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Home My WebLink AboutMistletoe_25 and 31 (PA-2009-00410) ,q May;.( 2009 CITY OF ASHLAND Ogden Roemer Wilkerson 2950 E Barnett Rd Medford OR 97504 Notice of Final Decision On May 14,2009, the Staff Advisor for the AsWand Planning Division administratively approved your request for the following: PLANNING ACTION: 2009-00410 SUBJECT PROPERTY: 31 Mistletoe Road APPLICANT: ORW Architecture for Blackstone Audio DESCRIPTION: A request for Site Review approval and tree removal permit for the modifications to an existing parking lot due to the addition of a second floor within the structure housing Blackstone Audio located at 31 Mistletoe Road. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-l; ASSESSOR'S MAP #: 39 1 E 140; TAX LOT #: 2401 The Staff Advisor's decision becomes final and is effective on the 131h day after the Notice of Final Decision is mailed. Prior to that date, anyone who was mailed this Notice Of Final Decision may request a reconsideration of the action by the Staff Advisor as set forth in the Ashland Land Use Ordinance (ALUO) 18.1 08.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in the ALUO 18.I08.070(B)(2)(c). An appeal may not be made directly to the Land Use Board of Appeals. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to LUBA on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at no cost at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. If you have any questions regarding this decision, please contact the Department of Community Development between the hours of 8:00 am and 4:30 pm, Monday through Friday at (541) 488-5305. cc: \_Lerty Owner & Parties of Record DEPT. OF COMMUNITY DEVELOPMENT 20 E. Main Street Ashland, Oregon 97520 WtVW.ashland.or.us Tel: 541~88.5305 FiU: 541-552.2050 TTY: 80(}.735-2900 rA1 ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: 2009-00410 SUBJECT PROPERTY: 31 Mistletoe Road APPLICANT: OR W Architecture for Blackstone Audio DESCRIPTION: A request for Site Review approval and tree removal permit for the modifications to an existing parking lot due to the addition of a second floor within the structure housing Blackstone Audio located at 31 Mistletoe Road. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-l; ASSESSOR'S MAP #: 39 IE 14D; TAX LOT #: 2401 SUBMITTAL DATE: DEEMED COMPLETE DATE: STAFF APPROVAL DATE: FINAL DECISION DATE: APPROVAL EXPIRATION DATE: April 6, 2009 April 22, 2009 May 14, 2009 June 1,2009 June 1, 2010 DECISION The application is for a Site Review approval to construct a second floor addition within the existing building that currently houses Blackstone Audio. According to the Ashland Municipal Code, Land Use Ordinance, modifications to existing structures, which increase the parking demand, are required to go through the Site Review process. The existing parking for the building is located to the side, along the shared driveway and in the rear of the building. The addition of the second story increases the parking demand and requires two additional parking spaces. The approximately 16,600 square foot site is located north of Mistletoe Road near its intersection with Siskiyou Boulevard at 31 Mistletoe Road, The property is zoned Employment (E-l) with a Residential Overlay. The lot is relatively level with an approximately four percent slope down to the north towards the rear of the parcel. The adjacent parcels to the north and east are zoned E-l Employment and the parcels to the west and south across Siskiyou Boulevard are outside of city limits. There are mix of uses in the area, office, storage, assembly, residential and a vehicle repair facility. The site is currently the location ofa 7,536 square foot, (footprint) structure, and approximately 5,900 square feet of paved parking and walkways. These will not be affected by the proposal. The Siskiyou Boulevard and Mistletoe Road rights-of-way adjacent to the property are paved, but lack continuous sidewalks and curbing. City standards require the installation of curb, gutter and sidewalk, park row planting strips and street trees. Siskiyou Boulevard is under Oregon Department of Transportation jurisdiction while Mistletoe Road is under City jurisdiction, and the future layout of the intersection has yet to be determined. In order to ensure that current improvements not conflict with future modifications to improve the functionality of this intersection, staff believes that the most prudent option for the required P A #2009-00410 31 Mistletoe/ada Page I improvements is that the existing Local Improvement District (LID) for future street improvements, including curbs, gutters, paving and sidewalks will still stand. No changes to the exterior of the existing structure are proposed as part of this development. The additional area proposed requires the addition of two vehicle parking spaces. Due to the site constraints and because the site is already built out to its maximum extent, the additional required parking spaces are proposed to be located on the adjacent parcel. The adjacent parcel is currently the location of another Blackstone Audio building and is currently under the same ownership as the subject parcel. The required number of parking spaces will be reduced by the trade with 31 Mistletoe and thus will be provided for with a shared parking agreement on the next adjacent parcel, 2565 Siskiyou, or S & B Storage. The parking lot at 2565 Siskiyou will be reconstructed to allow for the installation of the two new spaces and a landscape finger, which will have a parking lot shade tree. The new spaces added at 2565 Siskiyou will be standard size and the other parking spaces will be reconfigured as compact. This site is non-conforming with the current Site Review Standards; the proposed modifications bring it further into compliance with those standards by providing adequate parking, striped parking lot and a parking lot shade tree. A gravel path will be installed between 2565 Siskiyou and 25 Mistletoe to provide access from the parking lot to the building on the adjacent parcel. Additionally, two bicycle parking spaces are required, four are being proposed located at the west corner of the existing parking lot under an awning. The previous approval permitted the bicycle parking within the warehouse space, which rendered it unavailable for visitors, the new parking facility will be more functional. One parking lot shade tree located in a landscape finger at the rear of the structure will be removed due to the parking lot reconfiguration. The tree is proposed to be replaced in a new parking lot landscaping finger proposed on the opposite side of the lot. A street tree is also proposed at 2565 Siskiyou, that site currently does not have street trees. Based on the proposal, the constraints of the site and that there is agreement to share parking and upgrade a non-conforming site, in staffs opinion, the applicant's have complied with the criteria of approval for the Site Review, Tree Removal, and the shared parking agreement. The criteria for Site Review Approval are described in AMC Chapter 18.72.070, 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 Councilfor 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. P A #2009-00410 31 Mistletoe/ada Page 2 The criteria for a Tree Removal Permit are described in AMC Chapter 18.61.080, as follows: 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 proposedfor 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 aI/ow 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 aqjacent 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 200feet 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. The application with the attached conditions complies with all applicable City ordinances. Planning Action 2009-00410 is approved with the following conditions. Further, if anyone or more of the following conditions are found to be invalid for any reason whatsoever, then Planning Action 2009- 00410 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 prior to the issuance of a building permit: a) That the bike rack details and shelter requirements shall be submitted for review and approval by the Staff Advisor with the building permit application. All bike and shelter improvements shall be installed in accordance with the design provisions in Chapter 18.92 prior to the issuance of the certificate of occupancy. b) That a shared parking agreement in accordance with the approved parking lot layout plan shall be submitted for review and approval by the staff advisor prior to the issuance of a building permit. The shared parking agreement shall be signed, notarized and recorded on the properties. The agreement shall be perpetual and shall run with the land. P A #2009.00410 31 Mistletoe/ada Page 3 3) That prior to the issuance of a certificate of occupancy: a) That the reconfigured parking spaces, parking lot shade tree, parking lot shade tree irrigation and striping and labeling of compact spaces at 31 Mistletoes shall be completed prior to the issuance of a certificate of occupancy. b) That six parking spaces located at 2565 Siskiyou Blvd. shall be re-striped and marked compact prior to the issuance of a Certificate of Occupancy. c) That the new parking lot shade tree and street tree shall be installed in accordance with the standards of the Site Design and Use Standards, and in accordance with the approved site plans prior to the issuance of a building permit. d) That the pedestrian access path shall be installed in accordance with the approved plan, and shall be composed of compacted gravel or a similar walk able surface prior to the issuance of a certi ficate of occupancy. <] PA #2009-00410 31 Mistletoe/ada Page 4 Easy Peel([O Labels Use Avery@ Template 51601El I Bend along line to I expose Pop-Up EdgefM ; .. Feed Paper PA-2009-00410 391E14D 2200 ANDERSON ANDRE L POBOX 3577 ASHLAND OR 97520 P^ 2QOQ OQ410 391EHD 2490 ASHLAND CITY OF 20 E M:\IN ST ASHLAND OR 97520 PA~2009-00410 391E14D 2401 BLACK CRAIG W/MICHELLE PO BOX 969 ASHLAND OR 97520 PA-2009-00410 391E14D 2403 BLACK CRAIG/MICHELLE 94 BUCKSKIN LN PALOS VERDES PENINSULA CA 90274 PA-2009-00410 391E14D 2300 HARRIS EARL TRUSTEE ET AL 35 MISTLETOE RD ASHLAND OR 97520 PA-2009-00410 391E14D 2301 KENTNER WILMA J POBOX 2677 COST A MESA CA 92628 PA-2009-00410 391 E140 2500 PATRIDGE WILLIAM C/BARBARA 295 MAIN ST 1 ASHLAND OR 97520 PA-2009-00410 391E14D 2404 SB DEVELOPMENT LLC PO BOX 609 ASHLAND OR 97520 PA-2009-00410 391E14D 2404 L. Black 31 Mistletoe Rd Ashland, OR 97520 Etiquettes fadles a peler 4....t . L -" ......_",f'Ij. ,.........t1tJ . Sens de I Replle;r; a la hachure afln de I ...L...~"'I_... I.... .................... D......... II_TU 1 @ AVERY@ 5160l!! 1 PA-2009-00410 391E14D 2100 ASHLAND SCHOOL DISTRICT #5 885 SISKIYOU BLVD ASHLAND OR 97520 PA-2009-00410 391E14D 2402 BLACK STEVE 46 GRANITE ASHLAND OR 97520 PA-2009-00410 391E14D 2600 LESLEY NOEL A TRUSTEE FBO 2630 SISKIYOU BL VO ASHLAND OR 97520 PA-2009-00410 391E14D 2404 Ogden Roemer Wilkerson 2950 E Barnett Rd Medford, OR 9750r 5/19/09 NOD 31 Mistletoe www.avery.com 1_IUll'Lt:n_^\I~~V r~' Planning Department, 51 Winb . Way, Ashland, Oregon 97520 541.488.5305 Fax: 54 H52.2050 www,ashland.or.us TTY: HOO.735.2900 CITY OF ASHLAND NOTICE OF APPLICATION PLANNING ACTION: 2009-00410 SUBJECT PROPERTY: 31 Mistletoe OWNER/APPLICANT: ORW Architecture for Blackstone Audio DESCRIPTION: A request for Site Review approval and tree removal permit for the modifications to an existing parking lot due to the addition of a second floor within the structure housing Blackstone Audio located at 31 Mistletoe Road. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; ASSESSOR'S MAP #: 39 1E 140; TAX LOT #: 2401 NOTICE OF COMPLETE APPLICATION: Apri/22,2009 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: May 6, 2009 Co;. ....,:..)\ I .. .. " ~ ", " . :\ . ;~~=~~~~ I~~~~n..' ~;1 J ! SUSJECT PROPeRTY ' tc:.! , ; 31 M'STLeTOE ROAD '.: !i.l\., ~ . '. 39 1E 14D 2401 . GJ:' .1 "1 It; )"''''' .'..,----,-,.....",. ", ,. .- ': .~ -.. : - '- '.. .- .:..',' '. : ~.. ,. -. , "-. .:' '-:.'- '--'- -.-'.: ~.: :-' ;-.' ' , -L- The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 pri or to 4:30 p.m. 0 n the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment periOd and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staffs decision must be made in writing to the Ashland Planning Division within 12 days from the date ohhe mailing of final decision. IAMC 18.108.040) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an .objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue p'ecludes 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. AU materials are available at the Ashland Planning Department, Community Development & Engineering Services Building, 51 Winburn Way, Ashland, Oregon 97520. '. .' .... .... ..... .... .... If you have questions or comments concerning this request, please feel free to contact the Ashland ~lanilil"lg Divisiont at 541488-5305. SITE DESIGN AND USE STANDARDS 18.72.070 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 8. 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 2836,1999) TREE REMOVAL 18.61.080 Criteria for Issuance of Tree Removal - Staff Permit 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 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 hazar~ 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, including but not limited to applicable Site Design and Use Standards and Physical and Environmental Constraints, 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 10 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. (OAD 2951,2008; OAD 2883, 2002) G:'.comm~dcv\planning\Noliccs Mailcd-l009'2009-004 t O.OOc Easy PeeI4'J Labels Use Avery0 Template 5160~ PA~2009.00410 391E14D 2200 ANDERSON ANDRE L POBOX 3577 ASHLAND OR 97520 PA-2009-00410 391E14D 2403 BLACK CRAIG/MICHELLE 94 BUCKSKIN LN PALOS VERDES PENINSULA CA 90274 PA~2009-0041 0 391 E 140 2300 HARRIS GLORY ALENE TRUSTEE ET AL 35 MISTLETOE RD ASHLAND OR 97520 PA~2009-00410 391E14D 2500 PATRIDGE WILLIAM C/BARBARA 295 MAIN ST 1 ASHLAND OR 97520 ~tiquettes faclles a peler "" _ . _ _ o'9l .. feed Paper Bend along line to expose Pop-Up Edge™ PA-2009-00410 391E14D 2100 ASHLAND SCHOOL DISTRICT #5 885 SISKIYOU BLVD ASHLAND OR 97520 PA-2009-00410 391 E14D 2402 BLACK STEVE 46 GRANITE ASHLAND OR 97520 PA-2009-00410 391E14D 2301 KENTNER WILMA J POBOX 2677 COSTA MESA CA 92628 PA.2009-00410 391E14D 2404 SB DEVELOPMENT LLC PO BOX 609 ASHLAND OR 97520 .. Sens de I Repliez a la hachure afln de I ~ . . . oJ r .... . .. <r-.... J I ~ AVERY@ 5160* 1 PA-2009-00410 391E14D 2401 BLACK CRAIG W/MICHELLE PO BOX 969 ASHLAND OR 97520 PA-2009..Q0410 391 E14D 2300 HARRIS EARL TRUSTEE ET AL 35 MISTLETOE RD ASHLAND OR 97520 PA-2009-00410 391E14D 2600 LESLEY NOEL A TRUSTEE FaO 2630 SISKIYOU BLVD ASHLAND OR 97520 PA-2009-00410 Ogden Roemer Wilkerson Architects Ken Ogden 2950 E Barnett Rd Medford, OR 97504 www.avery.(om ... t'J...." r,.... A'l/rnV ]~~&l' r --' Jl 4100 :~..... ;301 :::J-~ i:i(ik......... J D~J 7 tl 600 706' :J 800 o C7900 :::J j) 1000 J (J 1100 , o 1200 .,~T]..'.; Li ._~-~--~~._) ! I i i~ P~e~~1:: rnc)"Cio \ViII-; Woroo off>{..fJ -g-'i)dt>- pilpc: 1301 117 4300 1301 o ) ;""",- ....-.~ . ...... . ~'......-. _-'::;:"1111! "'\.. , ......~.. '" ) ......./ 100 Otr .. 0. 2601 IT t:r GO 10 900 -u 2701 JACKSON COUNTY INFClflWoTlON ~OOY Map Maker Application Front Counter Legend C Highlighkld Fealure lI1eBuller tI1eBuflerTarget Tax Lot OuUines Tax lot Numbers . Mobile Home Parks l: . Apartments ;v' Buildings [ [ c1/ 111 (~7!y;-tN; d JACKSON COUNTY Oregon TNt"""P" beMdco I ~ cEnbue ~t>y_CcMtyF""".\'OI\oly of _. _ CoonIy """"" 00<:0pI nh l~ ~1Or~T~::;;or \W 1"'\~{C/-':'~.;:';;!J";::;:~~;\'~~;8"{;~':W:':',i'~ Ut!'A!iMti ::=~ or Impi'l(t CtMIod_~ Mapcrnolodon4~229:20PMUI01sI_.~"'lI Findings of Fact and Conclusions of Law SITE PLAN REVIEW APPROVAL for BLACKSTONE AUDIO WAREHOUSE RENOVATION 31 Mistletoe Road, Ashland, Oregon (Interior renovation of warehouse space and reconfiguration of parking lots) Tax Lot 2401, Assessors Map Page 391E14D (warehouse renovation I parking lot modification) Tax Lot 2404, Assessors Map Page 391 E 14D (parking lot expansion) APRIL 21, 2009 Submitted to CITY OF ASHLAND PLANNING DEPARTMENT Submitted for BLACKSTONE AUDIO Prepared by ORW ARCHITECTURE ) I' on (\ 'I h! n {,: , 2009 r' ~1 Findings of Facl and Conclusions of Law BLACKSTONE AUDIO W AREHOUSE RENOVATION April 21. 2009 Page 2 of2! Findings of Fact and Conclusions of Law SITE PLAN REVIEW APPROVAL BLACKSTONE AUDIO WAREHOUSE RENOV A nON TABLE OF CONTENTS Ta b A. Pro jeet Di recto ry .......................... ............ ..................................................... ...............1 A.l Owner... ....................... ........... ................... ............ ......... ....................................1 A.2 Applicant......... ................. ....... ,.... ......... .......... ............ ........... ........... ........... ......1 A.3 Consultants............... ........... ........... ...................... ...h.......................... ...............1 A.4 Property Description.. ........... ...... ....... ..................................................... ...........1 A.5 Current Zoning ................ ............. ................. ............ .......................... ..... ..........1 A.6 Current Use..... ..,..... ............ ...... ........... ................ ................ .................... ..........1 A.7 Proposed Uses .......................... ................. ............... ................. .......h....... .........1 A.8 Request............ .............. ............... ................. ......h..'....... .............. .....................1 Ta b B" Project Narrative ............"", ,......... ......... .,........................... ......... ....................................... ...........2 B.l Site Description............. ........ .,.................. ....................... ......,..,........... .......... ...2 B,2 Proposed Development.... ........ ....... ............... ..,.. ,............... .................. ......... ....2 B.3 Site Coverage.. ......................... ............ .................. ............................................2 B.4 A vailable Public Faci lities, Services, and Uti! [ties ............. ............... ..... ...........2 8.5 Review Criteria...,.,.... ............. ........ ............... ......................... .......hh................3 Tab C. Ord in an ce Req uiremen ts ................... ............................ ............................... ..............4 C.l E-I Employment District Regulations (18.40) ..,...............................................4 C.2 Tree Preservation and Protection (18.61) ..........................................................5 C.3 Solar Access (18.70) ....... ....................... .............. ....................... ......... ...... ........6 CA Site Design and Use Standards (18.72)..... ........... ............................ .............. ....6 C.5 Off-Street Parking (18.92) ...... ............................... ................................ ............ 7 C.6 Sign Regulations (18.96) ........... ............... ..,................... ........................ .........12 C.7 Procedures (18.108) ........ .................. ..................... .................. ...h........... ...... XX Tab D. Site Design and Use Standards .................................................................................13 0.1 Ordinance Landscaping Requirements (II-A).................................................. J 3 0.2 Basic Site Review Standards (II -C-l).. .......... ....... .................. .................... .....13 0.3 Parking Lot Landscaping and Screening Standards (I I-D) .......... ................ ....16 0.4 Street Tree Standards (II-E) .............................................................................17 Tab E. Sum ma ry Co n clu sions ... ......................... ...... .................. ............................ ......... ......19 Tab F. Exhibits - Site Review Plan Submittal Drawings ....................................................20 Drawing A 1.1 Drawing A 1.1 Site Plan Floor Plan jj \-1 2 <~ r' . ~.:t Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVAT[ON April 21, 2009 Page 3 of21 A. PROJECT DIRECTORY A.I Owner Blackstone Audio 25 Mistletoe Road Ashland, OR 97520 A.2 Applicant OgdenRoemerWilkerson Architecture 2950 East Barnett Road Medford, OR 97504 A.3 Property Description Tax Lot 2401, Assessors Map Page 391 E 14D (warehouse renovation and parking lot modification) Tax Lot 2404, Assessors Map Page 391E14D (parking lot expansion) A.4 Current Zoning E-I, Employment District A.5 Current Use Warehouse & Office (permitted use) A.6 Proposed Use Warehouse & Office (no change or increase in use) A.7 Request Site Plan Review for reconfiguration of parking lots 2 Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION Apri! 21, 2009 Page 4 of21 B. PROJECT NARRATIVE B.1 Site Description The subject property is situated on Mistletoe Road, near its terminus with Siskiyou Boulevard. The site is bounded by single-family residences (located in the County) on the east, Mistletoe Road and Siskiyou Boulevard on the south, and light industrial uses on the west and south. The site slopes gently to the north. Currently, the site is office and warehouse space for Blackstone Audio. B.2 Proposed Development This project entails the interior renovation of warehouse space currently used by Blackstone Audio (lot 2401). The reconfiguration of this space will provided separate conditioned spaces for storage of blank tapes, recorded tapes, and electronic equipment. The adjacent parcel located at 25 Mistletoe Road (lot 2403) is also used for part of Blackstone Audio's operations. No new construction work is anticipated here, but this property is included as pari of the parking arrangements for the new development, as noted below. This project involves the expansion of an existing surface parking lot on a neighboring parcel (lot 2404) operated as a self-storage facility, to provide two additional parking spaces for employees of Blackstone Audio. A review of the current use of the office and warehouse space revealed a deficit in required parking. The expansion of the surface parking lot, which will be leased by SB Development to Blackstone Audio under a long-term lease agreement, will provide the two additional spaces that are needed to provide the required number of off-street parking spaces for Blackstone employees. B.3 Site Coverage Current site plan data indicates that lot 240 I (the warehouse renovation) comprises approximately 16,633 square feet (0.38 acre). The gross building area footprint is 7,536 square feet. The parking lot and walkways cover approximately 5,854 square feet. Therefore, the impervious area is 13,390 square feet, or approximately 80% of the lot. Similarly, current site plan data indicates that lot 2404 (the parking lot expansion) comprises approximately 80,150 sq uare feet ( 1.84 acre). The gross building area footprint of all structures on this site is 15, I 00 square feet. The parking lot and walkways cover approximately 25000 square feet. Therefore, the impervious area is 40, I 00 square feet, or approximately 50% of the lot. .j; /, Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION April 21, 2009 Page 5 of21 B.4 Available Public Facilities, Services, and Utilities The project site is currently served by the full range of public utilities and transportation services, including municipal water, sanitary sewer service, electrical service, and natural gas. Since this project involves only the reconfiguration of warehouse space, there is no impact on public facilities, services, or utilities. B.5 Review Criteria This project must comply with the City of Ashland Land Use Ordinance (ALUO). This project also must comply with the applicable sections of the 'City of Ashland Site Design and Use Standards' for projects subject to Basic Site Review. C', .t Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION April 2], 2009 Page 60f21 C. ORDINANCE REQUIREMENTS C.1 E-1 Employment District Regulations (18.40) 18.40.020Permitted Uses, The following uses and their accessory uses are permitted outright: E. Ught manufacturing, assembly, fabricating, or packaging of products from previously prepared materials, such as cloth, plastic, wood (not including saw, planing, or lumber mills or molding plants), paper, cotton, precious or semi-precious metals or stone, F. Mamifacture of electric, electronic, or optical instruments and devices. Finding: The production of audio tapes and CD's for 'books on tape' is a permitted use in this district. Conclusion: The applicant concludes that Blackstone Audio's office and warehouse facility located on lot 240 I is a permitted use in this zoning district. SECTION 18.40.040 Conditional Uses. The follOWing uses and their accessory uses are permitted when authorized in accordance with the chapter on Conditional Us'e Permits: B. Mini-warehouses and similar storage areas. Finding: Self-storage facilities are permitted as a Conditional Use in this district. Conclusion: The applicant concludes that the S & B Mini-Storage facility located on lot 2404 is permitted as a Conditional Use in this zoning district. SECTION 18.40,050 General Regulations. A. There shall be no area or width requirement except as may be requiredfor conditional uses. B. There shall be no yard requirement except when a lot or parcel acijoins a residential district, in which case a side and rear yard of at least ten feet per story shall be required, and except as required in the Site Review and Solar Access chapters. C. No structure shall be greater than 40feet in height. D, There shall be no manufacturing, retailing, or other activity on the site which is not entirely conducted within a building, except as specifically permitted in Section 18.40. 040. /I (Ord. 2688-1992) Finding: The use of lot 240 I is not being changed by this application. . Finding: There is no record of any area or width requirements on lot 2404 as a result of the Conditional Use permit. Conclusion: The applicant concludes that these standards are inapplicable to this project. ", , Findings of Facl and Conclusions of Law BLACKSTONE AUDIO W ARElIOUSE RENOV AnON April 21, 2009 Page 70f21 C.2 Tree Preservation and Protection (18.61) Section 18.61,035 Exempt Tree Removal Activities: The following activities are exempt from the requirement for tree removal permits: D. Removal of trees less than 6" DBH in any zone, excluding those trees located within the public right of way or required as conditions of approval with landscape improvements for planning act1ons. Finding: The modification of the parking spaces located on lot 24041 will require the removal of one tree, which is less than 6" DBH. Finding: The expansion of the parking spaces located on lot 2404 will require the removal of one tree, which is less than 6" DBH. Finding: In both cases, these trees will be relocated on site or replaced with a new tree of similar size and species, in a new landscape island that is part of the parking lot reconfiguration. Conclusion: The applicant concludes that a Tree Removal Permit is NOT required for removal of this tree as required to accommodate the new parking spaces. SECTION 18.61.084 Mitigation Required. An applicant may be required to provide mitigation for any tree approved for removal. The mitigation requirement shall be satisfied by one or more ofthefollo'';lIing: A. Replanting on site. The applicant shall plant either a minimum 1 'h-inch caliper healthy and well-branched deciduous tree or a 5-6foot 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 {f appropriate for the new location. The tree shall be planted and maintained according to the .~pec{ficattons in the City Tree Planting and Maintenance Guidelines as approved by the City Council. Finding: The tree that is being removed does not require a Tree Removal Permit, and therefore mitigation is not required. Finding: The tree that is being removed will be replaced with a new tree of similar size and species, to be located in front of the parking lot expansion, in order to provide adequate screening of the parking lot. Conclusion: The applicant concludes that even though mitigation is not required, the standards of this section have been met. Findings of Facl and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION April 21, 2009 Page 8 of21 C.3 Solar Access (18.70) 18.70.010 Purpose and Intent. The pwpose of the Solar Access Chapter is to provide protection of a reasonable amount of sunlight from shade from structures and vegetation wheneverfeasible to all parcels in the City to preserve the economic value of solar radiation falling on structures, investments in solar energy systems, and the opt;onsfor future uses of solar energy. Finding: The existing building is not being expanded or enlarged in any way. Conclusion: The applicant concludes that this standard is inapplicable. C.4 Site Design and Use Standards (18.72) 18,72.030 Applicabilitv Site design standards shall apply to all zones of the city as outlined below, A, Applicability. Thefollowing development is subject to Site Design Review: 1, Commercial, Industrial, Non-Residential and Mixed uses: c, Expansion of impervious surface area in excess of 1 0% of the area of the site or 1,000 square feet, whichever is less, Finding: This project includes the expansion of a parking lot on lot 2404. The increase is approximately 800 square foot, which is less than 1% of the area of the site, Finding: This reconfiguration of the parking lot on lot 2401 involves only changes to the parking and drive aisle layout, there is no increase in surface area. d. Expansion of parking lots, relocation of parking spaces on a site, or other changes which affect circulation. Finding: The reconfiguration of the parking lot on lot 2401 will affect circulation internal to the site. The locations of the parking spaces and drive aisle behind the building are being 'switched' in order to provide more parking spaces in the same surface area. Space has also been included in the parking lot for covered bike parking. e. Any change of occupancyfrom a less intensive to a more intensive occupancy, as defined in the City building code, or any change in use which requires a greater number of parking spaces. Finding: A review of the current use of the office and warehouse space revealed a deficit in required parking. The expansion of the surface parking lot will provide the two Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION April2!. 2009 Page 9 onl additional spaces that are needed to provide the required number of off-street parking spaces. Conclusion: The applicant concludes that this project is subject to Site Design Review, due to the increase in the number of parking spaces on both lot 240 I and 2404. 18.72.070 Criteria for Approval Thefollowing 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 will be met. e. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. Finding: The proposed development meets or will met all applicable City ordinances, applicable requirements of the Site Review Chapter, and applicable portions of the Site Design and Use Standards, as outlined in items A through C above. 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- o.f-way shall comply with the Street Standards in Chapter 18.88, Peljormance Standards Options. Finding: Adequate capacity of City facilities and utilities are provided to the project site. Finding: This project does not increase demand for any city facilities, services, or utilities. Conclusion: The applicant concludes that this application meets all the criteria required for approval of the application. SECTION 18. 72.110 Lands'caving Standards. A. Area Required. The following areas shall be required to be landscaped in the following zones: E-1 - 15% o.ftotal developed lot area B. Location. Landscaping shall be located so that it is visible from public right-o.f-way or provide bz!fferingfrom adjacent uses, Landscaping shall be distributed in those areas where it provides for visual and acoustical buffering, open space uses, shading and wind btiffering, and aesthetic qualities. e. Irrigation. All landscaping plans shall either be irrigated or shall be certlfied that they can be maintained and survive without artificial irrigation. {fthe plantingsfail to survive, the property owner shall replace them. Findings of Fact and Conclusions of Law GLACKSTONE AUDIO WAREHOUSE RENOVATION April 21, 2009 Finding: Finding: Page 10 of21 As shown on the attached Preliminary Site Plan, the new and existing landscaping complies with the above criteria. The existing irrigation system will be modified to provide adequate irrigation to the new plant materials. D. Parking Lots. Seven percent of all the parking lot area shall be landscaped. Such landscaping shall consist of the proper mixture of dedduous trees and shrubs so that all of the landscaped areas shall be covered witMn,{tve years by a spreading evergreen ground cover or by shrubs and shaded by the trees. Finding: At both of the parking lots included in this application, a landscape island has been added in order to comply with (or exceed) this standard. E. One street tree per 30feet o./frontage shall be required on all projects. Finding: As shown on the attached Preliminary Site Plan, the new and existing landscaping includes 2 street trees, for approximately 60' of frontage. Conclusion: The applicant concludes that this project complies with all of the criteria for landscaping outlined above. C.5 Off-Street Parking (18.92) SECTION 18.92,020 Automobile Parkinf! Spaces Required B. Commercial Uses. For commercial uses the following automobile parking .spaces are required. 5. Offices. Medical and dental - one space per 350 square feet 0.1 gross floor area, General- one space per 450 square feet of gross floor area. Finding: The existing building contains 3,550 square feet of office space for Blackstone employees. Therefore, 8 parking spaces are required. C. Industrial Uses. For industrial uses the following automobile parking spaces are required. 2. Warehousing. One .space per 1,000 squarefeet of gross floor area or for each two employees, whichever is greater, plus one space per company vehicle. Finding: Finding: The existing bui [ding contains 10,216 square feet of warehouse space, where tapes, CD's, and related materials are stored. Therefore, 10 parking spaces are required. Based on the uses outlined above, a total of 18 parking spaces are required for this project. Findings of Fact and Conclusions of Law BLACKSTONE AUDIO W AREl-IOUSE RENOV ATION April 21, 2009 Page It of21 Finding: The existing parking lot on lot 240 I (Blackstone Audio) contains 11 spaces. The reconfiguration of this parking lot provides a total of 16 spaces. Conclusion: The applicant concludes that 2 additional parking spaces are required, and must be provided in the parkIng lot expansion on lot 2404 (S&B Storage). 18.92.030 Disabled Person Parking Places, The total number of disabled person parking spaces shall comply with the following: Total in Parking Lot Required Minimum Number of Accessible Spaces 1 to 25 1 Finding: Based on a total of 18 parking spaces required, one accessible space is required. Finding: The existing parking lot located on lot 2401 contains one parking space designated for handicapped accessible use. Conclusion: The applicant concludes that the required number of accessible parking spaces have already been provided on the site. 18.92.040 Bicvcle Parkinz A. All uses, with the exception of detached single:family residences and uses in the C-1-D zone, shall provide a minimum (~ftwo sheltered bike parking spaces. C. In addition, all uses which require o.ff street parking, except as specifically noted, shall provide one bicycle parking space for every 5 required aula parking spaces. Fractional .spaces shall be rounded up to the next whole space. Fifty percent o.f the bicycle parking .spaces required shall be shelteredfrom the weather. All spaces shall be located in proximity to the uses they are intended to serve. (Ord. 2697 S1, 1993) Finding: Based on a total of 18 parking spaces required for this project, 4 bicycle parking spaces are required, including 2 covered spaces. Finding: The reconfiguration of the parking spaces on lot 2401 includes an area set aside for 4 new covered bicycle parking spaces. Conclusion: The applicant concludes that this project provides the required amount of bicycle parking. 18.92.050 Compact Car Parking Up to 50% of the total automobile parking spaces in a parking lot may be designatedfor compact cars, Minimum dimensionsfor compact spaces shall be 8 x 16feet, Such spaces shall be signed or the space painted with the words "Compact Car Only. " Finding: The reconfiguration of the parking spaces at the rear of lot 2401 includes 7 compact and I standard size space, in addition to the 8 standard size spaces that are located beside the building. Of the 16 total parking spaces, 7 are compact. Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION April 21, 2009 Page 12 of21 Finding: The two new parking spaces that will be created as paft of the parking lot expansion on lot 2404 are standard size spaces, to match the existing parking spaces. Conclusion: The applicant concludes that the design of the parking lots meets the requirements of this section. 18. 92. 070 Automobile Parkinz Design Requirements A. Size and Access. All required parking areas shall be designed in accordance with the parking layout chart at the end of this Chapter. Parking spaces shall be a minimum of9 x 18feet, except that 50% of the spaces may be compact spaces in accord with 18.92.050 and shall have a 22foot back-up space except where parking is angled. B. Driveways and Turn-Arounds. Driveways and turn-arounds providing access to parking areas shall co'?form to thefollowing provisions: i. A drivewayfor a single dwelling shall have a minimum width of nine feet, and a shared driveway serving two units shall have a width of i2feet. 2, Parking areas of more than seven parking spaces per lot shall be provided with adequate aisles or turn-around areas so that all vehicles may enter the street in a forward manner. 3, Parking areas of more than seven parking .spaces shall be served by a driveway20 feet in width and constructed to facilitate theflow of traffic on or off the site, with due regard to pedestrian and vehicle safety, and shall be clearly and permanently marked and de.fined. Parking areas of seven spaces or less shall be served by a driveway i2feet in width. E. Development and Maintenance. The development and maintenance as provided below, shall apply in all cases, except single:family dwellings. 7. Landscaping. In all zones, all parkingfacilities shall include landscaping to cover not less than 7% of the area devoted to outdoor parkingfaGilities, including the landscaping required in subdivision 6(a) above. Said landscaping shall be un(formly distributed throughout the parking area, be provided with irrigation facilities and protective curbs or raised wood headers. It may consist of trees, plus shrubs, ground cover or related material. A minimum of one tree per seven parking spaces is required. 8. Dghting of parking areas within lOOfeet of property in residential zones shall be directed into or on the site and away from property lines such that the light element shall not be directly visible fi'om abutting residential property. Finding: As indicated on the attached Site Plan and Planting Plan, the size, layout, and location of the parking spaces, drive aisles, and turn-arounds confonns to the requirements of criteria A and B above, Finding: As indicated on the attached Site Plan and Planting Plan, vision clearance areas will be maintained per criterion D above. Signs, structures, and vegetation within 10 feet of driveways and vehicular entrances will be less than 2 y~ feet in height. Findings of Fact and Conclusions of Law BLACKSTONE AUDIO W AREI-IOUSE RENOV A TrON April 21. 2009 Page 13 of21 Conclusion; The applicant concludes that the design of the project meets the requirements of this section. 18.92.090 Alterations and Enlarzements. The required parking facilities shall be constructed when an existing building or dwelling is altered or enlarged by the addition or creation of guest rooms or dwelling units, or when a use is intens(jied by the addition of.floor space, seating capacity, or change in use. (Ord. 2659, ]99]; Ord. 2777, ]996) Finding: This project entails the interior renovation of warehouse space currently used by Blackstone Audio on lot 240 J. There is no intensification of the existing use. Finding: A review of the current allocation of office and warehouse space reveals a deficit in required parking. Conclusion; The applicant concludes that even though there is no intensification in use, this project triggers a requirement to provide the 'required parking facilities' as part of this project. ] 8. 92. 060 Limitations, Location. Use of Facilities A~ Location. Exceptfor single and two-family dwellings, required automobile parkingfacilities may be located on another parcel of land, provided said parcel is within 200feet of the use it is intended to serve, The distancefrom the parking lot to the use shall be measured in walking distancefrom the nearest parking space to an access to the building housing the use, along a sidewalk or other pedestrian path separatedfrom street tr({[fic. Such right to use the off-site parking must be evidenced by a deed, lease, easement, or similar written instrument establishing such use, for the duration of the use Finding: The two additional spaces that are needed to provide the required number of off- street parking spaces will be provided on lot 2403, through a long-team lease agreement. This lease arrangement creates a deficit of 2 spaces in the required parking on lot 2403, which will be resolved by the expansion of the surface parking lot located on lot 2404. These parking spaces will be leased by SB Development to Blackstone Audio under a long-term lease agreement. Conclusion; The applicant concludes that the 'required parking facilities' have been provided through the lease agreements and parking lot expansion outlined above. C.6 SECTION] 8.72.040 Approval Process, MOVE TO I] 08 Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION April 21, 2009 Page ] 4 0 f 2 I A. Staff Permit. The following types of developments shall be su~ject to approval under the Staff Perm;t Procedure. Any Stqff Perm;t may be processed as a Type I permit at the discretion of the Stqff Advisor. 1. Any change of occupancyfrom a less intensive to a more intensive occupancy, as defined in the City building code, or any change in use which requires a greater number of parking spaces. Finding: This project includes the expansion of the parking lot on lot 2404. No change of use or building expansion is involved. D. Conclusion: The applicant concludes that this project is subject to approval under the Staff Permit Procedure. Findings of Fact and Conclusions of Law BLACKSTONE AUDIO W AREl-lOUSE RENOVATION April 21, 2009 Page 150f21 SITE DESIGN AND USE STANDARDS D.I Ordinance Landscaping Requirements (II-A) Ordinance Landscavinz Requirements The,j()llowing percentages of landscaping are requiredfor all properties failing under the Site Design and Use Standards. Zone % Landscaping R-1-3,5 45% R-2 35% ~3 ~% C-l 15% C-I-D 10% E-j 15% M-l 10% These percentages are the minimum required At times, more landscaping is required to meet the needs of other sections of the Site Review Ordinance, such as screening o.f parking areas, landscaping o.f setback areas and providing usable outdoor .space. In general, all areas which are not usedfor building or parking areas are required to be landscaped. You should also be aware that, as a condition o.f approval of your pro.ject, you will be required to submit a site and species specific landscape plan to the Planning Divisionfor Staff Advisor approval, Finding: The project site is located within an E- I zone. Conclusion: The applicant concludes that 15% of the lot area must be landscaped. The applicant further concludes that this standard has been met through the previous development of this property. D.2 Basic Site Review Standards (II-C-I) Approval Standard: Development in all commercial and employment zones shall co'!form to the following development standards: Il-C-j aj Orientation and Scale 1) Buildings shall have their primary orientation toward the street rather than the parking area. Building entrances shall be oriented toward the street and shall be accessedfrom a public sidewalk. Public sidewalks shall be provided adjacent to a public street along the street frontage. 2) Buildings that are within 30 feet of the street shall have an entrance for pedestrians directlyfrom the street to the building interior. This entrance Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREIIOUSE RENOVAT]ON April 21, 2009 Page ]601'2] shall be designed to be attractive andfunctional, and shall be open to the public during all business hours. 3) These requirements may be waived tfthe 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. Finding: This project does not involve any new buildings. Conclusion: The applicant concludes that this standard is inapplicable to this project. II-C-] b) Streetscape One street tree chosen from the street tree list shall be placedfor each 30feet of frontage for that portion of the development fronting the street. II-C-lc) Landscaping 1) Landr;caping shall be designed so that 50% coverage occurs after one year and 90% coverage occurs after 5 years. 2) Landscaping design shall utilize a variety of low water use and deciduous and evergreen trees and shrubs andflowering plant ,species. 3) Buildings adjacent to streets shall be buffered by landscaped areas at least 10feet in width, except in the Ashland Historic District. Outdoor storage areas shall be screenedfrom view from adjacent public rights-of- way, except in M-I zones. Loadingfacilities shall be screened and bl1ffered when act/acent to residentially zoned land. 4) Irrigation systems shall be installed to assure landscaping success. 5) Efforts shall be made to save as many existing healthy trees and shrubs on the site as possible. Finding: The reconfiguration and expansion of the existing parking areas on lots 2401 and 2404 includes new landscape islands, which includes trees, shrubs, ground cover, and irrigation systems as outlined above. Conclusion: The applicant concludes that the design of the new landscaping spaces meets the requirements of this section. II-C-ld) Parking 1) Parking areas shall be located behind buildings or on one or both sides. Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION April 21, 2009 Page170f2I 2) Parking areas shall be shaded by deciduous trees, bl!fJeredfrom adjacent non-residential uses and screenedfrom non-residential uses, Finding: The existing parking areas are located beside or behind the adjacent buildings. Conclusion: The applicant concludes that the design of the parking spaces meets the requirements of this section. II-C-l e) Designated Creek Protection 1) Designated creek protection areas shall be considered positive design elements and incorporated in the overall design of a given project. 2) Native riparian plan materials shall be planted in and adjacent to the creek to enhance the creek habitat. Finding: This project does not involve any designated creek protection areas. Conclusion: The applicant concludes that this standard is inapplicable to this project. Il-C-!fJ Noise and Glare Special attention to glare (AMC 18.72,110) and noise (AMC 9.08. I 70(c) & AMC 9,08.175) shall be considered in the project design to insure compliance with these standards, Finding: This project does not involve any new exterior lighting. Conclusion: The applicant concludes that this standard is inapplicable to this project: Il-C-lg) Expansions of Existing Sites and Buildings 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 of building expansion, e.g., tf a building area is expanded by 25%, then 25% of the site must be brought up to the standards required by this document. Finding: This project is not a non-conforming site. Conclusion: The applicant concludes that this standard is inapplicable to this project. Findings of Fael and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOV A nON April 21, 2009 Page 180f21 D.3 Parking Lot Landscaping and Screening Standards (II-D) Approval Standard: All parking lots, which for purposes o.fthis section include areas o.fvehicle maneuvering, parking, and loading shall be landscaped and screened asfallows: II-D- J) Screeninf! at Required Yards J) Parking abutting a required landscapedfront or exterior yard shall incorporate a sight obscuring hedge screen into the required landscaped yard. J) The screen shall grow to be at least 36 inches higher than the fin ished grade of the parking area, except for required vision clearance areas. 2) The screen height may be achieved by a combination o.f earth mounding and plant materials. 3) Elevated parking lots shall screen both the parking and the retaining wall. Find ing: The parking areas in this project do not abut any required yards. Conclusion: The applicant concludes that this standard is inapplicable to this project. II-D-2) Screening AbuttinfZ Prooertv Lines I) Parking abutting a property line shall be screened by a 5feet landscaped strip. Where a buffer between zones is required, the screening shall be incorporated into the required buffer strip, and will not be an additional requirement. Finding: The parking areas in this project include the required 5 foot landscape strip. Finding: There are no required buffers between zones in this project. Conclusion: The applicant concludes that this standard is inapplicable to this project. II-D-3) Landscape Standards: 1) Parking lot landscaping shall consist of a minimum o.f7% of the total parking area plus a ratio of 1 tree for each seven parking spaces to create a canopy effect. 2) The tree species shall be an appropriate large canopied shade tree and shall be selected from the street tree list to avoid root damage to pavement and utilities, and damage from droppings to parked cars and pedestrians. 3) The tree shall be planted in a landscaped area such that the tree bole is at least 2feet from any curb or paved area. 4) The landscaped area shall be planted with shrubs and/or living ground cover to assure 50% coverage within 1 year and 90% within 5 years, Landscaped areas shall be evenly distributed throughout the parking area and parking perimeter at the required ratio. Findings of Facl and Conclusions of Law BLACKSTONE AUmO WAREHOUSE RENOVATION April 2 1,2009 Page 1 9 0 f 21 5) That portion of a required landscaped yard, bl1:ffer strip or screening strip abutting parking stalls may be counted toward required parking lot landscaping but onlyfor those stalls abutting landscaping as long as the tree .species, living plant material coverage and placement distribution criteria are also met. Front or exterior yard landscaping may not be substitutedfor the interior parking stalls. Finding: The reconfiguration of the parking includes a new landscape island in each parking lot, well in excess of this standard.. Conclusion: The applicant concludes that the design of the parking lot landscaping meets the requirements of this section. II-D-6) Other Screening I) Other screening and bt!!Jering shall be provided asfollows: Light and Glare Screen: Art(jiciallighting shall be so arranged and constructed as to not produce direct glare on adjacent residential properties or streets. Finding: This project does not include any new exterior lighting. Conclusion: The applicant concludes that this standard is inapplicable to this project. D.4 Street Tree Standards (II-E) APPROVAL STANDARD: All developmentfronting on public or private streets shall be required to plant street trees in accordance with the following standards and chosenfrom the recommended list ofstreet trees found in this section. II-E-I) Location for Street Trees I) 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 ofCommunjfy Development. Finding: The new and existing street trees are located behind the existing sidewalk. II-E-2) S/Jacinf[, Placement, and Pruninf[ of Street Trees All tree .spacing may be made subject to special site conditions which may, for reasons such as safety, ({!Ject the decision. Any such proposed .special condition shall be subject to the Staff Advisor's review and approval. The placement, spacing, and pruning of street trees shall be as follows: Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION April 21,2009 Page 20 of21 a) Street trees shall be placed the rate of one treefor every 30feet ofstreetfrontage. Trees shall be evenly spaced. with variations to the ",pacing permittedfor specific site limitations, such as driveway approaches. Finding: The new and existing street trees meet this requirement. b) Trees shall not be planted closer than 25feetfrom the curb line of intersections o.!streets or alleys, and not closer than 10 feet,from private driveways (measured at the back edge o.! the sidewalk), .fire hydrants, or utility poles. Finding: The new and existing street trees are more than 10 feet from the driveway on lot 2404. c) Street trees shall not be planted closer than 20 feet to light standards. Exceptfor public safety, no new light standard location shall be positioned closer than 10feet to any existing street tree, and preferably such locations will be at least 20feet distant, Finding: All new street trees shall be located at least 20 from existing light standards. d) Trees shall not be planted closer than 2lhfeetfrom the face of the curb except at intersections where it shall be 5feetfi'om the curb, in a curb return area, Finding: All new street trees shall be located at least 5 feet from the face of the curb. e) Where there are overhead power lines, tree species are to be chosen that will not interfere with those lines. Finding: All tree species will be selected to avoid interference with existing overhead utility lines. f) Trees shall not be planted within 2feet 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 swlace may be covered by permeable non-permanent hard surfaces such as grates, bricks on sand, or paver blocks, Finding: All new street trees are located more than 2 feet from the sidewalk. g) Trees, as they grow, shall be pruned to provide at least 8 feet of clearance above sidewalks and 12 feet above street roadway surfaces. Finding: Trees will be pruned to marntain required minimum clearances above sidewalks and roadways. Findings of Fact and Conclusions of Law BLACKSTONE AUDIO WAREHOUSE RENOVATION April 21, 2009 Page2! of2! h) Existing trees may be used as street trees (fthere will be no damagefrom the development which will kill or weaken the tree. Sidewalks of variable width and elevation may be utilized to save existing street trees, su~ject to approval by the Staff Advisor. Finding: The existing trees which are to remain will be protected during construction to ensure their continued viability. II-E-3) Revlacement of Street Trees Existing street trees removed by development projects shall be replaced by the developer with those from the approved street tree list. The replacement trees shall be of size and species similar to the trees that are approved by the Staff Advisor, Finding: No existing street trees will be removed as part of this project. II-E-4) Recommended Street Trees Street trees shall co'?form to the street tree list approved by the Ashland Tree Commission. Finding: The trees shown on this project were selected from the approved street tree list. Conclusion: The applicant concludes that the street trees included in this project conform to all applicable street tree development standards. E. SUMMARY CONCLUSIONS Based on the foregoing findings of fact and conclusions of law, the applicant concludes that this application for Site Plan Review Approval has satisfied all of the relevant substantive standards and criteria contained in the Ashland Land Use Ordinance and the Ashland Site Design and Use Standards. The applicant ultimately concludes that, based on the foregoing findings of fact and conclusions of law, the application for Site Plan Review Approval complies with all requirements of the City of Ashland and of the State of Oregon. NO~S3C- J.$)~Ol\ c :h;r~~~~.... )/lll\iljOeO"iiO:Jo wv;;J' ac'llOi:t1!~;:.~eM(lO'M/ffl, ,2LVB'2LL l~. 'L,2S'6LL i.S ~C.L6 UOSOl' PJOlo"" Pl;1O.llWNiiq "l~~a J'\ibi': v:?lnpGH q::uV M.~at)ap60 ~" ' Ilr '~ \".; Im,,"~g~(IIo1J :I ~ror-~gr(~KJ ,j wo'nH"q,~lp~N.Y.M MK'"""'()U!,fO mS[(i.IJ(I(.oiO'f>\J~~""V 6OO~cll-Od uo6aJO 'PU8j4S'if peo~ 80lenS!l^J ~ IF OlpnV euo+s~~eI8 II:.~ i!!3 8~ "<l. 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'!l ~i ~~ 5-' t~5-' e~~ egg ili;; ili~ im~ ii~ ..J ::c !-< I.L1 o '<I' rl ..J ~ I.L1 o C0 r< ..J ::c !-< I.L1 o N rl ~ ...J ~ :;: ~ !-< " u:i ;;: o :,: rl rl Contractor: Address: BLACK CRAIG W/M1CHELLE Customer #: 05216 OGDEN ROEMER WILKERSON Applicant: 2950 E BARNETT RD Address: MEDFORD OR 97504 Phone: State Lic No: City Lic No: Phone: Sub-Contractor: Address: Applied: 04/06/2009 Issued: 04/06/2009 Expires: 10/03/2009 Phone: State Lic No: City Lic No: Maplot: 391 E14D2401 DESCRIPTION: Valuation of $225,000 Site Review Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: lip. I II... ...... II L ./ELECTRICAu<... . ............I[ , .-...,"_:--"::,::"-,.,,-:-<.:: I ..P.. ....>11 .11 .....ii?i! ....... ............... ...... ........iMECAANfcALi/i............. .. . .....sTBUCTUR,t.,L.>. . <>PERMitFEEDEt.A. Ie......... ., . - -. - - ~ . .,.,... Fee Description Amount Fee Description Amount Type I 2,042.00 II ......X.CONDITIONSOF.APPB'OVAu.i/. . .. .. ':.;2.;2,11 .<. . COMMUNITY DEVELOPMENT 20 East Main St Ashland, OR 97520 www.ashland.or.US Tel: 541-488-5305 Fax: 541-488-5311 TTY: 800-735-2900 Inspection Request Line: 541-552-2080 CITY Of ASHLAND ~.. r_ ~ t2 1u1s~ <7 ZONING PERMIT APPLICATION FILE # :io 01 - 0 eFt J 0 Planning Department 51 Winburn Way, Ashland OR 97520 CITY OF A.SHLAND 541-488-5305 Fax 541-488-6006 DESCRIPTION OF PROJECT 6Lv.1ctiSToJ.-J E AuO I 0 - W'AtZEHOU.si:. ""Tfi:I.J'A tJ 7 I MPI2.dV1i:r1 /E'tJ'T HlSTLE'ToF-: tZo~17 Street Address Assessor's Map No, 39 1 E. \ 4 D Taxlot(s) 240.1, "2~64 Zoning E" - ~ t F-. t-1 f'LO'1M DJT f). I Camp Plan Designation APPLICANT Name O<OOEJ-J JlDEHf\:tZ l.J1ULI:"tz.SOtJ Al2Cwrre:c:1tJr2.E Address 2.'\:56 E. BVll2lJl('(7 r2t? PROPERTY OWNER Name L. 6L1Qc.1L. Address a 1 H\STLE 'TOE. r2.(J. Phone 77q, -'52.37 i:f: 15 E-Mail City MI::OFOtW liJiJ.J eOrltJ)!ItUl-J .COM oft Zip 9750+ Phone ~t,.z. q'2.:3~ E-Mail City ~~O at lip 975'2.0 SURVEYOR, ENGINEER. ARCHITECT, LANDSCAPE ARCHITECT, OTHER Tille A\U.HI1EC. T Name JititJ Oft,OfnJ A tA Phone I / Address ~'1 So t. t;}qIWn:rr)'2V 77cr.. 5237 E-Mail lifOJe.Ot.ZlJI.1l2.!:H . CtJt'y] City Mr.VFOrW 612.. lip '=t 7501-_ TlUe Name Phone E-Mail Address City Zip I hereby certify that the statements and information contained in this application, including the encfosed drawings and the required findings of fact, are in all raspects, true and correct, I understand that all property pins musl be shown on the drawings end visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility, I further understand that if this request is subsequently contesled, the burden will be on me to establish: 1) that I produced sufficient factual evirlence at the hearing to support this request; 2) thet tha findings of fact furnished justifies the granting of Ihe request; 3) that the findings of facf fumished by me ere adequate; and further 4) that all structures. or improvements are properly located on Ihe ground, Failure in this regard will result most likaly in not only the raquest being set aside, but also possibly in my structures being built in reliance thereon being required to be removed at ~ave anY.doublS, I am advised to seek competent professional advice and assislance. 1J1J1/U,I-! /3, ~OOZ Applicant's Signature . Date As ownerofthe property involved in this request, I have read and understood the complete application and its consequences to me as a property owner. Prqpe Date 3/25/01 I I IT 0 be COO'\lIele> ~ \...nn...... ..rI""...\,.I.,.......;;nll~r:nro.... 1b l-F......A"J ".1 7.......;.... no,.,.,...,....,;. ... .....1 :..........._ "!:'....~ ...e_..