HomeMy WebLinkAboutSiskiyou_555 (PA-2009-00554)
CITY OF
ASHLAND
June 16,2009
Stratford Inn
555 Siskiyou Blvd.
Ashland, OR 97520
Notice of Final Decision
On June II, 2009, the Staff Advisor for the Ashland Planning Division administratively approved your
request for the following:
PLANNfNG ACTIONS: 2009-00554
SUBJECT PROPERTIES: 555 Siskiyou Boulevard
APPLICANT: Stratford Inn
DESCRIPTION: A request for Site Review approval and a modification of the existing Conditional Use
Pennit to allow the operation of a 28-seat outdoor cafe at the Stratford Inn Hotel located at 555 Siskiyou
Boulevard. The application includes a request for a 912 percent reduction in required off-street parking
through ajoint use parking credit. COMPREHENSIVE PLAN DESIGNATION: Retail Conunercial;
ZONING: C-1; ASSESSOR'S MAP #: 39 IE 09 AC; TAX LOTS: 14400, 14500, & 14600
The Staff Advisor's decision becomes final and is effective on the 13th day after the Notice of Final
Decision is mailed.
Prior to that date, anyone who was mailed this Notice Of Final DecisioIl: may request a reconsideration of
the action by the Staff Advisor as set forth in the Ashland Land Use Ordinance (ALUO)
18.108.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in the ALUO
18.108.070(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 (54]) 488.5305.
cc: Urban Development Services, LLC; Property Owners within 200 feet; Parties of Record
DEPT. OF COMMUNITY DEVELOPMENT
20 E. Main Street
Ashland. Oregon 97520
~.ashland.or.us
Tel: 541488-5305
Fax: 541.552-2050
TTY: 800.735-2900
erA'
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTIONS: 2009-00554
SUBJECT PROPERTIES: 555 Siskiyou Boulevard
APPLICANT: Stratford Inn
DESCRIPTION: A request for Site Review approval and a modification ofthe existing Conditional Use
Permit to allow the operation of a 28-seat outdoor cafe at the Stratford Inn Hotel located at 555 Siskiyou
Boulevard. The application includes a request for a 9Y2 percent reduction in required off-street parking
through a joint use parking credit.
COMPREHENSIVE PLAN DESIGNATION: Retail Commercial; ZONING: C-l; ASSESSOR'S MAP
#: 39 IE 09 AC; TAX LOTS: 14400, 14500, & 14600
SUBMITTAL DATE:
DEEMED COMPLETE DATE:
STAFF APPROVAL DATE:
FINAL DECISION DATE:
APPROVAL EXPIRATION DATE:
May 1, 2009
May 21,2009
June 11, 2009
June 29, 2009
June 29, 2010
DECISION
The site is located at 555 Siskiyou Boulevard, on the northwest comer of Siskiyou Boulevard and
Sherman Street. The building contains the Stratford Inn motel. The lot is approximately 35,000 square
feet and contains the hotel and associated parking. The property has a zoning designation of Retail
Commercial (C-l). The properties to the north, west, and east of the parcel are also zoned C-I.
Properties on the other side of Siskiyou Boulevard to the south are zoned Low Density Multiple Family
Residential (R-2).
The application is for a 28 seat outdoor cafe to serve both hotel patrons and general public. The cafe
would be located on the Siskiyou side of the south comer of the building, where there is currently a lawn
area between the building and the sidewalk. It would be served by the existing kitchen that serves the
indoor restaurant for the motel. The applicants are not proposing changes to the building, but are adding
paver area for table seating and a landscape strip with boxwood shrubs to delineate the seating area from
the sidewalk area. They are also proposing some bench seating to be provided by a low stucco wall with
seating on top.
The application requests a mixed-use parking credit for the motel and the restaurant use. The motel has
57 parking spaces (54 on-site spaces and 3 on-street credits). The motel use requires 56 parking spaces
and the outdoor cafe requires 7 spaces for a total of 63. Since the cafe would be primarily associated
with the motel use and would likely be used mostly by motel patrons, the mixed-use credit seems
reasonable. Additionally, the applicant has submitted average occupancy rate numbers showing that the
hotel is generally not fully occupied and has more parking than used by guests at anyone time.
The proposal appears to improve the street orientation of the entrances on Siskiyou and meets the Site
Review criteria. The parking is adequate for the motel and associated cafe and no building changes are
P A # 2009-00554
555 Siskiyou Blvd/AB
Page I
proposed that would affect the architectural compatibility. The cafe would be served by the utilities that
serve the existing building.
The criteria for a Conditional Use Permit are described in AMC Chapter 18.104.050, as follows:
A. That the use would be in conformance with all standards within the zoning district in which the
use is proposed to be located, and in conformance with relevant Comprehensive plan policies
that are not implemented by any City, State, or Federal law or program.
S. That adequate capacity of City facilities for water, sewer, paved access to and through the
development, electricity, urban storm drainage, and adequate tramportation can and will he
provided to and through the subject property.
C. That the conditional use will have no greater adverse material effect on the livability of the
impact area when compared to the development of the subject lot with the target use of the zone.
When evaluating the effect (~fthe proposed use on the impact area, thefol/owingfactors (~f
livability of the impact area shall be considered in relation to the target use of the zone:
]. Similarity in scale, bulk, and coverage.
2. Generation oftrqfflc and eIfects on surrounding streets. Increases in pedestrian, bicycle, and
mass transit use are considered beneficial regardless of capacity a/facilities.
3. Architectural compatibility with the impact area.
4. Air quality, including the generation of dust, odors, or other environmental pollutants.
5. Generation of noise, light, and glare.
6. The development of acijacent properties as envisioned in the Comprehensive Plan.
7. Otherfactorsfound to he relevant by Ihe Hearing AUlhorityfor review (~fthe proposed use.
The criteria for Site Review Approval are described in AMC Chapter 18.72.070, as follows:
A. All applicable City ordinances have been mel or will be met by the proposed development.
B. AI/ requirements (?f Ihe Site Review Chapler have been met or will be me/.
C. The development complies with the Site Design Slandards adopted by the City Council for
implementation (~fthis Chapter.
D. ThaI adequate capacity of City facilities for water, sewer, paved access 10 and through the
developmenl, eleclricity, urban slorm drainage, and adequate lramportalion can and will be
provided 10 and through the subject property.
The application with the attached conditions complies with all applicable City ordinances.
Planning Action 2009-00554 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-
00554 is denied. The following are the conditions and they are attached to the approval:
I) That all proposals of the applicant shall be conditions of approval unless otherwise modified here.
2) That all requirements of the Ashland Building Department be met prior to occupancy of the new cafe
space, including submittal of plans to Building Department.
PA # 2009-00554
555 Siskiyou Blvd/AS
Page 2
3) That the plans submitted for the building permit shall be in substantial conformance with those
approved as part of this application. If the plans submitted for the building permit are not in
substantial conformance with those approved as part of this application, an application to modiry this
Site Review approval shall be submitted and approved prior to issuance of a building permit.
4) That required permits from the Ashland Public Works Department shall be obtained for any portion
of the retaining wall that encroaches into the Siskiyou Boulevard right-of-way. Encroachment into
the sidewalk corridor shall not be permitted.
5) That the screening of the mechanical equipment is not approved by this application to have an "S"
logo, as this is a sign governed by Section 18.96 of the Ashland Municipal Code. Any and all new
signage, which includes any use of logos visible from the right-of-way, must be permitted through a
separate sign permit, and, if new signage is permitted, total signage shall not exceed what is allowed
by Section 18.96.
6) That prior to the issuance of a building permit:
a) Any exterior lighting shall be shown on the building permit submittals and appropriately
shrouded so there is no direct illumination of surrounding properties.
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I Date
Bi In irector
Department of Community Development
PA # 2009-00554
555 Siskiyou Blvd! AB
Page 3
PA~2009-00554 391 E09AC 90003 P A-2009-00554 391 E09AC 14900 PA-2009-00554 391 E09AC 90006
343 E 5TH STREET ASSOCIATES ARCHERD EVAN BECKER JOANN ELAINE ET AL
1725 S RAINBOW STE 1-191 PO BOX 699 2354 ARGUELLO PL
LAS VEGAS NV 89146 ASHLAND OR 97520 SANTA CLARA CA 95050
PA-2009-00554 391 E09AC 90007 PA-2009-00554 391 E09AC 14701 PA~2009-00554 391 E09AC 14801
BISHOP KIMBERLY A1JOHNSON DAVID A BRISCOE JAMES CHRISTOPHER DHZ LLC ET AL C/O DENNIS BAIN
L TRUSTEE ET AL 8919 24TH ST
2400 AURORA AVE 208 287 FOURTH ST LOS ANGELES CA 90034
SEATTLE WA 98109 ASHLAND OR 97520
PA-2009~00554 391 E098D 7600 P A-2009-00554 391 E09AC 14300 PA-2009~00554 391 E09AC 14700
ERB LLOYD H GHAVAM HAMID/JULIE ANN HENRY TRUSTEE STEPHEN CONWAY
PO BOX 1013 195 MORTON ST 355 GRANITE ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009~00554 391 E09DB 4300 PA-2009-00554 391 E09AC 90002 PA-2009-00554 391 E09AC 90001
HILLIGOSS L OIL KUZMIC HOLLAND WILLIAM R TRUSTEE HONEYWELL SCOTT
869 HARMONY LANE 624 E MAIN ST 622 MAIN ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009-00554 391 E09AC 90005 PA-2009-00554 391 E09AC 90004 PA-2009-00554 391 E09AC 14200
LEVISON ROBERT UDIANE L LOFTUS MITZI A TRUSTEE ET AL LOUIE SUSAN G FAMILY TRUST
1268 DRAKE CIR 628 MAIN ST 1393 RELlEZ VALLEY RD
SAN LUIS OBISPO CA 93405 ASHLAND OR 97520 LAFAYETTE CA 94549
PA-2009-00554 391 E09AC 14803 PA-2009-00554 391 E09BD 7500 PA-2009-00554 391E09BD 7400
MC MILLAN GLENN JR/CAROLE MICHAEL PHILIP F TRUSTEE ET AL MONTES MIGUEUMELlSSA
416 LIBERTY ST 888 WILSON RD 745 PACIFIC TERR
ASHLAND OR 97520 ASHLAND OR 97520 KLAMATH FALLS OR 97601
PA-2009-00554 391 E09AC 90008 PA-2009-00554 391 E09AC 14802 PA-2009-00554 391 E09AC 14000
PALUMBO PATRICIA A RUNKEL DAVID R/DONNAN B SAFEWAY STORES#292INC
636 E MAIN ST 586 E MAIN ST 1371 OAKLAND BLVD 200
ASHLAND OR 97520 ASHLAND OR 97520 WALNUT CREEK CA 94596
PA-2009-00554 391 E09BD 7300 PA-2009-00554 391 E09AC 14600 PA-2009-00554
STEINLE PAUUSARA M BROWN STRATFORD L L C Urban Development Services
478 SISKIYOU BLVD 555 SISKIYOU BLVD 485 W Nevada St
ASHLAND OR 97520 ASHLAND OR 97520 Ashland, OR 97520
5/21/09
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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 May 20,2009 I caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
under each person's name for Planning Action #2009-00554,555 Siskiyou.
SIGNED AND SWORN TO before me this
'. it .1r
;D" day of. /tuX, 2009.
i/
_OFFICIAL SEAL
BIlliE K, BOSWEll
NOTARY PU!llC-OREGON
COMMISSION NO. <436<471
MY COMMISSION EXPIRES APR. 7,2OJ3
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. ../. ..r~'i}~J2Y---
otariPublic for State of Oregon
My Commission Expires: L{- -1 -{ ~
Com m -Dev\P Ian n ing\ T em plates
r.l'
Planning Department, 51 WinbuII' Way, Ashland, Oregon 97520
541.488.5305 Fax: 541-552-2050 www.ashland.or.us TIY: 1-800-735-2900
CITY OF
ASHLAND
NOTICE OF APPLICATION
PLANNING ACTION: 2009-00554
SUBJECT PROPERTY: 555 Siskiyou Blvd
OWNER/APPLICANT: Stratford Inn
DESCRIPTION: A request for Site Review approval and a modification of the existing Conditional Use Permit
to allow the operation of a 28-seat outdoor cafe at the Stratford hm Hotel located at 555 Siskiyou Boulevard.
The application includes a request for a 9i1 percent reduction in required off-street parking through a joint use
parking credit. COMPREHENSIVE PLAN DESIGNATION: Retail Commercial; ZONING: C-l; ASSESSOR'S MAP
#: 39 IE 09 AC; TAX LOTS: 14400, 14500 & 14600.
NOTE: The Ashland Historic Commission will also review this Planning Action on June 3,2009 at 7:00 PM in the Community
Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTE: The Ashland Tree Commission will also review this PI3Ill1ing Action on June 4, 2009 at 6:00 p.m. in the Community
Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: May 21,2009
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: June 4, 2009
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 prior to 4:30 p.m. on 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 ofthe 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 (LUBAI 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.
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. All materials are available at the Ashland Planning Division, Community
Development & Engineering Services Building, 51 WinbUrh Way. Ashland, Oregon 97520.
If you have questions or comments concerning this request please feel free to contact the Ashland Plahriing Division at 541488-5305.
G:'eomm.de"'pJan",ng\NolleCS M..Joo';2009"W09-00554.doc
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.
B. All requirements of the Site Review Chapter have been met or wiIJ 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)
CONDITIONAL USE PERMITS
18.104.050 Approval Criteria
A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the imposition of
conditions, with the following approval criteria.
A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with
relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program.
B. 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.
C. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject
lot with the target use of the zone. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area
shall be considered in relation to the target use of the zone:
1. Similarity in scale, bulk, and coverage.
2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless
of capacity of facilities.
3. Architectural compatibility with the impact area.
4. Air quality, including the generation of dust, odors, or other environmental pollutants.
5. Generation of noise, light, and glare.
6. The development of adjacent properties as envisioned in the Comprehensive Plan.
7. Other factors found to be relevant by the Hearing Authority for review of the proposed use.
EXCEPTION TO STREET STANDARDS
18.88.050 F - Exception to Street Standards
An exception to the Street Standards is not subject to the Variance requirements of section 18.100 and may be granted with respect to the
Street Standards in 18.88.050 if all of the following circumstances are found to exist:
A. There is demonstrable difficulty in meeting the specific requirements of this Chapter due to a unique or unusual aspect of the site or proposed use of the
site.
8. The variance will result in equal or superior transportation facilities and connectivity;
C. The variance is the minimum necessary to alleviate the difficulty; and
D. The variance is consistent with the stated Purpose and Intent of the Performance Standards Options Chapter.
(ORD 2951, 2008: ORD 2836, 1999)
G: 'comm-dc\'.plannmg.'NOliccs Mailcd.2009\2009-00554.ooc
PA-2009-00554 391 E09AC 90003 PA-2009-Q0554 391 E09AC 14900 PA-2009.00554 391 E09AC 90006
343 E 5TH STREET ASSOCIATES ARCHERD EVAN BECKER JOANN ELAINE ET AL
1725 S RAINBOW STE 1-191 PO BOX 699 2354 ARGUELLO PL
LAS VEGAS NV 89146 ASHLAND OR 97520 SANTA CLARA CA 95050
PA~2oo9-00554 391 E09AC 90007 PA-2009-00554 391 E09AC 14701 PA-2009-00554 391 E09AC 14801
BISHOP KIMBERLY A1JOHNSON DAVID A BRISCOE JAMES CHRISTOPHER DHZ LLC ET AL C/O DENNIS BAIN
2400 AURORA AVE 208 TRUSTEE ET AL 8919 24TH ST
SEATTLE WA 98109 287 FOURTH ST LOS ANGELES CA 90034
ASHLAND OR 97520
PA-2009-00554 391 E09BD 7600 PA-2009-00554 391E09AC 14300 PA-2009-00554 391 E09AC 14700
ERB LLOYD H GHAVAM HAMID/JULIE ANN HENRY TRUSTEE STEPHEN CONWAY
PO BOX 1013 195 MORTON ST 355 GRANITE ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009-00554 391 E09DB 4300 PA-2009-00554 391 E09AC 90002 PA-2009-00554 391 E09AC 90001
HILLIGOSS L OIL KUZM1C HOLLAND WILLIAM R TRUSTEE HONEYWELL SCOTT
869 HARMONY LANE 624 E MAIN ST 622 MAIN ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009-00554 391 E09AC 90005 PA-2009-00554 391 E09AC 90004 PA-2009-00554 391 E09AC 14200
LEVISON ROBERT UD1ANE L LOFTUS MITZI A TRUSTEE ET AL LOUIE SUSAN G FAMILY TRUST
1268 DRAKE CIR 628 MAIN ST 1393 RELlEZ VALLEY RD
SAN LUIS OBISPO CA 93405 ASHLAND OR 97520 LAFAYETTE CA 94549
PA~2009-00554 391 E09AC 14803 PA-2009-00554 391 E09BD 7500 PA-2009-00554 391 ED9BD 7400
MC MILLAN GLENN JRlCAROLE MICHAEL PHILIP F TRUSTEE ET AL MONTES MIGUEUMELlSSA
416 LIBERTY ST 888 WILSON RD 745 PACIFIC TERR
ASHLAND OR 97520 ASHLAND OR 97520 KLAMATH FALLS OR 97601
PA-2009-00554 391 E09AC 90008 PA~2009-00554 391 E09AC 14802 PA-2009-DD554 3~ 1 E09AC 14000
PALUMBO PATRICIA A RUNKEL DAVID R1DONNAN B SAFEWAY STORES #2921NC
636 E MAIN ST 586 E MAIN ST 1371 OAKLAND BLVD 200
ASHLAND OR 97520 ASHLAND OR 97520 WALNUT CREEK CA 94596
PA-2009-0D554 391 ED9BD 7300 PA-2009-00554 391ED9AC 14600 P A-2009-00554
STEINLE PAUUSARA M BROWN STRATFORD l L C Urban Development Services
478 SISKIYOU BLVD 555 SISKIYOU BLVD 485 W Nevada Street
ASHLAND OR 97520 ASHLAND OR 97520 Ashland, OR 97520
5/21/2009
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PROJECT DESCRIPTION FOR THE
STRATFORD INN HOTEL FOR A
SITE REVIEW PERMIT &
CONDITIONAL USE PERMIT MODIFICATION
PROJECT PROPOSAL: A Site Review Permit and a Modification of the existing
Conditional Use Permit to operate a small indoor and outdoor cafe at the
Stratford I nn Hotel.
LEGAL DESCRIPTION: 391E 09AC 1400
OWNER:
Stratford Inn
555 Siskiyou Boulevard
Ashland, OR 97520
Tel: 541-488-2151
LAND USE PLANNER:
Urban Development Services, LLC
485 W. Nevada Street
Ashland, OR 97520
Tel: 541-482-3334
ZONING & COMPREHENISVE PLAN DESIGNA liON:
C-1; Commercial
LOT AREA:
Total Area:
.82 acres
35,719 sq. ft.
PARKING:
Municipal Code 18.92.020; Residential Uses: Hotels
1 parking space per guest room, plus one for the manager
Municipal Code 18.92.020; Commercial Uses: Restaurants
1 parking space per 4 seats or 1 space per 100 sq. ft., whichever is less.
APPLICABLE ORDINANCES:
Site Design & Use Standards, Chapter 18.72
Site Design & Use Standards (Design Standards)
Basic Site Review, Section II
Tree Preservation & Protection, Chapter 18.61
Conditional Use Permits, Chapter 18.104
ADJACENT ZONING/USE:
WEST: C-1; Commercial
EAST: C-1; Commercial (Safeway)
SOUTH: R-2; Multi-Family Residential
NORTH: C-1; Commercial
SUBJECT SITE: C-1; Commercial
FINDINGS OF FACT: A written narrative and findings of fact are provided below.
Attached are plans addressing the proposed seating area and landscaping. This
information is provided in the application materials and addresses the submittal
requirements of Chapter 18.72.060.
Introduction: The applicants are requesting a Site Review Permit and
Modification of the hotel's Conditional Use Permit to remodel a portion of the
site's front landscaping into an outdoor sitting area for a small cafe. The above
entitlements are required whenever parking is increased (Site Review Permit -
18.72.030 A.1.e) and an existing "conditional use" such as a hotel is being
modified (18.32.030 D and 18.104.010).
Site: The Stratford Inn Hotel is located at 555 Siskiyou Boulevard on the corner
of Sherman Street and Siskiyou Boulevard - across the street from Safeway.
The property is zoned C-1 with the building along the front and parking to the
rear and side. The building was constructed in the early 1980's under the City's
adopted Site Design and Use Standards. The hotel has 55 guest rooms and 54
guest parking spaces on site and seven parking spaces along Sherman Street. A
dedicated public alley runs along the back of the property, but terminates into a
private alley west of the property boundary.
Proposal: The applicant would like to obtain a Site Review Permit and
Conditional Use Permit allowing the applicants to add 28 outdoor cafe/restaurant
seats along Siskiyou Boulevard and allow the seats to be for both hotel and non-
hotel patrons. The cafe would primarily be for guests of the hotel, but the
applicants do not want to preclude other patrons from patronizing the cafe.
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NOTE: It should be understood the hotel already has a 1,526 square foot kitchen
and dining room area serving hotel patrons, but the additional outdoor seating
will provide guests an opportunity to choose indoor or outdoor dining. The
proposal includes a modification of the hotel's original Conditional Use Permit as
the proposal is modifying the hotel's use.
Area to be modified with seating (both sides of entrance).
The hotel has recently gone through a significant remodel of the interior including
modifications to the dining room's seating area which improved the functionality
of the kitchen and seating area to enhance the customer's dining experience
(spacious seating, seating near the windows, better lighting, etc.). No exterior
building changes are proposed with this application, but the applicants do
propose to modify the existing landscaping area (lawn and one tree) located
along Siskiyou Boulevard - between the building and the public sidewalk and
add tables, chairs and short retaining walls for outdoor dining.
The goal of the proposal is to create an outdoor dining option for hotel and non-
hotel guests, but the finished result will be an improved sense of entry and
improved streetscape along the Boulevard that encompasses street interest,
human scale interaction and "place making" where people would enjoy
congregating.
Landscapinq Plan: As identified on the attached Tree Protection Plan & Site
Plan, the area between the sidewalk and the building will be enhanced with
landscape and hardscape materials delineating the outdoor seating area. The
proposed changes include screening of the existing mechanical equipment, a
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hard surface finish (sandset pavers) for surface integrity, perimeter landscaping
for delineation, raised block walls finished with stucco and concrete cap for fixed
seating opportunities and removable tables and chairs. The overall site's
landscaping is approximately 27%. No trees are proposed to be removed with
the plan, but considering there are trees within the vicinity, the landscape plan
and tree mitigation efforts were designed and considered by local Landscape
Architect and Certified Arborist, Laurie Sager & Associates. The landscaping will
be maintained by a professional landscape maintenance company that will
maintain the planting and the irrigation system.
Parkin!:l: The primary issue with the proposal, like most applications, comes down
to adequate parking for the proposed uses - in this case a mix of uses that have
intermingling patrons. The hotel requires 56 parking spaces and the cafe 7
parking spaces. The municipal code's parking chapter requires one parking
space per hotel unit and one space for the manager (18.92.020 A4.). The hotel
has 55 guest rooms requiring 56 parking spaces. With the addition of the outdoor
cafe, the additional parking demand, based upon the number of seats (28), would
be 7 parking spaces (one space is required per 4 seats or 1 space per 100
square feet of square footage, whichever is less).
The hotel has 54 on-site parking spaces located behind the building with access
from Sherman Street via a public alley and the hotel's private driveway. Seven
parking spaces are also along Sherman Street, but three can only be considered
as credited parking spaces based upon the City's on-street parking standards.
Additional parking is also available within the Safeway parking lot, but due to
Safeway's corporate policy, no private leases are permissible. Overall, there is a
significant amount of available parking within easy walking distance of the
subject property.
Nevertheless, a total of 63 parking spaces are required for the two uses and only
57 spaces are available. However, in order to encourage sharing of parking
facilities and minimize unnecessary excess parking and impervious surfaces, the
City's parking chapter (18.92.060 D.) provides for sharing of parking spaces
when it can be demonstrated the need for the additional parking spaces do not
materially overlap. Section 18.92.060 D. reads as follows:
D. Joint Use of Facilities. Required parking facilities of 2 or more uses,
structures, or parcels of land may be satisfied by the same parking
facilities used jointly, to the extent that it can be shown by the owners or
operators that the need for the facilities does not materially overlap (e.g.,
uses primarily of a daytime v. nighttime nature) and provided that such
right of joint use is evidenced by a deed, lease, contract, or similar written
instrument establishing such joint use.
In this case, the applicants have submitted an Occupancy Report, Exhibit A,
compiled by the Stratford Inn staff identifying the hotel's monthly occupancy
J1
percentage for the years 1999, 2000, 2007 and 2008, and the annual occupancy
rate from the years 1981 - 2008. The report shows that the average annual
occupancy rate since the hotel's opening has been only 55% with the lowest
month (January 2008) being 16.3% and the highest month (August 2000) being
87.1 %. This data is intended to illustrate the hotel's parking is vastly underutilized
and that additional parking demand created by a small sidewalk cafe can easily
be accommodated without overflow demands on adjacent properties.
In fact, the applicant's contend the non-hotel patrons will primarily be pedestrians
or bicyclists generating even less parking demand than the City's parking code
allocates to cafes. Regardless, even when one considers the highest occupancy
period and with no pedestrian/bicycle patrons, the remaining parking spaces
available - in the worst case scenario (87.1 % occupancy) would be 7.4
remaining spaces (57 total spaces X .871 occupancy = 49.6 spaces). As such,
the applicants are requesting use of the remaining seven excess parking spaces
in order to create the sidewalk cafe and utilize it for hotel and non-hotel patrons.
The applicants are not requesting to add parking bays along Siskiyou Boulevard
in order to obtain the parking as it can be obtained on-site without such drastic
street modifications.
Parking Demand:
Parking Provided:
Joint Use Parkin Re uest:
Hotel (56) Cafe (7)
On-site (54) Street Credits (3)
6 arkin s aces or 10.5%
Total: 63
Total: 57 (-6)
The above photo illustrates how the existing building's design is not
very engaging to pedestrians, but with the outdoor seating as
proposed, the building's streetscape will be drastically improved.
,
Utilities: All of the necessary utilities are available to serve the proposal. No
structural or utility infrastructure modifications are anticipated. The proposal will
not create a need to increase the site's infrastructure and at no time during the
proposal's pre-application meeting and follow-up correspondence with the
various City departments was there any indication services were unavailable to
serve the proposed use. Finally, the applicants have addressed or will address at
the time of the building permit all code issues relating to the Ashland Fire and
Building Departments.
Vision Clearance: Although vIsion clearance standards are not identified in
Chapter 18.68.020, Vision Clearance Area, for C-1 zoning district and no
changes are proposed that would cause a conflict with any vision clearance
angles. All proposed improvements are actually "behind" the existing sign that
was installed at the time the hotel opened in 1981.
Detail Site Review Standards: The application complies with the Detail Site
Review Standards primarily because they all deal with architectural elements or
parking lot screening - elements that are already in existence and that are not
proposed to be altered with this application.
FINDINGS OF FACT
CHAPTER 18.72.070, SITE DESIGN & USE STANDARDS
The following information has been provided by the applicants to help the
Planning Staff, Planning Commission and neighbors better understand the
proposed project. In addition, the required findings of fact have been provided to
ensure the proposed project meets criteria as outlined in the Ashland Municipal
for a Site Review Permit and Conditional Use Permit.
For clarity reasons, the following documentation has been formatted in "outline"
form with the City's approval criteria noted in BOLD font and the applicant's
response in regular font. Also, there are a number of responses that are repeated
;n order to ensure that the findings of fact are complete.
A. All applicable City Ordinances have been met or will be met by the
proposed development.
To the applicant's knowledge all City regulations are or will be complied with. The
applicants are not requesting any exceptions or variances.
B. All requirements of the Site Review Chapter have been met or will be
met.
To the applicant's knowledge all City regulations are or will be complied with. All
requirements listed in the Site Review Chapter (18.72) have or will be complied
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with.
C. The development complies with the Site Design Standards adopted by
the City Council for implementation of this Chapter.
As further addressed below, all requirements listed in the Site Design Standards
have or will be complied with. Specifically, the applicants have addressed the
pertinent requirements of the Basic Site Review Standards and Detail Site
Review Standards.
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.
All utilities associated with this development proposal are adequate to service the
proposal. No additional utilities are necessary nor is increased infrastructure
required.
BASIC SITE REVIEW STANDARDS
It should be noted that although the building was constructed under the guidance
of the City's Site Design and Use Standards (below), the building's design is
lacking critical elements that create a successful and impressionable street
fayade. This is very likely due to the fact the true "entrance" of the hotel is not
along the Siskiyou Boulevard frontage, but along the Sherman Street frontage -
somewhat oriented toward the rear parking lot. That said, the improvements
associated with the outdoor seating area (surface treatment, landscaping and
openings) will generate the type of streetscape the standards were intending to
create.
II-C-1 a)
Orientation and Scale
Buildings shall have their primary orientation toward the street rather than
the parking area. Building entrances shall be functional~ and shall be shall
be accessed from a public sidewalk. Public sidewalks 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 functional~ and shall be open to the
public during all business hours.
These requirements may be waived if the building is not accessed by
7
pedestrians, such as warehouses and industrial buildings without attached
offices, and automotive service uses such as service stations and tire
stores.
The subject building is existing, but it is the applicant's belief the proposal will
further the purpose of the above standards.
IIMC~lb)
Streetscape
1) One street tree chosen from the street tree list shall be placed for each
30 feet of frontage for that portion of the development fronting the street.
Street trees were planted during the buildings original construction. The trees
appear to be healthy.
II~CMlc)
Landscaping
1) Landscaping 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 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 form adjacent public rights~of~
way, except in M-1 zones. Loading facilities shall be screened and buffered
when adjacent to residentially zoned land.
Irrigation systems shall be installed to assure landscaping success.
Efforts shall be made to save as many existing healthy trees and shrubs on
the site as possible.
The landscaping and irrigation plans have been designed by a professional
Landscape Architect and will be installed by a local landscape company. The
submitted plans comply with the above standards and can be verified at the time
of installation.
II~C~1 d)
Parking
Parking areas shall be located behind buildings or on one or both sides.
Parking areas shall be shaded by deciduous trees, buffered from adjacent
non~residential uses and screened from non-residential uses.
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Parking is located directly behind and to the side of the building. A lan,dscape
buffer separates the parking from the street and adjacent properties. No trees are
proposed to be removed.
II-C-Ie)
Designated Creek Protection
1) Designated creek protection areas shall be considered design
elements and incorporated in the overall design of a given project.
2) Native riparian plant materials shall be planted in the adjacent to the
creek to enhance the creek habitat.
Not applicable. There is no creek associated with the subject property.
II-C-1f) Noise and Glare
1) Special attention to glare (AMC18.72.110) and noise (AMC9.08.170(c)
& AMC 9.08.175) shall be considered in the project design to insure
compliance with these Standards.
The applicants have reviewed the glare and noise standards and contend the
proposed use will be in compliance. In no case, will the glare from the lights be
directed off the property.
II-C-1 g)
Expansions 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 of building expansion, e.g., if the building area is to expand by
25%, then 25% of the site must be brought up to the standards required by
this document.
The proposal does not include any building expansions. Regardless, the site
complies with the standards noted herein.
FINDINGS OF FACT
CHAPTER 18.104.050. CONDITIONAL USE PERMIT
A. That the use would be in conformance with all standards within the
zoning district in which the use is proposed to be located, and in
conformance with relevant Comprehensive plan policies that are not
implemented by any City, State, or Federal law or program.
The proposed use is in conformance with all City standards noted within the
Findings of Fact and with all applicable zoning regulations for the Commercial (C-
1) zoning district. It is the applicant's contention the proposed outdoor cafe is in
compliance with City policies and ordinance requirements as well as all State and
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Federal laws. At no time will the use of the property be out of compliance with
these regulations or operate beyond the stipulations noted within these Findings
of Fact. Any modifications to the use of the site not noted herein or the conditions
of approval will be submitted to the City for approval.
B. 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.
A pre-application meeting for the proposed project was held on April 8th, 2009
and all City Departments participated (in writing) in the meeting. The project was
received favorably and at no time was there any indication the proposal lacked
adequate capacity of City facilities for water, sewer, paved access, electricity,
urban storm drainage or adequate transportation. Within the adjacent rights-of-
way of Siskiyou Boulevard and Sherman Street, all utilities lines for water, sewer,
storm, electric, cable, etc. already exist with the capacity to serve the proposal.
C. That the conditional use will have no greater adverse material effect
on the livability of the impact area when compared to the development of
the subject lot with the target use of the zone. When evaluating the effect
of the proposed use on the impact area, the following factors of livability of
the impact area shall be considered in relation to the target use of the zone:
1. Similarity in scale, bulk, and coverage.
The subject hotel building exists and the scale, bulk and lot coverage had been
evaluated during its original Site Review and Conditional Use Permit analysis. No
structural changes to the building are proposed.
2. Generation of traffic and effects on surrounding streets. Increases in
pedestrian, bicycle, and mass transit use are considered beneficial
regardless of capacity of facilities.
Considering the central location of the site, its adjacency to the downtown area,
public services and adjacency along Ashland's primary transit corridor, the
applicants expect less reliance on the automobile and that the proposed small
cafe will not have a greater adverse material effect on the livability of the impact
area when compared to the lot's target use. The property is zoned C-1 with a
target use of general retail commercial uses listed in Chapter 18.32.020 B.
(Stores, shops and offices supplying commodities or performing services, such
as a department store, antique shop, artists supply store, and including a
regional shopping center or element of such center, such as a major department
store), developed at an intensity of .35 gross floor to area ratio and complying
with all ordinance requirements.
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In this example, the property is 35,719 square feet in area which, in comparison
to the zone's target use as described above, would allow a 12,500 square foot
"shopping center" (35,719 X .35 = 12,500). When evaluating the impact of a 55
unit hotel and a small neighborhood 28 seat cafe compared to a 12,500 square
foot shopping center, the difference in vehicle trips, based upon "nationally"
recognized data (Institute of Transportation Engineers, Trip Generation Manual,
6th Edition) the hotel would generate 8.70 vehicle trips per unit (55 X 8.70 ::: 478.5
vehicle trips), the small cafe would generate 205.36 trips per 1,000 square feet
(205.36 X .5 = 102.68 vehicle trips) and a shopping center would generate
167.59 trips per 1,000 square feet (12.5 X 167.59 X 2,094 vehicle trips). When
combined, the hotel and cafe would generate approximately 581 vehicle trips
while the shopping center would generate 2,094 vehicle trips or approximately 4
times more.
Other impacts such as water and sewer are more difficult to estimate because it
could depend on the type of businesses associated within the shopping center,
but generally it's very likely, especially when one considers the hotel's occupancy
rates as described in Exhibit A, the useage is probably the equal. Finally, the
applicants contend the most obvious impact of the two uses are apparent,
especially when evaluated against the Safeway store directly across the street. In
this case, the vehicle trips, the parking requirements and impervious surface area
are significantly more than the proposed use.
3. Architectural compatibility with the impact area.
The building and its architecture is existing and no structural alterations are
proposed. However, as described above, although the building was constructed
under the guidance of the City's Site Design and Use Standards (below), the
building's design is lacking critical elements that create a successful and
impressionable street fa<;ade. This is very likely due to the fact the true
"entrance" of the hotel is not along the Siskiyou Boulevard frontage, but along the
Sherman Street frontage - somewhat oriented toward the rear parking lot. That
said, the improvements associated with the outdoor seating area (surface
treatment, landscaping and openings) will generate the type of streetscape the
standards were intending to create.
4. Air quality, including the generation of dust, odors, or other
environmental pollutants.
The outdoor sitting area will not have a negative effect on the area's air quality,
generate additional dust, generate odors or generate environmental pollutants.
5. Generation of noise, light, and glare.
The proposed conditional use will not generate noise, light or glare beyond what
is generated by a typical office building. In reality, the noise, light and glare
1 1
possibilities will be significantly less than the adjacent noise, light and glare
generated by the vehicular traffic on Siskiyou Boulevard.
6. The development of adjacent properties as envisioned in the
Comprehensive Plan.
The proposed conditional use will not impact adjacent properties as envisioned
by the Comprehensive Plan. The adjacent properties are commercial and the
proposed use is commercial.
7. Other factors found to be relevant by the Hearing Authority for
review of the proposed use.
It is the applicant's contention the proposed outdoor seating area along Siskiyou
Boulevard will be wonderful addition to streetscape. The inclusion of "people"
dining and mingling along this primary corridor is a positive land use direction as
it should encourage pedestrian activity, pedestrian awareness, pedestrian to
person interaction and hi-light a reminder to automobilists, that Siskiyou
Boulevard is also a place for pedestrians too.
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Square, Rectangle & Oval
Contractor;
Address:
Owner's Name: STRATFORD L L C
Customer #: 05052
STRATFORD L L C
Applicant: 555 SISKIYOU BLVD
Address: ASHLAND OR 97520
Phone:
State Lic No:
City Lic No:
Maplot: 391 E09AC14400
Sub-Contractor:
Address:
Phone:
Applied: 05/01/2009
Issued: 05/01/2009
Expires: 10/28/2009
Phone:
State Lic No;
City Lic No:
DESCRIPTION: Modification of CUP for Motel to add outdoor cafe seating and Site Review
Construction
Occupancy Type
I' ..
:,:,:c"_:_:"-:::"'c_"""" .
.. .. ..... ..... .... .......... ...... .. .......}:(;<,:i;6.. .............}.;:~nfWqILJRAI/.r;,<i'..... ,,: ;;:'.:))/...:;.:;;::>;".t:.::;;;:'.;'",.... i...;
Fee Description
Amount Fee Description
Amount
Type I
917.00
II
..,........
'. '. .. ....... .'. ......;..!:..',<...:..;.....r: :<:..c:f3>.:~P!TI.bN$'().FApPRdyJ\S:,/,'<::::;<(.+(;~,.;.'.y::
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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
~~,
ZONING PERMIT APPLICATION
FILE# Pevoy - (Jo 5" 5 f
Plmming Department
51 Winburn Way, Ashland OR 97520
ASHTLAND 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROJECT
DESCRIPTION OF PROPERTY
Street Address .5'-;;: <)
s;. ~. S 1"''< yo v fJ, i v d .
Assessor's Map No. 39 1 E
0'1 A C-
1 "tOU
Tax Lot(s)
Zoning
c - \
Comp Plan Designation
CCJV1;1/Y1--<;J1!
APPLICANT
Name :;rru:!T h'1-1:> 7,~;J Phone S;~L- . ~l(,/~ E-Mail
Address City Zip
PROPERTY OWNER
Name ::::;c., f~ 4n-t':lJ!<'-;) Phone E-Mail
Address City Zip
SURVEYOR, ENGINEER. ARCHITECT. LANDSCAPE ARCHITECT, OTHER
Tille Name Phone E-Mail
Address ~ fC.~ t;; /4-1/ Ai, f,.), City Zip
-' / _J_
Tille Name Phone E-Mail
Address City Zip
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to
establish.
1)
2)
3)
4)
that I produced sufficient factual evidence at the hearing to support this request;
that the findings of fact furnished justifies the granting of the request;
that the findings of fact fumished by me are adequate; and further
that all structures or improvements are properly located on the ground.
Failure in thiS... r .eg.... a. rd will res ost lik&j11 no} oplf/lhe request being set aside, but also possibly in my structures being built in reliance thereon being required to
be~.,!!".,?Ved. atm/yex ..~.If '/'? ~a;"n{<jgJ. . s.I ifn advised to seek competent profesSionaSI ad~vice J~nd as s~st~r;;e.
--? ..... ..../"'... / /)'" i
~. -.c:-:.... ';.;::./' . .' / ./ /
A 'a~t's;'Slgn~ure Da~' ..
As owner of the prope~~~.VJf1hiS t. I have read and understood the complete application and its consequences to me as a property
owner. ~/ // / r---d~
c-,:::=:::--../// ~; <..' "- . ~)C)r
/' ~ // -----~~ <--.-) ~ '..' L
Property cfwoofs'Signatur required) Date' t
iT 0 be ~1eIe<I by Crty Stall
Date Received
/.;-
".;
/ - 09
Zoning Permit Type
-1-
Filing Fee $
o 7 00
I / ,
OVER >>-
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