HomeMy WebLinkAboutA_426 (PA-2009-00551)
August 13,2009
CITY OF
ASHLAND
Christopher Brown
545 A Street
Ashland, OR 97520
RE: RE: Planning Action #2009-00551
Notice of Decision
At its meeting of August 11,2009, based on the record of the public meetings and hearings on this matter, the
Ashland Planning Commission approved your request for a Site Review, a Variance, an Exception to the Street
Standards and a Tree Removal for the property located at 426 A Street -- Assessor's Map # 39 IE 09 AB; Tax Lot
6507.
The Ashland Planning Commission approved and signed the Findings, Conclusions and Orders document, on
August 11,2009.
Approval is valid for a period of one year. Please review the attached findings and conditions of
approval. The conditions of approval shall be met prior to project completion.
Copies of the Findings, Conclusions and Orders document, the application and all associated documents and
evidence submitted, applicable criteria and standards are available for review at the Ashland Community
Development Department, located at 51 Winburn Way.
This decision may be appealed to the Ashland City Council if a Notice of Appeal is filed within 15 days of the
date this notice was mailed and with the required fee ($304), in accordance with Chapter 18.108.110 (A) ofthe
Ashland Municipal Code. The appeal may not be made directly to the Land Use Board of Appeals. The appeal
shall be limited to the criteria listed in Chapter 18.108.110 of the Ashland Municipal Code, which is also attached.
If you have any questions regarding this decision, please contact the Community Development Department
between the hours of8:00 am and 4:30 pm, Monday through Friday at (541) 488-5305.
cc: Sidney Brown & Louis Plummer 117 Almond St Ashland, OR 97520
Philip Lang 758 B St Ashland, OR 97520
Marc Valens & Anne Golden 247 N Third St Ashland, OR 97520
Colin Swales 143 Eighth St Ashland, OR 97520
Tom Bradley 700 Terrace St Ashland, OR 97520
Talent Irrigation District, Jim Pendleton P.O. Box 467 Talent OR 97540
DEPT. OF CO....UNITY DEVELOPMENT
20 E. Main Street
Ashland, Oregon 97520
www.ashland.or.us
Tel: 541-488-5305
Fax: 541-552-2050
TTY: 800-735-2900
r~'
SECTION 18.108.110 Appeal to Council.
A. Appeals of Type n decisions - shall be initiated by a notice of appeal filed with the City Administrator.
The standard Appeal Fee shall be required as part of the notice. All the appeal requirements of Section
18.108.110, including the appeal fee, must be fully met or the appeal will be considered by the city as
jurisdictionally defective and will not be heard or considered.
1. The appeal shall be filed prior to the effective date of the decision of the Commission.
2. The notice shall include the appellant's name, address, a reference to the decision sought to be
reviewed, a statement as to how the appellant qualifies as a party, the date of the decision being
appealed, and a clear and distinct identification of the specific grounds for which the decision
should be reversed or modified, based on identified applicable criteria or procedural irregularity.
3. The notice of appeal, together with notice of the date, time and place to consider the appeal by the
Council shall be mailed to the parties at least 20 days prior to the meeting.
4.
A.
Except upon the election to re-open the record as set forth in subparagraph 4.B.
below, the review of a decision of the Planning Commission by the City Council shall be
confined to the record of the proceeding before the Planning Commission. The record
shall consist of the application and all materials submitted with it; documentary evidence,
exhibits and materials submitted during the hearing or at other times when the record
before the Planning Commission was open; recorded testimony; (including DVDs when
available), the executed decision of the Planning Commission, including the findings and
conclusions. In addition, for purposes of City Council review, the notice of appeal and
the written arguments submitted by the parties to the appeal, and the oral arguments, if
any, shall become part of the record of the appeal proceeding.
The Council may reopen the record and consider new evidence on a limited basis, if such
a request to reopen the record is made to the City Administrator together with the filing
of the notice of appeal and the City Administrator determines prior to the City Council
appeal hearing that the requesting party has demonstrated:
B.
a. That the Planning Commission committed a procedural error, through no fault of
the requesting party, that prejudiced the requesting party's substantial rights and
that reopening the record before the Council is the only means of
correcting the error; or
b. That a factual error occurred before the Planning Commission through no fault of
the requesting party which is relevant to an approval criterion and material to the
decision; or
c. That new evidence material to the decision on appeal exists which was
unavailable, through no fault of the requesting party, when the record of the
proceeding was open, and during the period when the requesting party could
have requested reconsideration. A requesting party may only qualify for this
exception if he or she demonstrates that the new evidence is relevant to an
approval criterion and material to the decision. This exception shall be strictly
construed by the Council in order to ensure that only relevant evidence and
testimony is submitted to the hearing body.
DEPT. OF CO....UNITY DEVELOP"ENT
20 e, Main Street
Ashland. Oregon 97520
www.ashland.or.us
Tel: 541-488-5305
Fax: 541-552-2050
TTY: 800-735-2900
~~,
Re-opening the record for purposes of this section means the submission of
additional written testimony and evidence, not oral testimony or presentation of
evidence before the City Council.
C. Oral argument on the appeal shall be pennitted before the Council. Oral argument shall
be limited to ten (10) minutes for the applicant, ten (10) for the appellant, if different, and
three (3) minutes for any other Party who participated below. A party shall not be
pennitted oral argument if written arguments have not been timely submitted. Written
arguments shall be submitted no less than ten (10) days prior to the Council consideration
of the appeal. Written and oral arguments on the appeal shall be limited to those issues
clearly and distinctly set forth in the Notice of Appeal; similarly, oral argument shall be
confined to the substance of the written argument~
D. Upon review, and except when limited reopening of the record is allowed, the City
Council shall not re-examine issues of fact and shall limit its review to detennining
whether there is substantial evidence to support the findings of the Planning Commission,
or to detennining if errors in law were committed by the Commission. Review shall in
any event be limited to those issues clearly and distinctly set forth in the notice of appeal.
No issue may be raised on appeal to the Council that was not raised before the Planning
Commission with sufficient specificity to enable the Commission and the parties to
respond.
E. The Council may affinn, reverse, modifY or remand the decision and may approve or
deny the request, or grant approval with conditions. The Council shall make findings and
conclusions, and make a decision based on the record before it as justification for its
action. The Council shall cause copies of a final order to be sent to all parties
participating in the appeal. Upon recommendation of the Administrator, the Council may
elect to summarily remand the matter to the Planning Commission. If the City Council
elects to remand a decision to the Planning Commission, either summarily or otherwise,
the Planning Commission decision shall be the final decision of the City, unless the
Council calls the matter up pursuant to Section 18.108.070.8.5 .
F. Appeals may only be filed by parties to the planning action. "Parties" shall be defined as
the following:
1. The applicant.
2. Persons who participated in the public hearing, either orally or in writing. Failure
to participate in the public hearing, either orally or in writing, precludes the right
of appeal to the Council.
3. Persons who were entitled to receive notice of the action but did not receive
notice due to error.
DEPT. OF COMMUNITY DEVELOPMENT
20 E. Main Street
Ashland, Oregon 97520
www.ashland.or.us
Tel: 541488-5305
Fax: 541-552-2050
TTY: 800-735-2900
r~'
BEFORE THE PLANNING COMMISSION
August 11",2009
IN THE MA ITER OF PLANNING ACTION #2009-00551, A REQUEST FOR
SITE REVIEW APPROVAL TO CONSTRUCT A 3,992 SQUARE FOOT TWO-
STORY MIXED USE BUILDING FOR THE PROPERTY LOCATED AT 426
A STREET. ALSO INCLUDED ARE REQUESTS FOR A MIXED USE PARKING
CREDIT, A VARIANCE TO THE OFF-STREET PARKING REQUIREMENTS,
AN EXCEPTION TO STREET STANDARDS, AND A TREE REMOVAL PERMIT
TO REMOVE FOUR TREES SIX-INCHES IN DIAMETER-AT -BREAST HEIGHT
OR GREATER.
APPLICANT: Brown, Christopher
RECITALS:
)
)
)
) FINDINGS,
) CONCLUSIONS
) AND ORDERS
)
)
)
1) Tax lot #10100 of Map 39 IE 09 AB is located at 426 A Street and is zoned E-I Employment.
2) The applicants are requesting Site Review approval to construct a 3,992 square foot two-story
mixed use building for the property located at 426 A Street. The application also includes requests for a
mixed use parking credit, a Variance to the off-street parking requirements, an Exception to Street
Standards, and a Tree Removal Permit to remove four trees six-inches in diameter-at-breast-height
(d.b.h.) or greater. Site improvements are outlined on the plans on file at the Department of Community
Development.
3) The criteria for Site Review approval are described in 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 Council for
implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the
development, electricity, urban storm drainage, and adequate transportation can and will be
provided to and through the subject property. All improvements in the street right-of-way
shall comply with the Street Standards in Chapter 18.88, Performance Standards Options.
(Ord.2655, 1991; Ord 2836 S6, 1999)
4) The criteria for a Mixed-Use Parking Credit are described in Chapter 18.92.060.C as follows:
e. Mixed Uses. In the event that several users occupy a single structure or parcel of land, the
total requirements for off-street automobile parking shall be the sum of the requirements for
the several uses computed separately unless it can be shown that the peak parking demands
are offset. In such case the Staff Advisor may reduce the total requirements accordingly, but
not by more than 35%.
PA #2009-00551
August 11, 2009
Page 1
5) The criteria for a Variance are described in Chapter 18.100.020 as follows:
A. That there are unique or unusual cirCUlflllStances which apply to this site which do not
typically apply elsewhere.
B. That the proposal's benefits will be greater than any negative impacts on the development of
the adjacent uses; and will further the purpose and intent of this ordinance and the
Comprehensive Plan of the City. (Ord.2425 S1. 1987)
C. That the circumstances or conditions have not been willfully or purposely self-imposed.
(Ord. 2775, 1996)
6) The criteria for an Exception to Street Standar~ are described in 18.88.050.F as follows:
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.
B. The variance will result in equal or superi(N' 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.
7) The criteria for a Tree Removal Pennit are descnDed in Chapter 18.61.080 as follows:
~
A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard tree if the
applicant demonstrates that a tree is a hazard and warrants removal.
1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is
likely to fall and injure persons or property. A hazard tree may also include a tree that is
located within public rights of way and is causing damage to existing public or private
facilities or services and such facilitie5 or services cannot be relocated or the damage
alleviated. The applicant must demonstrate that the condition or location of the tree
presents a clear public safety hazard (N' 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 eo mitigate for the removal of each hazard tree
pursuant to AMC 18.61.084. Such _ligation 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 1M following:
J. The tree is proposed for removal in order to permit the application to be consistent with
other applicable Ash/and Land Use OIrdinance 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 ac::curate verification of the permit application; and
P A #2009-00551
August 11, 2009
Page 2
2. Removal of the tree will not have a significant negative impact on erosion, soil stability,
flow of surface waters, protection of adjacent trees, or existing windbreaks; and
3. Removal of the tree will not have a significant negative impact on the tree densities,
sizes, canopies, and species diversity within 200 feet of the subject property.
The City shall grant an exception to this criterion when alternatives to the tree removal
have been considered and no reasonable alternative exists to allow the property to be
used as permitted in the zone. Nothing in this section shall require that the residential
density be reduced below the permitted density allowed by the zone. In making this
determination, the City may consider alternative site plans or placement of structures or
alternate landscaping designs that would lessen the impact on trees, so long as the
alternatives continue to comply with other provisions of the Ashland Land Use
Ordinance.
4. The City shall require the applicant to mitigate for the removal of each tree granted
approval pursuant to AMC 18.61.084. Such mitigation requirements shall be a condition
of approval of the permit. (ORD 2951, amended, 07/0l/2008; Ord 2883, Added, 06/04/2002)
8) The Planning Commission, following proper public notice, held a public hearing on July 14, 2009
at which time testimony was received and exhibits were presented. The Planning Commission approved the
application subject to conditions pertaining to the appropriate development of the site.
Now, therefore, the Planning Commission of the City of Ashland finds, concludes and recommends as
follows:
SECTION I. EXHIBITS
For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony
will be used.
Staff Exhibits lettered with an "S"
Proponent's Exhibits, lettered with a "P"
Opponent's Exhibits, lettered with an "0"
Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M"
SECTION 2. CONCLUSORY FINDINGS
2.1 The Planning Commission finds that it has received all information necessary to make a
decision based on the Staff Report, public hearing testimony and the exhibits received.
PA #2009-00551
August 11, 2009
Page 3
2.2 The Planning Commission finds that the proposal for Site Review approval to construct a
3,992 square foot two-story mixed use building, a mixed use parking credit, a Variance to the
off-street parking requirements, an Exception to Street Standards, and a Tree Removal Permit to
remove four trees six-inches in diameter-at-breast-height (d.b.h.) or greater meets all applicable
criteria for Site Review approval as described in Chapter 18.72, for a Mixed Use Parking Credit as
described in Chapter 18.92, for a Variance as described in Chapter 18.100, for an Exception to
Street Standards as described in Chapter 18.88, and for a Tree Removal Permit as described in
Chapter 18.61.
2.3 The Planning Commission finds that the proposal meets all applicable ordinance
requirements of the City of Ashland with the attached conditions of approval. The Site Plan
provided delineates the proposed building location, design and associated site improvements.
The Commission finds that the proposed building will house a mix of uses (retail, office and
residential) consistent with those allowed within the district, and will have an average height of
22-feet 8-inches, well below the maximum allowed height within the district. The Commission
further finds that the two residential units proposed are within the density allowed for a 6,092
square foot property (0.14 acres x 15 units per acre = 2.1 units). The Commission finds that the
application results in 21 percent of the site, or 1, III square feet, being landscaped, and that in
addition, while it cannot be considered to be landscaped area, two-thirds of the overall roof area
will be provided in a green roof which will utilize native plantings on the roof to decrease the
quantity of stormwater run-off from the roof surface while increasing its quality. An 80 square
foot landscape buffer strip immediately adjacent to the 1,105 square foot parking area will
provide more than the seven percent of parking lot landscaping required, and the proposed
landscaping addresses the Site Design and Use Standards handbook's "Water Conserving
Landscaping Guidelines and Policies" while also seeking to meet LEED standards which call for
reducing potable water use for irrigation by 50 percent based on a baseline mid-summer water
usage. A trash and recycling area at the southeast comer of the property is to be screened
according to standards with a five-foot sliding wood and metal gate, and wall-mounted lights
providing exterior site lighting will be directed away from adjacent properties.
The Planning Commission finds that the existing home on the property is designated as the "John
Pelton Rental House" in the Ashland Railroad Historic District inventory document, and is found
to be a "Historic, Non-Contributing" resource within the Railroad District. Major alterations to
the house appear to have occurred since its construction, most notably the removal of a front bay
window and various other changes in window type, siding, and other aspects that dramatically
diminish the integrity of the Pelton Rental House and prevent it from accurately reflecting its
historic period of development. The Commission further finds that no information presented
during the public hearing established that the home had a greater historic significance than
indicated in the historic inventory documents.
The Planning Commission finds that the Basic Site Review, Detail Site Review and Historic
District Design Standards have been satisfactorily addressed by the proposal. The proposed
building is oriented to the higher order A Street, with secondary entrances and a plaza space that
PA #2009-00551
August 11,2009
Page 4
establish a strong relationship to the comer of Third and A Streets. Vehicular parking is located
to the rear of the building, to be accessed from the alley, and entrances are provided to the
building interior directly from the street as well as from the parking area. The proposed
building's massing and materials provide emphasis to the building entries, and as part of the
applicant's efforts to preserve two large Cedar trees, the hardscape plaza space proposed for the
comer will be surfaced in permeable pavers. This space includes seating areas and sheltered
entries, and serves to create a public space which accentuates the relationship to the comer. A
continuous awning is proposed to provide shelter for pedestrians outside the building and at all
entrances. While the building frontage is less than 100 feet in length, the stepped fa~de
maintains a comfortable pedestrian scale appropriate to the pattern of development in the
Railroad Addition Historic District. 26 percent of the A Street building frontage and 31 percent
of the Third Street building frontage are provided in windows and doorways; wall-mounted lights
me to be provided on the building at a height of no greater than 14 feet to provide site lighting for
pedestrian circulation; and a new street light is to be provided at the comer of Third and A
Streets.
New parkrow planting strips and sidewalks are to be provided along the subject property's Third
Street frontage, and an Exception to Street Standards has been requested in order to allow a wider
sidewalk and meandering sidewalk to provide protection for the large Cedar tree located along
this frontage. Additional street trees will be planted in the Third Street parkrow to meet the
spacing requirements of the street tree standards.
The proposed design references the character and architectural history of the surrounding
Railroad Addition Historic District, and Ashland's Historic Commission was supportive of the
design as presented.
The Planning Commission finds 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. Existing water,
sewer, storm sewer, electrical services and paved access are in place and serve the existing
residence on the site, and have been identified in a site survey provided with the application. A
new electric transformer, sized in consultation with the Electric Department, will be installed by
the applicants to serve the proposed building, and a supporting electrical distribution plan and
load calculations have been provided. A new parkrow planting strip and sidewalk are proposed
along Third Street; curb, sidewalk and comer repairs are proposed along A Street to supplement
the existing sidewalk; and vehicular access is to be provided from Third Street to the parking at
the rear of the site via the existing paved alley.
2.4 The Planning Commission finds that a total of eight off-street parking spaces are required
for the project as proposed. Four spaces are required for the proposed ground floor retail space,
one space is required for the proposed ground floor office, and three spaces are required to serve
the two one-bedroom second floor residential units. The Commission further finds that four off-
street parking spaces are proposed to be provided at the rear of the subject property to be
PA #2009-00551
August 11,2009
Page 5
accessed from the alley, including the one required disabled person parking space. The
Commission also finds that one on-street parking credit is available for 48-feet of uninterrupted
curb frontage along Third Street, bringing the total parking to be provided with the proposal to
five spaces.
The Planning Commission finds that a 25 percent mixed-use parking credit as provided for in
AMC 18.92.060.C, which reduces the overall parking required by two spaces, is merited because
the peak parking demand of the commercial uses on the ground floor and the second floor
residential uses would be offset, with second floor residents typically away for work during
business hours and the business closed in the evening when these residents return. The
Commission finds that with this mixed-use parking credit, the overall off street parking required
of the project can be reduced from eight off-street parking spaces to six spaces. The Commission
further finds that with only five spaces proposed to be provided through off-street parking and
on-street parking credits, a one-space or 12'l2 percent Variance to the off street parking
requirement is required.
2.5 The Planning Commission finds that there are unique or unusual circumstances which
necessitate a Variance to the parking requirement, that the benefits of the proposal will outweigh
any negative impacts of the proposed Variance, and that the need for a Variance is not willfully
or purposely self-imposed. The Commission finds that there are two large Cedar trees located
near the comer of Third and A Streets. The Commission further finds that these trees are an
integral element of the site and the surrounding neighborhood, and that the applicant's efforts to
preserve these trees have been a driving force in arriving at the current proposal, including the
placement and design of the building, plaza space, and parking area.
The Commission finds that the use of the existing alley to provide access to the proposed
parking, and the placement and configuration of that parking, allows the character of the site, the
Third Street streetscape, and the immediate neighborhood to remain intact by not necessitating
the installation of a driveway access along the project's Third Street frontage, in keeping with
City Street Standards which prohibit driveway curb cuts for lots where alley access is available.
The Commission further finds that the proposed design aids in the preservation of the two Cedar
trees while resulting in the creation of a public plaza space as a pedestrian amenity at the comer.
The Commission further finds that the sustainability measures proposed including stonnwater
management practices, green roof technology, low-intensity water conservation measures,
sustainable landscaping, and renewable energy measures further the purpose and intent of
Element XI of the Comprehensive Plan dealing with "Energy, Air and Water Conservation"
which calls for increased resource efficiency in new residential and commercial buildings. In
addition, the proposal to allow the building to serve as an educational resource providing
information and education about the benefits of green practices in the built environment and the
extent to which they can positively contribute to the immediate neighborhood and the community
at large is directly in keeping with Element XI of the Comprehensive Plan policies which
emphasize education as a cornerstone of the efforts to conserve resources.
PA #2009-00551
August II, 2009
Page 6
The Commission also finds that the subject property's A Street frontage has an additional 48 feet
of curb frontage to accommodate on-street parking. This frontage is unavailable for
consideration as an additional on-street parking credit, which would eliminate the need for the
requested one-space parking Variance, because A Street is not improved to the full width
required of a two-lane avenue. A Street is currently paved to a width of 31 feet, where a 32-foot
width is required to allow on-street parking credits on a two-lane avenue as noted in AMC
I8.92.025.E. The Commission finds that while this frontage cannot be counted for an on-street
parking credit due to its width, the presence of a driveway for the Grange directly across from the
frontage limits parking on that side of the street and thus alleviates the impacts of the substandard
width to on-street parking. The Commission therefore finds that despite the A Street width in
this vicinity, with the presence of a driveway directly opposite the property the frontage functions
as it would for an on-street credit, and thus serves to absorb a significant portion of any negative
impacts associated with the Variance.
The Commission finds that the two large Cedar trees which the applicant are attempting to
preserve with the requested Variance are not a willfully or purposely self-imposed condition, as
both trees pre-date the current owners' 2008 acquisition of the property. The Commission
further finds that the Variance is necessitated by the applicant's attempts to preserve these trees,
as encouraged in the Site Review Chapter, while complying with other applicable standards,
including those which dictate the placement and orientation of the building and the relative
placement of the required parking.
2.5 The Planning Commission finds that preserving the existing large Cedar tree (Tree #7)
creates a demonstrable difficulty in providing standard-width sidewalks and parkrow planting
strips along Third Street, and that meandering the sidewalk and increasing the park row width to
II-feet 2-inches within the tree's protection zone will alleviate the difficulty while avoiding
possible damage to the tree by minimizing the impacts to the tree's root system. The
Commission further finds that once beyond the tree protection zone, the sidewalk and park row
will return to the installation pattern required by the Street Standards Handbook, and transition to
connect to the sidewalk and parkrow already in place to the south along Third Street. The
Commission finds that this installation will result in equal transportation facilities and
connectivity while remaining directly in keeping with the stated purpose and intent of the
Performance Standards Options Chapter.
The Planning Commission similarly finds that the other existing large Cedar tree (#5) represents
a demonstrable difficulty to providing new sidewalks and parkrow planting strips along A Street.
The Commission finds that retaining the existing seven-and-a-half foot curbside sidewalk along
A Street, which lacks a parkrow planting strip in this vicinity, will reduce the necessary
disturbance within the tree protection zone of the large Cedar (Tree #5) while maintaining the
established sidewalk pattern within the A Street pedestrian corridor.
2.6 The Planning Commission finds that a total of seven trees which are six-inches in
diameter-at-breast-height (d.b.h.) or greater have been identified on or near the project site.
PA #2009"()()55I
August 11,2009
Page 7
These include: three large cedars ranging in diameter from 23- to 26-inches; a six-inch apple tree;
a six-inch Euonymus which the arborist report indicates is more of a shrub; and an eight-inch Big
Leaf Maple. An eight-inch European pear tree located just over the property line on the property
to the east is included in the inventory as well, as required by ordinance. The two large Incense
Cedars near the northwest comer of the site, identified as Trees #5 and #7, have been identified
as integral to the fabric of the site and the larger A Street corridor; these two trees are proposed
for preservation, with the four remaining trees over six-inches d.b.h. on the property and a fifth
smaller tree, a five-inch diameter apple tree, located near the existing shed, to be removed. .
The Planning Commission finds that a third large cedar tree (Tree #1) which is to be removed
from the rear of the property is in poor condition due to severe pruning that has been done to
accommodate overhead power lines. The Commission further finds that the remaining tree
removals are necessary to accommodate development of the property in keeping with the
applicable zoning regulations and site design standards; that these removals will not have
negative impacts to the site or its surroundings in terms of erosion, soil stability, flow or surface
waters, protection of adjacent trees or existing windbreaks; and that mitigation trees will be
planted to replace the trees being removed.
The Planning Commission further finds that the additional recommendations of the project
arborist specific to the two large cedars (#5 and #7) to be retained shall be conditions of approval
in order to ensure their on-going viability during development of the site. These
recommendations include: that an arborist must supervise any grade changes to be made within
the tree protection zones; that a sandy loam fill be used within the tree protection zone of Tree #5
to minimize any root system damage caused by proposed grade changes; and that any excavation
for paver installation within the tree protection zone of Tree #7 be done by hand.
SECTION 3. DECISION
3.1 Based on the record of the Public Hearing on this matter, the Planning Commission concludes that the
proposal for Site Review approval to construct a 3,992 square foot two-story mixed use building, a
mixed use parking credit, a Variance to the off-street parking requirements, an Exception to Street
Standards, and a Tree Removal Permit to remove four trees six-inches in diameter-at-breast-height
(d.b.h.) or greater is supported by evidence contained within the record.
Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following
conditions, we approve Planning Action #2009-00551. Further, if anyone or more of the conditions below
are found to be invalid, for any reason whatsoever, then Planning Action #2009-00551 is denied. The
following are the conditions and they are attached to the approval:
1) That all proposals of the applicant be conditions of approval unless otherwise modified herein,
including that the building shall meet the criteria for a LEED "Certified" building prior to the
issuance of a final certificate of occupancy.
P A #2009"()(}551
August 11, 2009
Page 8
2) That a comprehensive sign program in accordance with the requirements of Chapter 18.96 shall
be developed for the building and submitted for review and approval with the building permit
submittals. A sign permit shall be obtained prior to installation of any new signage, and all
signage shall meet the requirements of Chapter 18.96, including the requirements of 18.72.120.C
if located within a vision clearance area.
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 modify
the Site Design Review approval shall be submitted and approved prior to issuance of a building
permit.
4) All conditions of the Historic Commission as detailed in their recommendations of July 8, 2009
shall be conditions of approval where consistent with applicable ordinances and standards and
with final approval of the Staff Advisor.
5) All conditions of the Tree Commission as detailed in their recommendations of July 9,2009 shall
be conditions of approval where consistent with applicable ordinances and standards and with
final approval of the Staff Advisor.
6) That the windows on the ground floor shall not be tinted so as to prevent views from outside of
the building into the interior of the building, and the front entrances adjacent to Third and A
Streets shall remain functional and open to the public during all business hours.
7) That engineered construction drawings for the public sidewalk along Third Street shall be
submitted for review and approval of the Ashland Planning and Engineering Divisions prior to
any work in the street right-of-way and prior to installation of improvements in the pedestrian
corridor. The sidewalk shall be a minimum of six feet in width with seven foot landscaped
parkrows between the sidewalk and the street. All frontage improvements, including but not
limited to the sidewalk, street trees, and street lighting, shall be constructed across the entire
frontage of the site. The sidewalk shall be constructed to City of Ashland Street Standards.
Because the property located within one of Ashland's Historic Districts, any new concrete work
in the public right-of-way will need to meet Engineering Division's standards for color within a
Historic District.
8) If necessary to accommodate required street improvements or to allow for their proper alignment,
additional right-of-way shall be dedicated or public pedestrian access easements provided.
9) That DemolitionlRelocation Permit approval shall be obtained from the Building Division prior
to issuance of a demolition permit or commencement of demolition work on site.
10) That mitigation trees to replace the four trees removed shall be identified on the revised
landscape plans. These trees shall be planted and irrigated according to the approved plan prior
to the issuance of a certificate of occupancy. In lieu of the planting mitigation trees on site, the
applicant may propose replanting off site or payment in lieu of planting if it is determined that
there is insufficient available space on the subject property for mitigation planting.
11) That the maintenance agreement or CC&R' s for the Condominium Owners' Association shall be
provided for the review and approval of the Staff Advisor prior to signature of a condominium
survey plat. Agreements shall describe responsibility for the maintenance of all common use-
P A #2009-00551
August II, 2009
Page 9
improvements including landscaping, plaza space, parking areas, bio-swales, planting strips and
street trees, and shall note the approved Tree Protection Plan and accompanying standards for
compliance. The maintenance agreement or CC&R' s must state that deviations from the plan
shall be considered a violation of the Planning Application approval and therefore subject to
penalties described in the Ashland Municipal Code.
12) That the 450 square feet of the ground floor space approved herein for general office use shall
not be used for a more intense use such as a retail space or medical office, which would require
additional off-street parking spaces, without first receiving Site Review approval. A floor plan
shall be provided with the building permit submittal clearly identifying the areas to be dedicated
to office and retail use.
13) That the building permit submittal materials shall include:
a) Identification of all easements, including but not limited to public and private utility
easements, public pedestrian access easements, and any applicable reciprocal access and
maintenance agreements.
b) Solar setback calculations demonstrating that all new construction complies with Solar
Setback Standard B in the formula [(Height - 16)/(0.445 + Slope) = Required Solar
Setback] and elevations or cross section drawings clearly identifying the highest shadow
producing point(s) and the height(s) from natural grade.
c) Lot coverage calculations including all building footprints, driveways, parking, and
circulation areas, as well as parking lot landscaping calculations. Lot coverage shall be
limited to no more than 85 percent as required in AMC 18.72.110.A. and the required 15
percent landscaping and seven percent parking lot landscaping shall also be provided.
d) That the location and final engineering for all storm drainage improvements associated
with the project, shall be submitted for review and approval by the Departments of Public
Works, Planning and Building Divisions. The storm drainage system must be designed so
that post-development peak stormwater flows will be less than or equal to pre-
development peak flows, and must also include stormwater quality mitigation measures if
deemed necessary by the Engineering Division.
e) Exterior building materials, paint colors and light fixtures shall be consistent with those
approved as part of the application and compatible with the surrounding area. Exterior
building color and material samples, and specifications of the light fixtures and any
necessary shielding or shrouding, shall be provided with the building permit submittals
for review and approval of the Staff Advisor. Bright or neon paint colors shall not be used
in accordance with II-C-2f) of the Detail Site Review Standards.
f) That a final utility plan shall be submitted for review and approval by the Engineering,
Building and Planning Divisions. The utility plan shall include the location of
connections to all public facilities including the locations of water lines and meter sizes,
fire hydrants, sanitary sewer lines, storm drain lines, and electric services.
P A #2009-00551
August 11, 2009
Page 10
14) That prior to the issuance of a building pennit:
a) That the applicant submit an electric design and distribution plan including load
calculations and locations of all primary and secondary services including transformers,
cabinets and all other necessary equipment. This plan must be reviewed and approved by
the Planning, Building, Engineering and Electric Departments prior to the issuance of a
building pennit. Electrical services shall be installed underground, and any transformers
or cabinets shall be located in areas least visible from streets, while considering the access
needs of the Electric Department.
b) That a Tree Verification Permit shall be applied for and approved by the Staff Advisor
prior to site work including building demolition, storage of materials, or permit issuance.
The Verification Permit is to inspect the identification of the trees to be removed and the
installation of tree protection fencing for the three trees to be retained on and adjacent to
the subject property. The tree protection shall be chain link fencing six feet tall and
installed in accordance with AMC 18.61.2oo.B and the approved Tree Protection Plan,
and shall be inspected and approved by the Staff Advisor prior to site work including
demolition, storage of materials or permit issuance.
c) The requirements of the Ashland Fire Department, including the installation of any
required fire hydrants, fire sprinklers, and knox box, shall be complied with prior to
issuance of the building permit or the use of combustible materials, whichever applicable.
Fire Department requirements shall be included on the engineered construction
documents for public facilities, and if a fire protection vault is required, the vault shall not
be located in the sidewalk corridor.
d) That all requirements of the Building Division, including but not limited to providing
necessary information for the approval of alternate methods of construction, shall be
satisfied prior to the issuance of a building permit.
e) That revised landscaping, irrigation and tree protection plans incorporating: the
recommendations of the Tree Commission; irrigation details satisfying the requirements
of the Site Design and Use Standards Water Conserving Landscaping Guidelines and
Policies; parkrow improvements on Third Street; and any additional measures
recommended by the arborist to provide for the protection of Tree #3 located on the
adjacent property to the east shall be provided for the review and approval of the Staff
Advisor prior to the issuance of a building permit.
f) An encroachment permit from the Ashland Public Works Department shall be obtained
for any stairs, planters or other encroaching construction into the adjacent rights-of-way.
Any required stair handrails shall be detailed in the building permit submittals; no
projection of handrails into the sidewalk pedestrian corridor shall be permitted.
15) That prior to the issuance of a certificate of occupancy.
a) Five covered bicycle parking spaces shall be installed in accordance with the approved
plan and the design and rack standards in 18.92.040.1 and J prior to the issuance of the
certificate of occupancy. Inverted u-racks shall be used for the bicycle parking, and the
P A #2009-00551
August 11,2009
Page 11
building pennit submittals shall verify that the bicycle parking spacing and coverage
requirements are met in accordance with 18.92.040.1.
b) That street trees, one per 30 feet of street frontage, shall be installed on the Third Street
frontage prior to the issuance of a certificate of occupancy. All street trees shall be
chosen from the adopted Street Tree List and shall be installed in accordance with the
specifications noted in Section E of the Site Design and Use Standards. The street trees
shall be irrigated.
c) That the screening for the trash and recycling enclosure shall be installed in accordance
with the Site Design and Use Standards prior to the issuance of a certificate of occupancy.
An opportunity-to-recycle site of equal or greater size than the solid waste receptacle
shall be included in the trash enclosure in accordance with 18.72.115.B.
d) The damaged curbs shall be repaired, the curb cut along Third Street shall be removed
and replaced with curbing, and damaged sidewalk sections replaced on A Street. All new
sidewalk and curb installation shall be permitted through the Engineering Division and
installed to city standards, inspected, and approved prior to the issuance of a certificate of
occupancy.
e) That all public improvements including but not limited to sidewalks, street trees, and
street lighting shall be installed to City of Ashland standards under permit from the Public
Works Department and in accordance with the approved plan prior to the issuance of a
certificate of occupancy.
f) That all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent proprieties.
g) That the building shall meet the criteria for a LEED "Certified" building prior to the
issuance of a final certificate of occupancy.
h) That all hardscaping, landscaping, and irrigation shall be installed according to the
approved plan, inspected, and approved by the Staff Advisor prior to the issuance of a
certificate of occupancy.
~am/)TJ~
Planning Commission Approval
g-I!'Q CJ
Date
P A #2009-00551
August II, 2009
Page 12
]vL JYIILLEQ
City of Ashland "I
Plunning Exhibit
EXlii~OOL
PA # :2.009 - 6'5/ _
DATE 1 {If tli'STAFF /
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97520
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July 14, 2009
To: Planning Commission
Re.: PA-2009-00551 (John Pelton Rental House)
Regrettably I cannot attend tonight's meeting and voice my opposition to
approval of this action.
The ploy, meant to enrich the owners of the property, has been played
before (I have the citations, if you wish). Purchase an old property.
Do not rehab. it for affordable - or indeed any kind of housing.
Let it rot into the ground. Then, when it is suitably "beyond repair"
get a city functionary to declare it so, and demolish it, replacing it
with some new stylish (sic) highly profitable building pf the kind that
brings our downtown ever closer to resembling Walnut Creek, or Menlo
Park California - or -
426-A street is the John Pelton Rental House of 1890. Itvwas in the
August 1998 survey done for the purposes of designating the Railroad
District as a "Historic District". It vms designated: "Historic, non-
contributing". I have studied that document care4Ully many times, and have
difficulty distinguishing "non-contributing" from "contributing". It is
unrelated to age or ownership. Regardless, it is/was a lovely, historic,
"classic" Railroad District House now over 100 years old.
"Historic Preservation" like "affordable housing" and "citizen participation"
is onei.of those mantras endlessly recited in Ashland, but"more honored in
the breach than the observance" (Hamlet,Act I, scene 4).
When my partner and I came here in 1982 and got involved in rehab. and
a ffordable housing, there were many such houses available. As we purchased
them we were encouraged to "tear them down". We chose otherwise, and they now
stand as beautifully restored historic homes, affordable to young working
people, OSF and SOU staff, etc.
It is against civic interests to allow this behavior to continue. The owners
should be asked to rebuild/reconstruct the property, preserving its authentic
beauty and historic presence.
(f:
Marc Valens
247 Third St. Ashland, OR 97520 541-552-9569
TO: Ashland Planning Commission
RE: Planning Action #2009-00551,426 A Street
We live just up the block and across the street from the proposed
proj ect.
First of all, we'd like to say we appreciate the efforts of the applicant
to design a pleasant-looking and "green" building and to preserve two of the
three old cedar trees.
Our concern is parking, specifically the reduction from 8 off-street
spaces required by the parking ordinance down to only 4 spaces. Parking on
Third Street between A and B Streets is already a problem. This particular
block is unique in Ashland, having 3 of the original 25 foot wide lots and
two 37 YS foot lots. With two to four drivers in most households, and no off-
street parking, the four Third Street spaces along the side of 426 A Street are
often already used. There is additional use of those spaces from customers of
the bike shop Get 'N Gear across the street, which has no off-street parking.
Also, due to Ashland's in-fill policy, there are a few residences down the
alleyways that have more vehicles than their off-street spaces, so they also
park on Third.
We specifically oppose the request for the 25% mixed-use credit.
Applicant states "In a typical scenario the tenants of the residential units
would be leaving home for the workplace during the day. .. making available
the credits (3 spaces) attributed to the residential use." We believe this is a
faulty assumption. The other residents of this block of Third Street probably
better represent how people actually live in this part of Ashland. Only one
resident actually takes her car off to work for eight hours. One other
sometimes does. Four usually walk to work, and five more either work at
home or are retired. The house immediately south of the project is a rental,
generally occupied by three or four residents who are students or otherwise
come and go throughout the day. It seems very unlikely that any or all of the
three spaces required for the two units at 426 A Street will regularly become
available during business hours.
\
F or the same reasons, we oppose the granting of a variance to
eliminate one more parking space. To address applicant's three Variance
points:
A. The size and dimensions of the lot are neither unique nor unusual.
Although the open space between the building and the parking might have to
shrink, it seems a Third Street entrance (and perhaps an alleyway exit?)
could accommodate 2 to 4 additional spaces.
B. The negative impacts of the development on adjacent uses (parking)
will be significant, and it's hard to see very much benefit. Although the
proposal looks like a nice building, we will be losing an older single-family
home that has not been remodeled----- a fast-disappearing relic of the
Railroad District, representing some of the most affordable low-income
housing around.
C. It appears the proposed design is the problem, and therefore certainly
self-imposed. Ashland ordinances permit so many square feet of
development AND require so much off-street parking. It is the designer's
job to figure out how to do both. Perhaps the proposed design is too large.
The nearby homes on Third Street and adjacent homes on A Street are
generally on small lots, so a more modest-sized building at 426 A would
probably be a more appropriate scale for the neighborhood.
Again, we do appreciate the sincere intent to develop a green design
that fits the street. Hopefully the applicants can proceed with a bit of re-
design that gets 2 or 3 more cars off the street, or a smaller building that
doesn't require so many off-street parking spaces.
Thank you for your attention to.this.
Sincerely,
Marc Valens
& Anne Golden
Planning Commission
Speaker Request Form
The Public Meeting Law requires that all city meetings are open to the public. Oregon law does not
always require that the public be permitted to speak. The Ashland Planning Commission generally
invites the public to speak on agenda items and during public forum on non-agenda items unless time
constraints limit public testimony. No person has an absolute right to speak or participate in every phase
of a proceeding. Please respect the order of proceedings for public hearings and strictly follow the
directions of the presiding officer. Behavior or actions which are unreasonably loud or disruptive are
disrespeciful, and may constitute disorderly conduct. 0 . will be requested to leave the room.
Planning Commission
Speaker Request Form
I) Co plete this form and return it to the Secretary prior to the discussion of the item you wish to
speak ut.
2) Speak to t
3) State
4) Limit
5) If you
6)
7
The Public Meeting Law requires that all city meetings are open to the public. Oregon law does not
always require that the public be permitted to speak. The Ashland Planning Commission generally
invites the public to speak on agenda items and during public forum on non-agenda items unless time
constraints limit public testimony. No person has an absolute right to speak or participate in every phase
of a proceeding. Please respect the order of proceedings for public hearings and strictly follow the
directions of the presiding officer. Behavior or actio which are unreasonably loud or disruptive are
d eciful, and may constitute disorderly conduct. s will be requested to leave the room.
ASHLAND PLANNING DEPARTMENT
STAFF REPORT
July 14, 2009
PLANNING ACTION:
2009-00551
APPLICANT:
Brown, Christopher
LOCATION:
426 A Street
39 IE 09 AB Tax Lot #10100
ZONE DESIGNATION:
E-l with Residential Overlay
COMPREHENSIVE PLAN DESIGNATION:
Employment
APPLICATION DEEMED COMPLETE:
July 4, 2009
120-DA Y TIME LIMIT:
November 1, 2009
ORDINANCE REFERENCE:
18.40
18.61
18.72
18.88.050.F
18.92
18.1 00
E-l Employment District
Tree Preservation and Protection
Site Design Review
Exception to Street Standards
Off-Street Parking
Variances
REQUEST: Planning Action #2009-00551 is a request for Site Review approval to construct a
3,992 square foot two-story mixed use building for the property located at 426 A Street. Also
included are requests for a mixed use parking credit, a Variance to the off-street parking
requirements, an Exception to Street Standards, and a Tree Removal Permit to remove four trees six-
inches in diameter-at-breast-height (d.b.h.) or greater.
I. Relevant Facts
A. Background - History of Application
There are no planning actions of record for this site.
B. Detailed Description of the Site and Proposal
Site
The subject property is located at 426 A Street, on the southeast comer ofthe intersection of
A and Third Street. The project site consists of a single rectangular tax lot with an area of
approximately 6,092 square feet, with approximately 50 feet of frontage along A Street and
122 feet of frontage on Third Street.
Planning Action 2009..Q0551
Applicant: Brown, Christopher
Ashland Planning Department - Staff Report.dds
Page 1 of 17
The subject property is generally flat, with an approximate three to five percent downslope to
the north. The primary natural features of the site are limited to existing trees. A tree
inventory prepared by local arborist Tom Myers has been provided with the application, and
it identifies a total of seven trees on or near the subject property six-inches in diameter-at-
breast-height (d.b.h.) or greater. These include three large cedars ranging in diameter from
23- to 26-inches, a six-inch apple tree, a six-inch Euonymus which Myers indicates is really
more of a shrub, and an eight-inch Big Leaf Maple on the subject property, and an eight-inch
European pear tree located just over the property line on the property to the east.. The
application proposes to retain the two large Incense Cedars near the northwest comer ofthe
site, and to remove the four remaining trees over six-inch d.b.h. on the property and a fifth
smaller tree, a five-inch diameter apple tree near the existing shed.
The site contains an existing home, designated as the "John Pelton Rental House" in the
Ashland Railroad Historic District inventory document. The home is a single-story wood
dwelling of approximately 1,200 square feet originally constructed in 1889 as a rental unit.
The inventory document goes on to note that in 1964, the home was used for commercial
purposes as "Harold's Tune Up and Brake". The inventory indicates that in comparisons
between the present structure and 1928 Sanborn Maps, major alterations to the house appear
to have occurred, most notably the removal of a front bay window, and it concludes that
various other changes in window type, siding, and other aspects have dramatically
diminished the integrity of the Pelton Rental House to prevent it from accurately reflecting its
historic period of development. The house is considered to be a "Historic, Non-
Contributing" resource within the district. In addition to the Pelton Rental House, the
property also contains an approximately 600-square foot detached garage/shop at the rear of
the property, near the alley, and a smaller shed (described in the application as a chicken
coop) between the house and the garage/shop.
The existing street improvements on A Street, an Avenue or Major Collector, include
pavement, curbs, and gutters, with seven-and-a-half foot wide curbside sidewalks in place
along the subject property's full frontage. Along Third Street, a Neighborhood Street,
pavement, curbs and gutters are in place but the subject property's frontage lacks sidewalks.
There is presently a curb cut on Third Street to provide vehicular access to the site, but this
cut does not align with the garage at the rear of the property and does not appear to have been
in use for some time. Vehicular access to the site is also available from Third Street via an
alley at the rear of the property.
The subject parcel and surrounding properties to the north, east and west fronting on A Street
are located in the E-l Employment District and include an R -overlay to allow residential use
subject to the requirements of AMC 18.40.030.E. The subject property is also located within
the Railroad Addition Historic District and the "North Main, Historic District and Oak
Street" Detail Site Review Zone. Properties immediately to the south are located within the
R-2 Low Density Multi-Family Residential District.
Site Review Proposal
With the current application, the applicant proposes to demolish the existing non-
contributing structures on the site as well as to remove four of the existing trees six-inches in
diameter at breast height (d.b.h.) or greater. The applicant then proposes to construct a two-
Planning Action 2009-00551
Applicant: Brown, Christopher
Ashland Planning Department - Staff Report.dds
Page 2 of 17
story 3,992 square foot mixed use building consisting of 1,850 square feet of retail or office
space on the ground floor, and two residential condominiums on the second floor.
The application notes that the proposed building would be LEED-certified. The Leadership
in Energy and Environmental Design (LEED) program is a green building rating system for
new construction and on-going operations developed through the U.S. Green Building
Council and provides a third-party certification that energy savings, water efficiency, CO2
emissions reductions, improved indoor environmental quality, stewardship of resources and
sensitivity to development impacts are addressed in construction and through a building's
lifecycle. The Green Building Certification Institute website confirms that the project has
been LEED-registered.
Mixed Use Credit and Variance to Off-Street Parking Requirements Requests
The off-street parking requirements for the project are as follows:
aces each)
8
The application proposes to provide four off-street parking spaces, including one disabled
person parking space, at the rear of the subject property to be accessed from the alley. In
addition, one on-street parking credit is available for 48-feet of uninterrupted curb frontage
along Third Street bringing the parking provided to a total of five spaces. Three additional
parking spaces are required, and the application proposes to address these through a 25
percent mixed use credit to off-set two of the required spaces, and to request a 1211 percent
Variance to address the remaining one required off-street parking space.
Exception to Street Standards
The application proposes to make repairs to the broken curb near the corner of Third and A
Streets and to retain the existing seven-and-a-half foot curbside sidewalk along A Street,
which lacks a parkrow planting strip. The applicant also proposes to install a new six-foot
sidewalk and a new parkrow planting strip along Third Street. In order to accommodate the
tree protection zone of one of the large Incense Cedars to be retained (Tree #7), an II-foot 2-
inch parkrow is proposed within that tree's protection zone; this arrangement would
transition back to a standard seven-foot parkrow once beyond the protection zone.
Tree Removal Permit Request
The tree inventory provided with the application identifies a total of seven trees on or near
the subject property six-inches in diameter-at-breast-height (d.b.h.) or greater. These include
three large cedars ranging in diameter from 23- to 26-inches, a six-inch apple tree; a six-inch
Euonymus which the arborist report indicates is more of a shrub, and an eight -inch Big Leaf
Maple. An eight-inch European pear tree located just over the property line on the property
to the east is included in the inventory as well, as required by ordinance. The application
proposes to retain and protect the two large Incense Cedars near the northwest corner ofthe
Planning Action 2009-00551
Applicant: Brown, Christopher
Ashland Planning Department - Staff Report.dds
Page 3 of 17
site which are noted as being integral to the fabric of the site and the larger A Street corridor,
and to remove the four remaining trees over six-inches d.b.h. on the property and a fifth
smaller tree, a five-inch diameter apple tree, located near the existing shed.
II. Proiect Impact
The project requires Site Design Review approval since it involves the construction of a new
mixed-use building on an E-l zoned lot. Within the Detail Site Review Zones, buildings
with less than 10,000 square feet of gross floor area may be approved administratively;
however in this instance because the application includes a request for a 1212 percent
Variance to the off-street parking requirements, a public hearing is required under the
Procedures Chapter (see AMC 18.108.040.AA.e.)
A. Site Design Review
With the current application, the applicant proposes to demolish the existing structures on the
site and to remove four of the site's existing trees over six-inch d.b.h. A two-story LEED-
certified 3,992 square foot mixed use building consisting of 1 ,850 square feet of retail/office
space on the ground floor, and two residential condominiums on the second floor is then
proposed.
The application is subject to review based on the Site Design Review Chapter 18.72, and the
Basic and Detail Site Review Standards and the Historic District Development Design
Standards from the Site Design and Use Standards handbook.
The first criterion for Site Review approval is that, "All applicable City ordinances have
been met or will be met by the proposed development." By ordinance, the E-l zoning district
is intended to provide for office, retail and manufacturing uses in an aesthetic environment
while having a minimal impact on surrounding uses. Within the district's R-overlay,
residential uses are permitted subject to certain restrictions, including an allowed residential
density of 15 units per acre and a limitation that no more than 35 percent of the ground floor
area that can be dedicated to residential uses. There are no specific yard area requirements
within the district, and building heights are limited to 40 feet.
As proposed, the building will house a mix of uses (retail, office and residential) consistent
with those allowed within the district, and will have an average height of 22-feet 8-inches,
well below the maximum allowed height within the district. The two residential units
proposed are within the density allowed for a 6,092 square foot property (0.14 acres x 15
units per acre = 2.1 units).
As an E-l zoned lot, the property is subject to solar access standard "B" which limits the
shadow which can be cast onto neighboring properties to no more than would be cast by a
16- foot high fence constructed on the subj ect property's north property line. In this instance,
while no supporting calculations have been provided, the application notes that any shadow
cast will fall within the adjacent A Street right-of-way to the north and as such will comply
with the solar access requirements. Given that the lot is subject to standard "B", the
proposed building height and the right-of-way to the north, it appears that that the building
should comply with the solar access standard; however a condition has been recommended
Planning Action 2009-00551
Applicant: Brown, Christopher
Ashland Planning Department - Staff Report.dds
Page 4 of 17
below to require that the requisite solar calculations be provided with the building permit
submittals.
The application includes a conceptual detail of a sign which would be incorporated into the
entry of the plaza. The proposed sign is described as using "metal frame infrastructure
referencing the aesthetic of a railroad freight car" and accommodating flexible display
options by allowing interchangeable elements. The detail drawing provided shows a six-foot
high ground sign to be placed on a 1 ~ foot high pedestal. In reviewing the sign for
compliance with the Sign Ordinance, staff noted that while E-l zoned lots are permitted one
ground sign, this sign is limited to no more than five feet above grade and the proposed sign
appears to exceed the maximum allowable height. Conditions of approval have been
recommended below to require that a revised sign program be submitted with the building
permit demonstrating compliance with the height, area, number, changeable copy, and other
regulations ofthe Sign Ordinance, and that a sign permit be obtained prior to installation of
the proposed sign.
The second criterion for Site Review approval is that, "All requirements of the Site Review
Chapter have been met or will be met." Developments within the E-l zoning district must
provide at least 15 percent of the site in landscaped area. As proposed, the application results
in 21 percent ofthe site, or 1,111 square feet, being landscaped. In addition, while it cannot
be considered to be landscaped area, two-thirds of the overall roof area is proposed to be
provided in a green roof which will utilize native plantings on the roof to decrease the
quantity of stormwater run-off from the roof surface, while increasing its quality. The
application also indicates that an 80 square foot landscape buffer strip is proposed
immediately adjacent to the 1,105 square foot parking area, providing slightly more than the
seven percent of parking lot landscaping required in the standards. The application also
points out that in addition to addressing the Site Design and Use Standards handbook's
Water Conserving Landscaping Guidelines and Policies, the proposed landscaping plan also
seeks to meet the LEED standards which reduce the potable water use for irrigation by 50
percent based on a mid-summer baseline usage.
The site plan provided identifies a trash and recycling area at the southeast comer of the
property, to be accessed from the alley, and screened according to standards with a five-foot
sliding wood and metal gate.
The application proposes to utilize wall-mounted lights to provide exterior site lighting, and
notes that all lighting will be directed away from adjacent properties. A condition of
approval is recommended below to require that all lighting fixtures be identified in the
building permit submittals, and that details of their shrouding and screening be provided as
well.
The third criterion for Site Review approval is, "The development complies with the Site
Design Standards adopted by the City Council for implementation of this Chapter." The
proposed design provides a primary entrance to the building from the higher order A Street
sidewalk and a secondary entrance from Third Street. The submittal indicates that the
massing and materials were designed to provide emphasis to the building entries. As part of
the applicant's efforts to preserve the two large Cedar trees, a hardscape plaza surfaced in
Planning Action 2009-00551
Applicant: Brown, Christopher
Ashland Planning Department - Staff Report.dds
Page 5 of 17
permeable pavers has been proposed at the corner. This space includes seating areas and
sheltered entries, and serves to create a public space that accentuates the building entries'
relationship to the corner. A continuous awning is proposed to provide shelter for
pedestrians outside the building and at all entrances. Parking is to be located at the rear of
the property, behind the building as required in the Site Design and Use Standards, and will
be accessed from the alley.
The application notes that while the building frontage is less than 100 feet in length, the
design provides a stepped fayade in order to maintain a comfortable pedestrian scale
appropriate to the pattern of development in the Railroad Addition Historic District. The
application also indicates that 26 percent ofthe A Street building frontage and 31 percent of
the Third Street building frontage are provided in windows and doorways, exceeding the 20
percent minimum requirement of the Detail Site Review standards. Wall-mounted lights are
to be provided on the building at a height of no greater than 14 feet to provide site lighting
for pedestrian circulation, and the applicant proposes to provide a new street light at the
corner of Third and A Streets.
The proposal includes installation of new parkrow planting strips and sidewalks along the
subject property's Third Street frontage, and an Exception to Street Standards has been
requested in order to allow a wider sidewalk and meandering sidewalk to provide protection
for the large Cedar tree located along this frontage. The application notes that additional
street trees will be planted in the Third Street parkrow to meet the spacing requirements of
the street tree standards.
The application notes that the proposed design is intended to reference the character and
architectural history of the Railroad Addition Historic District while also utilizing current
technologies and methods to achieve a sustainable design. While the full Historic
Commission has not reviewed the final application as this document is being prepared, their
initial review at the pre-application level indicated that the Commissioners felt that the
building would be compatible with the historic neighborhood, and they expressed their
appreciation for the proposed design and public spaces to be created. The full Historic
Commission will review the application at their July 2009 meeting, and a condition has been
recommended below to incorporate their recommendations from this meeting as conditions
of approval.
The Site Design and Use Standards require 15 percent of the site be landscaped with
developments proposed in the E-l zoning district. The application notes that 21 percent of
the site is proposed to be landscaped with the included landscape plan, which includes a
variety of trees, bushes and ground cover plantings. The Tree Commission has not yet
reviewed the plans as this document is being prepared, and as a result a condition is proposed
below to include the recommendations from their July 2009 meeting as conditions of
approval.
The final approval criterion for Site Review approval is, "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
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Standards in Chapter 18.88, Performance Standards Options." Existing water, sewer, storm
sewer, electrical services and paved access are in place and serve the existing residence on
the site, and are identified in the site survey provided with the application. The application
notes that the applicant has met with the Electric Department to determine the necessary size
and placement for a new electric transformer to serve the proposed building, and an electrical
distribution plan and load calculations have been provided. A new parkrow planting strip
and sidewalk are proposed along Third Street, and curb and comer repairs are proposed along
A Street to supplement the existing sidewalk. Vehicular access is to be provided from Third
Street to the parking at the rear of the site via the existing paved alley.
In staffs opinion, the Basic Site Review, Detail Site Review and Historic District Design
Standards have been satisfied by the proposal. The proposed building is oriented to the
higher order A Street, with secondary entrances and a plaza space that also establish a strong
relationship to the comer of Third and A Streets. Vehicular parking is located to the rear of
the building, and entrances are provided to the building interior directly from the street as
well as from the parking area. The A Street entrance includes awnings for pedestrian
protection.
B. Mixed Use Credit and Variance to Off-Street Parking Requirement
A total of eight off-street parking spaces are required for the project as proposed. Four
spaces are required for the proposed ground floor retail space, one space is required for the
proposed ground floor office, and three spaces are required to serve the two one-bedroom
second floor residential units. The application proposes to provide four off-street parking
spaces at the rear of the subject property to be accessed from the alley, including the one
required disabled person parking space. In addition, one on-street parking credit is available
for 48- feet of uninterrupted curb frontage along Third Street bringing the parking provided to
a total offive spaces. Three additional parking spaces are required; the application proposes
to address these through a 25 percent mixed use credit to off-set two of the required spaces,
and requests a 12 )!z percent Variance to address the remaining one required off-street parking
space.
The applicant has requested a 25 percent mixed-use parking credit, which would reduce the
overall parking required by two spaces, because the peak parking demand of the commercial
uses on the ground floor and the second floor residential uses would be offset, with residents
typically away for work during business hours and the business closed in the evening when
the residents return. The Off-Street Parking Chapter provides for such mixed-use credits in
AMC 18.92.060.C, with allowances for the Staff Advisor to reduce the total parking
requirement by up to 35 percent when mixed uses are shown to have an offset peak parking
demand. With the proposed mixed-use parking credit, the overall off street parking required
of the project can be reduced to six spaces, and only five spaces are proposed to be provided.
As such, a one-space or 12 )!z percent Variance to the off street parking requirement is
requested.
The first criterion for a Variance is, "That there are unique or unusual circumstances which
apply to this site which do not typically apply elsewhere." The application emphasizes two
unique or unusual circumstances which apply to the site and which do not typically apply
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elsewhere and that lead to the requested Variance. The first, and most significant, ofthese is
the presence of the two large Cedar trees located near the comer of Third and A Streets. The
application notes that these trees are an integral part of the site and the existing
neighborhood, and emphasizes that the desire to preserve them was a determining element in
arriving at the proposed design, including the placement of the building, plaza space, and
parking. In addition, the application explains that the location of the project within the
Railroad Addition Historic District posed additional design constraints in that the building
design, while modem, needed to respond to the context of the surrounding neighborhood.
The application includes a number of exhibits showing options that were considered to
address the parking requirements, and concludes that the proposal provides as much parking
as is feasible while providing a design that is in keeping with the neighborhood scale. The
applicant notes that if more parking were required, nearly 50 percent of the site would be
dedicated to parking and the resulting reductions in the building area would make it difficult
for the building to fit the neighborhood scale.
The second criterion for a Variance is, "That the proposal's benefits will be greater than any
negative impacts on the development of the adjacent uses and will further the purpose and
intent of this ordinance and the Comprehensive Plan of the City." The applicant asserts that
use of the existing alley to provide access to the proposed parking, and the placement and
configuration of that parking, allows the character of the site, the surrounding neighborhood,
and the Third Street streetscape to remain intact by not necessitating the installation of a
driveway access along the project's Third Street frontage. The application further points out
that the proposed design aids in the preservation of the two Cedar trees and the creation of
the public plaza space as a pedestrian amenity at the comer. The application also emphasizes
the sustainability measures proposed, including stormwater management practices, green roof
technology, low-intensity water conservation measures, sustainable landscaping, and
renewable energy measures, as beneficial to the neighborhood and community, noting that
the applicant's intention is to allow the building to serve as an educational resource providing
information and education about the benefits of green practices in the built environment and
the extent to which they can positively contribute to the immediate neighborhood and the
community at large.
While the application does not speak directly to the potential negative impacts associated
with increased parking demand in the area, in visiting the site and reviewing the survey
provided with the application staff noted that the A Street frontage of the property does have
48 feet of curb frontage to accommodate additional on-street parking. This frontage would
be available for an additional on-street credit, eliminating the need for the requested one-
space parking Variance, if A Street were improved to the full width required of a two-lane
avenue. (A Street is currently paved to a width of31 feet, where a 32-foot width is required
to allow on-street parking credits on a two-lane avenue in AMC 18.92.025.E.) While this
frontage cannot be counted for an on-street parking credit due to its width, the presence of a
driveway for the Grange directly across from the frontage limits parking on that side of the
street and thus alleviates the width issue to some degree. The frontage thus functions as it
would for an on-street credit, although it cannot be counted, and serves to absorb a good deal
of the negative impact of the Variance along the property's own frontage.
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The final Variance approval criterion is, "That the circumstances or conditions have not been
willfully or purposely self-imposed." Neither the two large Cedar trees which the applicant
proposed to retain nor the location within the Railroad Addition Historic District have been
willfully or purposely self-imposed as both pre-date the current owners 2008 acquisition of
the property. Instead, the Variance is necessitated by the applicant's attempts to respond to
both of these conditions while complying with other applicable standards, including those
which dictate the placement and orientation of the building and the relative placement ofthe
required parking.
In staff's view, the application has demonstrated that there are unique or unusual
circumstances necessitating the proposed Variance, and that the benefits of the proposal
outweigh the associated negative impacts, and staffbelieve that both the requested mixed-use
credit and the Variance merit approval.
C. Exception to Street Standards
The application proposes to make repairs to broken curbs near the comer of Third and A
Streets and along the A Street frontage, and to retain the existing seven-and-a-half foot
curbside sidewalk along A Street, which lacks a parkrow planting strip. The applicant also
proposes to install a new six-foot sidewalk and a new parkrow planting strip along Third
Street. In order to accommodate the tree protection zone of one of the large Incense Cedars
to be retained, an II-foot 2-inch parkrow is proposed within the tree protection zone; this
arrangement would transition back to a standard seven-foot parkrow once beyond the
protection zone to connect with the sidewalk and parkrow located to the south along Third
Street.
The application notes that preserving the existing large Cedar tree (Tree #7) along Third
Street creates a demonstrable difficulty, and that meandering the sidewalk and increasing the
park row width beyond the street standards within the tree's protection zone will alleviate the
difficulty while avoiding possible damage to the tree by minimizing the impacts to the tree's
root system, and once beyond the tree protection zone the sidewalk and park row will return
to normal. In staff's view, the efforts to preserve the trees by meandering the sidewalk and
widening the park row satisfy the approval criteria for an Exception to Street Standards and
will result in equal transportation facilities and connectivity while remaining directly in
keeping with the stated purpose and intent of the Performance Standards Options Chapter,
which is:
[TJo allow an option for more flexible design than is permissible under the
conventional zoning codes. The design should stress energy efficiency,
architectural creativity and innovation, use the natural features of the
landscape to their greatest advantage, provide a quality of life equal to or
greater than that provided in developments built under the standard zoning
codes, be aesthetically pleasing, provide for more efficient land use, and
reduce the impact of development on the natural environment and
neighborhood.
In terms of the A Street sidewalk, staff believe that retaining the existing sidewalk is
similarly consistent with the approval criteria for an Exception to Street Standards as this will
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reduce the necessary disturbance within the tree protection zone of the large Cedar (Tree #5)
along A Street, while maintaining the established pattern within the A Street pedestrian
corridor.
D. Tree Removal
The tree inventory submittal identifies a total of seven trees on or near the project site which
are six-inches in diameter-at-breast-height (d.b.h.) or greater. These include: three large
cedars ranging in diameter from 23- to 26-inches; a six-inch apple tree; a six-inch Euonymus
which the arborist report indicates is more of a shrub; and an eight-inch Big Leaf Maple. An
eight-inch European pear tree located just over the property line on the property to the east is
included in the inventory as well, as required by ordinance. The application proposes to
retain and protect the two large Incense Cedars near the northwest corner of the site which
are noted as being integral to the fabric of the site and the larger A Street corridor, and to
remove the four remaining trees over six-inches d.b.h. on the property and a fifth smaller
tree, a five-inch diameter apple tree, located near the existing shed.
The application materials note that the large cedar tree (Tree #1) which is to be removed
from the rear ofthe property is in poor condition due to severe pruning that has been done to
accommodate overhead power lines, and indicates that the requested removal of the
remaining trees is necessary to accommodate development of the property in keeping with
the applicable zoning regulations and site design standards. The application notes that these
removals will not have negative impacts to the site or its surroundings in terms of erosion,
soil stability, flow or surface waters, protection of adjacent trees or existing windbreaks, and
that mitigation trees will be planted to replace the trees being removed.
The arborist has provided general tree protection recommendations for the project, and
additional recommendations specific to the two large cedars to be retained. These include:
that an arborist must supervise any grade changes to be made within the tree protection
zones; that a sandy loam fill be used within the tree protection zone of Tree #5 to minimize
any root system damage caused by proposed grade changes; and that any excavation for
paver installation within the tree protection zone of Tree #7 be done by hand. The arborist
concludes that with these measures, the two trees to be retained should survive the proposed
construction process.
III. Procedural - ReQuired Burden of Proof
The criteria for Site Review are described in 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.
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
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property. All improvements in the street right-of-way shall comply with the
Street Standards in Chapter 18.88, Performance Standards Options.
The criteria for a Variance are described in 18.100 as follows:
A. That there are unique or unusual circumstances which apply to this site
which do not typically apply elsewhere.
B. That the proposal's benefits will be greater than any negative impacts on the
development of the adjacent uses; and will further the purpose and intent of
this ordinance and the Comprehensive Plan of the City.
C. That the circumstances or conditions have not been willfully or purposely
self-imposed.
The criteria for an Exception to Street Standards are described in 18.88.050.F as follows:
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.
B. 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.
The criteria for Tree Removal Permits are described in 18.61.080 as follows:
A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard
tree if the applicant demonstrates that a tree is a hazard and warrants
removal.
1 . A hazard tree is a tree that is physically damaged to the degree that it
is clear that it is likely to fall and injure persons or property. A hazard
tree may also include a tree that is located within public rights of way
and is causing damage to existing public or private facilities or
services and such facilities or services cannot be relocated or the
damage alleviated. The applicant must demonstrate that the condition
or location of the tree presents a clear public safety hazard or a
foreseeable danger of property damage to an existing structure and
such hazard or danger cannot reasonably be alleviated by treatment
or pruning.
2. The City may require the applicant to mitigate for the removal of each
hazard 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
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Constraints. The Staff Advisor may require the building footprint ofthe
development to be staked to allow for accurate verification of the
permit application; and
2. Removal of the tree will not have a significant negative impact on
erosion, soil stability, flow of surface waters, protection of adjacent
trees, or existing windbreaks; and
3. Removal of the tree will not have a significant negative impact on the
tree densities, sizes, canopies, and species diversity within 200 feet of
the subject property.
The City shall grant an exception to this criterion when alternatives to
the tree removal have been considered and no reasonable alternative
exists to allow the property to be used as permitted in the zone.
Nothing in this section shall require that the residential density be
reduced below the permitted density allowed by the zone. In making
this determination, the City may consider alternative site plans or
placement of structures or alternate landscaping designs that would
lessen the impact on trees, so long as the alternatives continue to
comply with other provisions of the Ashland Land Use Ordinance.
4. The City shall require the applicant to mitigate for the removal of each
tree granted approval pursuant to AMC 18.61.084. Such mitigation
requirements shall be a condition of approval of the permit.
IV. Conclusions and Recommendations
Staffbelieve that the application has satisfied the applicable criteria for Site Review approval
to construct a 3,992 square foot two-story mixed use building; a 25 percent mixed use
parking credit and Variance to the off-street parking requirements; an Exception to Street
Standards; and Tree Removal to remove four trees six-inches in diameter-at-breast-height
(d.b.h.) or greater. We believe that the application merits approval with the conditions
recommended below.
In staff's view, the most significant issue to be considered with the request is the proposed
reduction in required parking through a mixed use parking credit and Variance. As detailed
above, staffbelieve that the application successfully demonstrates that this reduction satisfies
all applicable approval criteria by identifying the two large Cedars to be preserved and the
location within the Historic District as unique or unusual site specific circumstances and
demonstrating that the benefits of the proposal both in preserving the two trees and in
responding to the character of the streetscape and surrounding historic neighborhood
outweigh the negative impacts. While the proposed sustainable design measures are not a
specific criteria for approval in themselves, staff believe they are a benefit to the site, the
neighborhood and the community that can be considered with the Variance request.
The Land Use Ordinance currently offers some incentive to encourage the preservation and
restoration of existing structures within Ashland's Historic Districts through commercial
redevelopment. This incentive takes the form of a Variance of up to 50 percent of the off-
street parking requirement (see AMC 18.92.055). While the current proposal is for the
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redevelopment of a Railroad District lot through the construction of a new building, staff
believe that this application could be found to merit similar encouragement through the
approval ofthe requested reductions in required parking. Staff note that this year's adopted
Council goals include the adoption of land use codes to create strong incentives for new
development that is energy, water, and land-efficient and supports a multi-modal
transportation system (see City Council Goals 2009-2010, adopted June 16, 2009). The
current application provides the opportunity to use existing development codes to encourage
just such a development using existing land use codes, and to do so with approval of a
request which has been demonstrated to be merited in its own right.
Planning staff are supportive of the application and recommend its approval. Should the
Planning Commission choose to concur with this recommendation, we recommend that the
following conditions be attached to the approval:
1) That all proposals of the applicant be conditions of approval unless otherwise
modified herein, including that the building shall achieve LEED certification at a
minimum "Certified" level prior to the issuance of a final certificate of occupancy.
2) That a comprehensive sign program in accordance with the requirements of Chapter
18.96 shall be developed for the building and submitted for review and approval with
the building permit submittals. A sign permit shall be obtained prior to installation of
any new signage, and all signage shall meet the requirements of Chapter 18.96,
including the requirements of 18. 72.l20.C iflocated within a vision clearance area.
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 modify the Site Design Review approval shall be
submitted and approved prior to issuance of a building permit.
4) All conditions of the Historic Commission as detailed in their recommendations of
July 8, 2009 shall be conditions of approval where consistent with applicable
ordinances and standards and with final approval of the Staff Advisor.
5) All conditions of the Tree Commission as detailed in their recommendations of July
9,2009 shall be conditions of approval where consistent with applicable ordinances
and standards and with final approval of the Staff Advisor.
6) That the windows on the ground floor shall not be tinted so as to prevent views from
outside of the building into the interior of the building, and the front entrances
adjacent to Third and A Streets shall remain functional and open to the public during
all business hours.
7) That engineered construction drawings for the public sidewalk along Third Street
shall be submitted for review and approval of the Ashland Planning and Engineering
Divisions prior to any work in the street right-of-way and prior to installation of
improvements in the pedestrian corridor. The sidewalk shall be a minimum of six
feet in width with seven foot landscaped parkrows between the sidewalk and the
street. All frontage improvements, including but not limited to the sidewalk, street
trees, and street lighting, shall be constructed across the entire frontage of the site.
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The sidewalk shall be constructed to City of Ashland Street Standards. Because the
property located within one of Ashland's Historic Districts, any new concrete work in
the public right-of-way will need to meet Engineering Division's standards for color
within a Historic District.
8) If necessary to accommodate required street improvements or to allow for their
proper alignment, additional right-of-way shall be dedicated or public pedestrian
access easements provided.
9) That Demolition/Relocation Permit approval shall be obtained from the Building
Division prior to issuance of a demolition permit or commencement of demolition
work on site.
10) That mitigation trees to replace the four trees removed shall be identified on the
revised landscape plans. These trees shall be planted and irrigated according to the
approved plan prior to the issuance of a certificate of occupancy. In lieu of the
planting mitigation trees on site, the applicant may propose replanting off site or
payment in lieu of planting if it is determined that there is insufficient available space
on the subject property for mitigation planting.
11) That the maintenance agreement or CC&R's for the Condominium Owners'
Association shall be provided for the review and approval ofthe Staff Advisor prior
to signature of a condominium survey plat. Agreements shall describe responsibility
for the maintenance of all common use-improvements including landscaping, plaza
space, parking areas, bio-swales, planting strips and street trees, and shall note the
approved Tree Protection Plan and accompanying standards for compliance. The
maintenance agreement or CC&R's must state that deviations from the plan shall be
considered a violation of the Planning Application approval and therefore subject to
penalties described in the Ashland Municipal Code.
12) That the 450 square feet of the ground floor space approved herein for general office
use shall not be used for a more intense use such as a retail space or medical office,
which would require additional off-street parking spaces, without first receiving Site
Review approval. A floor plan shall be provided with the building permit submittal
clearly identifying the areas to be dedicated to office and retail use.
13) That the building permit submittal materials shall include:
a) Identification of all easements, including but not limited to public and private
utility easements, public pedestrian access easements, and any applicable
reciprocal access and maintenance agreements.
b) Solar setback calculations demonstrating that all new construction complies
with Solar Setback Standard B in the formula [(Height-16)/(0.445 + Slope)
= Required Solar Setback] and elevations or cross section drawings clearly
identifying the highest shadow producing point(s) and the height(s) from
natural grade.
c) Lot coverage calculations including all building footprints, driveways,
parking, and circulation areas, as well as parking lot landscaping calculations.
Lot coverage shall be limited to no more than 15 percent as required in AMC
l8.72.ll0.A. and the required seven percent parking lot landscaping shall
also be provided.
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d) That the location and final engineering for all storm drainage improvements
associated with the project, shall be submitted for review and approval by the
Departments of Public Works, Planning and Building Divisions. The storm
drainage system must be designed so that post-development peak stormwater
flows will be less than or equal to pre-development peak flows, and must also
include storm water quality mitigation measures if deemed necessary by the
Engineering Division.
e) Exterior building materials, paint colors and light fixtures shall be consistent
with those approved as part of the application and compatible with the
surrounding area. Exterior building color and material samples, and
specifications of the light fixtures and any necessary shielding or shrouding,
shall be provided with the building permit submittals for review and approval
of the Staff Advisor. Bright or neon paint colors shall not be used in
accordance with II-C-2f) ofthe Detail Site Review Standards.
f) That a final utility plan shall be submitted for review and approval by the
Engineering, Building and Planning Divisions. The utility plan shall include
the location of connections to all public facilities including the locations of
water lines and meter sizes, fire hydrants, sanitary sewer lines, storm drain
lines, and electric services.
13) That prior to the issuance of a building permit:
a) That the applicant submit an electric design and distribution plan including
load calculations and locations of all primary and secondary services
including transformers, cabinets and all other necessary equipment. This plan
must be reviewed and approved by the Planning, Building, Engineering and
Electric Departments prior to the issuance of a building permit. Electrical
services shall be installed underground, and any transformers or cabinets shall
be located in areas least visible from streets, while considering the access
needs of the Electric Department.
b) That a Tree Verification Permit shall be applied for and approved by the Staff
Advisor prior to site work including building demolition, storage of
materials, or permit issuance. The Verification Permit is to inspect the
identification ofthe trees to be removed and the installation of tree protection
fencing for the three trees to be retained on and adjacent to the subject
property. The tree protection shall be chain link fencing six feet tall and
installed in accordance with AMC l8.61.200.B and the approved Tree
Protection Plan, and shall be inspected and approved by the Staff Advisor
prior to site work including demolition, storage of materials or permit
Issuance.
c)
The requirements of the Ashland Fire Department, including the installation
of any required fire hydrants, fire sprinklers, and knox box, shall be complied
with prior to issuance of the building permit or the use of combustible
materials, whichever applicable. Fire Department requirements shall be
included on the engineered construction documents for public facilities, and
if a fire protection vault is required, the vault shall not be located in the
sidewalk corridor.e
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d) That all requirements of the Building Division, including but not limited to
providing necessary information for the approval of alternate methods of
construction, shall be satisfied prior to the issuance of a building permit.
e) That revised landscaping, irrigation and tree protection plans incorporating:
the recommendations of the Tree Commission; irrigation details satisfying
the requirements of the Site Design and Use Standards Water Conserving
Landscaping Guidelines and Policies; parkrow improvements on Third Street;
and any additional measures recommended by the arborist to provide for the
protection of Tree #3 located on the adjacent property to the east shall be
provided for the review and approval of the Staff Advisor prior to the
issuance of a building permit.
f) An encroachment permit from the Ashland Public Works Department shall
be obtained for any stairs, planters or other encroaching construction into the
adjacent rights-of-way. Any required stair handrails shall be detailed in the
building permit submittals; no projection of handrails into the sidewalk
pedestrian corridor shall be permitted.
14) That prior to the issuance of a certificate of occupancy.
a) Five covered bicycle parking spaces shall be installed in accordance with the
approved plan and the design and rack standards in 18.92.040.1 and J prior to
the issuance of the certificate of occupancy. Inverted u-racks shall be used for
the bicycle parking, and the building permit submittals shall verify that the
bicycle parking spacing and coverage requirements are met in accordance
with 18.92.040.1.
That street trees, one per 30 feet of street frontage, shall be installed on the
Third Street frontage prior to the issuance of a certificate of occupancy. All
street trees shall be chosen from the adopted Street Tree List and shall be
installed in accordance with the specifications noted in Section E ofthe Site
Design and Use Standards. The street trees shall be irrigated.
That the screening for the trash and recycling enclosure shall be installed in
accordance with the Site Design and Use Standards prior to the issuance of a
certificate of occupancy. An opportunity-to-recycle site of equal or greater
size than the solid waste receptacle shall be included in the trash enclosure in
accordance with l8.72.ll5.B.
f)
b)
c)
d)
The damaged curbs shall be repaired and the curb cut along Third Street shall
be removed and replaced with curbing. All new curb installation shall be
permitted through the Engineering Division and installed to city standards,
inspected, and approved prior to the issuance of a certificate of occupancy.
That all public improvements including but not limited to sidewalks, street
trees, and street lighting shall be installed to City of Ashland standards under
permit from the Public Works Department and in accordance with the
approved plan prior to the issuance of a certificate of occupancy.
That all exterior lighting shall be directed on the property and shall not
directly illuminate adjacent proprieties.
e)
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g) That the building shall achieve LEED certification at a minimum "Certified"
level prior to the issuance of a final certificate of occupancy.
h) That all hardscaping, landscaping, and irrigation shall be installed according
to the approved plan, inspected, and approved by the Staff Advisor prior to
the issuance of a certificate of occupancy.
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104 Valley View Avenue
P.O. Box 467
Talent OR 97540
TALENT IRRIGATION DISTRICT
LAND US.E AGENCY .RESPONSE FORM
Phone: 541-535-1529
Fax: 541-535-4108
Email: tid@taJentid.org
Updated SI21/08
NAME OF ENTITY REQUESTING RES.PONSE: City of Ashland Planning Department
ENTITY REFERENCE NUMBER: 2009-005g
MEETING REVIEW DATE: July 14.2009
MAP DESCRIPTION: 39-1E-09AB TL 6507
PRO.PERTY ADDRESS:426 A Street. Ashland. OR 97520
[gJ NO COMl\1ENT ON LAND USE ISSUE (IF NOT MARKED, CONT.INUE BELOW)
NO
COMMENT
JF CRECKED
COMMENtS
A RE APPLICABLE
o A. WATER RIGHT ISSUES
o 1. Water rights need to be sol.d to someone or transferred back to Talent
Irrigation District Number of Irrigated Acres: _
Comments: _
o 2. Must have District approval for water rights to remain in place on subject
property .
Comments: _
o B. EASE.MENTS
DISTRICT EASEMENTS
o 1. Easement needs to remain clear. No pennanent structures or deep rooted
plants will be allowed with.in the easement limits.
Comments:
o 2. [ffacility is to be relocated or modified, specifications must meet the District's
standards and be agreeable to the District. A new written and recorded
easement must be conveyed to the District.
Comments: _
o 3. Ifa written and recorded casem.ent does not exist for an existing facility, then
one must be provided in favor of the District.
Comments: _
PRIVATE EASEMENTS
o 1. Property may have private facilities (ditch or pipelin.e) that the District does
not manage. Arrangements may need to be made to provide continued service
through the subject property for downstream water users.
Comments:
sharcd/wordlfomlS
Talent .lrrigation District Agency Respon.se Form
Page] of2
NO
COMMENT
IF CHECKED
COMMENTS
ARE APPUCABLE
Updafed 5/21108
o
PRIVATE EASEMENT PROVISIONS FOR MINOR PARTmONS
AND/OR LOT LINE ADJUSTMENTS
1. If the property currently has water rights and it is being partitioned or a lot line
adjustment is being made, easements must be written and recorded which
allow access for all of the pieces of property with water rights to continue to
have access to the water.
Comments: ~
o
WATER METER REQUIREMENT ON TRANS.FERRED WATER
RIGHTS
1. If the water right on this property is a transferred water right that current! y bas
a water meter requirement, then each of the properties split off of the original
parcel all need to have water meters installed prior to the use of irrigation
water on the newly formed parcels.
Comments: ----.
o
o
c. FACILITIES (including but not limited to pipelines, ditches, canals, control
checks or boxes)
1- Upgrades to District facilities may be required to support any land use changes
or developments, such as pipe installations or encasing existing pjpe under
roads or concrete.
Comments: _
o
o
D. DRAINAGE I STORM WATER
The District relies on the Bureau of Reclamation's Stonn Water Policy. No urban
storm water or point source flows will be aIlowed into the District's facilities
without going through the Bureau of Reclamation process. (Developments in
historically agricultural areas need to be aware of agricultural run off water and
take appropriate action to protect the development from upslope water.)
Comments:
GENERAL COMMENTS:
1" No interruptions to irrigation water deliveries will be allowed,
2. T.I.D. is a Federal Project and some facilities and/or easement issues may need Bureau of Reclamation
approval.
3. The developer/sub-divider will take all appropriate actions to ensure the reliability and protection of the
original function of the District's facilities.
As required by OR 2.090(6) the entity must receive a certification fOt'm from the District before
approval of the fin plat.
"
Date Signed: cru.l"a \~ _ :l..00Cl
shared/word/forms
Talent lnigation District Agency Response Form
Page 2 of2
From:
To:
Date:
Subject:
"christopher brown" <cbrown@kistlersmallwhite.com>
"Derek Severson" <dereks@ashland.or.us>
7/14/0910:21 :30 AM
Re: Letter of Support
Thanks Derek,
I had a request for a small clarification in re: to the LEED 'certification'
requirement before certificate of occupancy. If the language could be
modified to the effect that the project must meet the established criteria
of a LEED 'certified' building before C of 0, it would make more sense. The
final certification for a LEED building is usually not received until 8
monthes to a 1 1/2 years after completition, as the HVAC commissioning and
user-evaluations must take place in regards to certain criteria. It would
be a difficult situation to have the building unoccupied for that duration
of time after construction.
-Chris
__m Original Message -----
From: "Derek Severson" <dereks@ashland.or.us>
To: "christopher brown" <cbrown@kistlersmallwhite.com>
Sent: Monday, July 13, 2009 8:41 AM
Subject: Re: Letter of Support
Sorry for the delay Christopher. I was out of the office last week. The
packet is on-line as a PDF at:
http://www.ashland.or.us/Files/2009-07 -14 _PC _Packet_Web. pdf
I'll see you tomorrow night at 7:00.
- Derek
Derek Severson, Associate Planner
City of Ashland Planning Division
51 Winburn Way
Ashland, OR 97520
e-mail: SeversoD@ashland.or.us
Phone: (541) 552-2040
Fax: (541) 552-2050
TTY: 1-800-735-2900
This email is official business of the City of Ashland, and it is subject to
Oregon public records law for disclosure and retention. If you have received
this message in error, please let me know at (541) 552-2040. Thank you.
>>> "christopher brown" <cbrown@kistlersmallwhite.com> 07/09/09 3:14 PM >>>
Hi Derek,
I was wondering if the packet has been mailed out, and if so could I receive
a copy-
ASHLAND TREE COMMISSION
PLANNING APPLICATION REVIEW
July 9, 2009
PLANNING ACTIONS: 2009-00551
SUBJECT PROPERTY: 426 A Street
APPLICANT: Louis Plummer & Sidney Brown
DESCRIPTION: A request for Site Review approval to construct a 3,992 square foot
two-story mixed use building for the property located at 426 A Street. Also included are
requests for a Mixed Use Parking Credit, a Variance to the parking requirements, an
Exception to Street Standards, and a Tree Removal Permit to remove five trees.
COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-l;
ASSESSOR'S MAP #: 39 IE 09 AB; TAX LOT: 6507
Recommendation:
1) That all underground utility installation / removal shall be implemented using the
least invasive measures, e.g. air space, directional boring, or hand digging within the
Tree Protection zones.
2) That the project arborist shall be retained throughout the duration of the project.
3) That the recommendations of the project arborist shall be implemented throughout the
duration ofthe project.
Department of Community Development
51 Winbum Way
Ashland, Oregon 97520
www.ashland.or.us
Tel: 541-488-5350
Fax: 541-552-2050
TTY: 800-735-2900
CITY OF
ASHLAND
HISTORIC COMMISSION
Meeting of July 8, 2009
PLANNING APPLICATION REVIEW
PLANNING ACTIONS: 2009-00551
SUBJECT PROPERTY: 426 A Street
APPLICANT: Louis Plummer & Sidney Brown
DESCRIPTION: A request for Site Review approval to construct a 3,992 square foot two-story
mixed use building for the property located at 426 A Street. Also included are requests for a
Mixed Use Parking Credit, a Variance to the parking requirements, an Exception to Street
Standards, and a Tree Removal Permit to remove five trees.
COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; ASSESSOR'S MAP
#: 39 1 E 09 AB; TAX LOT: 6507
Recommendation to Planning Commission:
Recommend approval of the proposed plans as presented.
Department of Community Development
20 East Main 51.
Ashland, Oregon 97520
www.ashland.or.us
Tel: 541-488-5305
Fax: 541-552-2050
TIY: 800-735-2900
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700 Terrace Street · Ashland · OR · 97520
July 6, 2009
Derek Severson, Associate Planner
City of Ashland Planning Division
Re: 426 "A" Street
Dear Derek, City Staff, Commissioners:
As the owner of the homes at 266/268 3rd Street, adjacent-tol across the alley
from the subject property, I enthusiastically support the 426 A Street plans
and application.
This project will enhance our neighborhood by replacing a decaying,
dangerous, and rodent-infested relic) with an environmentally friendly, mixed-
use structure that will complement the scale and use of the neighboring
buildings and wider neighborhood. The scale fits the surrounding buildings,
and transitions well between the residential district of 3rd St. and
the commercial avenue of A St.
266/268 3rd Street shares alley-access with the project, and I do not see an
issue allowing entry I exit to the project from the alley apron.
Thank you for your good work,
j~rl1
Digitally signed by Tom Bradley
DN: cn=Tom Bradley, o=Bradley
Properties, LLC, OU,
email=tom@bradleyprop.com. c=U5
Date: 2009.07.0612:25:42 -07'00'
Tom Bradley via e-mail
I
J
tom@bradlevprop.com
541.621.2136
~4.
.,-~
CITY OF
ASHLAND
Planning Department, 51 Win, Way, Ashland, Oregon 97520
541-488-5305 Fax: 541-552-2050 www.ashland.or.us TIY: 1-800-735-2900
PLANNING ACTION: #2009-00551
SUBJECT PROPERTY: 426 A Street
OWNER/APPLICANT: Louis Plummer & Sidney Brown
DESCRIPTION: A request for Site Review approval to construct a 3,992 square foot two-story mixed use building
for the property located at 426 A Street. Also included are requests for a Mixed Use Parking Credit, a Variance to
the parking requirements, an Exception to Street Standards, and a Tree Removal Permit to remove five trees.
COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; ASSESSOR'S MAP #: 391E 09 AB; TAX LOT:
6507
NOTE: The Ashland Historic Commission will also review this Planning Action on July 8, 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 Planning Action on July 9, 2009 at 6:00 p.m. in the Community
Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way.
ASHLAND PLANNING COMMISSION MEETING:
~CI!OFeet
Pro~r4J line3 are fOr refi<r<P1c<!J only, not $C(1/""obl..
Notice is hereby given that a PUBLIC HEARING on the following request with respect to the ASHLAND LAND USE ORDINANCE will be held before
the ASHLAND PLANNING COMMISSION on meeting date shown above. The meeting will be at the ASHLAND CIVIC CENTER, 1115 East Main Street,
Ashland, Oregon.
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection conceming this
application, either in person or by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the
issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the
objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues
relating to proposed conditions of approval with sufficient specificity to allow this Commission to respond to the issue precludes an action for
damages in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and
will be provided at reasonable cost, if requested. A copy of the Staff Report will be available for inspection seven days prior to the hearing and will
be provided at reasonable cost, if requested. All materials are available at the Ashland <Planning Department, Community Development and
Engineering Services, 51 Winburn Way, Ashland, Oregon 91520.
During the Public Hearing, the Chair shall allow testimony from the applicant anel those in attendanc.ecpncerning this request. The Chair shaUhave
therigbtto.limit the length of testimony and require thatcomment$.be.restricted to the applicable criteria.. ..Unlessthere.is .acontinlJance,. if a
participants.o requests before the conclusion of the hearing, the.recordshallntmainopenforatleastsevendaysiafterthe he~ri~g.
Incompliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, pleasecontaetthe City
Administrator's office at 541-488-6002(TTY phone number 1-800-735-2~).Notification72holJrspri()r to the meeting will enable the City to make
reasonable arrangements to ensure accessibility to the meeting. (28 CFR35.1Q2.-35.104 ADA Title I).
If you have questions or comments concerning this request, please feel free to contact theAshlandPlanning Division, 541-488-5305.
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.
B. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate
transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street
Standards in Chapter 18.88, Performance Standards Options.
(ORD 2655,1991; ORD 2836,1999)
VARIANCE
18.100.020 Application
The owner or his agent may make application with the Staff Advisor. Such application shall be accompanied by a legal description of the property and plans
and elevations necessary to show the proposed development. Also to be included with such application shall be a statement and evidence showing that all of
the following circumstances exist:
A. That there are unique or unusual circumstances which apply to this site which do not typically apply elsewhere.
B. That the proposal's benefits will be greater than any negative impacts on the development of the adjacent uses; and will further the purpose and intent of
this ordinance and the Comprehensive Plan of the City.
(ORD 2425,1987).
C. That the circumstances or conditions have not been willfully or purposely self-imposed.
(ORD 2775,1996)
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.
B. 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)
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 hazard or a foreseeable danger of property damage to an existing structure and such hazard or danger cannot reasonably be alleviated by
treatment or pruning.
2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to AMC 18.61.084. Such mitigation requirements shall be
a condition of approval of the permit.
B. Tree that is Not a Hazard: The City shall issue a tree removal permit for a tree that is not a hazard if the applicant demonstrates all of the following:
1. The tree is proposed for removal in order to permit the application to be consistent with other applicable Ashland land Use Ordinance requirements
and standards, 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 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.
(ORD 2951, 2008; ORD 2883, 2002)
Document3
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 June 25, 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 #2009-00551,426 A Street.
SIGNED AND SWORN TO before me this 26th day of June, 2009.
OFFICIAL SEAL
BilLIE K. BOSWELL
NOTARY PUBLIC-OREGON
..' COMMISSION NO. 436471
MY COMMISSION EXPIRES APR. 7,2013
~7~)}
((')89-)':;; /tU2X/~'
',_ '. (/ ~ v
Notary Public for State of Oregon '.
My Commission Expires: l-l~ 7 -It)
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JACKSON COUNTY
INFORMATION TECHNOlOGY
Map Maker
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Use Averye Template 5160@ Feed Paper expose Pop-Up Edge™
PA-2009-00551 391 E09AB 9700 PA-2009-00551 391 E09BA 3900 PA-2009-00551 391 E09AB 8600
BRISCOE JAMES CHRISTOPHER BROWN SANY A RA YE CARSON MARJORIE L TRSTE FBO
TRUSTEE ET AL 447 B ST 455 B ST
287 4TH STREET ASHLAND OR 97520 ASHLAND OR 97520
ASHLAND OR 97520
PA-2oo9-oo551 391 E09BA 2600 PA-2009-00551 391 E09BA 4100 PA-2oo9-oo551 391 E09BA 2700
DAVIES WILLIAM H/CAROL J DELUCA RONALD L TRUSTEE ELLINGSON-WHITE FAMILY TRUST
1264 ORCHID ST 1665 SISKIYOU BLVD 102 253 THIRD ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009-00551 391 E09BA 700 PA-2009-00551 391 E09AB 9400 PA-2009-oo551 391E09AB 10000
EVERITT JOHN K FRIEDMAN JEANETTE VIVIENNE GARSON THOMAS UCYNTHIA H
845 OAK ST TRUSTEE ET AL POBOX 966
ASHLAND OR 97520 258 THIRD ST ASHLAND OR 97520
ASHLAND OR 97520
PA-2009-00551 391 E09BA 14601 PA-2009-00551 391 E09BA 4000 PA-2009-00551 391 E09AB 9600
GRANGE CO-OP SUPPLY ASN INC HOXMEIER STEVE/KATHRYN JONES LARRY D
POBOX 3637 435 B ST 1188 TYLER CREEK RD
CENTRAL POINT OR 97502 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009-00551 391 E09AB 9100 PA-2009-00551 391 E09AB 10100 PA-2009-00551 391E09BA 4200
PEERLESS HOTEL LLC PLUMMER LOUIS PRENTISS TRUSTEE SARIA BARBARA
243 FOURTH ST ET AL 385 B ST
ASHLAND OR 97520 117 ALMOND ST ASHLAND OR 97520
ASHLAND OR 97520
PA-2009-00551 391 E09AB 9300 PA-2009-00551 391 E09BA 4300 PA-2009-00551 391 E09BA 2500
SELIGMAN JOHN STACY JOHN A TELLlN SUSAN
248 THIRD ST PO BOX 694 265 THIRD ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009-00551 391 E09AB 9500 PA-2009-00551 391 E09AB 9200 PA-2009-00551 391 E09BA 14800
THIRD STREET PARTNERS LLC TRES STARS LLC UNION PACIFIC RR CO
700 TERRACE ST 243 FOURTH ST 1400 DOUGLAS ST STOP 1640
ASHLAND OR 97520 ASHLAND OR 97520 OMAHA NE 68179
PA-2009-00551 391 E09BA 2800 PA-2009-00551 391 E09BA 2800 PA-2009-00551 391 E09BA 2800
V ALENS MARC Christopher Brown Terrasurvey Inc
247 THIRD ST
ASHLAND OR 97520 545 A Street 274 Fourth St
Ashland, OR 97520 Ashland, OR 97520
PA-2009-00551 391 E09BA 2800 PA-2009-oo551 391 E09BA 2800
Greg Covey Tom Sisul Engineering 26
Covey Pardee Landscape Architects 3501 Excel Drive. #240 ~"5t241e!
295 E Main St #8 Medford, OR 97504 426 A St
Ashland, OR 97520
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PA-2009-00551 391 E09AB 9700 PA-2009-00551 391 E09BA 3900 PA-2009-00551 391 E09AB 8600
BRISCOE JAMES CHRISTOPHER BROWN SANY A RA YE CARSON MARJORIE L TRSTE FBO
TRUSTEE ET AL 447 B 8T 455 B ST
287 4TH STREET ASHLAND OR 97520 ASHLAND OR 97520
'SHLAND OR 97520
PA-2009-00551 391 E09BA 2600 PA-2009-00551 391 E09BA 4100 PA-2009-00551 391 E09BA 2700
DAVIES WILLIAM H/CAROL J DELUCA RONALD L TRUSTEE ELLINGSON-WHITE FAMILY TRUST
1264 ORCHID ST 1665 SISKIYOU BLVD 102 253 THIRD ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009-00551 391 E09BA 700 PA-2009-00551 391 E09AB 9400 PA-2009-00551 391 E09AB 10000
EVERITT JOHN K FRIEDMAN JEANETTE VIVIENNE GARSON THOMAS UCYNTHIA H
845 OAK ST TRUSTEE ET AL POBOX966
ASHLAND OR 97520 258 THIRD ST ASHLAND OR 97520
ASHLAND OR 97520
PA-2009-00551 391 E09BA 14601 PA-2009-00551 391 E09BA 4000 PA-2009-00551 391 E09AB 9600
GRANGE CO-OP SUPPLY ASN INC HOXMEIER STEVE/KATHRYN JONES LARRY D
POBOX 3637 435 B ST 1188 TYLER CREEK RD
CENTRAL POINT OR 97502 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009-00551 391 E09AB 9100 PA-2009-00551 391E09AB 10100 PA-2009-00551 391 E09BA 4200
PEERLESS HOTEL LLC PLUMMER LOUIS PRENTISS TRUSTEE SARIA BARBARA
243 FOURTH ST ET AL 385 B ST
ASHLAND OR 97520 117 ALMOND ST ASHLAND OR 97520
ASHLAND OR 97520
.009-00551 391 E09AB 9300 PA-2009-00551 391 E09BA 4300 PA-2009-00551 391 E09BA 2500
SELIGMAN JOHN STACY JOHN A TELLlN SUSAN
248 THIRD ST PO BOX 694 265 THIRD ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009-00551 391 E09AB 9500 PA-2009-00551 391 E09AB 9200 PA-2009-00551 391 E09BA 14800
THIRD STREET PARTNERS LLC TRES STARS LLC UNION PACIFIC RR CO
700 TERRACE ST 243 FOURTH ST 1400 DOUGLAS ST STOP 1640
ASHLAND OR 97520 ASHLAND OR 97520 OMAHA NE 68179
PA-2009-00551 391 E09BA 2800 PA-2009-00551 391 E09BA 2800 PA-2009-00551 391 E09BA 2800
VALENS MARC Christopher Brown Terrasurvey Inc
247 THIRD ST
ASHLAND OR 97520 545 A Street 274 Fourth St
Ashland, OR 97520 Ashland, OR 97520
PA-2009-00551 391 E09BA 2800 PA-2009-00551 391 E09BA 2800
Greg Covey Tom Sisul Engineering 26
Covey Pardee Landscape Architects 3501 Excel Drive, #240 5/21/09
295 E Main St #8 426 A St
Ashland, OR 97520 Medford, OR 97504
PROJECT NARRATIVE/FINDINGS
5.05.09
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PROJECT NAME: 426 A St. Project
TYPE OF PLANNING ACTION: A request for a Site Review Approval(Chapter ~8.72) for a
Mixed-Use Project in the E-~ Zone District(Chapter ~8.40).
PROJECT INFORMATION:
OWNER:
Louis Plummer & Sidney Brown
U7 Almond St.
Ashland, OR 97520
DESIGNER:
Christopher Brown
545 A St.
Ashland, OR 97520
SURVEYOR:
Terrasurvey, Inc.
274 Fourth St.
Ashland, OR 97520
LANDSCAPE ARCHITECT:
Greg Covey
Covey Pardee Landscape Architects
295 East Main Street, Suite 8
Ashland, OR 97520
CIVIL ENGINEER:
Tom Sisul
Sisul Engineering
350~ Excel Drive, Suite 240
Medford, OR 97504
PROJECT ADDRESS:
426 A Street
LEGAL DESCRIPTION:
39-~E-09 AB Tax Lot 6507
COMPREHENSIVE PLAN DESIGNATION:
Employment
ZONING DESIGNATION:
E-~(w/Residential Overlay)
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SITE DATA:
Area of Property: r6/09;rcS~F.(.~39 acres)~oo%
Pavement(Parking/Walkways/Plaza) 2/8~8 S.F. 46%
L.[Permeable Parking Lot] [~/~U S.F. of 2/8~8 S.F. = 39% P.P.L.]
[Permeable Entry Plaza] [655 S.F. of 2/8~8 S.F. = 23% P.E.P.]
[Parking Lot Landscape] [80 S.F. of ~,~U S.F. = 7.2% P.L.L.]
Landscape/Recreation ~/278 S.F. 2~%
Building Footprint ~,996 S.F. 33%
L.[Green Roof Area] [~/500 S.F. of 2/~55 S.F. = 70% G.R.A.]
PARKING REQUIRED:
Total Spaces Required:
General Business/Retail:
Office:
(2) ~ Bedroom Units> 500 S.F.
~AoO S.F./350 S.F. = 4 Spaces
450 S.F./450 S.F. = ~ Space
2 x ~.5 = 3 Spaces
Spaces Required = 8 Spaces
25 % Mixed-Use Credit(2 Spaces)
Total Spaces Required = 6 Spaces
PARKING PROVIDED:
Total Spaces Provided:
Off-Street Spaces(lncluding ADA)= 4 Spaces
3rd Street On-Street Credit= ~ Spaces
Total Spaces Provided = 5 Spaces
BICYCLE PARKING REQUIRED/PROVIDED:
Total Spaces Required:
~ per 5 req. Parking Spaces = 2 Spaces
~ per ~ Bedroom Unit = 2 Spaces
Total Spaces Required = 4 Spaces
50% Sheltered
Total Spaces Provided:
Total Spaces Provided = 5 Spaces
100% Sheltered
PUBLIC SPACES:
635 S.F. Provided(10.4%)
SITE DESCRIPTION:
LAND USE:
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In the general area of the subject property there currently exist a variety of occupancies and uses.
These range from Low and High/ Multi-Residential Units, Office Units, Commercial Units, Health Care
Facilities, and Food Services(see Vicinity/Zone Map and Aerial Photograph).
There is also a combination of zoning districts which include R-2, C-l, and E-l. The Historic Railroad
District and the Detail Site Review Zone Overlay District are also included along A St.
Uses and Zoning Districts immediately adjacent to the subject property are as follows:
North-A Street and Commercial/Retailj Zoned E-l
South-Single/Multi Residentialj Zoned R-2
West-3rd Street and Commercial/Retailj Zoned E-l
East- Single Residentialj Zoned E-l
The subject property is Zoned E-l, Employment with the Residential Overlay.
The purpose of the E-l District is to provide office, retail, and services in an aesthetic environment while
having a minimal impact on surrounding uses.
The R-Overlay Designation in the E-l Zone allows for Residential development at 15 units per acre.
There are no yard requirements for this Zone Designation except those required in the Site Review,
General Provisions and Solar Access chapters. The maximum allowable height of a building is 40 feet.
PHYSICAL CHARACTERISTICS:
The property located at 426 A St. is approximately 6,092 S.F.(.139 acres) in size, and currently has a
1,800 S.F. residence, along with an adjacent chicken coop and garage/shop. The property slopes down
to the northwest at a 3.2% fall, refer to City Topo Map.
3.02 Northern Frontage from Corner of 3' fA St. 3.03 Western Frontage from across 3' st.
The concurrent demolition permit application is requesting permission to clear the site of the existing
structure(s). The potential for re-use and/or salvage is not a feasible option, and the applicant seeks to
rehabilitate the site in a manner which would provide greater benefit for the local community.
ACCESS TO PROPERTY:
Vehicle access to the property is from 3rd St. and the shared service alley between A St. and B St.
Pedestrian access is from 3rd St., A St., and the adjacent alley. 3rd St. is classified as a Neighborhood
Collector, and A St. is classified as an Avenue(Major Collector). 3rd St. has a 50'-0" ROW wi 36'-6" of
paving(Face of Curb). A St. has a similar 50'-0" ROW wi 31'-6" of paving(Face of Curb). The rear access
alley has 13'-6" of paving and is accessible to both pedestrian and vehicular thoroughfare. There is a
7'-6" sidewalk along the property on A St., however the sidewalk does not extend along the property
border on 3rd St.
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4.01 Site Plan of Existing Building(s) at 426 A Street
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PROJECT DESCRIPTION:
REQUEST:
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The applicant seeks approval to clear the site of existing structuresl and proposes the construction of a
LEED certified 3,992 S.F. mixed-use building. The ground floor would be potentially available as an
1/850 S.F. retail/office condominium(w/ the potential of division into 3 spaces)1 and the second floor will
consist of (2) condominium units.
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5.01 Site Plan of Proposed Design at 426 A Street
EMPLOYMENT DISTRICT ZONING COMPLIANCE:
The proposed uses comply with the E-1 Zone District(Chapter 18.40) in regard to permitted uses 1
setbacks, lot coveragel and height.
ACCESS/PARKING:
The off-street parking ordinance requires 8 spaces ( S spaces for the 1st floor[retail/officQ] /
3 spaces for the 2nd floor[residential]).
The applicant is providing 4 parking spaces on site, and will receive 1 on-street credit(for the frontage
on 3rd St.). The applicant is requesting a 2S% mixed-use credit(2 spaces) for the project, due to the fact
the parking requirements attributed to the first floor(s spaces) would operate under the assumption of
impacted business hours(7 a.m.-6 p.m.) and therefore clear available parking(s spaces) forthe
residential tenants during off-hours. In a typical scenario the tenants of the residential units would be
leaving home for the workplace during the day(peak on-site parking hours) and thus making available
the credits(3 spaces) attributed to the residential use.
The applicant would still require 1 additional credit to fulfill the parking requirements and is therefore
requesting a standard variance, for 1 credit. The applicant seeks to underline the motive for the
preservation of the two existing Cedar trees, on the corner of 3rd and A St., as an integral part of the
existing neighborhood and a predominant condition in the subsequent placement of the building and
parking,tobe taken into consideration for the granting ofthe requested variance.
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6.01 Proposed Site Plan at 426 A Street
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On Street Parking
[1 credit-8s'-0" curb]
... Restricted On Street Parking
t [0 credits total-40'-0" curb]
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5 Spaces of Bicycle Parking
The applicant will utilize the existing sidewalk on A St., and make repairs to the curb on the corner of 3rd
and A St. The applicant will also install a new sidewalk and parkrow(per street standards) along 3rd St,
as shown in figure 6.01. The applicant will provide 4 covered bicycle parking spaces along the North-
West corner of the building, as indicated in figure 6.01.
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LANDSCAPE/OPEN SPACE:
The applicant intends to provide the majority of traditional landscaping along the Southern facade of
the building(18% of site), and is proposing a permeable hardscape surface for pedestrian traffic in the
Northern courtyard/plaza(23% of site).
It is the goal of the applicant to attain LEED certification for restoring 50% of the site(excluding the
building footprint) with native/adaptable plants and will be achieving this goal with the installation of
1,500 S.F. of green roof.
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Proposed Green Roof Area
Permeable Paver Surface
Run-off Filtration Bio-Swale
Permeable Parking Lot
Landscape Area
Proposed Transformer
7.0~ Site Plan at 426 A Street
The green roof will assist substantially in both the quantity and quality control of stormwater run-off
from the roof surface area. The applicant also intends to install permeable paving surfaces in the
parking lot to alleviate flooding and excess run-off, and all site water will be channeled into a bio-swale
located on the west of the site for filtration and a metered release into the City storm-water drainage
system.
UTILITIES:
Existing sewer, water, and storm sewer lines are located within the ROW of both 3rd and A Street. The
electrical/CTVtelephone utilities are located overhead for both streets. The applicant has met with the
electrical dept. to determine an approved location for an above ground transformer, and the proposed
location is shown in figure 7.01.
ARCHITECTURE:
The site of the proposed building is located within the Railroad Historic District and the Detail Site
Review District. The applicant has provided digital renderings as well as exterior design elevations for
the proposed building.
It is the intention of the applicant to provide a building that references both the character and
architectural history of the Railroad District, while also utilizing current technologies and methods of
sustainable design.
8.01 East Elevation
8.02 North Elevation
8.04 South Elevation
8.05 North-East Perspective
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9.1 First Floor Plan
9.2 Second Floor Plan
FINDINGS:
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SITE REVIEW(Chapter 18.72)
The planning Staff/Commission can approve a Site Review when the following criteria have been
addressed:
A. All applicable City Ordinances have been met or will be met by the proposed development.
EMPLOYMENT ZONE DISTRICT (CHAPTER 18.40)
PERMITTED USES
The Citts Comprehensive Plan and Zoning Map shows the subject property to be Employment E-1.
"This district is designated to provide for a variety of uses such as office, retail or manufacturing in an
aesthetic environment and having a minimal impact on surrounding uses. "
The applicant is proposing a mixed-use building with 1,850 S.F. of appropriated retail space on the first
floor, and (2) residential condominium units on the second floor. This proposal is consistent with the
City's designation indicated on the Comprehensive Plan Map which is subsequently Employment with a
Residential Overlay. The proposed project is also in conformance with the City's E-1 Zoning
Designation, Chapter 18.40.020 which permits outright office, retail, and manufacturing uses.
SETBACKS
As shown on the Site Plan, the proposed project meets or exceeds the area, width, and yard
requirements of this chapter (18-40.050).
MAXIMUM BUILDING HEIGHT
As shown on the Preliminary Exterior Elevations, the average height of the proposed building is 22'_8",
which is less than the maximum height requirement of 40'-0".
GENERAL REGULATIONS (CHAPTER 18.68)
FENCES
There are no fences proposed. However, there is an existing concrete masonry block wall on the adjacent parcel
to the east.
VISION CLEARANCE
The site plan shows the vision clearance on the intersection of the alley and 3rd Street.
SPECIAL SETBACK REQUIREMENTS
The site has no specific setback requirements as an E-l zoned lot.
OFF-STREET PARKING/DRIVEWAY STANDARDS (CHAPTER 18.92)
The off-street parking ordinance requires 8 spaces (1 space/350 S.F. for the general retail area
and 1.5 space/unit>500 S.F.). The applicant is providing 4 off-street spaces(one is ADA compliant) and
is requesting 3 on-street credits(18.92.025) in addition to a standard variance for the remaining required
parking space. The applicant asks that the circumstances of the site and the preservation of an optimal
FAR ration be considered in granting the proposed variance.
5 covered bicycle parking spaces are required(1 space/1 bedroom unit and 1 space/5 req. auto spaces).
The applicant is providing 5 covered bicycle parking spaces at the north-east corner of the interior
plaza, see fig.6.01.
SOLAR ACCESS (CHAPTER 18.70)
The solar setback does not apply for the proposed project, as the cast-shadow is on the public row on A
Street, see fig.6.01.
SIGNAGE (CHAPTER 18.96)
The proposed signage will be incorporated into the entry ofthe plaza through the usage of a seating
structure with a metal frame infrastructure referencing the aesthetic of a railroad freight car. The
intention is for the signage to be interchangeable within the context of the frame, and allow for
flexibility of display options.
:1O.0J. Signage Study
B. All requirements of the Site Review Chapter have been met or will be met.
SUBMITTAL REQUIREMENTS
The applicant is providing a Narrative and Findings in addition to exhibits for written documentation.
The extent of the Graphic Document includes: Site/Landscape/Utility Plans, Floor Plans, Proposed
Colors and Materials, and Building Elevation drawings. This information is provided in the Application
Package and addresses the submittal requirements of Chapter 18.72.060.
LOT COVERAGE/LANDSCAPE/OPEN SPACE
The Site and Landscape plans delineate the paving, buildings and landscape areas. The area of paved
surfaces is approximately 2,818 S.F.[48%] with 52% of that being permeable paving. The E-1 zone
district requires a minimum of1S% of the lot area to be landscaped. The applicant is providing 1,111
S.F. of landscaping[21%], in addition to an extensive green roof covering 2/3 of the roof area.
TRASH/RECYCLING
The applicant has located the trash/recycle area adjacent to the 5'_0" buffer zone on the east property
line, see fig. 7.01. The area will be screened from view by a 5'_0" tall metal/wood sliding gate.
LIGHT AND GLARE
The applicant is proposing wall mounted lights. All building lighting will be directed away from
adjacent properties.
C. The development complies with the Site Design Standards adopted by the City Council for the
implementation ofthis Chapter.
II-C-1.BASIC SITE REVIEW STANDARDS
Approval Standard: Development in all commercial and employment zones shall conform to the
following development standards:
II-C-1a. 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 accessed from a public sidewalk. Public sidewalks shall
be provided adjacent to a public streetfrontage.
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 andfunctional, and shall
be open to the public during all business hours.
As shown on the Site Plan, Floor Plan, and Elevations, the entrance(s) are oriented toward A Street and
the Public sidewalk, including a secondary entrance facing 3'd Street. The applicant seeks to preserve
the existing Cedar trees at the 3,d/A St. corner, and provide a plaza area for pedestrians and building
inhabitants complete with seating and sheltered entrances to the building. It is important to the
applicant that the site and building were designed in keeping with the pedestrian thoroughfare as well
as maintaining the integrity of the historical railroad district streetscape.
II-C-1b. ORIENTATION AND SCALE
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.
II-C-1c. 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 1.0 feet in width, except in
the Ashland Historic District. Outdoor storage areas shall be screened from view from adjacent public
right-of-ways, except in M-1. zones. Loading facilities shall be screened and buffered when adjacent 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.
The Landscape Plan has been designed so that 50% coverage occurs after one year and 90% coverage
occurs after 5 years. The Landscape Plan has also been designed in accordance with LEED standards,
which have in effect reduced the potable water use for irrigation by 50% from a calculated mid-summer
baseline case. This will put the landscape irrigation system well within the standards established by the
City of Ashland.
There is no required 10'_0" landscape buffer between the building and the street, as the project is inside
of the Historical District.
There are currently 6 trees located on the site and 1 evergreen shrub. The applicant desires to save the
(2)large cedar trees at the corner of 3'd and A St. The other existing trees and shrubs will be removed
and are as follows:
1-8" Bigleaf Maple, 1-Evergreen Shrub, 2-Apple Tree, and 1-Cedar Tree(On Alley)
To ensure the health of the (2)cedar trees the Landscape Architect has prepared a tree protection plan
and the applicant will additionally have an arborist, Tom Meyers, on site during excavation and
construction to field verify protective measures.
II-C-1d. PARKING
1.. Parking areas shall be located behind buildings or on one or both sides.
2. Parking areas shall be shaded by deciduous trees, buffered from adjacent non-residential uses and
screenedfrom non-residential uses.
As shown in fig. 7.01, the parking area is located behind the proposed building with access off of 3'd St.
and the Southern Alley. There will be deciduous trees planted along the Northern walk ofthe parking
area, and there is also a 5'_0" wide planter area(buffer) along the East boundary, adjacent to the
existing property line.
II-C-1e. DESIGNATED CREEK PROTECTION
Designated creek protection areas shall be considered design elements and incorporated in the overall
design of a given project.
Native riparian plant materials shall be planted in and adjacent to the creek to enhance the creek habitat.
Not applicable.
II-C-1f. NOISE AND GLARE
1.. Special attention to glare (AMC1.812.1.1.0) and noise (A MC9. 08. 1.70 (c) & AMC9.08.1.75) shall be
considered in the project design to insure compliance with these standards.
There will be no activities performed outside of the building.
II-C-19. 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 building area is to expand by
25%, then 25% of the site must be brought up to the standards required by this document.
Not applicable.
D. PARKING LOT LANDSCAPING AND SCREENING STANDARDS
Approval Standard: All parking lots, which for purposes ofthis section include areas of vehicle
maneuvering, parking, and loading shall be landscaped and screened as follows:
II-D-1. SCREENING AT REQUIRED YARDS
1.. Parking abutting a required landscaped front or exterior yard shall incorporate a sight obscuring hedge
screen into the required landscaped yard.
The screen shall grow to be at least 36 inches higher than the finished grade of the parking area, except for
required vision clearance areas.
The screen height may be achieved by a combination of earth mounding and plant materials.
Elevated parking lots shall screen both the parking and the retaining wall.
The Landscape Plan shows compliance with this Finding. None ofthe parking areas are elevated.
II-D-2. SCREENING ABUTTING PROPERTY LINES
1.. Parking abutting a property line shall be screened by a 5'-0" 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.
The Site and Landscape Plans show a 5'-0" wide buffer(plus 6" curb) adjacent to the east property line.
The landscape architect has specified plant material that will both screen and buffer the parking area
from adjacent development.
II-D-3. LANDSCAPE STANDARDS:
Parking lot landscaping shall consist of a minimum of 7% of the total parking area plus a ratio of 1. tree for
each seven parking spaces to create a canopy effect.
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.
The tree shall be planted in a landscaped area such that the tree bole is at least 2 feet from any curb or
paved area.
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.
That portion of a required landscaped yard, buffer strip or screening strip abutting parking stalls may be
counted toward required parking lot landscaping but only for 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 substituted for the interior parking stalls.
The permeable parking area is 1,105 S.F. of area and the landscape buffer strip is 80 S.F.. which is 7.2%
ofthe parking area. This is compatible with the 7% minimum requirement. There will be shade trees, in
accordance with City standards, planted along the green way just north of the parking lot, which will
also provide shelter for the parking lot area.
II-D-4. RESIDENTIAL SCREENING:
Parking areas adjacent to a residential dwelling shall be set back at least 8 feet from the building, and shall
provide a continuous hedge screen.
Not applicable.
II-D-S. HEDGE SCREENING:
The required hedge screen shall be installed as follows:
1.. Evergreen shrubs shall be planted so that 50% of the desired screening is achieved within 2 years, 1.00%
within 4 years.
2. Living groundcover in the screen strip shall be planted such that 1.00% coverage is achieved within 2
years.
The Landscape Plan shows compliance with this finding where appropriate.
II-D-6. OTHER SCREENING:
1.. Other screening and buffering shall be provided as follows:
Refuse Container Screen: Refuse containers or disposal areas shall be screened from view by placement
ofa solid woodfence or masonry wallfromfive to eightfeet in height. All refuse materials shall be
contained within the refuse area.
Service Corridor Screen: When adjacent to residential uses, commercial and industrial service areas shall
reduce the adverse effects of noise, odor and visual clutter upon adjacent residential uses.
Light and Glare Screen: Artificial lighting shall be so arranged and constructed as to not produce direct
glare on adjacent residential properties or streets.
The Site and Landscape Plans show a trash/recycle area to be located to the North-East of the parking
lotI along the East property line. This area will be screened with a wood clad gate. All wall mounted
lighting within the site will be directed towards the ground.
E. STREET TREE STANDARDS
APPROVAL STANDARD: All development fronting on public or private streets shall be required to plant
street trees in accordance with the following standards and chosen from the recommended list of street
trees found in this section.
II-E-1. LOCATION FOR STREET TREES
Street trees shall be located behind the sidewalk except in cases where there is a designated planting strip
in the right-of-way, or the sidewalk is greater than 8 feet wide. Street trees shall include irrigation, root
barriers, and generally conform to the standards established by the Department of Community
Development.
The applicant seeks to preserve the existing Cedar Tree(s) on both 3'd St. and A St. and will add
additional street trees as deemed necessary by Planning Staff.
II-E-2. SPACINGI PLACEMENTI AND PRUNING OF STREET TREES
All tree spacing may be made subject to special site conditions which may, for reasons such as safety,
affect 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 tree~ shall be as follow:
1. Street trees shall be placed at the rate of one tree for every 30 feet of street
frontage. Trees shall be evenly spaced, with variations to the spacing permitted
for specific site limitations, such as driveway approaches.
2. Trees shall not be planted closer than 25feetfrom the curb line ofintersections of
streets or alleys, and not closer than 1.0 feet from private driveways (measured at
the back edge of the sidewalk), fire hydrants, or utility poles.
3. 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 1.0 feet
to any existing street tree, and preferably such locations will be at least 20 feet
distant.
4. Trees shall not be planted closer than 2 1;:1 feet from the face of the curb except at
intersections where it shall be 5 feet from the curb, in a curb return area.
5. Where there are overhead power lines, tree species are to be chosen that will not
interfere with those lines.
6. Trees shall not be planted within 2 feet of any permanent hard surface paving or
walkway. Sidewalk cuts in concrete for trees shall be at least 1.0 square feeti
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 surface may be covered by permeable non-permanent hard surfaces
such as grates, bricks on sand, or paver blocks.
7. Trees, as they grow, shall be pruned to provide at least 8 feet of clearance above
sidewalks and 1.2 feet above street roadway surfaces.
8. Existing trees may be used as street trees if there will no damage from the
development which will kill or weaken the tee. Sidewalks of variable width and
elevation may be utilized to save existing street trees, subject to approval by the
Staff Advisor.
II-E-3. Replacement 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.
II-E-4. Recommended Street Trees
Street trees shall conform to the street tree list approved by the Ashland Tree Commission.
The Site and Landscape plans show both the existing sidewalk on A St., adjacent to the curb, and the
proposed sidewalk on 3'd St., with the recommended park-row. The applicant seeks to preserve the
two existing Cedar trees(A St., 3'd St.) and will subsequently plant additional street trees as required per
the Landscape plan. The proposed sidewalk for 3'd St. is asking for an exception to the street standards
in order to accommodate the existing cedar tree planted in the park-row.
EXCEPTION TO THE STREET STANDARDS
An exception to the street standards regarding location of sidewalks is not subject to the variance
requirements of Chapter 18.100 and may be granted if all the following circumstances are found to
exist:
A. There is demonstrable difficulty in meeting the specific requirements of the this chapter due to
a unique or unusual aspect ofthe site or proposed use ofthe site.
B. The variance will result in equal or superior transportation facilities and connectivity.
C. The variance is the minimum necessary to alleviate the difficulty.
D. The variance is consistent with the stated Purpose and Intent ofthe Performance Standards
Options Chapter.
The Site and Landscape plans show the existing sidewalk on A St. and a proposed sidewalk on 3'd St.
The existing sidewalk on A St.(i-i') is wider than the Sf_Off sidewalk required in the street standards.
The applicant proposes to retain the existing sidewalk and perform the necessary repairs to the curb
and sidewalk in order to bring it to an acceptable state of completion.
The new proposed 6'-Off sidewalk on 3'd St. will provide an 11'-2ft park-row to accommodate the tree-
protection radius for the existing cedar tree, and then once beyond the radius will return to the typical
street standards requirement of a i-off park-row and align with the sidewalk and parkrow south of the
parking lot apron.
This proposal would alleviate the difficulty and/or possible damage to the existing cedar tree on 3'd St.
by minimizing invasive impact to the root system within the tree protection radius.
II-C-2. DETAIL SITE REVIEW
Developments that are within the Detail Site Review Zone shalll in addition to complying with the standards
for Basic Site Reviewl conform to the following standards:
II-C-2a. ORIENTATION AND SCALE
1.. Developments shall have a minimum Floor Area Ratio of .35 and shall not exceed a maximum Floor Area
Ratio of.5for all areas outside the Historic District. Plazas and pedestrian areas shall count as floor area
for the purposes of meeting the minimum Floor Area Ratio.
The FAR for this project is currently at 66%. This was necessary in order to provide a medium density
project able to accommodate a mixed-use of retail space and housing, without compromising open
space on the site.
2. Building frontages greater than 1.00 feet in length shall have offsets, jogs, or have other distinctive
changes in the buildingfar;ade.
All building frontage is under 100'-Off. However, the applicant has made a concerted effort to step the
building fa~ade in order to maintain the comfortable pedestrian scale of the Historical Railroad District.
3. Any wall which is within 30 feet of the street, plaza or other public open space shall contain at least 20%
of the wall area facing the street in display areas, windows, or doorways. Windows must allow view into
working areas or lobbies, pedestrian entrances or displays areas. Blank walls within 30 feet of the street are
prohibited. Up to 40% of the length of the building perimeter can be exempted for this standard if oriented
toward loading or service areas.
As shown on the North and West exterior elevationsl there are numerous windows and doorways. The
percentage on the North elevation is 26%, and the percentage on the East elevation is 31%. Both
frontages are greater than the required 20%.
4. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to entrances.
The Applicant has sought to provide adequate emphasis to the building entrances through the use of
massing and material usage as shown in the elevations, floor plan, and renderings.
5. Infill or buildings, adjacent to public sidewalks, in existing parking lots is encouraged and desirable.
Not applicable.
6. Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings that protect pedestrians from
the rain and sun.
The Applicant has provided a continuous awning that will provide shelter for pedestrians outside of the
building and at all entrances.
II-C-2b. STREETSCAPE
1.. Hardscape (paving material) shall be utilized to designate ''people'' areas. Sample materials could be
unit masonry, scored and colored concrete, grasscrete, or combinations of the above.
The applicant is providing a small public plaza in the front of the buildingl see Site and Landscape Plans.
It is the intention of the applicant to allow for pedestrians on the busy A St./3'd St. thoroughfare to use
the plaza and the seating area for rest and relaxation.
2. A building shall be setback not more than 20 feetfrom a public sidewalk unless the area is usedfor
pedestrian activities such as plazas or outside eating areas. If more than one structure is proposed for a site,
at least 65% of the aggregate building frontage shall be within 20 feet of the sidewalk. (Amended
September 23, 2003 Ordinance # 2900)
The building setback on A St. is 6'-6ff and on 3'd St. is 11ff.
II-C-2(. PARKING & ON-SITE CIRCULATION
1.. Protected raised walkways shall be installed through parking areas of 50 or more spaces or more than
1.00 feet in average width or depth.
2. Parking lots with 50 spaces or more shall be divided into separate areas and divided by landscaped areas
or walkways at least 1.0 feet in width, or by a building or group of buildings.
3. Developments of one acre or more must provide a pedestrian and bicycle circulation plan for the site.
One-site pedestrian walkways must be lighted to a level where the system can be used at night by
employees, residents and customers. Pedestrian walkways shall be directly linked to entrances and to the
internal circulation of the building.
Not Applicable.
II-C-2d. BUFFERING AND SCREENING
1.. Landscape buffers and screening shall be located between incompatible uses on an adjacent lot. Those
buffers can consist or either plant material or building materials and must be compatible with proposed
buildings.
2. Parking lots shall be buffered from the main street, cross streets and screened from residentially zoned
land.
Reference Finding 11-D-2, along with Site Plan and Landscape Plan.
II-C-2e. LIGHTING
Lighting shall include adequate lights that are scaled for pedestrians by including light standards or
placements of no greater than 1.4 feet in height along pedestrian pathways.
The applicant will provide wall mounted lights on the building, placed no greater than 14'-Off in height at
the entrances. Furthermore, the applicant will also provide street lighting at the corner of 3'd and A St.
II-C-2f. BUILDING MATERIALS
1.. Buildings shall include changes in relief such as cornices, bases, fenestration, fluted masonry, for at least
1.5% of the exterior wall area.
The applicant is provid ing Exterior Elevations and Renderings of the proposed building. These
elevations exhibit compliance with the Historic District Standards.
2. Bright or neon paint colors used extensively to attract attention to the building or use are prohibited.
Buildings may not incorporate glass as a majority of the building skin.
Not applicable.
C. HISTORIC DISTRICT DESIGN STANDARDS
In addition to the standards found in Section II, the following standards will be used by the Planning and
Historic Commission for new development and renovation of existing structures within the Historic
District:
IV-C-1. HEIGHT
Construct buildings to a height of existing buildings from the historic period on and across the street. A void
construction that greatly varies in height(too high or too low) from older buildings in the vicinity.
IV-C-2. SCALE
Relate the size and proportions of new structures to the scale of adjacent buildings. A void buildings that in
height, width, or massing, violate the existing scale of the area.
IV-C-3. MASSING
Break up uninteresting boxlike forms into smaller varied masses which are common on most buildings from
the historic period. A void single, monolithic forms that are not relieved by variations in massing.
IV-C-4. SETBACK
Maintain the historic fa t:;a de lines of streetscales by locating front walls of new buildings in the same plane
as the facades of adjacent buildings. A void violating the existing setback pattern by placing new buildings
in front or behind the historic fat:;ade line. A void replicating or imitating the styles, motifs, or details of
older periods. Such attempts are rarely successful and, even if well done, present a confusing picture of the
true character of the historical areas.
IV-C-S. ROOF SHAPES
Relate the new roof forms of the building to those found in the area. A void introducing roof shapes,
pitches, or materials not traditionally used in the area.
IV-C-6. RHYTHM OF OPENINGS
Respect the alternation of wall areas with door and window elements in the fa r;a de. Also consider the
width-to-height ratio of bays in the far;ade. A void introducing incompatible far;ade patterns that upset the
rhythm of openings established by the surrounding structures.
IV-C-7. PLATFORMS
The use of a raised platform is a traditional siting characteristic of most of the older buildings in Ashland.
A void bringing the walls of buildings straight out of the ground without a sense of platform.
IV-C-S. DIRECTIONAL EXPRESSION
Relate the vertical, horizontal, or nondirectional far;ade character of new buildings to the predominant
directional expression of nearby buildings. A void horizontal or vertical fa r;a de expressions unless they are
compatible with the character of structure in the immediate area.
IV-C-9. SENSE OF ENTRY
Articulate the main entrances to the building w/ covered porches, porticos, and other pronounced
architectural forms. A void facades with no strong sense of entry.
IV-C-10.IMITATIONS
Utilize accurate restoration oj, or visually compatibly additions to, existing buildings. For new construction,
traditional architecture that well represents our own time, yet enhances the nature and character of the
historic district should be used. A void replicating or imitating the styles, motifs, or details of older periods.
Such attempts are rarely successful and, even if done well, present a confusing picture of the true character
of the historical area.
D. That adequate capacity of City facilities for water, sewerl paved access to and through the development,
electricity, urban storm drainagel adequate transportation can and will be provided to and through the
subject property.
As shown in the Survey and Site Plan, there are existing utilities and services in the ROW of both 3'd and
A St. The applicant will connect the proposed on-site utilities and services to the existing lines in the
ROW of these streets.
The Site plan shows the proposed location of the electrical service equipmentl and has been located,
per Dave Tygerson, to provide the easiest route of access for maintenance and upkeep. The applicant is
also providing an electrical distribution plan and load calculations, see attached.
Vehicular access to the proposed project will be from the 3'd St. Alley. The existing sidewalk on A St.
and the new sidewalk on 3'd St. will provide pedestrian access.
VARIANCES (CHAPTER 18.100)
The planning commission can approve a parking variance when all the following circumstances exist:
A. That there are unique or unusual circumstances which apply to this site which do not typically apply
elsewhere. Given the size and dimension ofthe lot, a conventional parking layout would require an
additional entry from 3rd St., as opposed to the alley entrance proposed. The conventional solution
would compromise both the intended green area ofthe site and the overall FAR ratio of the
building, resulting in a decrease of density contrary to the intention of the E-1 zoning in the
Historic Railroad District. If in fact the proposed building were sized according to the parking
requirements it would result in a footprint of 1,050 S.F., a footprint smaller than the existing
residence currently on the site.
B. That the proposal's benefits will be greater than any negative impacts on the development of the
adjacent uses; and will further the purpose and intent of this ordinance and the Comprehensive Plan of the
City(Ord.2425 S1., 1.987) The intention of the applicant to use the existing alley entrance for parking
access allows for the character of the site and surrounding neighborhood to remain intact, while
also providing amenities, such as a public plaza and seating areas for an improved commercial
thoroughfare. The applicant has also gone to extensive lengths to be considerate to surrounding
neighbors and uses, by preserving the two existing cedar trees on the corner of 3'd and A St. and
implementing extensive greening measures in order to provide an amicable building which would
be viewed as beneficial and welcome in the neighborhood.
C. That the circumstances or conditions have not been willfully or purposely self-imposed.
The circumstances/conditions under which this variance is requested have not been willfully or
purposely self-imposed, and the applicant has sought to provide the best solution possible forthe
site, neighborhood, and city as a whole. The applicant has balanced the intended requirements of
the FAR ratio(although not required in the Historic District) to maintain the optimal balance of site
preservation and building density. It has been the applicants understanding that the City seeks to
increase density in the Railroad District, while preserving available green/open space, and combat
the potential of commercial sprawl and excessive paving. The applicant has concluded that the
application put forth is the best possible solution in this case.
Exhibit A
Building Footprint: J.,250[20%]
Landscape Area: 650[J.O%]
Parking Area: 2,345[38%]
FAR: 40%
!
j,
j
M
j
Exhibit B
Building Footprint: J.,250[20%]
Landscape Area: 266[4%]
Parking Area: 2/624l43%]
FAR: 40%
Exhibit C
Building Footprint: J./050[J.]'lh]
Landscape Area: 2/02683%]
Parking Area: J.,J.J.J.[J.8%]
FAR: 34%
Exhibit D[Proposed Solution]
Building Footprint: J.,996[33%]
Landscape Area: J.,278[2J.%]
Parking Area: J.,J.u[J.8%]
FAR: 66%
See 11 x17 exhibits at end of packet
The applicant is requesting that a Variance be granted for:\. of the 8 required parking credits. The
proposed design and use of the site in question at 426 A St. would benefit adjacent uses, the pedestrian
corridor along A St., and the intent of the Comprehensive Plan in regards to the densification of the E-1
area.
Chapter 18.92.055 Variances for Commercial Buildings in the Historic District, states that a variance of
up to 50% of required automobile parking may be granted to commercial uses within the Ashland
Historic District as a Type 1 Variance. However, "It is the intent of this clause to provide as much off-
street parking as practical while preserving existing structures and allowing them to develop to their
full commercial potential.ff
Although the applicant is not preserving the existing structure(s) on the site, the basis for the
application of the variance is based upon this same logic. The applicant has provided as much "off-
streetff parking as is feasible for the site in question, and in the case that the applicant were forced to
provide more parking on site it would commit nearly 50% of the site to parking. The FAR of the
building has been concentrated to the extent that if the building wererequired to reduce its footprint
further, it would not meet the required FAR threshold, as stated in II-C-2a, and would compromise the
intention of the E-1 zoning to create densification in the Historic Railroad district without creating
commercial 'sprawl'.
The applicant has sought to preserve a predominant feature of the A Street corridorl namely the two
Cedar trees at the corner of 3'd and A St., which contribute greatly to the pedestrian experience and are
a fixture in the neighborhood surround. The effort to preserve the two large trees has dictated the
placement and form of the building to a certain extent, as well as limiting the extent to which parking
could impact the site, and the applicant asks that this gesture be taken into consideration also when
considering the potential variance.
The applicant seeks to provide the City of Ashland with a LEED certified building in a unique district
that has the potential to integrate the timeless character of the historic railroad era, with the
methods and practice of current green technology. The railroad district has been a hub of town
commerce and industry, and the applicants project seeks to contribute to this intention, while
remaining sensitive to the existing uses and neighboring residences currently in the district.
The proposed building is an integration of several disciplines, including storm-water management
practices, green-roof technologies, low-intensity water conservation measuresl sustainable
landscaping, and renewable energy. The intention of the applicant is to allow for the building to
function as an educational resource, one which could inform and educate as to the benefit of the usage
of green practices in the built environment and the extent to which they can contribute both to the
immediate community and greater whole as well.
It is the applicants sincere hope that the preservation of the existing street arbor, neighborhood scale,
and attributes of the proposed building, are found to be worthwhile in the consideration of the variance
for the required parking credit.
Estimated Energy Usage:
The applicant intends to provide Heating/Air-Conditioning to the building through the use of (2)1.5 ton
HV AC units for both of the upstairs 1 bedroom units, in addition to a 3 ton unit for the ground floor with
the potential of (2) additional units(if the space is divided into three seperate areas). The applicant
intends to use high SEER rated mechanical equipment and in order to achieve LEED certification must
achieve an optimal level of efficiency.
Pursuant to LEED requirementsl the energy usage of the building will seek to demonstrate a minimum
of 10.5% performance increase in comparison to the ASHRAE/IESNA Standard 90.1-2004 baseline
building model. The applicant also intends to fulfill State and Federal rebate/tax credit requirements
for the installation of resource-efficient appliances, and the use of photo-voltaic collection panels.
At this point it is not feasible for the applicant to estimate the energy usage of the building for a
prospective year, however the proposed building intends to meet and/or exceed the required
qualifications.
SECTION 18.61.080 Criteria for Issuance of Tree Removal 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.
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
applicationj 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 windbreaksj 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 of the subject property.
There are currently 6 trees located on the site and 1 evergreen shrub. The applicant desires to save the
(2)large cedar trees at the corner of 3'd and A St. The other existing trees and shrubs will be removed
and are as follows(See Sheet L2):
1-8" Bigleaf Maple, 1-Evergreen Shrub, 2-Apple Tree, and 1-Cedar Tree(On Alley)
The trees that are proposed to be removed will not have a significant negative impact on the factors
listed in criteria number 2, and are not likely to be deemed essential to the character ofthe site in any
way, shape, or form. The applicant has made great effort to preserve the (2)Cedar trees at the corner of
3'd and A St., which are of an integral nature to the fabric of the site and the A St. corridor.
Tom Myers, Upper Limb-It Tree Service, performed the initial tree survey of the site, and has evaluated
the Cedar Tree on the alley to be in 'poor' condition, as it has been severely pruned on several occasions
to accommodate overhead power lines. The Bigleaf Maple, Evergreen Shrub, and (2)Apple Trees, are in
fair condition but will not be replanted on the site and vary between 6-8ff DBH.
The requested removal of these trees is necessary to accommodate the proposed building footprint,
and the applicant intends to provide replacement tree(s) per sheet L31 which should compensate for the
removal of the aforementioned trees.
STO'RM [)RAIN NA.RRA TIVE
FOR
426 HA " STREET PROJECT
ASIILAND, OREGON
April 2009
PREP ARED BY
SISUL EN(;INEERIN(;
A Divi'fiqn vf$iJJrLI1jIf/erprlK~ [tu.:.
3:501 Extel Dri\'e,. Sl:l.iile 240
M~.dfC)rd, OR 97504
pl:lI)ne: (,541) 227 -6719
fax: (. S41 ) 842~ 103:S
STORM DRAIN NARRATIVE
li:}r
426 "An Sfrcct Pro.ic:et
at
Coltlrnerdal / Reslden.tial Duplex Development
Existing Site Ccndhion:
On the nearly 6100 SF parcel the. existing improvements constst of a. one stOot')' residence
ofapproximalely 1150 SF, a 600 SF garage and a smalJ s'hed ofapproximalely 75 SJo',
Proposed Site. hnprovements.:
Tbe footprint 01 the poropt1s(...q building 'will be approx.imately 2032 SF. the parking lot
and other miscellaneous hardscape will constitute. approximatdy another 2840 SF.
Therefore gross impervious area will be less than 5000 SF, but that number will be
reduced further hy a green roof proposed for approximately h,,"o~thirds of the roof ~H"C"'~,
Existin1! Site Drainage. Conditions:
There is not a formal drainage facility on the site currently. There is an existing street
catchbasin in the middle of the curb return at the SE comer of the Third and A Street
io lersect ion. T1r$ cacchbasin cOll11ects to a staml drain system that appears to drain under
the Grange building across the street fr-om the. subject site. At the rear of the site in the
alJe~"'\'ay there. is a c;,atchbasin e'4)st of the Third Street sidC\'fl.dk that drains ,da a small
diameter pipe thrtlough a wccpholc: in the Third Street curb. It has bee.ll noticed this ",..inter
that the storm runoffoocks up around this alley C'..Q.tchha.;;in and cwerf10ws onto the subject
site,
\Vhile no geotedmkal investigation ha.'} )re1: been performed on the site, according to the
National Re..source Conversation Sel"'o'ice Soil Survcy, the site's seils are Coker clay soil,
Coker day is a Class "D" soil and has a very slow infiltration rate when thoroughly wet
Required Dra.t~e Jmpt'ove0)1~Dl:F
The Rogue Valle~l Stormwater Quality Design Manual has performance guideline.." for
1101.\' control anc water quality design stand.ards. [n regards to flow ~ontrol, the City of
Ashland generally requires the default standard of 0.25 eFS per acre be used for a design
of (mshe storm facHities, H(Jwever~ we also ~mders(and tl1...at in recent yea.rs it bas been. a
general policy 10 waive the det.ention standard when 1:he total ne\\o" imperviOous area
created by a developme.nt is less than 5000 SF. For poHutitln re.d.uctic)tl the main
pollutants of t'A)rcem arc suspended wlids and oils and grease.
Discussion Of What Is Proposed:
GE;VERAL
The applicants. are proposing a greoen facility and are working to ohtain a LEED rating fOf
the Ilfoposed. developmt;nt T o meet this gual, ~hey are pt'Op(}sing that npprmd matel)'
two-thirds of the roof ",rill have green roof s.ystccm to reduce runoff and improve water
quality that does. drain into the City system. (nH~ other third of roof area is currently
pl.fUmed to hold wl~r panels-) rberefore to h~rthcr detain and tre~t( the nmolf .m.)m the
roof will yield little value.
-n~ere are som~ ;:ll:de:strian hardscape areas (primarily the pJ.aZ~t ~re~ located on the NW
",orner of the si1e) that ",rill be impcnrious and will not detention or "vater quality ~s
currently proposed.
.F U) W COlYTROL
\Ve looked arowld to see \\1ult could be improved and would be most beneficial for flow
control "md water quality and we felt to detain and treat the alley nJtloll as \'v'ell as. the
small parking an~a pmposcd lor the site Wtluld provide the most benefit. While we do oot
have good topographic information on the .alley ea...,t of the site, it appears that possibly
J/4 quarters of :he nlley drah1S tow-aros Third Street. \VhHe the alley has: no formal
detention fadlitj', it docs in ha....e for aU intents and purposes a dcGention system as the
outlet pipe is so flat and small that drainage backs up around the alley catchbasin and
overflows onto the subject site. This (Hiertlow onto. the subject site aHaw:=; for 11 slow
rel(:a5(: into the .subject site soils or a long time of concentration flow across the site. ThJs
';';overflow~t detention system wiII be los.t with the redevelopment of the subject site.
It would be de~irable for the applicant if a puddle did not occur around the aUey
catch basin as th.:l will be the entrance to their proposed parking lot. For that reason and
for genera.l deteotltm and water quaHt)' reasons, the applicant \vould like to remove the
all to")' catchbasin and allow the alley to shoot drain across the applicants proposed parking
area into a small landscape detention basin south of the proposed. building. Vole
understand that it is standard CIW policy that the alleys have an inverted c.rQVrTI and what
we are proposing would deviate from the standar-d at the most westemedge of the alley.
Wf, neverthe.less are proposing removal of the aile)' calchbasin and regrading the alley in
a limited W1))' tu allow alley drainage. now directed toward the catchoosin be directed
towards the onsite detention facilit)'.,
'While we fall betow the chresho!d lor storm detention based on recent City polic)' we still
plan to provide a detention facilIty. If the City staff decides that the alley catchbasin
must remain~ we will still plan for a detention facility~ but adjwJt the detention orifice for
a srmdlcr base flow and plan for the detention system to handle the proposed parking area
and overt1t)w from the aUev.
... ^ - "~
Most of the detention area will consist of tand..<i.Caping and some sHghli:ly elevated
hardscape area bNt could see inundation during the biggest storm events, The ddendon
area ma.ximum 'lrolurne will be :approxirnate.ly 60 CF, The prhnarily outlet from the
2
detention area Vt<\:mld be to a bubbler drai.n in t.he street side planter. The overt1ov,,' palh
from the detenticn area would he over the detention area embankment towards the public
sidewalk ~nd street si,k planter.
WATER QUALiTY
Water quaHty will be provided through a treatment tmin of facilities. First, the
hmd.scapoing in the deteJ.uion area will indude plants that trap some of the suspended
solids and \o\'i II absorb nutrients out of the runoff such us phosphorus that is an airborne
nut.rient found in runoff. The sectmd dement in the treatment train will be the trap an.d
siphon catchbasin that ,....ill also serve as the flow control for the detention area. The trap
and siphon cat.:::hbasin will trap pollutants .that ure lighter than \-vatet' s.uch as
hydrocarbons above the submergt.'d outlet of the catehbasin. The c~dchbasin will also
have a sediment sump to catch sediments carrie.d. in the runoff that are heavier than then
water. The. t.hird elemet\t. l)f the treat.ment. t.rain will be tlu1her water J'!<)lishing by having
the fllfio1J bubble up out of an area drain in the street side planter to drain across 30 feet
of vegetated landscape swalc for further nutrient removal from the runoff. At that point
the n11loff "",'ill be picke.d. up by another area drain iUl.d piped to. the existing cat.chbas:in at
tbe inten;~tit)n of111ird and " A"'.
3
"
'.,
KOGAP Enterprises, Inc.
ELECTRICAL DIVISION
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Kistler & Small & White Architects
545 A St.
Ashland, OR 97520
P.O. BOX 1608 . MEDFORD, OREGON 97501
PHONE (541) 776-6500 . FAX (541) 770.-6551
Revised 2-23-09
Chris Brown
Re: Load Calculations for 426 A St., Ashland, OR
Chris,
Here are the load calculations for 426 A St. Ashland, OR
Condo A: (1050 Sq. Ft.)
General Lighting Loads
(2) Small Appliance Loads
(1) Laundry Load
(1) Range
(1) Dryer
(1) Dishwasher
(1) Garbage Disposal
(1) Water Heater
(1) Range Hood
(1) 1.5 Ton HV AC w/Heat Load
Total = 26576 VA / 240V = IlIA
(1) 125A 120/240V I Phase Service
(Used Optional Calculation for One Family Dwelling)
Condo B: (850 Sq. Ft.)
General Lighting Loads
(2) Small Appliance Loads
(1) Laundry Load
(1) Range
(1) Dryer
(1) Dishwasher
(1) Garbage Disposal
(1) Water Heater
(1) Range Hood
(1) 1.5 Ton HV AC w/Heat Load
Total = 26336 VA / 240V = 11 OA
(1) 125A 120/240V 1 Phase Service
(Used Optional Calculation for One Family Dwelling)
Retail # 1: (430 Sq. Ft.)
General Lighting Loads
(1) Sign Lighting Load
(6) General Use Receptacle Loads
(1) 2 Ton HV AC w/Heat Load (Future)
Total = 19193 VA / 240V = 80A
(1) 100A 120/240V 1 Phase Service
Retail #2: (415 Sq. Ft.)
General Lighting Loads
(1) Sign Lighting Load
(6) General Use Receptacle Load
(1) 2 Ton HV AC w/Heat Loads (Future)
Total = 19136 VA 124PV = 80A
(1) 100A 120/240V 1 Phase Service
Retail # 3: (755 Sq. Ft.)
General Lighting Loads
(1) Sign Lighting Load
(10) General Use Receptacle Loads
(1) 3 Ton HV AC w/Heat Load
Total = 21131 VA I 240V = 88A
(1) 100A 120/240V 1 Phase Service
House Panel
(1) Exterior Lighting Loads (70W at Each Door)
(4) General Use Receptacle Loads (Restrooms & Hallway)
(1) Water Heater Load
Total = 5745 VA / 240V = .24A
(1) 50A 120/240V 1 Phase Service
Total VA Loads=
Condo A
Condo B
Retail # 1
Retail # 2
Retail # 3
House Panel
26576 VA
26336 VA
19193 VA
19136VA
21131 VA
5745 VA
Grand Total 118117 VA / 240V = 492A
I would recommend a 600A,120/240V, 1 phase service. The retail spaces are basic loads
as listed above. Loads could increase depending on the tenallt requirements.
KOGAP Electric
~~~-
Randy Templeton
Shop Foreman
4/30/2009
Mike Broomfield
Building Code Official
City of Ashland
20 E. Main Street
Ashland, OR 97520
Re: 426 A St., Ashland, OR
The Owner(s) of the property at 426 A St., Louis Plummer & Sidney Brown, are
hereby applying for the demolition of the existing 1,800 sq. ft. structure(s) at this locale. I
am preparing this letter and the information substantiating their position as the Designer
for the project.
The property at 426 A St. is in an advanced state of decay, and the Owner(s) are
requesting that a demolition permit be granted for the removal of the structure(s) at this
site. The building(s) are no longer safe to occupy(due to failing roof conditions, exterior
decay, contamination of black mold) and are both a liability, if not a hazard, while they
remain standing.
North Eave(Main Entrance)
West Profile(Parking lot Facade) West Exterior Wall (Adj. to 3'd St.)
When purchasing the parcel, the current Owner(s) considered the restoration of
the aforementioned structure, as it would have been the path of least possible resistance
in terms of permitting, and also would allow for an expedient turnaround of a rental
property to initiate a return on the purchase investment. However, upon further
evaluation, the extent of damage and required repair was above and beyond what they
were prepared to invest into a 2-bedroom rental house.
In speaking with the City Planning Staff it was evident that there was a preference
to see the existing house a primarily Residential use phased out in order to accommodate
the current E-1 zoning w/Residential Overlay. The Owner(s) have proposed to replace the
existing residence with a 3,990 s.f. mixed-use structure, allowing for 3 leasable retail units
on the ground floor, and 2 condominiums on the upper floor.
The structure at 426 A St. has questionable value in its role as a historical landmark,
and little or none in its inherent structure. The value in this property as perceived by most
in our community, is in the location and size of lot. This is the main reason, given current
market forces, that a majority of people would consider buying this property, and indeed is
the main reason for the Owner's decision to demolish.
Determinative value is in the vernacular style and its historic relevance to our
town's history. This structure relates to neither and is in essence a dilapidated structure
without a place in either the present-day built environment or the preservation efforts of
the historical. During a Pre-Application hearing at the Historical Commission the existing
structure was reviewed, and there was unanimous approval throughout the committee
that the contribution of this residence to the historical character of the Railroad district is
void, and that it is regarded as more of an eyesore than a historical landmark.
North Elevation(Ga,age)
South Elevation(Rea, Entrance)
North Elevation(Main Entrance)
The owner of this property intends to build a sustainable lEED certified mixed-use
building according to the demands and needs of the commerce and housing market in the
unique and historical Railroad district of Ashland. The decision by the Owner to demolish
this structure has not been taken lightly. After considerable thought, and after evaluating
the economic feasibility of rehabilitating the existing structure on-site, the decision has
been made to proceed with the filing of this application for demolition. The Owner hopes
to contribute to the intrinsic value of the community while providing a beneficial model
for sustained growth and development within the context of the historical fabric of
Ashland.
Sincerely,
Christopher Brown, Project Designer
DEMOLITION NARRATIVE
For demolition of existing structure at
426 A St., Ashland, Oregon
Prepared by: Christopher Brown, Designer
06/03/09
Pursuant to Section 15.04.216, Demolition and Relocation Standards, the Owner of the property
at 426 A St. is hereby applying for the demolition of the existing structure based on the following
findings.
15.04.216 Demolition and Relocation Standards
A. "For demolition or relocation of structures erected more than 45 years prior to the date of
application:
1. The applicant must demonstrate that either subparagraphs a or b apply:
a. The structure cannot be rehabilitated or reused on site as part of any economically
beneficial use of the property. In determining whether an economically beneficial use can
be made of the property, the Demolition Review Committee may require... "
Inventory of Buildable lands- Property is on the City of Ashland 'inventory of Buildable
lands' under 'Redevelopabte Parcels. This property has been identified as being
underdeveloped relative to the surrounding neighborhood by the City's own inventory.
Redevelopable Parcels: Those tax lots where the surrounding land uses are compatible
with more intensive use, and the improvement value is less than or equal to 30% of the
total property value, were listed as redevelopable (RD) in the City's Geographic
Information Systems (GIS) database
The relative historic significance was not addressed in this inventory, but it does recognize
the potential for intensified redevelopment. Present market forces in conjuction with the
state of disrepair make this property a prime candidate for' more intensive use~ The
owner of the property, desires to develop the lot in accordance with the statutes of the E-1
zoning and within the guidelines and direction of the Planning Dept. In addition, the
Owner deems the additional cost of remodeling the existing structure on site as being
economically infeasible.
Economic Feasibility- Two cost estimates were prepared to compare and contrast for the
development of this property. Cost estimates included all hard and soft costs associated
with developing this property and included land cost, professional fees, government fees
(i.e. City of Ashland), construction costs, miscellaneous costs, and construction financing
costs.
The following figures are based on my knowledge of construction costs through my
experience as a Designer here in Ashland, through conversations with local builders, and
from information gathered from recent projects completed within the area. These
numbers reflect my best estimate and are based on my experience and qualifications as an
Designer practicing in Ashland in both commercial and residential construction. I make no
claim to having market knowledge equivalent to that of a certified Appraiser or Real
Estate Agent.
The first alternative, Scheme A, proposed a remodel of the existing residence on site as a
residential rental property with the option of renovating the existing garage in the rear for
use as a commercial/office studio. The practicality of this scheme was immediately shown
to be faulty as the initial cost alone for renovating the existing residence, due to its
extreme degradation, came out nearly equivalent, +/-$350,000 to the estimated cost of
demolishing the structure and rebuilding from a clean slate. With the potential for
investment return greatly diminished due to the faltering rental market and no viable
benefit to be gained from this solution the owners hope to pursue the second option,
Scheme B.
Scheme B, proposed demolishing and rebuilding on the property, in accordance with the
City zoning ordinance of E-1 wi Residential Overlay. The proposed mixed-use scheme
would encompass (3) condominium retail spaces on the ground floor and (2) condominium
apartments upstairs. This format is compatible with the surrounding community in several
regards, and it also allows for a financially viable model for the owners and potential
investors. The projected construction cost of Scheme B is budgeted at +1-$450,000.
These projected development costs were then compared to the potential capital invested
in the current property and as can be imagined the figures resulting from Scheme A
exceeded any potential return that the investment could possibly facilitate. It should also
be noted that in the Pre-App hearings for the project the Historical Commission stated
that the existing structure is void of any notable historic value, and in general an eyesore
for the surrounding community, and that demolition would be an approved avenue for the
redevelopment of the property.
Scheme A clearly exceeds the current market value of the property and is not a feasible
solution for the Owners' budget.
It is my conclusion that "The structure cannot be rehabilitated or reused on site as
part of any economically beneficial use of the property. "
b. "The structure proposed for demolition is structurally unsound despite efforts by the
owner to properly maintain the structure."
Existing Structure- Exterior of building is in state of decay, vandalism, and neglect. The
roof is no longer functioning. No existing insulation noted, and single-pane windows are
in need of considerable repair. Extensive black mold throughout the wall and floor. The
building as is, could not be purchased with a bank loan due to possible structural
inadequacies and the general state of disrepair.
Structural Integrity- Hazardous: A qualified structural engineer would have to make the
determination regarding the overall structural integrity of the building. From field
observation the footings were in a degraded state-cracked and uneven, water damage
throughout the roof structure, and generally unsafe.
2. In addition to subparagraphs a or b above, the applicant must also:
a. Submit a redevelopment plan for the site that provides for a replacement or rebuilt
structure for the structure being demolished or relocatecl...
Proposed Redevelopment - (See enclosed plans dated 30 APR 09)
b. Demonstrate, if the application is for a demolition, the structure cannot be practicably
relocated to another site.
Practicality- it is, from a physical standpoint, given its current condition a~d construction
type, impossible to move this structure.
C. For any demolition approved under this section, the applicant is required to salvage or
recycle construction and demolition debris, if feasible and cost-effective as determined by
the Demolition Review Committee. The Committee may consult with the Conservation
Commission or others in making such a determination.
Following are the steps that will be taken to comply with this section:
1. Relocation - Attempts to find someone to relocate the structure to another site is,
given the size and condition of the structure, impractical.
2. Inspections - Second, the Contractor will coordinate inspections for Asbestos and
other bio-hazardous materials and will properly dispose of any found according to all
applicable laws prior to demolition.
3. Architectural Salvage - Third, we will contact Joel Morrow of Morrow's in Medford to
assess the value of any fixtures or materials found on site and contract with him, should
any be found, for their removal.
4. Metals Salvage - Fourth, Contractor will remove all metals (Le. copper, brass,
aluminum, steel, appliances etc...) and deliver to 'Schnitzer Steel Inc.' in White City.
5. Wood Salvage - Contractor will demolish and remove all acceptable woods and
deliver to 'Biomass One'.
In conclusion I believe, based on the information provided, that this permit should be
approved unconditionally. The demolition criteria have been met both from an
'economically infeasible' standpoint and due to the structurally deficient nature of the
existing building.
Respectfully,
Christopher Brown, Project Designer
NPS Form 10-900-A
OMS Approval No. 1024-0018 (8-86)
.
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section Number: -1- Page: ~
Amudtd-Kard1 2002
Ashland Railroad Addition Historic District, Ashland, OR
ID # 94.0 Survey #144
GANIARD, LUCINDA RENTAL HOUSE IV
450 A STREET
1899
391E09BA 300
Builder: Goff', Edgar
Other: Vernacular Historic Contributing
Yet another of the many rental dwellings built for Mrs. Ganiard in the late 19th and early 20th
century, this Ganiard Rental House IV is a single story hipped roof volume with a full front
porch and simple vernacular cottage details. In 1899 the Ashland Tidings reported "Mrs.
Lucinda Ganiard has let a contract to E. W. Goff to build two neat cottages for rent on A
Street...the two will cost $1000." (Tidings, 27-Mar-1899, 3:2) In 1910 the house was rented to
Ralph Bluett, a concrete worker and H. L. Taylor lived here in 1948. The Ganiard Rental House
IV retains high integrity and effectively relates its historic period of development.
ID # 95.0 Survey #145
GANIARD, LUCINDA RENTAL HOUSE V
438 A STREET
.
Other: Vernacular
1899
391E09BA 400
Builder: Goff', Edgar
Historic Contributing
.
Similar in both design and history to the house at 450 A Street, the Ganiard Rental House V was
on&; of many rentals owned by Mrs. Lucinda Ganiard in the Railroad District during the early
20 century. A one-story wood frame vernacular cottage, the house is differentiated from its
neighbor by the small shed dormer centered above the full-width front porch. James Robinson,
a frUit vendor, lived here in 1910 and in 1948 the house was occupied by L. A. Daly. A widow,
Mrs. Clara PIerson, owned and occupied the Ganiard Rental House V in 1964. The house
retains high integrity and effectively relates its historic period of development.
ID # 96.0 Survey #146
RENTAL HOUSE 1890c
391E09BA 500
Historic, Non-Contributing
This small single-story wood-frame dwelling was originall)' constructed in 1889-89 as rental for
John and LottIe Pelton, lon,gtime residents of the Railroad District. Lottie Pelton was the child
and heir of Oscar and Lucmda Ganiard. The Peltons sold the house in 1894 to Charles Cook
and by 1905 it was owned by Mrs. M. F. Goble, whose family remained here until the 1930s. In
1964 the building was apparently used for commercial purposes, as "Harold's Tune Up and
Brake" is listed at this address in city directories. Com pan sons of the present structure with that
depicted in 1928 Sanborn Maps inaicate major alteration, notably the removal of a front bay
window. Various other changes in window type, siding and other aspects dramatically diminish
the integrity of the Pelton Rental House and prevent Its from accurately reflecting Its historic
period of development.
ID # 97.0 Survey 11157
ENDERS-CORBETT HOUSE 1909c
248 THIRD ST 391 E09BA 2900
Other: Vernacular IQueen Annel Historic Contributing
This one and one-half story vernacular dwelling exhibits several typical Queen Anne details and
is notable for its fine two-story front porch and balcony with a central front-facing gable that
creates a well-articulated facade elevation. The property was purchased by local merchant
Henry G. Enders in 1908 and he may have initiated construction shortly thereafter or purchased
a completed building. In 1910 John M. Easterling, a noted Railroad District merchant lived
Page 1 of 1
Derek Severson - Fw: 426 a street - arborist's supplemental information
From:
To:
Date:
Subject:
CC:
"Greg Covey" <greg@coveypardee.com>
"Derek Severson" <dereks@ashland.or.us>
5/27/2009 12:38 PM
Fw: 426 a street - arborist's supplemental information
"Christopher Brown" <cbrown@kistlersmallwhite.com>
Derek,
This emaH from Tom Myers addresses specific protection requirements during construction for the two incense
cedars. Please include this information with the Site Review application. Chris will give you a copy of the full
arborist's report when he returns.
Please let me know if you have any more questions.
Thanks,
Greg Covey
Covey Pardee Landscape Architects
295 East Main Street, Suite 8
Ashland, OR 97520
541 552 1 015 ph
541 5521024 fx
greg@coveypardee.com
----- Original Message -----
From: Thomas Myers
To: Greg Covey
Sent: Thursday, May 21, 2009 4:24 PM
Subject: 426 a street
Greg,
It will be necessary to protect the two cedars during construction as
we have discussed and specified in the tree protection plan. The two
cedars must have an arborist supervise any change in grade within the
tree protection zone. Tree #5 will require a sandy loam fill in order
to minimize any damage to the root system caused by a change in
grade. Tree number 7 must be hand excavated for the paver
installation, any area within the tree protection zone. If these
measures are taken the two trees should survive the construction
process. Please call me if you have any further questions at 601-2069.
Thanks, Tom Myers
Internal Virus Database is out of date.
Checked by A VG - www.avg.com
Version: 8.5.3251 Virus Database: 270.12.19/2099 - Release Date: 05/05/09 13:07:00
file:IIC:\Documents and Settings\seversod\Local Settings\Temp\GW}OOOOl.HTM
5/27/2009
Upper Limb-it
Tree Service
PO Box 881
Ashland, OR 97520
Phone: 541-482-3667
Kistler + Small + White Architects
545 A Street
Ashland, OR 97520
11/5/2008
Tree Protection Plan for 426 A Street
The Tree Protection Plan for 426 A Street is designed to address the needs of all existing trees
within the project. The trees should be identified by number on the plan as well as by numbered tag
attached to the tree in the field. The specified tree protection zones (as stipulated in the enclosed
tree inventory) will be drawn on the plans as well as delineated on the site by approved fencing.
Trees with protection zones that extend within the foundation lines of the building, as well as trees
that are within the area of the foundation will need to be removed. All other trees within the building
project boarders will need protection. The enclosed specifications detail exactly how the trees are to
be protected. The building contractor and subcontractors will meet with a certified arborist before and
during construction to insure that the correct measures are in place. A certified arborist must
supervise any work done within the specified tree protection zone. A certified arborist will conduct
an inspection of the trees during and after construction. If you have any questions regarding this tree
protection plan please call me at 482-3667.
Tom Myers, Certified Arborist
DBA Upper Limb-it
pper Limb-it
Tree Service 1115/2~_
PO Box 881
Ashland, OR 97520 Tree Inventory for 426 A Street
Phone 541-482-3667
Tree
Crown protection relative
DBH in Height Radius in zone radius tolerance to
Tree # Species inches in feet feet in feet construction Condition notes
Calocedrus decurrens 23 23 12 23 moderate poor topped
2 Malus domestica 6 20 6 3 good fair
3 Pyrus communis 8 20 6 6 moderate fair
4 Euonymus 6 12 6 4.5 good good shrub, remove
5 Calocedrus decurrens 26 60 8 26 moderate good
6 Acer macrophyllum 8 20 6 8 poor fair remove
7 Calocedrus decuffens 23 55 10 23 moderate good
Specifications for Tree Preservation During Construction
1. Before beginning work, the contractor is required to meet with the consultant at the site to review all
work procedures, access routes, storage areas, and tree protection measures.
2. Fences must be erected to protect trees to be preserved. Fences define a specific protection zone for
each tree or group oftrees. Fences are to remain until all site work has been completed. Fences may
not be relocated or removed without the written permission of the consultant.
3. Construction trailers and traffic and storage areas must remain outside fenced areas at all times.
4. All underground utilities and drain or irrigation lines shall be routed outside the tree protection zone.
If lines must traverse the protection area, they shall be tunneled or bored under the tree.
5. No materials, equipment, spoil, or waste or washout water may be deposited, stored, or parked within
the tree protection zone (fenced area).
6. Additional tree pruning required for clearance during construction must be performed by a qualified
arborist and not by construction personnel.
7. Any herbicides placed under paving materials must be safe for use around trees and labeled for that
use. Any pesticides used on site must be tree-safe and not easily transported by water.
8. If injury should occur to any tree during construction, the tree consultant should evaluate it as soon as
possible so that appropriate treatments can be applied.
9. The consulting arborist must monitor any grading, construction, demolition, or other work that is
expected to encounter tree roots.
10. All trees shall be irrigated on a schedule to be determined by the consultant. Irrigation shall wet the
soil within the tree protection zone to a depth of 30 inches.
11. Erosion control devices such as silt fencing, debris basins, and water diversion structures shall be
installed to prevent siltation andlor erosion within the tree protection zone.
12. Before grading, pad preparation, or excavation for foundations, footings, walls, or trenching, any
trees within the specific construction zone shall be root pruned 1 foot outside the tree protection zone
by cutting all roots cleanly to a depth of24 inches. Roots shall be cut by manually digging a trench
and cutting exposed roots with a saw, vibrating knife. rock saw, narrow trencher with sharp blades, or
other approved root-pruning equipment.
13. Any roots damaged during grading or construction shall be exposed to sound tissue and cut cleanly
with a saw.
14. If temporary haul or access roads must pass over the root area oftrees to be retained, a road bed of 6
inche~ of mulch or gravel shall be created to protect the soil. The road bed material shall be
replenished as necessary to maintain a 6-inch depth.
15. Spoil from trenches, basements, or other excavations shall not be placed within the tree protection
zone, either temporarily or permanently.
16. No bum piles or debris pits shall be placed within the tree protection zone. No ashes, debris, or
garbage may be dumped or buried within the tree protection zone.
17. Maintain fire-safe areas around fenced areas. Also, no heat sources, flames, ignition sources, or
smoking is allowed near mulch or trees.
Specifications for Demolition and Site Clearing
1. The demolition contractor is required to meet with the consultant at the site prior to beginning work
to review all work procedures, access and haul routes, and tree protection measures.
2. The limits of all tree protection zones shall be staked in the field.
3. Tree(s) to be removed that have branches extending into the canopy oftree(s) to remain must be
removed by a qualified arborist and not by demolition or construction contractors. The qualified
arborist shall remove the tree in a manner that causes no damage to the tree( s) and under story to
. ,
rem am.
4. Any brush clearing required within the tree protection zone shall be accomplished with hand-operated
equipment.
5. Trees to be removed shall be felled so as to fall way from tree protection zones and to avoid pulling
and breaking of roots of trees to remain. If roots are-entwined, the consultant may require first
severing the major woody root mass before extracting the trees. This may be accomplished by cutting
through the roots by hand, with a vibrating knife, rock saw, narrow trencher with sharp blades, or
other approved root-pruning equipment.]
6. Trees to be removed from within the tree protection zone shall be removed by a qualified arborist.
The trees shall be cut near ground level and the stump ground out.
7. All downed brush and trees shall be removed from the tree protection zone either by hand or with
equipment sitting outside the tree protection zone. Extraction shall occur by lifting the material out,
not by skidding it across the ground.
8. Brush shall be chipped and placed in the tree protection zone to a depth of 6 inches
9. Structures and underground features to be removed within the tree protection zone shall use the
smallest equipment possible and operate from outside the tree protection zone. The consultant shall
be on site during all operations within the tree protection zone to monitor demolition activity
10. All trees shall be pruned in accordance with the provided Pruning Specifications
11. A six-foot chain link: fence with posts sunk into the ground shall be erected to enclose the tree
protection zone
12. Any damage to trees due to demolition activities shall be reported to the consulting arborist within six
hours so that remedial action can be taken. Timeliness is critical to tree health.
13. If temporary haul or access roads must pass over the root area of trees to be retained, a roadbed of 6
inches of mulch or gravel shall be created to protect the soil. The roadbed ~aterialshal~ be
replenished as necessary to maintain a 6-inch depth.
Specifications for Tree Pruning
1. All trees within the project area shall be pruned to:
a) Clear the crown of diseased, crossing, weak, and dead wood to a minimum size of 1 1/2 inches
diameter.
b) Provide 14 feet of vertical clearance over streets and 8 feet over sidewalks.
c) Remove stubs, cutting outside the woundwood tissue that has formed around the branch.
d) Reduce end weight on heavy, horizontal branches by selectively removing small diameter
branches, no greater than 2 to 3 inches near the ends of the scaffolds.
e) Remove any mistletoe.
2. Where temporary clearance is needed for access, branches shall be tied back to hold them out of
the clearance zone.
3. Pruning shall not be performed during periods of flight of adult boring insects because fresh
wounds attract pests. Pruning shall be performed only when the danger of infestation is past.
4. All pruning shall be performed by a qualified arborist.
5. All pruning shall be in accordance with the Tree-Pruning Guidelines (International Society of
Arboriculture) and/or the ANSI A300 Pruning Standard (American National Standard for Tree Care
Operations) and adhere to the most recent edition of ANSI Z 133 .1.
6. Interior branches shall not be stripped out.
7. Pruning cuts larger than 4 inches in diameter, except for dead wood, shall be avoided.
8. Pruning cuts that expose heartwood shall be avoided whenever possible.
9. No more than 20 percent oflive foliage shall be removed within the trees.
10. While in the tree, the arborist shall perform an aerial inspection to identify defects that require
treatment. Any additional work needed shall be reported to the consultant.
11. Brush shall be chipped and chips shall be spread underneath trees within the tree protection zone
to a maximum depth of six inches leaving the trunk clear of mulch.
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Date Received _:J
J U' -j\! 'l "0''\0
, . ~ <; L U.;}
:' .. .,em
(to be completed bv staff)
Applicant's Statement of Completeness
(To be completed by the Applicant and returned to the City of Ashland Planning Division)
Re: PA #2009-00551, 426 A Street
Date Application Expires: October 27.2009
Pursuant to an Incompleteness Determination, I, the undersigned applicant or agent for the applicant, elect one of
the three options below by initiating:
(L-fb )
(fnitialifelected)
1. Submit All of the Missing Information
I am submitting all of the information requested in the Incompleteness Determination letter.
Unless checked below, I am requesting that the City of Ashland Planning Division review this additional information
within 30 days of submission to determine whether the application is complete. I understand that this 3D-day review
for completeness period for the new information preserves my opportunity to submit additional materials, should it
be determined that the application is still incomplete after the second review. (Note: the 120-day period for the City
of Ashland's final determination of compliance with applicable criteria does not commence until the additional
review for completeness period is completed.)
(Check if desired)
D I waive further review of the information submitted for completeness and direct review of the
information submitted for compliance with the Community Development Code criteria, regardless of
whether the application is, in fact, later determined by the staff toe be incomplete.
I understand that by checking the above statement the application will be evaluated based upon the
material submitted and no notice of any missing information will be given. If material information is missing
from the application, the application will fail to meet the burden of showing that all criteria are met and the
application will be denied.
Planning Division
20 E. Main Street
Ashland, Oregon 97520
wWI'i.ashland.or.us
Tel: 541 -552.2040
Fax: 541-552-2050
TTY: 800.735.2900
seversod@ashland.or.us
r~'
(_) 2. Submit Some of the Requested Information: Decline to Provide Other Information
(Initial if elected)
I am submitting some of the information requested and declining to submit other information requested in the
Incompleteness Determination letter. I understand that by declining to submit all information the City of Ashland
believes necessary, the Ashland Planning Division may conclude that the applicable criteria are not met and a
Denial will be issued or recommended.
( _) 3. Decline to Provide any of the Requested Information
(Initial. if elected)
I decline to provide any of the information requested, I understand that the Community Development Department
may conclude that the applicable criteria are not met and a Denial will be issued or recommended.
~~~~
r
Signed and Acknowledged
(Applicant or Applicaht's Agent)
------
is, &'1, ~1
Date
R.tum to:
Planning Division
Department of Community Development
Attn: Derek Severson, Associate Planner
City of Ashland
20 E. Main S1.
Ashland, OR 97520
L. ..... '0
dUN
lL ')fVO^
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Planning Division
20 E. Main Street
Ashland, Oregon 97520
WI'IW.ashland,or,us
Tel: 541-552.2040
Fax: 541-552.2050
TTY: 800.735.2900
seversod@ashland.or.US
'.11
rA'
ZU'\lING PERMIT APPLlCA liON
FILE # oZooC; - 006":5-/
Planning Department
51 Winburn Way, Ashland OR 97520
CITY Of
ASHLAND 541-488-5305 Fax 54]-488-6006
DESCRIPTION OF PROJECT
DESCRIPTION OF PROPERTY
Street Address 112.' A or;"
Assessor's Map No. 39 1 E 0'113 A-
Tax Lot(s) SOO
Zoning
E-:/.
Comp Plan Designation
APPLICANT
Name C YP-/$ 7cI'Hof,t2.,.. 13 fl"WN
Address StfIJ A srp-~€r
Phone Jf~S'. 92"c
E-Mail G.u(eWH ~ Jt: /$1UlSJfA4~trlf'.e&II-1
City ASHI-A Nt>
Zip <:f7S 2"
PROPERTY OWNER
Name .slDI-I~Y a 1/.C WN ! t.(!>rJIS P~.MM!fR- Phone ~83- .c16M
Address J/1 A'-~~ND .5f7J..EC.,.
E-Mail SlbJ.lE.Y&?PH~eA(.!i/:Sr;t:l%t1
City A$HtANP
Zip q 75;2.~
SURVEYOR. ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title LAN/)S?/tPt!' .4RC#.Name t>1U(r C.~viffY
Address 2. Cf5 EAE.r MAIN .5rP-l!tfr( 6U1T~ 8
Title CIVIl- eN(rINKelL-Name 10M S/.$cJl..-
Address 350' &><CE,Z- pp...,tI~{ 6tJ/r~ 2t.fo
Phone 5 S 2,lo/S E-Mail CrPEfr ~ Ct!>V8Y f'AP-bE6'. (,o.t-t
City ASHLANb Zip &/752 ~
Phone :J.:r1. G"" ''1 E-Mail .,. ~~IS vuP SlS cJt$IJ(,..INe'!:t.!~.
"'t>""
City M epF0/!-o Zip q'15'c!)1-f
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in alf 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;
7)
2)
3)
4)
that I produced sufficient factual evidence at tile hearing to support this request;
that the findings of fact furnished justifies the granting of the request;
that the findings of fact furnished by me are adequate; and further
that all structures or improvements are properly located on the ground
Failure in this regard Will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be remov. d a expe If I have any doubts, f am advised to seek competent professional advice and assistance.
~~,-, ~ 0 /'1 /0 1
Applicant's Sigriaarre' Date '
As owner of the property involved in this request, I have read and understood the complete application and Its consequences to me as a property
owner. ~ t I
,~ t./1/09
Property Owner's Signature (required) Date
[To be completed by Cily Stafl)
Date Received
Zoning Permit Type
Filing Fee $
Planning Action Type
OVER ....
C:\DOCUi\-1E -I \hanha\LOC A LS.....\ \Tcmp\Zol11 ng P-efl1li t Appl icatcoli Fonn.doc
CITY OF
ASHLAND
May 28, 2009
Christopher Brown
% Kistler Small White
545 A Street
Ashland, OR 97520
Re: P A #2009-00551, for the property located at 426 A Street
Incompleteness Determination
Dear Mr. Brown,
I have reviewed the April 30, 2009 submittals for your application for Site Review for the property
located at 426 A Street. After examining the materials presented, I have determined that the application
is incomplete because the information listed below was not provided. Incomplete applications are
subject to delay in accordance with ORS 227.178. The application cannot be further processed and
deemed complete until the missing information is submitted or the applicant indicates that the missing
information will not be provided.
Parkina Reauirements: When the 20-feet required to be taken into account at intersections
of streets and alleys is considered in looking at the available on-street parking credits (see
AMC 18.92.025.0), only about 85 feet are available for on-street parking credits on Third
Street and only about 40 feet are available on A Street. At one credit per 48 feet of
uninterrupted curb frontage, this only yields one on-street parking credit on Third Street and no
available credits on A Street. As such, the application proposes to provide only 5 of the 8
required parking spaces, and a Variance or Mixed Use Credit to address the remaining 3
spaces is needed. As this represents a 37.5% reduction in the required parking, the
application has to be reviewed as a 'Type 2" action meaning that a public hearing and decision
by the Planning Commission, rather than administrative approval at the staff level, will be
required.
This reduction could be achieved through a 25 percent mixed use credit to reduce the required
parking by 2 spaces1 and a Variance for the remaining space, however there would need to be
some additional findings provided to address the mixed use credit by demonstrating that the
peak demand for the commercial and residential uses would be offset. It also seems that the
efforts to preserve the two large trees dictate placement of the building and limit options for
providing additional parking on-site could be emphasized in the findings as well.
Planning Dlvl8lon
20 E, Main Street
Ashland, Oregon 97520
www.ashland.or.us
Tel: 541-552.2040
Fax: 541-552-2050
TIY: 8()(}.735.2900
seversod@ashland,or,us
r~'
You should be aware that parking issues have been a significant concern in this vicinity in
recent applications, and the magnitude of the reduction in required parking needed for the
proposal is substantial. Staff sees a number of signfficant benefits to the proposal in terms of
the site and building design, the efforts to preserve the large established trees, the creation of
plaza space near the comer, and the sustainability measures being pursued, however the
burden of proof remains on the applicant to make the case to the Planning Commission for the
proposed Variance and mixed use credit.
Arborist Report: Both the landscape plans and the tree removal narrative reference an
inventory done by Tom Myers, but it doesn't appear to have been provided with the application.
I've contacted Greg Covey, and he provided an e~mail from Mr. Myers with some
recommendations relative to the paver installation, but there doesn't appear to be a full
assessment of the condition of the trees and formal recommendations. There also appears to
be some encroachment by the proposed buildings into the identified tree protection zones
which is not addressed. This information will be needed by the Planning Commission as they
consider the tree preservation efforts not only in terms of the Tree Ordinance requirements but
also relative to potential options for addressing parking on the lot.
Consistency: In reviewing the application, staff noted references in the narrative to the
building as a "2,750 square foot mixed-use building. U The Planning Summary on S-1 lists the
gross building area as 3,996 square feet. These types of discrepancies tend to create
confusion for the Planning Commissioners, particularly when they are reviewing requests
involving Variances and cannot be certain exactly what is being requested. It would be to your
benefit to provide revised drawings or findings as needed to ensure consistency in the
application materials. '
Sianed Application Form: We didn't receive the required signed application form with the
submittal, and thought you may have walked out with it. In case you didn't, the form is
available on-line as a PDF at: http://www.ashland.or.us/Files/Zonina Permit Application.pdf ,
We need to have the form complete and signed by applicants/owners before the application
can be deemed complete.
Demo Application: This last item is strictly informational and doesn't affect the planning
application, but because there were demolition findings included I wanted to make sure you
were aware that you hadn't paid for a Demolition Permit. The Demolition application requires a
separate submittal and application form and is handled through Mike Broomfield in the Building
Division; you may want to wait on that application until you have land use approvals in place,
although if you prefer the applications could be processed concurrently.
Planning DlvIaIon
20 E. Main Street
Ashland, Oregon 97520
www.ashland.or.us
Tel: 541-552-2040
Fax: 541-552.2050
TTY: 800.735.2900
seversod@ashland.or,us
~.t. 1
To continue the Planning Department's review of your application, you must select and complete one of
the following three options:
1. Submit all of the missing information;
2. Submit some of the requested information and give the City of Ashland Planning Division
written notice that no other information will be provided; or
3. Submit written notice to the City of Ashland Planning Division indicating that no other
information will be provided.
Please note that failure to complete one of the three options within 180 days of the application submittal
date (April 30,2009) will result in your application being deemed void. The application will be deemed
void if the additional information is not submitted by October 27,2009.
I have enclosed a form, entitled the "Applicant's Statement of Completeness". Please review the
enclosed form and return it to me with any additional material you will be submitting. Your application
will not be further processed until the Applicant's Statement of Completeness form is completed and
received by the City of Ashland Planning Division.
If you have questions or if I can provide any further information or assistance, please contact me at 552-
2040 or seversod@ashland.or.us.
Sincerely,
/~ 5t.0-i'/.../Ju71
Derek Severson
Associate Planner
Enc1: Applicant's Statement of Completeness
Cc: File, Plummer & Brown
. PlannIng DlvI8Jon
20 E. Main Street
Ashland, Oregon 97520
WI'tW.ashland.or,us
Tel: 541-552-2040
Fax: 541-552.2050
TTY: 800-735.2900
seversod@ashland.or.us
r;.,
Job Address:
Contractor:
Address:
LOUIS/SI DNEY PLUMMER/BROWN
Customer #: 03045
LOUIS/SIDNEY PLUMMER/BROWN
Applicant: 117 ALMOND ST
Address: ASHLAND OR 97520
Phone:
State Lic No:
City Lic No:
Phone:
Applied: 04/30/2009
Issued: 04/30/2009
Expires: 10/27/2009
Sub-Contractor:
Address:
Maplot: 391 E09BA500
Phone:
State Lic No:
City Lic No:
DESCRIPTION: Commercial Site Review
Occupancy Type
Construction
Units
Rate Amt
Actual Amt Constuction Description
Total for Valuation:
fl
I
II
II
1< ."
, ,
,..' . ELECTRICAL
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..""..,',,' ',......"'.',."'...,.,....'..:.....X...MEcHANf6AC<.. ','.
,. '. .'STRUCTURAL/ ','
Fee Description
,,'. ',..',. '.,".,.....i...:PE~MlrfEEbETAIL'.'
Amount Fee Description
Amount
Type I
4,334.00
II
.."......,....,.......)PPND1TI9N$OI:,'A88Rp\f,fo,l.;):'..'...
. .. I[
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COMMUNITY DEVELOPMENT
20 East Main St.
Ashland, OR 97520
www.ashland.or,lj$
Tel: 541-488-5305
Fax: 541-488-5311
ny: 800.735-2900
Inspection Request Line: 541-552-2080
CITY OF
ASHLAND
PROJECT NARRATIVE/FINDINGS
4.30.09
PROJECT NAME: 426 A St. Project
TYPE OF PLANNING ACTION: A request for a Site Review Approval(Chapter :18,72) for a
MixedwUse Project in the E-1. Zone District(Chapter 1.8,40).
PROJECT INFORMATION:
OWNER:
Louis Plummer & Sidney Brown
117 Almond St.
Ashlandt OR 97520
DESIGNER:
Christopher Brown
545 A St.
Ashland, OR 97520
SURVEYOR:
TerrasurveYt Inc.
274 Fourth St.
Ashland, OR 97520
LANDSCAPE ARCHITECT:
Greg Covey
Covey Pardee Landscape Architects
295 East Main Street, Suite 8
Ashland, OR 97520
CIVIL ENGINEER:
Tom Sisul
Sisul Engineering
350:1 Excel Drive, Suite 240
Medford, OR 97504
PROJECT ADDRESS:
426 A Street
LEGAL DESCRIPTION:
39-1Ew09 AB Tax Lot 6507
COMPREHENSIVE PLAN DESIGNATION:
Employment
ZONING DESIGNATION:
E-1.(wjResidentiaIOverlay)
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SITE DATA:
Area of Property: 6,092 S.F,(.J-39 acres)100%
Pavement(Parking/Walkways/Plaza) 2,818 S.F. 46%
L.[Permeable Parking lot] [1/111 S,F, of 2/818 S.F. = 39% P,P,l,]
[Permeable Entry Plaza] [655 S,F, of 2,818 S,F. = 23% P.E.P.]
[Parking lot Landscape] [80 SF of 1,111 S,F. = 7.2% P.L.l.]
landscape/Recreation 1[278 S,F, 21%
Building Footprint 1[996 S,F. 33%
L.[Green Roof Area] [1/500 S,F, of 2/155 S.F. = 70% G.R.A.]
PARKING REQUIRED:
Total Spaces Required:
General Business/Retail:
Office:
(2) 1. Bedroom Units> 500 S,F,
1.,400 S,F./350 S.F. = 4 Spaces
450 S.F./450 S,F, = 1. Space
2 x 1,5 = 3 Spaces
Total Spaces Required = 8 Spaces
PARKING PROVIDED:
Total Spaces Provided:
Off-Street Spaces(lncluding ADA)= 4 Spaces
6 Total On-Street Spaces(lncluding A St.)= 3 Spaces
Total Spaces Provided = 7 Spaces
BICYCLE PARKING REQUIRED/PROVIDED:
Total Spaces Required:
1 per 5 req. Parking Spaces = 2 Spaces
1. per 1. Bedroom Unit = 2 Spaces
Total Spaces Required = 4 Spaces
50% Sheltered
Total Spaces Provided:
Total Spaces Provided = 5 Spaces
100% Sheltered
PUBLIC SPACES:
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635 S.F. Provided(:lo.4%)
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SITE DESCRIPTION:
LAND USE:
In the general area of the subject property there currently exist a variety of occupancies and uses.
These range from Low and High/ Multi-Residential Units, Office Units, Commercial Units, Health Care
Facilities, and Food Services(see Vicinity/Zone Map and Aerial Photograph).
There is also a combination of zoning districts which include R-2, C-~, and E-~, The Historic Railroad
District and the Detail Site Review Zone Overlay District are also included along A St.
Uses and Zoning Districts immediately adjacent to the subject property are as follows:
North-A Street and Commercial/Retailj Zoned E-~
South-Single/Multi Residentialj Zoned R-2
West-3,d Street and Commercial/Retail; Zoned E-l
East- Single Residential; Zoned E-~
The subject property is Zoned E-~j Employment with the Residential Overlay,
The purpose ofthe E-l District is to provide office, retailj and services in an aesthetic environment while
having a minimal impact on surrounding uses,
The R-Overlay Designation in the E-l Zone allows for Residential development at ~5 units per acre.
There are no yard requirements for this Zone Designation except those required in the Site Review,
General Provisions and Solar Access chapters, The maximum allowable height of a building is 40 feet.
PHYSICAL CHARACTERISTICS:
The property located at 426 A St. is approximately 6,092 S,F.(.~39 acres) in size, and currently has a
~,80o S,F, residence, along with an adjacent chicken coop and garage/shop, The property slopes down
to the northwest at a 3,2% fall, refer to City Topo Map.
3.02 Northern Frontage from Corner of 3'ofA St. 3.03 Western Frontage from across 3' St.
The concurrent demolition permit application is requesting permission to clear the site ofthe existing
structure(s), The potential for re-use and/or salvage is not a feasible option, and the applicant seeks to
rehabilitate the site in a manner which would provide greater benefit for the local community,
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ACCESS TO PROPERTY:
Vehicle access to the property is from 3rd St. and the shared service alley between A St. and B St.
Pedestrian access is from 3rd St./ A St./ and the adjacent alley. 3fd St. is classified as a Neighborhood
Collector, and A 5t. is classified as an Avenue(Major Collector), 3rd 5t, has a 50'-0" ROW wI36'-6" of
paving(Face of Curb), A St. has a similar 50'-0" ROW W/31'-6" of paving(Face of Curb). The rear access
alley has 13'-6" of paving and is accessible to both pedestrian and vehicular thoroughfare, There is a
1'-6" sidewalk along the property on A St., however the sidewalk does not extend along the property
border on 3rd 5t,
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4.01 Site Plan of Existing Building(s) at 426 A Street
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PROJECT DESCRIPTION:
REQUEST;
The applicant seeks approval to clear the site of existing structures, and proposes the construction of a
LEED certified 2,750 S,F. mixed.use building, The ground floor would be potentially available as an
~,850 5, F, retai I/office condomi nium(wl the potential of division into 3 spaces), a nd the second floor will
consist of (2) condominium units,
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5.01 Site Plan of Proposed Design at 426 A Street
EMPLOYMENT DISTRICT ZONING COMPLIANCE;
The proposed uses comply with the E-~ Zone District(Chapter ~8,40) in regard to permitted uses f
setbacks, lot coverage, and height,
ACCESS/PARKING:
The off-street parking ordinance requires 8 spaces (~space/350 S.F. for the general retail area
and ~.5 space/unit>5oo S,F,).
The applicant is providing 4 parking spaces on site, and will receive 2 on-street credits(for the frontage
on 3rd St.). The applicant is requesting that the on-street parking credits for A St. be validated also, due
to the fact that the opposite side of the street is an entry apron to the Grange Co-op and unparkable
curbl this would therefore allow for a single loaded parking width on A 5t(3~'-6" width) and an
additional credit if approved, The applicant would still require ~ additional credit to fulfill the parking
requirements and is therefore requesting a standard variance, for ~ credit, in order to fulfill the parking
requirements, minimize the impact to the site, and maintain an optimal FAR ratio of .35.
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Site
at 426 A Street
The applicant will utilize the existing sidewalk on A St., and make repairs to the curb on the corner of 3'd
and A 5t. The applicant will also install a new sidewalk and parkrow(per street standards) along 3rd 5tl
as shown in figure 6,01, The applicant will provide 4 covered bicycle parking spaces along the North-
West cornerofthe building, as indicated in figure 6.01.
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LANDSCAPE/OPEN SPACE:
The applicant intends to provide the majority of traditional landscaping along the Southern facade of
the building(~8% of site), and is proposing a permeable hardscape surface for pedestrian traffic in the
Northern courtyard/plaza(23% of site),
It is the goal ofthe applicant to attain LEED certification for restoring 50% of the site(excluding the
building footprint) with native/adaptable plants and will be achieving this goal with the installation of
~/500 S.F, of green roof.
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7,01 Site Plan at 426 A Street
The green roof will assist substantially in both the quantity and quality control of stormwater run.off
from the roof surface area, The applicant also intends to install permeable paving surfaces in the
parking lot to alleviate flooding and excess run-off, and all site water will be channeled into a biowswale
located on the west ofthe site for filtration and a metered release into the City storm-water drainage
system,
UTILITIES:
Existing sewer, water, and storm sewer lines are located within the ROW of both 3rd and A Street. The
electrical/CTVtelephone utilities are located overhead for both streets, The applicant has met with the
electrical dept. to determine an approved location for an above ground transformer, and-the proposed
location is shown in figure 7.0~,
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ARCHITECTURE:
The site ofthe proposed building is located within the Railroad Historic District and the Detail Site
Review District. The applicant has provided digital renderings as well as exterior design elevations for
the proposed building,
It is the intention of the applicant to provide a building that references both the character and
architectural history ofthe Railroad District, while also utilizing current technologies and methods of
sustainable design.
8.01 East Elevation
8.02 North Elevation
8.04 South Elevation
8.oS North,East Perspective
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FINDINGS:
SITE REVIEW(Chapter 18,72)
The planning Staff/Commission can approve a Site Review when the following criteria have been
addressed:
A. All applicable City Ordinances have been met or will be met by the proposed development.
EMPLOYMENT ZONE DISTRICT (CHAPTER :1.8.40)
PERMITTED USES
The City's Comprehensive Plan and Zoning Map shows the subject property to be Employment E-1.
"This district is designated to provide for a variety of uses such as office, retail or manufacturing in an
aesthetic environment and having a minima! impact on surrounding uses. H
The applicant is proposing a mixed-use building with 1,850 S.F. of appropriated retail space on the first
floor, and (2) residential condominium units on the second floor. This proposal is consistent with the
City's designation indicated on the Comprehensive Plan Map which is subsequently Employment with a
Residential Overlay. The proposed project is also in conformance with the City's E-1 Zoning
Designation, Chapter 18.40.020 which permits outright office, retail, and manufacturing uses.
SETBACKS
As shown on the Site Plan, the proposed project meets or exceeds the a real width, and ya rd
requirements ofthis chapter (18-40.050).
MAXIMUM BUILDING HEIGHT
As shown on the Preliminary Exterior Elevations, the average height ofthe proposed building is 22'-8",
which is less than the maximum height requirement of 40'-0",
GENERAL REGULATIONS (CHAPTER 18.G8)
FENCES
There are no fences proposed. However, there is an existing concrete masonry block wall on the adjacent parcel
to the east.
VISION CLEARANCE
The site plan shows the vision clearance on the intersection of the alley and 3rd Street,
SPECIAL SETBACK REQUIREMENTS
The site has no specific setback requirements as an E-l zoned lot,
OFF-STREET PARKING/DRIVEWAY STANDARDS (CHAPTER 28.92)
The off-street parking ordinance requires 8 spaces (~space/35o S,F, forthe general retail area
and ~.5 space/unit>5oo SF). The applicant is providing 4 off-street spaces(one is ADA compliant} and
is requesting 3 on-street credits(~8,92.025} in addition to a standard variance forthe remaining required
parking space. The applicant asks that the circumstances of the site and the preservation of an optimal
FAR ration be considered in granting the proposed variance,
5 covered bicycle parking spaces are required(l space/~ bedroom unit and ~ space/S req. auto spaces).
The appl icant is providi ng 5 covered bicycle parking spaces at the north-east corner of the interior
plaza, see fig.6.01.
SOLAR ACCESS (CHAPTER 28.70)
The solar setback does not apply for the proposed project, as the cast-shadow is on the public row on A
Street, see fig,6,o~,
SIGNAGE (CHAPTER 28.96)
The proposed signage will be incorporated into the entry of the plaza through the usage of a seating
structure with a metal frame infrastructure referencing the aesthetic of a railroad freight car. The
intention is for the signage to be interchangeable with in the context of the frame, and a Ilow for
flexibility of display options.
10.01 Signage Study
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B. All requirements of the Site Review Chapter have been met or will be met.
SUBMITTAL REQUIREMENTS
The applicant is providing a Narrative and Findings in addition to exhibits for written documentation,
The extent of the Graphic Document includes; Site/Landscape/Uti lity Pia ns, Floor Pia ns, Proposed
Colors and Materials, and Building Elevation drawings. This information is provided in the Application
Package and addresses the submittal requirements of Chapter ~8,72,060,
LOT COVERAGE/LANDSCAPE/OPEN SPACE
The Site and Landscape plans delineate the paving, buildings and landscape areas, The area of paved
surfaces is approximately 2,818 S.F.[48%] with 52% of that being permeable paving. The E-1zone
district requires a minimum ohS% ofthe lot area to be landscaped. The applicant is providing l,U1
S.F. of landscaping[21%l in addition to an extensive green roof covering 2/3 ofthe roof area,
TRASH/RECYCLING
The applicant has located the trash/recycle area adjacent to the 5'-0" buffer zone on the east property
line, see fig. 7.0~. The area will be screened from view by a 5'-0" tall metal/wood sliding gate,
LIGHT AND GLARE
The applicant is proposing wall mounted lights, All building lighting will be directed away from
adjacent properties,
C. The development complies with the Site Design Standards adopted by the City Council for the
implementation of this Chapter.
II-C-1.BASIC SITE REVIEW STANDARDS
Approval Standard: Development in all commercial and employment zones shall conform to the
following development standards:
II-C-1a, ORIENTATION AND SCALE
Buildings shall have their primary orientation toward the street rather than the parking area.
Building entrances shat! beJunctional, and shall be accessedJrom a public sidewalk. Public sidewalks shall
be provided adjacent to a public street Jrontage.
Buildings that are within 30 Jeet oj the street shall have an entrance Jar pedestrians directly Jrom
the street to the building interior. This entrance shall be designed to be attractive and Junctional, and shall
be open to the public during all business hours.
As shown on the Site Plan, Floor Plan, and Elevations, the entrance(s) are oriented toward A Street and
the Public sidewalk, including a secondary entrance facing 3'd Street, The applicant seeks to preserve
the existing Cedar trees at the 3,d/A St. corner, and provide a plaza area for pedestrians and building
inhabitants complete with seating and sheltered entrances to the building. It is important to the
applicant that the site and building were designed in keeping with the pedestrian thoroughfare as well
as maintaining the integrity of the historical railroad district streetscape. ",
II-C-1b. ORIENTATION AND SCALE
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.
II-C-1c. 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 from adjacent public
right-oi-ways, except in M-l zones. Loading facilities shall be screened and buffered when adjacent 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.
The Landscape Plan has been designed so that 50% coverage occurs after one year and 90% coverage
occurs after 5 years. The Landscape Plan has also been designed in accordance with LEED standards,
which have in effect reduced the potable water use for irrigation by 50% from a calculated mid-summer
baseline case, This will put the landscape irrigation system well within the standards established by the
City of Ashland.
There is no required :10'-0" landscape buffer between the building and the street, as the project is inside
ofthe Historical District,
There are currently 6 trees located on the site and:1 evergreen shrub. The applicant desires to save the
(2)large ceda r trees at the corner of 3(d and A St, The other existi ng trees and sh rubs will be removed
and are as follows:
:1-8" Bigleaf Maple, 1-Evergreen Shrub, 2-Apple Tree, and 1-Cedar Tree(On Alley)
To ensure the health ofthe (2)cedar trees the Landscape Architect has prepared a tree protection plan
and the applicant will additionally have an arborist, Tom Meyers, on site during excavation and
construction to field verify protective measures,
II-C-1d. PARKING
L Parking areas shall be located behind buildings or on one or both sides,
2, Parking areas shall be shaded by deciduous trees, bufferedfrom adjacent non-residential uses and
screened from non-residential uses.
As shown in fig. 7,01, the parking area is located behind the proposed building with access off of 3rd St.
and the Southern Alley, There will be deciduous trees planted along the Northern walk of the parking
area, and there is also a 5'-0" wide planter area(buffer) along the East boundary! adjacent to the
existing property line.
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II-C-1e. DESIGNATED CREEK PROTECTION
Designated creek protection areas shall be considered design elements and incorporated in the overall
design of a given project.
Native riparian plant materials shall be planted in and adjacent to the creek to enhance the creek habitat.
Not applicable.
II-C-1f. NOISE AND GLARE
1. Special attention to glare (AMC1812,110) and noise (AMC9,o8,170(C) & AMC9,o8,17SJ shall be
considered in the project design to insure compliance with these standards.
There will be no activities performed outside ofthe building.
II-C-1g. 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 building area is to expand by
25%, then 25% of the site must be brought up to the standards required by this document.
Not applicable,
D. PARKING LOT LANDSCAPING AND SCREENING STANDARDS
Approval Standard: All parking lots, which for purposes of this section include areas of vehicle
maneuvering, parking, and loading shall be landscaped and screened as follows:
11-0-1. SCREENING AT REQUIRED YARDS
1. Parking abutting a required landscaped front or exterior yard shall incorporate a sight obscuring hedge
screen into the required landscaped yard.
The screen shall grow to be at least 36 inches higher than the finished grade of the parking area, except for
required vision clearance areas.
The screen height may be achieved by a combination of earth mounding and plant materials,
Elevated parking lots shall screen both the parking and the retaining wall,
The Landscape Plan shows compliance with this Finding, None of the parking areas are elevated.
11-0-2. SCREENING ABUTTING PROPERTY LINES
~. Parking abutting a property line shall be screened by a S'-of/landscaped strip, Where a buffer between
zones is required, the screening shall be incorporated into the required buffer strip} and wj{/ not be an
additional requirement.
The Site and Landscape Plans show a 5'-0" wide buffer(plus 6" curb) adjacent to the east property line.
The landscape architect has specified plant material that will both screen and buffer the parking area
from adjacent development.
11-0-3. LANDSCAPE STANDARDS:
Parking lot landscaping shall consist of a minimum of 7% of the total parking area plus a ratio of ~ tree for
each seven parking spaces to create a canopy effect.
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,
The tree shall be planted in a landscaped area such that the tree bole is at least 2 feet from any curb or
paved area,
The landscaped area shall be planted with shrubs and/or living ground cover to assure 50% coverage within
~ year and 90% within 5 years,
Landscaped areas shall be evenly distributed throughout the parking area and parking perimeter at the
required ratio,
That portion of a required landscaped yard, buffer strip or screening strip abutting parking stalls may be
counted toward required parking lot landscaping but only for 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 substituted for the interior parking stalls,
The permeable parking area is 1,105 S,F. of area and the landscape buffer strip is 80 SF, which is 7,2%
of the parking area. This is compatible with the 7% minimum requirement There will be shade trees, in
accordance with City standards, planted along the green way just north ofthe parking lot} which will
also provide shelter for the parking lot area.
II-D-4' RESIDENTIAL SCREENING:
Parking areas adjacent to a residential dwelling shall be set back at least 8 feet from the building, and shall
provide a continuous hedge screen.
Not applicable.
II-D-S. HEDGE SCREENING:
The required hedge screen shall be installed as follows:
1. Evergreen shrubs shall be planted so that 50% of the desired screening is achieved within 2 years, 100%
within 4 years,
2. Living groundcover in the screen strip shall be planted such that 100% coverage is achieved within 2
years,
The Landscape Plan shows compliance with this finding where appropriate,
11-0-6. OTHER SCREENING:
1. Other screening and buffering shall be provided as follows:
Refuse Container Screen: Refuse containers or disposal areas shall be screened from view by placement
of a solid wood fence or masonry wall from five to eight feet in height. All refuse materials shall be
contained within the refuse area.
Service Corridor Screen: When adjacent to residential uses, commercial and industrial service areas shall
reduce the adverse effects of noise, odor and visual clutter upon adjacent residential uses,
Light and Glare Screen: Artificial lighting shall be so arranged and constructed as to not produce direct
glare on adjacent residential properties or streets.
The Site and Landscape Plans show a trash/recycle area to be located to the North-East of the parking
lot, along the East property line. This area will be screened with a wood clad gate. All wall mounted
lighting within the site will be directed towards the ground,
E. STREET TREE STANDARDS
APPROVAL STANDARD: All developmentfronting on public or private streets shall be required to plant
street trees in accordance with the following standards a nd chosen from the recommended list of street
trees found in this section,
II-E-:1" LOCATION FOR STREET TREES
Street trees shall be located behind the sidewalk except in cases where there is a designated planting strip
in the right-oJ-way, or the sidewalk is greater than 8 feet wide, Street trees shall include irrigation, root
barriers, and generally conform to the standards established by the Department of Community
Development.
The applicant seeks to preserve the existing Cedar Tree(s) on both 3rd St, and A St. and will add
additional street trees as deemed necessary by Planning Staff.
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t1-E-2, SPACING, PLACEMENT, AND PRUNING OF STREET TREES
All tree spacing may be made subject to special site conditions which may, for reasons such as safety,
affect the decision, Any such proposed special condition shall be subject to the Staff Advisor's review and
appro va {, The placement, spacing, and pruning of street trees shall be as follow:
:1.. Street trees shall be placed at the rate of one tree for every ]0 feet of street
frontage. Trees shall be evenly spaced, with variations to the spacing permitted
for specific site limitations, such as driveway approaches,
2. Trees shall not be planted closer than 2sfeetfrom the curb line of intersections of
streets or alleys, and not closer than 10 feet from private driveways (measured at
the back edge of the sidewa{k), fire hydrants, or utility poles.
3. Street trees shall not be planted closer than 20 feet to light standards, Except for
public safety no new light standard {ocation shall be positioned closer than 10 feet
to any existing street tree, and preferably such locations will be at least 20 feet
distant.
4. Trees shall not be planted closer than 2 1/2 feet from the face of the curb except at
intersections where it shall be sfeetfrom the curb, in a curb return area,
5. Where there are overhead power lines, tree species are to be chosen that will not
interfere with those lines.
6. Trees shall not be planted within 2 feet of any permanent hard surface paving or
walkway, Sidewalk cuts in concrete for trees shall be at least 10 square feeti
howeve0 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 surface may be covered by permeable non-permanent hard surfaces
such as grates, bricks on sand, or paver blocks.
7. Trees, as they grow, shall be pruned to provide at least 8 feet of clearance above
sidewalks and 1.2 feet above street roadway surfaces.
8. Existing trees may be used as street trees if there will no damage Jrom the
development which will kill or weaken the tee. Sidewalks oj variable width and
elevation may be utilized to save existing street trees, subject to approval by the
Staff Advisor,
II-E-3' Replacement 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.
II-E-4. Recommended Street Trees
Street trees shall conform to the street tree list approved by the Ashland Tree Commission.
The Site and Landscape plans show both the existing sidewalk on A St'l adjacent to the curb, and the
proposed sidewalk on 3rd St" with the recommended park-row. The applicant seeks to preserve the
two existing Cedar trees(A St., 3rd St,) a nd will su bsequently pia nt add itionalstreet trees as requ ired per
the Landscape plan. The proposed sidewalk for 3rd St. is asking for an exception to the street standards
in orderto accommodate the existing cedar tree planted in the park-row,
EXCEPTION TO THE STREET STANDARDS
An exception to the street standards regarding location of sidewalks is not subject to the variance
requirements of Chapter ~8.~oo and may be granted if all the following circumstances are found to
exist:
A. There is demonstrable difficulty in meeting the specific requirements of the this chapter due to
a unique or unusual aspect of the site or proposed use of the site.
B. The variance will result in equa I or superior transportation facilities and connectivity.
C. The variance is the minimum necessary to alleviate the difficulty.
D. The variance is consistent with the stated Purpose and Intent of the Performance Standards
Options Chapter.
The Site and Landscape plans show the existing sidewalk on A St. and a proposed sidewalk on 3rd St.
The existing sidewalk on A St,(i-i') is wider than the 5'-0" sidewalk required in the street standards,
The applicant proposes to retain the existing sidewalk and perform the necessary repairs to the curb
and sidewa Ik in order to bring it to an acceptable state of completion.
The new proposed 6'.0" sidewalk on 3rd St, will provide an 11'-2" park-row to accommodate the tree-
protection radius for the existing cedar tree, and then once beyond the radius will return to the typical
street standards requirement of a i-o" park-row and align with the sidewalk and parkrow south ofthe
parking lot apron.
This proposal would alleviate the difficulty and/or possible damage to the existing cedar tree on 3rd St,
by minimizing invasive impact to the root system within the tree protection radius,
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II-C'2. DETAIL SITE REVIEW
Developments that are within the Detafl Site Review Zone shall, in addition to complying with the standards
for Basic Site Review, conform to the following standards:
II-C-2a, ORIENTATION AND SCALE
1, Developments shall have a minimum Floor Area Ratio of -35 and shall not exceed a maximum Floor Area
Ratio Of.5 for all areas outside the Historic District. Plazas and pedestrian areas shall count as floor area
for the purposes of meeting the minimum Floor Area Ratio,
The FAR for this project is currently at 66%. This was necessary in order to provide a medium density
project able to accommodate a mixed-use of retail space and housing, without compromising open
space on the site.
2. Building frontages greater than 100 feet in length shall have offsets! jogs! or have other distinctive
changes in the buildingfa~ade,
All building frontage is under 100'-0", However, the applicant has made a concerted effort to step the
building fa~ade in orderto maintain the comfortable pedestrian scale of the Historical Railroad District,
], Any wall which is within ]0 feet of the street! plaza or other public open space shall contain at least 20%
of the wall area facing the street in display areas! windows! or doorways. Windows must allow view into
working areas or lobbies! pedestrian entrances or displays areas, Blank walls within]o feet of the street are
prohibited, Up to 40% of the length of the building perimeter can be exempted for this standard if oriented
toward loading or service areas.
As shown on the North and West exterior elevations, there are numerous windows and doorways, The
percentage on the North elevation is 26%( and the percentage on the East elevation is 31%, Both
frontages are greater than the required 20%.
4, Buildings shall incorporate lighting and changes in mass! surface or finish to give emphasis to entrances.
The Applicant has sought to provide adequate emphasis to the building entrances through the use of
massing and material usage as shown in the elevations( floor plan, and renderings,
5. Infill or buildings! adjacent to public sidewalks! in existing parking lots is encouraged and desirable.
Not applicable,
6. Buildings shall incorporate arcades! roofs! alcoves! porticoes, and awnings that protect pedestrians from
the rain and sun,
The Applicant has provided a continuous awning that will provide shelterfor pedestrians outside of the
building and at all entrances,
II-C-2b. STREETSCAPE
L Hardscape (paving material) shall be utilized to designate "people II areas. Sample materials could be
unit masonry, scored and colored concrete, grasscrete, or combinations of the above,
The applicant is providing a small public plaza in the front ofthe building{ see Site and Landscape Plans,
It is the intention of the applicant to allow for pedestrians on the busy A St./3rd 5t, thoroughfare to use
the plaza and the seating area for rest and relaxation,
2. A building shall be setback not more than 20 feetfrom a public sidewalk unless the area is used for
pedestrian activities such as plazas or outside eating areas, If more than one structure is proposed for a site,
at least 65% of the aggregate building frontage shall be within 20 feet of the sidewalk. (Amended
September 2], 200] Ordinance # 2900)
The building setback on A St. is 6'.6" and on 3rd St. is u".
II-C-2c. PARKING & ON-SITE CIRCULATION
~. Protected raised walkways shall be installed through parking areas of 50 or more spaces or more than
~oo feet in average width or depth.
2. Parking lots with 50 spaces or more shall be divided into separate areas and divided by landscaped areas
or walkways at least ~o feet in width, or by a building or group of buildings.
], Developments of one acre or more must provide a pedestrian and bicycle circulation plan for the site,
One-site pedestrian walkways must be lighted to a level where the system can be used at night by
employees, residents and customers. Pedestrian walkways shall be directly linked to entrances and to the
internal circulation of the building.
Not Applicable.
II-C-2d. BUFFERING AND SCREENING
~, Landscape buffers and screening shall be located between incompatible uses on an adjacent lot. Those
buffers can consist or either plant material or building materials and must be compatible with proposed
buildings,
2. Parking lots shall be bufferedfrom the main street, cross streets and screened from residentially zoned
land.
Reference Finding U-D-2{ along with Site Plan and Landscape Plan.
II-C-2e. L1GHTI NG
Lighting shall include adequate lights that are scaled for pedestrians by including light standards or
placements of no greater than 14 feet in height along pedestrian pathways.
The applicant will provide wall mounted lights on the building, placed no greater than 14'-0" in height at
the entrances, Furthermore, the applicant will also provide street lighting at the corner of 3rd and A St,
II-C-2f. BUILDING MATERIALS
1, Buildings shall include changes in relief such as cornices, bases, fenestration, fluted masonry, for at least
15% of the exterior wall area,
The applicant is providing Exterior Elevations and Renderings ofthe proposed building, These
elevations exhibit compliance with the Historic District Standards,
2. Bright or neon paint colors used extensively to attract attention to the building or use are prohibited,
Buildings may not incorporate glass as a majority of the building skin.
Not applicable,
C. HISTORIC DISTRICT DESIGN STANDARDS
In addition to the standards found in Section II, the following standards will be used by the Planning and
Historic Commission for new development and renovation of existing structures within the Historic
District:
IV-C-:L. HEIGHT
Construct buildings to a height of existing buildings from the historic period on and across the street. Avoid
construction that greatly varies in height(too high or too low) from older buildings in the vicinity.
IV-C-2, SCALE
Relate the size and proportions of new structures to the scale of adjacent buildings. A void buildings that in
height, width, or massing, violate the existing scale of the area,
IV-C-3- MASSING
Break up uninteresting boxlike forms into smaller varied masses which are common on most buildings from
the historic period. A void single, monolithic forms that are not relieved by variations in massing,
IV-C-4. SETBACK
Maintain the historic fafade lines of streetscales by locating front walls of new buildings in the same plane
as the facades of adjacent buildings, A void violating the existing setback pattern by placing new buildings
in front or behind the historic fa fade line, A void replicating or imitating the styles, motifs, or details of
older periods. Such attempts are rarely successful and, even if well done, present a confusing pictyre of the
true character of the historical areas,
IY-C-S, ROOF SHAPES
Relate the new roof forms of the building to those found in the area, A void introducing roof shapes,
pitches, or materials not traditionally used in the area,
IV-C-G. RHYTHM OF OPENINGS
Respect the alternation of waf{ areas with door and window elements in the fac;ade, Also consider the
width. to-height ratio of bays in the fac;ade. A void introducing incompatible fac;ade patterns that upset the
rhythm of openings established by the surrounding structures.
IY-C-l. PLATFORMS
The use of a raised platform is a traditional siting characteristic of most of the older buildings in Ashland.
A void bringing the walls of buildings straight out of the ground without a sense of platform
IY-C-S, DIRECTIONAL EXPRESSION
Relate the vertical, horizontal, or nondirectional fac;ade character of new buildings to the predominant
directional expression of nearby buildings. A void horizontal or vertical fac;ade expressions unless they are
compatible with the character of structure in the immediate area,
IY-C-g. SENSE OF ENTRY
Articulate the main entrances to the building wi covered porches, porticos, and other pronounced
architecturalfarms. Avoidfacades with no strong sense of entry,
IY-C-10.IMITATIONS
Utilize accurate restoration of or visually compatibly additions to, existing buildings, For new construction,
traditional architecture that well represents our own time, yet enhances the nature and character of the
historic district should be used. A void replicating or imitating the styles, motifs, or details of older periods,
Such attempts are rarely successful and, even if done wen present a confusing picture of the true character
of the historical area.
D. That adequate capacity of City facilities for waterl sewer, paved access to and through the developmentl
electricitYI urban storm drainagel adequate transportation can and will be provided to and through the
subject property.
As shown in the Survey and Site Plan, there are existing utilities and services in the ROW of both 3rd and
A St. The applicant will connect the proposed on-site utilities and services to the existing lines in the
ROW of these streets.
The Site plan shows the proposed location of the electrical service equipment, and has been located,
per Dave Tygerson, to provide the easiest route of access for maintenance and upkeep, The applicant is
also providing an electrical distribution plan and load calculations( see attached.
Vehicular access to the proposed project will be from the 3rd St, Alley, The existing sidewalk anA St,
and the new sidewalk on 3rd St. will provide pedestrian access, .
VARIANCES (CHAPTER 18.100)
The planning commission can approve a parking variance when all the following circumstances exist:
A That there are unique or unusual circumstances which apply to this site which do not typically apply
elsewhere, Given the size and dimension ofthe lot, a conventional parking layout would require an
additional entry from 3rd St., as opposed to the alley entrance proposed. The conventional solution
would compromise both the intended green area ofthe site and the overall FAR ratio of the
building, resulting in a decrease of density contrary to the intention of the E-1. zoning in the
Historic Railroad District. If in fact the proposed building were sized according to the parking
requirements it would result in a footprint of 1.,050 S.F., a footprint smaller than the existing
residence currently on the site.
B. That the proposal's benefits will be greater than any negative impacts on the development of the
adjacent uses; and will further the purpose and intent of this ordinance and the Comprehensive Plan of the
City(Ord, 242551/ 1987) The intention of the applicant to use the existing alley entrance for parking
access allows for the character of the site and surrounding neighborhood to remain intact, while
also providing amenities, such as a public plaza and seating areas for an improved commercial
thoroughfare. The applicant has also gone to extensive lengths to be considerate to surrounding
neighbors and uses, by implementing extensive greening measures in order to provide an amicable
building which would be viewed as beneficial and welcome in the neighborhood.
C. That the circumstances or conditions have not been willfully or purposely self-imposed,
The circumstances/conditions under which this variance is requested have not been willfully or
purposely self-imposed, and the applicant has sought to provide the best solution possible forthe
site, neighborhood, and city as a whole. The applicant has balanced the intended requirements of
the FAR ratio(although not required in the Historic District) to maintain the optimal balance of site
preservation and building density. It has been the applicants understanding that the City seeks to
increase density in the Railroad District, while preserving available green/open space, and combat
the potential of commercial sprawl and excessive paving. The applicant has concluded that the
application put forth is the best possible solution in this case.
!
o
Exhibit A
Building Footprint: 1,250[;20%]
landscape Area: 650[10%]
Parking Area: 2,345[38%J
FAR: 40%
Exhibit B
Building Footprint: 1,250[20%]
Landscape Area: 266[4%]
Parking Area: 2,624[43%]
FAR: 40%
!
!
!
Exhibit C
Building Footprint: 1,050[17%]
Landscape Area: 2,026[33%]
Parking Area: l,l:n[18%]
FAR: 34%
Exhibit D[Proposed Solution]
Building Footprint: 1,996[33%]
Landscape Area: 1,278[21%]
Parking Area: 1,ln[18%]
FAR: 66%
The applicant is requesting that a Variance be granted for 1 ofthe 8 required parking credits. The
proposed design and use of the site in question at 426 A St, would benefit adjacent uses, the pedestrian
corridor along A St., and the intent ofthe Comprehensive Plan in regards to the densification of the E-1
area.
Chapter 18.92.055 Variances for Commercial Buildings in the Historic District, states that a variance of
up to 50% of required automobile parking may be granted to commercial uses within the Ashland
Historic District as a Type 1 Variance, However, "It is the intent ofthis clause to provide as much off-
street parking as practical while preserving existing structures and allowing them to develop to their
full commercial potential."
Although the applicant is not preserving the existing structu re(s) on the site, the basis for the
application ofthe variance is based upon this same logic. The applicant has provided as much "off-
street" parking as is feasible for the site in question, and in the case that the applicant were forced to
provide more parking on site it would commit nearly 50% of the site to parking, The FAR ofthe
building has been concentrated to the extentthat ifthe building wererequired to reduce its footprint
further, it would not meet the required FAR threshold, as stated in II-C-2a, and would compromise the
intention of the E-1 zoning to create densification in the Historic Railroad district without creating
commercial 'sprawl',
The applicant has made the case also for the inclusion of (l)On-Street parking cred it at A St., due to the
fact that parking along the curb length ofthe applicants site is single loaded, The Grange Co-op,
directly across A St, has painted yellow curb and a driveway apron, see fig, 6,01, the entire length of the
applicants frontage on A St. Therefore, the width ofthis section of street(at single loaded capacity) is
well beyond the required minimum for a valid On-Street Parking Credit.
If the request for inclusion of the On-Street parking credit is denied, than the applicant would ask that
the variance be extended to cover the additional credit, covering a total of 2 parking credits.
The applicant seeks to provide the City of Ashland with a LEED certified building in a unique district
that has the potential to integrate the timeless character ofthe historic railroad era, with the
methods and practice of current green technology,
The railroad district has been a hub oftown commerce and industry, and the applicants project seeks to
contribute to this intention, while remaining sensitive to the existing uses currently in the district,
The proposed building is an integration of several disciplines, including storm-water management
practices, green-roof technologies, low-intensity water conservation measures, sustainable
landscaping, and renewable energy. The intention ofthe applicant is to allow forthe building to
function as an educational resource, one which could inform and educate as to the benefit ofthe usage
of green practices in the built environment and the extent to which they can contribute both to the
immediate community and greater whole as well.
Estimated Energy Usage:
The applicant intends to provide Heating/Air-Conditioning to the building through the use of (2)1.5 ton
HV AC units for both of the upsta irs 1 bedroom un its, in addition to a 3 ton unit for the ground floor with
the potential of (2) additional units(if the space is divided into th ree seperate a reas). The a pplica nt
intends to use high SEER rated mechanical equipment and in order to achieve LEED certification must
achieve an optimal level of efficiency,
Pursuantto LEED requirements, the energy usage of the building will seekto demonstrate a minimum
of 10,5% performance increase in comparison to the ASHRAE/IESNA Standard 90.1-2004 baseline
building model. The applicant also intends to fulfill State and Federal rebate/tax credit requirements
for the installation of resource-efficient appl ia nces, and the use of photo-voltaic collection pa nels,
At this point it is not feasible forthe applicant to estimate the energy usage of the building for a
prospective year, however the proposed build ing intends to meet and/or exceed the required
qualifications,
SECTION :1.8.61.080 Criteria for Issuance of Tree Removal 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.
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, 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 afthe tree will not have a significant negative impact an the tree densities, sizes, canopies, and
species diversity within 200 feet of of the subject property.
There are currently 6 trees located on the site and ~ evergreen shrub. The applicant desires to save the
(2)la rge cedar trees at the corner of3rd a nd A St. The other existing trees a nd shrubs wi II be removed
and are as follows(See Sheet L2):
~_8Ff Bigleaf Maple, ~-Evergreen Shrub, 2-Apple Tree, and ~-Cedar Tree(On Alley)
The trees that are proposed to be removed will not have a significant negative impact on the factors
I isted in criteria nu mber 2, and a re not likely to be deemed essentia I to the character of the site in any
way, shape, orform, The applicant has made great effort to preserve the (2)Cedartrees atthe corner of
3rd and A St., which are of an integral nature to the fabric ofthe site and the A St. corridor,
Tom Myers{ Upper Limb-It Tree Service, performed the initial tree survey ofthe site, and has evaluated
the Ceda r Tree on the a Iley to be in 'poor' cond ition{ as it has been severely pruned on severa I occasions
to accommodate overhead power lines, The Bigleaf Maple, Evergreen Shrubr and (2)Apple Treesr are in
fair condition but will not be replanted on the site and vary between 6-8" DBH.
The requested removal of these trees is necessa ry to accommodate the proposed bui Iding footprint,
and the applicant intends to provide replacement tree(s) per sheet L3, which should compensate for the
removal of the aforementioned trees,
4/30/2009
Mike Broomfield
Building Code Official
City of Ashland
20 E. Main Street
Ashland, OR 97520
Re: 426 A St., Ashland, OR
The Owner{s) of the property at 426 A St., Louis Plummer & Sidney Brown, are
hereby applying for the demolition of the existing 1,800 sq. ft. structure(s) at this locale. I
am preparing this letter and the information substantiating their position as the Designer
for the project.
The property at 426 A St. is in an advanced state of decay, and the Owner{s) are
requesting that a demolition permit be granted for the removal of the structure(s) at this
site. The building(s) are no longer safe to occupy(due to failing roof conditions, exterior
decay, contamination of black mold) and are both a liability, if not a hazard, while they
remain standing.
North Eave(Main Entrance)
West Profile(Parking Lot Facade) West Exterior Wall (Adj. to 3'. St.)
When purchasing the parcel, the current Owner(s) considered the restoration of
the aforementioned structure, as it would have been the path of least possible resistance
in terms of permitting, and also would allow for an expedient turnaround of a rental
property to initiate a return on the purchase investment. However, upon further
evaluation, the extent of damage and required repair was above and beyond what they
were prepared to invest into a 2-bedroom rental house.
In speaking with the City Planning Staff it was evident that there was a preference
to see the existing house a primarily Residential use phased out in order to accommodate
the current E-1 zoning w/Residential Overlay. The Owner(s) have proposed to replace the
existing residence with a 3,990 sJ. mixed-use structure, allowing for 3 leasable retail units
on the ground floor, and 2 condominiums on the upper floor.
The structure at 426 A St. has questionable value in its role as a historical landmark,
and little or none in its inherent structure. The value in this property as perceived by most
in our community, is in the location and size of lot. This is the main reason, given current
market forces, that a majority of people would consider buying this propertYI and indeed is
the main reason for the Owner1s decision to demolish.
Determinative value is in the vernacular style and its historic relevance to our
town's history. This structure relates to neither and is in essence a dilapidated structure
without a place in either the present-day built environment or the preservation efforts of
the historical. During a Pre-Application hearing at the Historical Commission the existing
structure was reviewed, and there was unanimous approval throughout the committee
that the contribution of this residence to the historical character of the Railroad district is
void, and that it is regarded as more of an eyesore than a historical landmark.
North Elevation(Garage)
South Elevation(Rear Entrance)
North Elevation(Main Entrance)
The owner of this property intends to build a sustainable lEED certified mixed-use
building according to the demands and needs of the commerce and housing market in the
unique and historical Railroad district of Ashland. The decision by the Owner to demolish
this structure has not been taken lightly. After considerable thoughtl and after evaluating
the economic feasibility of rehabilitating the existing structure on-site, the decision has
been made to proceed with the filing of this application for demolition. The Owner hopes
to contribute to the intrinsic value of the community while providing a beneficial model
for sustained growth and development within the context of the historical fabric of
Ashland.
Si ncere Iy,
a
Christopher Brown, Project Desig ner
DEMOLITION NARRATIVE
For demolition of existing structure at
426 A St., Ashland, Oregon
Prepared by: Christopher Brown, Designer
04/30/09
Pursuant to Section 15.04.216, Demolition and Relocation Standards, the Owner of the property
at 426 A St. is hereby applying for the demolition of the existing structure based on the following
findings.
15.04.216 Demolitkma/'JI:f Re/ocatlon Standards
A. "For demolition or relocation of structures erected more than 45 years prior to the date of
application:
,. The applicant must demonstrate that either subparagraphs a or b apply:
a. The structure cannot be rehabilitated or reused on site as part of any economically
beneficial use of the property. In determining whether an economically beneficial use can
be made of the property, the Demolition Review Committee may require... "
Inventory of Buildable lands- Property is on the City of Ashland 'inventory of Buildable
lands' under 'RedevelopabM Parcels. This property has been identified as being
underdeveloped relative to the surrounding neighborhood by the City's own inventory.
Redeve/opable Parcels: Those tax lots where the surrounding land uses are compatible
with more intensive use, and the improvement value is less than or equal to 30% of the
total property value, were listed as redevelopable (RD) in the City's Geographic
Information Systems (GIS) database
The relative historic significance was not addressed in this inventory, but it does recognize
the potential for intensified redevelopment. Present market forces in conjuction with the
state of disrepair make this property a prime candidate for 'more intensive use~ The
owner of the property, desires to develop the lot in accordance with the statutes of the E-1
zoning and within the guidelines and direction of the Planning Dept. In addition, the
Owner deems the additional cost of remodeling the existing structure on site as being
economically infeasible.
Economic Feasibility- Two cost estimates were prepared to compare and contrast for the
development of this property. Cost estimates included all hard and soft costs associated
with developing this property and included land cost, professional fees, government fees
(Le. City of Ashland), construction costs, miscellaneous costs, and construction financing
costs.
The following figures are based on my knowledge of construction costs through my
experience as a Designer here in Ashlandl through conversations with local builders, and
from information gathered from recent projects completed within the area. These
numbers reflect my best estimate and are based on my experience and qualifications as an
Designer practicing in Ashland in both commercial and residential construction. I make no
claim to having market knowledge equivalent to that of a certified Appraiser or Real
Estate Agent.
The first alternative, Scheme AI proposed a remodel of the existing residence on site as a
residential rental property with the option of renovating the existing garage in the rear for
use as a commercial/office studio. The practicality of this scheme was immediately shown
to be faulty as the initial cost alone for renovating the existing residence, due to its
extreme degradation, came out nearly equivalent, +/-$350,000 to the estimated cost of
demolishing the structure and rebuilding from a clean slate. With the potential for
investment return greatly diminished due to the faltering rental market and no viable
benefit to be gained from this solution the owners hope to pursue the second option,
Scheme B.
Scheme B, proposed demolishing and rebuilding on the property, in accordance with the
City zoning ordinance of E-1 wi Residential Overlay. The proposed mixed-use scheme
would encompass (3) condominium retail spaces on the ground floor and (2) condominium
apartments upstairs. This format is compatible with the surrounding community in several
regards, and it also allows for a financially viable model for the owners and potential
investors. The projected construction cost of Scheme B is budgeted at +1-$450,000.
These projected development costs were then compared to the potential capital invested
in the current property and as can be imagined the figures resulting from Scheme A
exceeded any potential return that the investment could possibly facilitate. It should also
be noted that in the Pre-App hearings for the project the Historical Commission stated
that the existing structure is void of any notable historic value, and in general an eyesore
for the surrounding community, and that demolition would be an approved avenue for the
redevelopment of the property.
Scheme A clearly exceeds the current market value of the property and is not a feasible
solution for the Owners' budget.
It is my conclusion that "The structure cannot be rehabilitated or reused on site as
part of any economically beneficial use of the property. H
b. "The structure proposed for demolition is structurally unsound despite efforts by the
owner to properly maintain the structure."
Existing Structure- Exterior of building is in state of decay, vandalism, and neglect. The
roof is no longer functioning. No existing insulation noted, and single-pane windows are
in need of considerable repair. Extensive black mold throughout the wall and floor. The
building as is, could not be purchased with a bank loan due to possible structural
inadequacies and the general state of disrepair.
Structural Integrity- Hazardous: A qualified structural engineer would have to make the
determination regarding the overall structural integrity of the building. From field
observation the footings were in a degraded state-cracked and uneven, water damage
throughout the roof structure, and generally unsafe.
2. In addition to subparagraphs a or b above~ the applicant must also:
a. Submit a redevelopment plan for the site that provides for a replacement or rebuilt
structure for the structure being demolished or relocated...
Proposed Redevelopment - (See enclosed plans dated 30 APR 09)
b. Demonstrate~ if the application is for a demolition~ the structure cannot be practicably
relocated to another site.
Practicality- it is, from a physical standpoint, given its current condition and construction
type, impossible to move this structure.
C. For any demolition approved under this section~ the applicant is required to salvage or
recycle construction and demolition debris~ if feasible and cost-effective as determined by
the Demolition Review Committee. The Committee may consult with the Conservation
Commission or others in making such a determination.
Following are the steps that will be taken to comply with this section:
1. Relocation - Attempts to find someone to relocate the structure to another site is,
given the size and condition of the structure, impractical.
2. Inspections - Second, the Contractor will coordinate inspections for Asbestos and
other bio-hazardous materials and will properly dispose of any found according to all
applicable laws prior to demolition.
3. Architectural Salvage - Third, we will contact Joel Morrow of Morrow's in Medford to
assess the value of any fixtures or materials found on site and contract with him, should
any be found, for their removal.
4. Metals Salvage - Fourth, Contractor will remove all metals (i.e. copper, brass,
aluminum, steel, appliances etc...) and deliver to 'Schnitzer Steel Inc: in White City.
5. Wood Salvage - Contractor will demolish and remove all acceptable woods and
deliver to 'Biomass One'.
In conclusion I believe, based on the information provided, that this permit should be
approved unconditionally. The demolition criteria have been met both from an
'economically infeasible' standpoint and due to the structuraJJy deficient nature of the
existing building.
Respectfu lIy,
.?,<,~ J
("~ .//
j/
--_/(",~
Christopher Brown, Project Designer
STO'RM [JR.AIN NAR,RA TIVE
FOR
426 "A " STREET PROJECT
ASIUJAND.ORE.GON
April 2009
PREP A RED BY
SISUL EN(;INEERING
A l)il'i'$i~m Q;fSisul Em~'pri,\'(f$., lnc.
3501 Exeel Urivc,. Sl.tnic 240
Me.dford, OR 97504
plwnt.::: (.54.2) 227'(~7 '9
fa.:c (541:1842~m35
STOR}...1 DRAIN NARRATIVE
ror
426 "'A" Street PrCl.i C(:(
a
Commercial'" Residenljal IJup]ex Development
Existing. Site CO:ldition:
On the nearly 6100 SF parc"€l the. existing improvements COlL....ist of a one story residence
of approximately 1150 SF, a 600 SF garage .and a smvU shed (If approximakly 75 SF.
Proposed Site Impmvemcnts.:
The footprint of the proposed building win be approximately 2032 SF, the parking lot.
and other miscellaneolls hardscapc \.\~.Il constitute approximately another 2840 SF,
Therefore gross impervious area will be l.ess than .sOOt) SF, hut that number will he
reduce.d further hy II green roof proposed for approximately hvo~thirds of the roof arC'~.
Existing Site Drainage Conditions:
Thc-rc is not a [(lrmal drainage facility on tlIe site currently. There is an existing street
catchbasin in the: middle Qf the curb return at the SF comer of Ihe111i.rd arl.cl A Street
intersec.tion. TItS catchbasin connects to a storm dmin system that appC'J:fs to drain under
the Grange building across the street from the subject site. At tbe rear of the site in the
alleyway there is a catchbasin east or the Third Street sidt.'walk that drains via a smull
diwneter pipe through a wccpholc in the Third Street curb. It ha.~ been noticed this winter
that the storm runoff backs up around tills aJle)" c:atchhasin and ovedlows. onto the su~iect
site.
\VhHc no geotcdmical investigation ha.'1 yet been performed on the site, according to the
National Resour:.e Convers~ltion Service Soil Survey, the site's soils are Coker day soil,
Coker day is a Class. "D" soil and has a vcry slow infiltration rate when thoroughly wet
Required Drajn~~J),~:
The Rogue Valky StomnNater Quality Design Manual ha.s per..fCmnance guidelines for
flow t.l)otrol anc wa.ter quality design standards, In regards to flow control~ the City of
Ashland generally requires the default standard of 0.25 CFS per acre be used. for a destgJl
of onsite storm facilitjes. However, ""'e HI,so understand th~l in recent years it has beeD a
gencrn.l pohcy !o waive the detention standard vlhen the total new impervious area
created by a development is less than 5000 SF, For pollution reduction the rrJ.aio
polluhmts of CiJr;c;em arc suspended solids and oils and grease,
. ...J
1.
...~..~
DiscussiQn Of \\'hat Is Protillsed~
GEVERAL
The appLicants. are proposing a green facility and are working to obtain a LEED rating for
tbe proposed development To meet this goal. they are pmposing tb~lt approximately
lw'O~thirds of ttK roof will have green roof systcIU to reduce nmotT and improve water
qllality that does. drai n into the City system, (The other tbird of roof ar.ea is currently
planned to hold sohtr panc:ls.) Therefore to further dctain and treat the nmoJT from the.
roof will yield little value.
There are some pedestrian hnrdsc.ape areas (primarily' the pluz:;I, area to<::ated vo the NW
comer of the site) that ..\~H be impervious and ""ill not detention or "vater quality as
currently proposed.
FLOW COlvTROL
We looked around to see what couJd be improved and would be most beneficial for flow
control and \vater quality and \ve felt to de(~in and tf(.~at (he alley nmon~ as well as. the
smull parking an:a proposed t'c)r the site \.\'ould provide the most benefit. While we do !10t
have good topographic information on the aUey ea.",t of the site, it appears that possibly
:3J4 quarters of :he aile}' drains towards 'rhird Street, While the aUey hu.,,> no formal
detention l'W;iHt)" il docs in have for an intents and purposes a detention 3-)'stcm as the
outlet pipe is so Hat and small that drainage backs up around the aUey catchbasin and
overflows onto the subject site. This overflow onto the subjeci site aHows for a slow
release into the .subject site soils or a long time of concentration flow across the site, This
HoYerflow~! detcl1tion system wUl be lost with the redevelopment of the subject site.
It \vmlld be de~irablc for the applicant if a puddle did not occur around the aile)'
catchba~in astha Vim be the entrance to tJldr prop<)sed parking )ot. For that reas.on and
for general detent_on and waler quulity reM(lns.~ the appJj~nt would like to remove the
alley catchbasin and aHo'.v the alley to sheet drain across the: applicants proposed parking
area into a small iandsc.ape detention basin oouth of the proposed. building. Vle
understand (hat it is st"odard Cit)' policy that the alleys have un inverted crown and what
we arc proposing would deviate from the standard at the most westemcdgc of the aUcy,
We nevertheless are proposing remoyaJ of the alley talchbasin and regrading the alle,y in
a limited way tu allow alley drainage now directed tow}).rd lhe catchbwjin be directed
towards the onsite detention facility_
While we fall below the threshold fiJ[ storm detention based on recent City policy we stm
plan to provide a detention facility. If the City staff decides that the alley catchbasin
must remain, we will still plan for a detention facility! but adjust the detention orifice for
a smaller base ilr)\V and pIau [or the detention system to handle the proposed parking area
and oveftlow fh:nu the alley.
1\..lost of the detention area will consist of hmdscaping and some slightly elevated
hards!,:;i:lpe area bat could see inundation during the biggest storm. events. The: detcntipn
area luaximum volmue \-vill be approximately 60 CF. The primarily oudet from1hc
.,
."
.".:0.
detention arct~ w.)tlld be to a bubhler drain in the street side planter. The. overt1mv path
from the detenticn area \vt)uJd be over the detention area ernbankment towards the pubhc
sidewalk and street sjd~ planter.
WA TER QUAliTY
Water qllaHty wil! be provided through a treatment train of f~<;iJitics, First, the
hmds.caping in the detention area '",ill include plants that trap some of the suspended
solids and wW ahsorb nutrients out t)f the ruJlo11 suc.:lt as phosphorus that is an airborne
nutrient found in runoff, The second clement in the treatment train win be- the trap and
siphon catchbasin that wiJ l also serve as the flow control for the detention area, The trap
and siphon cat:hoosin wHl trap pollutants tbat are lighter than ...\rater s.uch as
hydrocarbons l:lbov<.~ the submergl;..'(l outlet of the catchbasin. The catchhasin will als.o
have a sediment SlU11p to catch sediments c3JTied III the runoff that are heavier than then
water. The third. element of tJ1e treatment trlljrl v,.'ilI be further water polishing by having
the rutlojJ bubble I)p out of an tlrea drain in the street side planter to dmin across 30 teet
of vf.~gefalcd landscape s\-valc for further nutrient removal from the runoff. At that poinl
the fimoff will be picke.d up by another area drain and piped to the existing catcbbasin at
the intersection oCnl.ird ~md <LA".
. ._ :~ r~
3
......
. ........
KOGAP Enterprisest Inc.
ELECTRICAL DIVISION
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Kistler & Small & White Architects
545 A St.
Ashland, OR 97520
P.O. BOX 1608 . MEDFORD, OREGON 97501
PHONE (541) n6~6500 . FAX (541) 770..6551
Revised 2-23-09
Clnis Brown
Re: Load Calculations for 426 A St., Ashland, OR
Chris,
Here are the load calculations for 426 A St. Ashland) OR
Condo A: (1050 Sq. Ft.)
General Lighting Loads
(2) Small Appliance Loads
(1) Laundry Load
(1) Range
(1) Dryer
(1) Dishwasher
(1) Garbage Disposal
(1) Water Heater
(1) Range Hood
(1) 1.5 Ton HVAC wlHeat Load
Total = 26576 VA / 240V = IlIA
(1) 125A 120/240V 1 Phase Service
(Used Optional Calculation for One Family Dwelling)
Condo B: (850 Sq. Ft.)
General Lighting Loads
(2) Small Appliance Loads
(1) Laundry Load
(1) Range
(1) Dryer
(1) Dishwasher
(1) Garbage Disposal
(1 ) Water Heater
(1) Range Hood
(1) 1.5 Ton HV AC w/Heat Load
Total = 26336 VA I 240V = 11 OA
(1) 125A 120/240V 1 Phase Service
(Used Optional Calculation for One Family Dwelling)
Retail # 1: (430 Sg. Ft.)
General Lighting Loads
(1) Sign Lighting Load
(6) General Use Receptacle Loads
(1) 2 Ton HV AC w/Heat Load (Future)
Total = 19193 VA I 240V = BOA
(1) 100A 1201240V 1 Phase Service
Retail # 2: (415 Sq. Ft.)
General Lighting Loads
(1) Sign Lighting Load
(6) General Use Receptacle Load
(1) 2 Ton HVAC wlHeat Loads (Future)
Total = 19136 VA 124PV = 80A
(1) 100A 120/240V 1 Phase Service
Retail # 3: (755 Sq. Ft.)
General Lighting Loads
(1) Sign Lighting Load
(10) General Use Receptacle Loads
(1) 3 Ton HV AC w/Heat Load
Total = 21131 VA! 240V = 88A
(1) 100A 120/240V 1 Phase Service
House Panel
(1) Exterior Lighting Loads (70W at Each Door) .
(4) General Use Receptacle Loads (Restrooms & Hallway)
(1) Water Heater Load
Total = 5745 VA! 240V = .24A
(1) 50A 120/240V 1 Phase Service
Total VA Loads=
Condo A
Condo B
Retail # 1
Retail # 2
Retail # 3
House Panel
26576 VA
26336 VA
19193 VA
19136VA
21131 VA
5745 VA
Grand Total 118117 VA / 240V = 492A
I would recommend a 600A,lz0/240V, 1 phase service. The retail spaces are basic loads
as listed above. Loads could increase depending on the tenant requirements.
KOGAP Electric
~-67~-
Randy Templeton
Shop Foreman
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