1'lillClmette Meridie\l1 1n
~ckson County, Oregon, which point beClrs North 31000' viest 161.14 feet from an iro11 P1[''=
: the intersection of said line ~;ith the Tlorth~iesterlr right of Viay J ine of ':he CrO~;SOll
Jad; thence North 50"15' East, [1ctraJlel with the Crowson Road, 142.79 feet; ':hence South
)000' East 159.26 feet tc: the nOlthwesterl;/ right of ~lay line of said Crowson ROCld;
lence North ",0015' East. Cllong said line, '78.35 feet to a 5/8" iron rod at the souther!':,'
Jint of tl:act convej'ed to tho State of OreSJon, by and through its St'1te Highl/;ay
JmnnSSJon, in deed recorded in Volume Sl6 f'age 46? of tlie Deed Pecords (,f aackson Counl )',
~egon; t~11el1ce 100rth 42007' East, along the northwEsterly line of said t-ract, 106 _ JO fer,t;
lence North 39006' West 278 10 feet to the southeasterly corner of tract described in
)lume 539 page 226 of said Deed records; thence Scuth 500]')' I'lest, along the southerly
ne of said t ri'lct, 309.41 feet tc' the northeasterly rigJit of way of sa id Souther:n Paci f ic
Jmpanj'; thence 50u\:h 1}00()' East, alon] sajd line, 135.12 feet to the point of heginni]ICj
:ode ,)-Cl8, ^ccount #1-011842-7, I.:ap #3'11E14D, Tax Lot 115(0)
l ]55
126548 iLl'
EXHIBIT A
~c,nning at a point Oll the northeaster Ly' right: of way line of ::he Southern Pacific
)mpany, in Section 14, 10wnship 39 South of Rimge 1 East of the l'lilli-lmette Meridiem in
lckson County, Oregon, which point beClrs North 31000' viest 161.14 feet from an iroll pif\l2
: the intersection of siOid line with the northviesterly right of way J ine of the (rOl::soll
Jad; thence North :;0"15' East, ['arallel with the Crovison Road, 142.79 feet; thence Souih
)000' East 159.25 feet to the northwesterl;! r:.g11t of via)' line of said CrO'dson Road;
1ence North c,Qo15' East, along said line, 78.:lS feet to a 5/8" iron rod at the souther!)'
)int of tract C()[]'~'~'red to ih'" State of Oregon, by and through its State Highviay
)mmission, in deed recorded in Volume 516 page 463 of the Deed P.ecorc1s of c1ackson Count j',
:egon; thence North 42007' EClSt, along the northv!esterly line of said tract, 106.10 fer.ct;
lence North 39"06' West 278.10 feet to the southeasterly corner of tract described in
)Jume 539 page 226 of said Deed Records; thence South 50"15' \1est, alol19 the southerly
.ne of said trnct, 3D?..l feet to the nortlJeaE:terly :rigl\t of way of said Southern Pacific
Jmpany; thellce South llOOO' Enst, alan] said line, IJ5.L~ feet to the point of beginning.
:ode 5 U8, Account #1.011842..7, r'lap 113'JIE14D, Tax Lot H500)
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~~~
TREE REMOVAL PERMIT (CHAPTER 18.61.(80)
An applicant for a Tree Removal Permit shall demonstrate that the following criteria are
satisfied. The Staff Advisor may require an arborist's report to substantiate the criteria for a
permi t.
The applicant has shown on the Site Plan, Landscape Plan, Tree RemovallProtection Plan, and
aerial photograph all existing trees 6" dbh. Further, the narrative and other findings Dor this
project have discussed in general which trees will be saved and which trees will be removed. It
is the intent of the applicant to save as many trees as possible; however, due to desigrl criteria for
industrial development such as truck circulation and potential hazard conditions adjacent to
proposed buildings, six existing trees are recommended for removal.
A. Hazard Tree: The Staff Advisor shall issue a tree removal permit jar a hazard tree if the
applicant demonstrates that a tree is a hazard and warrants removal.
1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it
is likely to fall and injure persons or property. A hazard tree may also include a tree
that is located within public rights of way and is causing damage to existing public or
private facilities or services and such facilities or services cannot be relocated or the
damage alleviated The applicant must demonstrate that the condition or location of the
tree presents a clear public sajety hazard or a fiJreseeable danger 0.[ property damage to
an existing structure and such hazard or danger cannot reasonably be alleviated by
treatment or pruning.
2. The City may require the applicant to mitigatefor the removal (~[ each hazard tree
pursuant to AMC 18.62.084. .,,'uch mitigation requirements shall be a condition of
approval permit.
B. Tree that is Not a Hazard: The City shall issue a tree removal permitfor a tree that is not a
hazard if the applicant demonstrates all of the fiJllowing:
1. The tree is proposed for removal in order to permit the application to be consistent
with other applicable Ashland Land Use Ordinance requirements and standards. (e.g.
other applicable Site Design and Use Standard~). The Staff Advisor may require the
buildingfootprint of the development to be staked to allow for accurate verification of
the permit application; and
2. Removal o.[the tree will not have a sign?ficant negative impact on erosion, soil
stability, flow of surface waters, protection of adjacent trees, or existing windbreaks; and
3. Removal of the tree will not have a sign[ficant negative impact on the tree densities,
sizes, canopies, and species diversity within 200 feet of the subject property.
The City shall grant an exception to this criteria when alternatives to the tree removal
l3q
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have been considered and no reasonable alternative exists to allow the property to be
used as permitted in the zone. Nothing in this section shall require that the residential
density be reduced below the permitted density allowed by the zone. In making this
determination, the City may consider alternative site plans or placement of structures or
alternate landscaping designs that would lessen the impact on trees, so long as the
alternatives continue to comply with other provisions of the Ashland Land Use
Ordinance.
4. The City shall require the applicant to mitigatefor the removal o.leach tree granted
approval pursuant to AMC 18.61.084. Such mitigation requirements shall be a condition
of approval of the permit.
HAZARD TRImS
#3
#3
10"
10"
15 Dia.
12 Dia.
Populus, Cottonwood
Populus, Cottonwood
The hazard trees listed above are considered by the City as a hazard tree and prohibited from use
as a street tree.. Roots of these type of trees can be easily damaged by construction which cause
entry for bacteria and disease. Further, these trees can drop limbs periodically through out their
life span.
These trees are: currently physically impaired by poor pruning and wind damage.
NON-HAZARD TREES
#2
#4
#4
#5
36",40' DIA
8" dbh
10" dbh
8" dbh
1 5 Dia.
20 Dia.
10 Dia.
Zelkova
Fruit (Apple)
Fruit (Pear)
Cedar
In general, the non-hazard trees listed above are recommended for removal because of their
impact on the functioning of the Site Design. Industrial type projects require large buildings
with auto and truck accessibility. The applicall1t has explored alternative site designs but none of
these designs would better provide the minimum floor area ratio (FAR) for the buildings or
accommodate the circulation patterns for truch and emergency vehicles. Further, the applicant
cannot reduce the amount of parking because a small surplus is necessary to insure sufficient
parking for additional office use which may be needed within the proposed buildings. The root
system of these trees will also be compromised by necessary grading for the parking lot.
None ofthese trees, when removed will, will have a significant adverse impact on potential
erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks
as well as tree densities, canopies and species diversity within 200 feet of the subject property.
The reason there will be no significant adverse Jlmpact are:
I yO
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1) The trees are few in number, 2) isolated from other trees on the site and surrounding area
and 3) not significant in stature.
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OVERALL SITE PLAN
CROWSON BUSINESS CENTER, L.L.C.
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