HomeMy WebLinkAboutOak_101 (PA-2010-01244)
CITY OF
ASHLAND
November 22, 2010
Alex Amarotico
101 Oak St
. Ashland, OR 97520
Notice of Final Decision
On November 3, 2010, the Staff Advisor for the Ashland Planning Division administratively approved
your request for the following:
PLANNING ACTION: 2010-01244
SUBJECT PROPERTY: 101 Oak St.
APPLICANT: Alex Amarotico/Standing Stone Brewing
DESCRIPTION: A request for a Site Review to enclose outside storage and relocate and
existing cooler. COMPREHENSIVE PLAN DESIGNATION: Downtown Commercial; ZONING: C-l-
D; ASSESSOR'S MAP #: 39 IE 09BB; TAX LOT: 10300
The Staff Advisor's decision becomes final and is effective on the 13th day after the Notice of Final
Decision is mailed.
Prior to that date, anyone who was mailed this Notice Of Final Decision may request a reconsideration of
the action by the Staff Advisor as set forth in the Ashland Land Use Ordinance (ALUO)
18.1 08.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in the ALUO
18.1 08.070(B)(2)( c).
An appeal may not be made directly to the Land Use Board of Appeals. Oregon law states that failure to
raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford
the decision maker an opportunity to respond to the issue, precludes your right of appeal to LUBA on that
issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of
appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to
proposed conditions of approval with sufficient specificity to allow this Department to respond to the
issue precludes an action for damages in circuit court.
The application, all associated documents and evidence submitted, and the applicable criteria are available
for review at no cost at the Ashland Community Development Department, located at 51 Winburn Way.
Copies of file documents can be requested and are charged based on the City of Ashland copy fee
schedule.
If you have any questions regarding this decision, please contact the Department of Community
Development between the hours of 8:00 am and 4:30 pm, Monday through Friday at (541) 488-5305.
cc: Carlos Delgado 217 Fourth St Ashland, OR 97520
Property owners within 200 ft
DEPT. OF COMMUNITY 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.,
ASHLAND PLANNING COMMISSION
FINDINGS & ORDERS
PLANNING ACTION: 2010-01244
SUBJECT PROPERTY: 101 Oak Street
APPLICANT: Alex Amarotico
DESCRIPTION: A request for a Site Review to enclose outside storage and relocate an existing cooler
located behind the building in alley, at 101 Oak Street.
COMPREHENSIVE PLAN DESIGNATION: Commercial Downtown; ZONING: C-I-D;
ASSESSOR'S MAP #: 39 IE 09BB; TAX LOTS: 10300
, '
SUBMITTAL DATE:
DEEMED COMPLETE DATE:
STAFF APPROVAL DATE:
FINAL DECISION DATE:
APPROVAL EXPIRATION DATE:
October 11,2010
October 11, 2010
November 3,2010
November 22,2010
November 22,2011
DECISION
The subject property is located between East Main Street and Lithia Way, on the west side of Oak
Street. The existing buildings are on the National Register of Historic Places and are in the Downtown
Historic District. The historic structure at 101 Oak Street is known as the Whittle Garage Building, and
was constructed in 1925. According to the Cultural Resource Survey, the structure is one of the few
remaining examples of a functioning industrial building in the downtown core and continues to retain
high integrity. The adjacent building to the south, 89 - 93 Oak Street, is known as the P.W. Paulson
Building built in 1905. The structure has gone through many changes throughout the years, but still has
maintained its recessed entryways and essential character.
The applicant is proposing to enclose an outside storage area in the rear of the Whittle Garage building,
under the steel supporting structure, to increase the floor area for the kitchen and storage areas. The
applicant is also proposing to remove internal partitions and one small restroom in the Paulson building,
and install an ADA compliant restroom, an office, and the relocated walk-in cooler in the rear of the
building. These improvements will allow for more efficient use of space in and under the existing
infrastructure for the restaurant. Ashland Municipal Code (AMC) 18.72.030.A.g states that exterior
changes to structures that are listed on the National Register of Historic Places are subject to Site
Review.
The commercial building at 101 Oak is a single story structure with a gabled roof behind a false front,
stepped parapet. The proposed kitchen and storage areas will have a net increase of approximately 500
square feet, and will not detract from the historic character of the building. The applicant has indicated
that proposed improvements will allow for "all-season" storage capacity for the existing restaurant use.
An existing service door will be relocated from its current location to an area that flush with the current
fa9ade and provides more floor space for maneuverability around the employee area.
The adjacent building at 89-93 Oak is also a single story, brink structure with three individual
entryways. The proposed changes will significantly decrease the internal floor space of the southern two
storefronts (89 & 91 Oak); however theses two units have been combined in the past to create a single
rentable space. No external changes are to be made to this building.
PA #2010-01244
101 Oak StreetlMP
Page 1
Site visits show that the current outside storage area has become unorganized and an issue for building
and fire concerns. The storage of materials relative to the restaurant/brewery use (grains, kegs, firewood,
etc ...) are scattered about in alley, allowing people and animals direct access to the materials. Other
storage (bikes, tables, benches) area also placed in a way that impedes access from the back patio and
kitchen areas. The proposed storage space will allow for some of theses materials to be'placed inside,
inaccessible to persons and animals. Although a condition has been included requiring all trash,
materials, and other items be screened and protected in a way that do not create a fire/life/safety issues,
and does not become an attractive nuisance to people or animals.
The applicant has not indicated that the State Historic Preservation Office (SHPO) has approved their
proposal, therefore a condition has also been included requiring that the building permit have approval
from both SHPO and the Historic Review Board before final staff approval.
The proposed improvements have no structural or aesthetic impact to the historic structures and will
incorporate mostly interior remodeling on the (south) side of 101 Oak for increased floor space, and in
the rear of 89-93 Oak for an office and cooler. The alterations will not affect the design standards ofthe
site such as street trees, landscaping, lighting, parking, or other on-site design requirements, and the
proposed addition will not create any additional stress on the City's public facilities. Therefore, staff
believes that the applicant's proposal meets the requirements for Basic and Detail Site Review.
The criteria for Site Review Approval are described in AMC Chapter 18.72.070, as follows:
A, All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met,
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,
The application with the attached conditions complies with all applicable City ordinances.
Planning Action 2010-01244 is approved with the following conditions. Further, if anyone or more of
the following conditions are found to be invalid for any reason whatsoever, then Planning 2010-01244 is
denied. The following are the conditions and they are attached to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise modified here.
2) That the building permit submittals shall be in substantial conformance with those submitted as part
of this planning application. If the building permit submittals differ from those submitted as part of
the planning action, a modification of this approval will be required.
3) That there shall remain eight (8) feet of clearance in front ofthe electric vault and three (3) feet of
clearance on the sides of the electric vault, including vegetation.
4) That the alley shall remain clear for vehicular access and egress; including bikes, pallets, tables, and
other storage of materials.
5) That the property owner shall add a deed restriction to the property that the owner shall be
responsible for proving a crane for work, repair, or maintenance as deemed by the City of Ashland
Electric Department on the existing electrical transformer.
PA #2010-01244
101 Oak Street/MP
Page 2
6) That the applicant review final plans with both the Ashland Historic Review Board and the State
Historic Preservation Office (SHPO) before issuance of building permit.
/ I, I c'r .7-,(6 I '0
D~te
PA #2010-01244
10 1 Oak Street/MP
Page 3
PA-2010-01244 391E09BB 14400
58 E MAIN STREET LLC
PO BOX 306
ASHLAND OR 97520
PA-2010-0 1244 391E09BB 13000
FIRST INTERSTATE BANK/OR NA
POBOX 2609
CARLSBAD CA 92018
PA-2010-01244 391E09BB 12000
HOADLEY LLOYD A TRUSTEE ET
AL
981 PARK ST
ASHLAND OR 97520
PA-2010-01244 391E09BB 14600
SACKS STEPHEN
50 W NEVADA
ASHLAND OR 97520
PA-2010-01244
Carlos Delgado
217 Fourth St
Ashland, OR 97520
PA-2010-01244 391E09BB 10801
CLAYCOMB GORDON E
105 CHRISTY COURT
PHOENIX OR 97535
PA-2010-01244 391E09BB 11900
GREG BAILEY ENTERPRISES II
4902 MT ASHLAND SKI RD
ASHLAND OR 97520
PA-201O-01244 391E09BB 14500
OR SHAKESPEAREAN FEST ASSN
PO BOX 158
ASHLAND OR 97520
PA-2010-01244 391E09BB 10300
STANDING STONE BREWING CO
ALEX AMAROTICO
101 OAK ST
, . . ASHLAND OR 97520
PA-201O-01244 391E09BB 10500
CONKLIN JAMES D ET AL
PO BOX 246
ASHLAND OR 97520
PA-2010-01244 391E09BB 11700
HAINES LLOYD M
96 MAIN ST
ASHLAND OR 97520
PA-2010-01244 391E09BB 11600
PAGE JOSEPH
1 LOUDON LN
LOUDONVILLE NY 12211
PA-2010-01244 391E09BB 12100
UHTOFF KATHERINE J TRUSTEE
633 ROCA ST
ASHLAND OR 97520
101 Oak St
13
i 11-22-2010
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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: -LPage: ~
AsWand Downtown Historic District, AsWand, OR
11)#38.0 Survey #291
PAULSON P.W. BUILDING
89-93 OAK ST
Other: Vernacular (Storefront Brick]
1905
39IE09BB 10300
Builder: Jordan, Frank
Primary Contributing
A single-story brick structure with three storefronts facing Oak Street, construction on the
P. W. Paulson Building began in 1905.
P W Paulson has let the contract to Frank Jordan for the new brick block on Oak
near Main. The new block will be 48 feet by 40 feet and divided into three
storerooms. Doubtless it will rent well. (Tidings, 13-March-1905)
Paulson sold the property to Edward Estes in 1911, an earlier element in Estes' downtown
real estate investments.24 By 1925 the building was owned by Floyd Whittle, who erected
a second volume on the vacant portion of the lot to the north. (S~e ID #38.100). Early
tenants of the space include the Siskiyou Electric Light and Power Company, a pioneer
utility in the region and Wells Fargo in 1911, Whittle's Transfer Company (1928) and
many others. Whittle Transfer (and Oil) remained into the 1950s and by 1964 the Polk
City Directory lists Conklin Fuel Company and the Greyhound Bus Depot at this location,
the latter of which remained into the 1990s. Today the Paulson Building is leased to three
small retail businesses
AB originally built the Paulson Building boasted an elaborate brick cornice with corbelling
and other details, all removed at some point as is typical of many of the city's early brick
commercial buildings. The storefronts too have been altered but generally retain their
recessed, central, entryways and essential character. While modified, the P. W. Paulson
Building retains sufficient integrity to relate its development history during the period of
significance.
ID#. 38.100 Survey #290
WHITTLE GARAGE BUILDING
101. OAK ST
Other: Vernacular (Storefront Concrete]
1925
391E09BB 10300
Primary Contributing (NR-Listed]
Completed in 1925, the Whittle Garage Building was essentially constructed as a facade
and trussed roof between the two earlier masonry buildings that were adjacent to this
vacant site. Legally the structure remains a portion of the underlying tax-lot of the P. W.
Paulson Building (ID #38.0). The Whittle Garage Building is significant as an intact
example of the functional falsefront architectural style associated with the impact of the
automobile on Ashland's downtown during the 1920s. The Whittle Transfer Company, as
well as the Whittle Oil Company were owned by Floyd Whittle who developed this space
24 In 1912 Estes also purchased the burnt Ganiard Opera House on the corner of Pioneer and Main, See ID # 15.0.
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CITY Of
ASH LAN
Planning Department, 51 WinL , Way, Ashland, Oregon 97520
541-488-5305 Fax: 541-552-2050 www,ashland.or.us TTY: 1-800-735-2900
NOTICE OF APPLICATION
PLANNING ACTION: 2010.01244
SUBJECT PROPERTY: 101 Oak St.
APPLICANT: Alex Amarotico/Standing Stone Brewing
DESCRIPTION: A request for a Site Review to enclose outside storage and relocate and existing cooler.
COMPREHENSIVE PLAN DESIGNATION: Downtown Commercial;
ZONING: C.1.D; ASSESSOR'S MAP #: 391E 09BB; TAX LOT: 10300
NOTICE OF COMPLETE APPLICATION: October 11,2010
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: October 25, 2010
o 20 40 80 Feel
The Ashland Planning Division Staff has received a complete application for the property noted above,
Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland,
Oregon 97520 prior to 4:30 p,m, on the deadline date shown above,
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a
notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period, After the
comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the
application, A notice of decision is mailed to the same properties within 5 days of decision, An appeal to the Planning Commission of the Planning
Division Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision, (AMC
18,108,040)
The ordinance criteria applicable to this application are attached to this notice, Oregon law states that failure to raise an objection concerning this
application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right
of appeal to the Land Use Board of Appeals (LUBA) on that issue, Failure to specify which ordinance criterion the objection is based on also precludes
your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval
with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court,
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and
will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering
Services Building, 51 Winburn Way, Ashland, Oregon 97520,
If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305,
G:\comm-dev\planninglNotices Mailed\20 1 0\20 1 0,0 1244,doc
SITE DESIGN AND USE STANDARDS
18,72.070 Criteria for Approval
The following criteria shall be used to approve or deny an application:
A. All applicable City ordinances have been met or will be met by the proposed development.
8, All requirements of the Site Review Chapter have been met or will be met.
C, The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate
transportation can and will be provided to and through the subject property, All improvements in the street right-of-way shall comply with the Street
Standards in Chapter 18,88, Performance Standards Options,
(ORD 2655,1991; ORD 2836,1999)
G:\comm-dev\planning\Notices Mailed\20 1 0\20 1 0-0 1244,doc
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Map Maker
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Highlighted Feature
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Tax Lot Outlines
Tax Lot Numbers
JACKSON
COUNTY
oregon
This map Is based on a digital database
compiled by Jackson County From a variety
of sources, Jackson County cannot accept
respol1slblly for errors, omissions, or
positional accuracy. There are no
warrantles, expressed or Implied.
Map created on 10/8/2010 2:50:28 PM using web,jacksoncounty,org
@ Please recycle with colored office grade paper
Created with MapMaker
PA-2010-01244 391E09BB 14400
58 E MAIN STREET LLC
PO BOX 306
ASHLAND OR 97520
PA-2010-01244 391E09BB 13000
FIRST INTERSTATE BANK/OR NA
POBOX 2609
CARLSBAD CA 92018
PA-2010-01244 391E09BB 12000
HOADLEY LLOYD A TRUSTEE ET
AL
981 PARK ST
ASHLAND OR 97520
PA-2010-01244 391E09BB 14600
SACKS STEPHEN
50 WNEVADA
ASHLAND OR 97520
PA-2010-01244 391E09BB 10801
CLAYCOMB GORDON E
105 CHRISTY COURT
PHOENIX OR 97535
PA-2010-01244 391E09BB 11900
GREG BAILEY ENTERPRISES II
4902 MT ASHLAND SKI RD
ASHLAND OR 97520
PA-2010-01244 391E09BB 14500
OR SHAKESPEAREAN FEST ASSN
PO BOX 158
ASHLAND OR 97520
PA-2010-01244 391E09BB 10300
STANDING STONE BREWING CO
101 OAK ST
ASHLAND OR 97520
PA-2010-01244 391E09BB 10500
CONKLIN JAMES D ET AL
PO BOX 246
ASHLAND OR 97520
PA-2010-01244 391E09BB 11700
HAINES LLOYD M
96 MAIN ST
ASHLAND OR 97520
PA-2010-01244 391E09BB 11600
PAGE JOSEPH
1 LOUDON LN
LOUDONVILLE NY 12211
PA-2010-01244 391E09BB 12100
UHTOFF KATHERINE J TRUSTEE
633 ROCA ST
ASHLAND OR 97520
101 Oak St
12
10-11-10
tone
From:
To:
Date:
Subject:
Derek Severson
Michael Pina
10/7/20108:24 AM
Historic Review of Standing Stone
They reviewed it briefly and indicated they were comfortable with the proposal, with the understanding that permits would
be subject to review of final details by the HC Review Board and that the project needed approval by the State Historic
Preservation Office.
Derek Severson, Associate Planner
City of Ashland, Department of Community Development
20 East Main Street, Ashland OR 97520
(541)552-2040 or (541)488-5305, TIY: 1-800-735-2900
FAX: (541) 552-2050
This email transmission 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 contact me at (541)552-2040. Thank you.
Fire Department Compliance Issues
Establish an outside smoking area for employees with appropriate cigarette receptacle as
not to litter the public right-of-way.
AH combustible materials, as defined by Oregon State Fire Code, shall be located at least
5 feet from building openings or unprotected eaves.
Storage of materials, products, shall be screened and appropriately stored as regulated by
the Ashland Fire Department and the Occupational Safety and Health Administration
(OSHA) rules.
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II
Carlos Delgado
ARCHITECT
Sep 22, 2010
City of Ashland - Planning Department & Community Development Department
Planning Staff
Subject Property:
I 0 I Oak Street
Assessor's Map 39 IE 09BB Tax Lot 10300
Permit Number PL-20 I 0-00373 (Pre-Application)
Under the pre-application review by the City Ashland, the Pre-Application Conference
Comment sheet indicated a requirement to meet with Dave Tygerson of the Electric
Department to review clearances for the transformer in the utility easement on the subject
property.
On March 12, 20 I 0 Dave T ygerson, Tom Sager (employee of Carlos Delgado), and the owner
(Alex Amarotico) met on site to evaluate clearances and access to the existing transformer
with the constraints of the proposed addition to the existing building under this references
application.
It was agreed upon that the following statement and agreement, signed by the owner, would
meet the condition for the Electric Department access to the existing transformer:
If a city vehicle is not able to reach the transformer for replacement or removal, the owner of
the property with provide at his sole expense a crane to facilitate the removal or replacement
of the transformer.
Applicant/Owner
Alex Amarotico
q II /10
I Dm
217 Fourth Street · Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
(
. Carlos Delgado
ARCHITECT
Findings of Fact
for
Basic, Detail and Downtown Site Review Standards
Subject Property:
101 Oak Street
Assessor's Map 39 1 E 0988 Tax Lot 10300
Zoning C-1-D, Retail Employment District
Proposed Use:
Commercial Expansion
(Existing exterior storage space to be enclosed)
Submitted to:
City of Ashland Planning Department
Submitted for:
Alex Amarotico
Prepared by:
Carlos Delgado Architect
217 Fourth Street
Ashland, Oregon 97520
541.552.9502
J'tf.-""".t~" 'r
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SEP 2 Z 2010
09/22/10
''1'''. "
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217 Fourth Street · Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
Amarotico - Map 391 E09{ Lot 10300
Findings of Fact: Site Review
09/22/10
,.
Findings of Fact for Basic and Detail Site Review for:
An enclosure of existing exterior storage area to incorporate building expansion in a commercial building.
The scope of work: Existing roofed exterior area on rear of restaurant facing the alley way (refer to
photos) to be enclosed by one wall that extends to adjacent building. The wall will be stucco to match
adjacent walls on building. Existing exterior exit door will be relocated to new location as will existing
walk-in cooler. Proposed lot coverage to remain as is. The existing area is concrete and is currently
covered with a waterproof concrete pan-deck roof. Proposed occupancy load is a net increase of 2
occupants. Proposed conditioned floor area of kitchen and storage to have a net increase of 208 SF.
This application demonstrates compliance to Development Standards for Basic Site and Detail Site
Review pursuant to City of Ashland Land Use Ordinance. Sections of the Ordinance and the Design
Standards as deemed applicable, in whole or in part, are described in the following 'Findings of Fact.'
Findings by the Applicant/Agent are inserted immediately following each section of the ordinance.
Respectfully Submitted,
Carlos Delgado
Architect
Ordinances
18.32 - C-l Retail Commercial District
18.32.050 C-l-D Downtown Overlay District
18.61 - Tree Preservation and Protection
18.68 - General Regulations
18. 70 - Solar Access
18. 72 - Site Design & Use Standards
18.92 - Off-Street Parking
PAGE
3
4
5
9
9
12
Site Design and Use Standards
Section II - Approval Standards and Policies
A. Ordinance Landscaping Requirements
C. Commercial, Employment, and Industrial Development
1. Basic Site Review
2. Detail Site Review
D. Parking lot Landscaping and Screening Standards
E. Street Tree Standards
Section III - Water Conserving Landscaping Guidelines and Policies
13
13
15
18
19
21
ATTACHMENTS:
Sheet A 1.1
Exhibit A
Architectural Site Plan & Vicinity Map
Tree protection, Existing Planting / Tree Inventory Plan
Elevations
Floor Plan
Photos
Sheet AS1.0
217 Fourth Street. Ashland. Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
2
Amarotico - Map 391 E09'- Lot 10300
Findings of Fact: Site Rev~""
09/22/10
r
C-1 Retail Commercial District (C-1-D - Downtown Overlay District)
18.32.010 Purpose
This district is designed to stabilize, improve and protect the characteristics of those
areas providing commercial commodities and services.
The proposed interior addition by enclosing the existing unenclosed storage area
provides "all-season" capacity for kitchen and storage use to the restaurant facility.
18.32.020 Permitted Uses
The following uses and their accessory uses are permitted outright:
C. Restaurants. (Ord 2812, S21998)
o Complies: The existing and proposed use is the same: restaurant use is in the list of
Permitted Uses.
18.32.040 General Regulations
A. Area, Width, Yard Requirements. There shall be no lot area, width, coverage, front
yard, side yard, or rear yard, except as required under the Off-Street Parking and Solar
Access Chapters; where required or increased for conditional uses; where required by
the Site Review Chapter or where abutting a residential district, where such setback
shall be maintained at ten feet per story for rear yards and ten feet for side yards.
(Ord 2859 Sl, 2000)
Complies: The property is not abutting a residential district.
B. Maximum Building Height. No structure shall be greater than 40 feet in height.
Complies:
Complies: The existing building height is 22' - 9". The proposed porch enclosure does
not alter height of the structure.
18.32.050 "D" Downtown Overlay District
A. In all areas within the "D" Downtown Overlay District, all uses are not required to
provide off-street parking or loading areas, except for hotel, motel, or hostel uses. All
parking areas provided shall comply with the Off-Street Parking chapter and the Site
Review chapter.
Complies: no parking is required
B. Structures which are greater than 40 feet in height, but less than 55 feet, may be
permitted as a conditional use.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
3
Amarotico - Map 391 E09( Lot 10300
Findings of Fact: Site Review
09/22/10
Not applicable: structure is less than 40 feet in height
C. The solar access setback does not apply in the "D" Overlay district." (Ord. 2688-1992)
Chapter 18.61 - Tree Preservation and Protection
18.61.010 Purpose
18.61.030 Regulated Activities
A. All tree removal and tree topping activities, unless exempted below, shall be carried
out in accordance with the requirements of this chapter.
o Not applicable: No trees are to be removed or topped in area of development.
B. No person who is required to install or maintain tree protection measures pursuant
this chapter shall do any development activities including, but not limited to clearing,
grading, excavation or demolition work on a property or site which requires a planning
action without approved tree protection measures properly installed and maintained
pursuant to this Chapter.
o Complies: tree protection plan is submitted under this application
18.61.035 Exempt Tree Removal Activities
The following activities are exempt from the requirement for tree removal permits:
A. Those activities associated with the establishment or alteration of any public park
under the Ashland Parks and Recreation Commission. However, the Ashland Parks and
Recreation Department shall provide an annual plan in January to the Tree Commission
outlining proposed tree removal and topping activities, and reporting on tree removal and
topping activities that were carried out in the previous year.
o Not Applicable.
B. Removal of trees in single family residential zones on lots occupied only by a single
family detached dwelling and associated accessory structures, except as othenvise
regulated by the Physical and Environmental Constraints ordinance (18.62.
o Not Applicable: No trees are to be removed or topped in area of development.
C. Removal of trees in multi-family residential zones on lots occupied only by a single
family detached dwelling and associated accessory structures, except as othenvise
regulated by the Physical and Environmental Constraints ordinance (18.62).
o Not Applicable: Project is not in a multi-family residential zone.
D. Removal of trees less than 6" DBH in any zone, excluding those trees located within
the public right of way or required as conditions of approval with landscape
improvements for planning actions.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
4
Amarotico - Map 391 E09r . Lot 10300
Findings of Fact: Site Revlb.#
09/22/10
("'
o Not applicable: No trees are proposed for removal.
E. Removal of trees less than 18" DBH on any public school lands, Southern Oregon
University, and other public land; but excluding Heritage trees and street trees within
the public right of way.
o Not Applicable: Property is not on any public school land.
F. Removal of trees within the Wildfire Lands area of the City, as defined on adopted
maps, for the purposes of wildfire fuel management, and in accord with the
requirements of the Physical and Environmental Constraints Chapter- 18.62.
o Not Applicable: Property is not within the Wildfire Lands area of the City.
G. Removal of dead trees.
o Not Applicable: No dead trees exist within proposed area of development.
H. Those activities (1ssociated with tree trimming for safety reasons, as mandated by the
Oregon Public Utilities Commission, by the City's Electric and Telecommunication Utility.
However, the Utility shall provide an annual plan to the Tree Commission outlining tree
trimming activities and reporting on tree trimming activities that were carried out in the
previous year. Tree trimming shall be done, at a minimum, by a Journeyman Tree
Trimmer, as defined by the Utility, and will be done in conformance and to comply with
OPUC regulations.
a Not Applicable: No tree trimming is proposed as part of this application.
Chapter 18.68 - General Regulations
18.68.010 Fences
Fences, walls, hedges and screen planting shall be subject to the following standards:
A. In any required front yard, provided they do not exceed three and one-half (3 1;2) feet
in height.
o Not Applicable: No fences, wall, hedges or screen planting are proposed in the front
yard.
B. In any rear or side yard, provided they do not exceed six and one-half (6 1;2) feet in
height.
o Complies: No fences, hedges or screen planting are proposed in the rear or side
yards.
C. The height of fences or walls in rear or sideyard setback areas abutting a public
street shall be forty-eight (48) inches or less if said fences or walls are within ten (lO)
feet of any public street except an alley.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
5
Amarotico - Map 391 E09( Lot 10300
Findings of Fact: Site Review
09/22/10
,..
o Not Applicable: No fences or walls are proposed in the rear or side yard abutting any
public street.
D. The framework for newly constructed fences and walls shallface toward the builder's
property, except where fences are jointly constructed.
o Not Applicable: No fences are proposed.
E. Fences shall lean at an angle from the vertical plane no greater than five (5%) percent.
In cases where this limitation is exceeded and a written complaint is received by the
Planning Department, the property owner shall be notified, in writing, of the problem.
The Planning Department shall take action only on the basis of a written complaint, or
on its own action.
o Not Applicable: No fences are proposed.
lB. 6B. 020 Vision Clearance Area
Vision clearance areas shall be provided with the following distances establishing the
size of the vision clearance area:
A. In any R district, the minimum distance shall be twenty-five (25) feet or, at
intersections including -an alley, ten (l O) feet.
o Not applicable: project is within C-1-D zone
B. In all other districts except the C-1 and E-1 districts, the minimum distance shall be
fifteen {15}feet or, at intersections, including an alley, ten (10}feet. When the angle of
intersection between streets, other than an alley, is less than thirty (30) degrees, the
distance shall be twenty-five (25) feet.
o Not applicable: project is within C-1-D zone
C. The vision clearance area shall contain no plantings, fences, walls, structures, or
temporary or permanent obstructions exceeding two and one-half (2 Y:z) feet in height,
measured from the top of the curb, except that street trees exceeding this height may be
located in this area, provided all branches and foliage are removed to a height of eight
(B) feet above the grade.
o Not applicable: project is within C-1-D zone
D. The vision clearance standards established by this section are not subject to the
Variance section of this title. (Ord. 2605, 81, 1990)
18.68.030 Access
Each lot shall abut a minimum width of forty (40) feet upon a public street (other than an
alley). This requirement may be decreased to twenty-five (25) feet on a cul-de-sac vehicle
turn-around area. Except with an approved flag partition, no lot shall abut upon a street
for a width of less than twenty-five (25) feet.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
6
Amarotico - Map 391 E09"-
Findings of Fact: Site Revfe""
09/22/10
Lot 10300
r
o Complies: Lot has a 84' - 4" width along Oak Street.
18.68.050 Special Setback Requirements
To permit or afford better light, air and vision on more heavily traveled streets and on
streets of substandard width, to protect arterial streets, and to permit the eventual
widening of hereinafter named streets, every yard abutting a street, or portion thereof,
shall be measured from the special base line setbacks listed below instead of the lot line
separating the lot from the street.
Street Setback
East Main Street, between City
limits and Lithia Way 35 feet
Ashland Street {Highway 66} between
City limits and Siskiyou Boulevard 65 feet
Also, front yards for properties abutting all arterial streets shall be no less than twenty
{20}feet, with the exception of the C-1-D district.
o Not Applicable. Property under this application not on above referenced streets.
18.68.140 Accessory Buildings and Structures
Accessory buildings and structures shall comply with all requirements for the principal
use except where specifically modified by this Title and shall comply with the following
limitations:
A. A greenhouse or hothouse may be maintained accessory to a dwelling in an R district.
o Not Applicable: No accessory buildings are proposed.
B. A guest house may be maintained accessory to a single-family dwelling provided
there are no kitchen cooking facilities in the guest house.
o Not Applicable: No guest house is proposed.
C. Mechanical equipment shall be subject to the provisions of this Section. Such
equipment shall not be located between the main structure on the site and any street
adjacent to a front or sideyard, and every attempt shall be made to place such
equipment so that it is not visible from adjacent public streets. Any installation of
mechanical equipment shall require a building permit. fOrd. 2289 S4, 1984}
o Complies: No mechanical equipment is to be located between the main structure on
the site and any street.
D. Regardless of the side and rear yard requirements of the district, in a residential
district, a side or rear yard may be reduced to three {3} feet for an accessory structure
erected more than fifty {50} feet from any street,' other than alleys, provided the structure
is detached and separated from other buildings and structures by ten {1 O} feet or more,
and is no more than fifteen (15) feet in height. fOrd. 2228, 1982; Ord. 2289 S3, 1984}
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
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Q Not Applicable, not in residential district.
18.68.160 Driveway Grades
Grades for new driveways in all zones shall not exceed a grade of 20% for any portion of
the driveway. All driveways shall be designed in accord with the criteria of the Ashland
Public Works Department and approved prior to issuance of a certificate of occupancy for
new construction. If required by the City, the developer or owner shall provide
certification of driveway grade by a licensed land surveyor. All vision clearance
standards associated with driveway entrances onto public streets shall not be subject to
the Variance section of this title. (Ord. 2604 S2, 1990; Ord. 2663 S3, 1992)
Q Complies: Driveway grade is less than 20% slope.
18.70.070 Solar Access Permit for Protection from Shading by
Vegetation
18.70.080 Hearing Procedure
18. 70.090 Limits On Solar Access Permits
18. 70.1 00 Entry of Solar Access Permit Into Register
Q Not Applicable: No Solar Access Permit is being requested.
18.70.110 Effect and Enforcement
Chapter 18. 72 - Site Design & Use Standards
18.72.040 Approval Process
Q The application for this project requires a Type I procedure.
18.72.050 Detail Site Review Zone
A. The Detail Site Review Zone is that area defined in the Site Design Standards
adopted pursuant to Section 18.72.080.
Q Applicable: The project is within the Detail Site Review Zone.
B. Any development in the Detail Site Review Zone as defined in the Site Review
Standards adopted pursuant to this chapter, which exceeds 10,000 square feet or is
longer than 100 feet in length or width, shall be reviewed according to the Type 2
procedure.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
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o Not Applicable: The project scope results in a gross square footage of 6,947 SF (a
net increase of 208 SF) and is 86 feet for total building length.
C. No new buildings or contiguous groups of buildings in the Detail Site Review Zone
shall exceed a gross square footage of 45,000 square feet or a combined contiguous
building length of 300 feet. Any building or contiguous group of buildings which exceed
these limitations, which were in existence in 1992, may expand up to 15% in area or
length beyond their 1992 area or length. Neither the gross square footage or combined
contiguous building length as set forth in this section shall be subject to any variance
authorized in the Land Use Ordinance.
o Not Applicable: as outlined above in 18,72.050.8
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.
o Complies: The proposed development meets or exceeds all the requirements of the
C-1 district. See findings for Chapter 18,32 C-1 Retail Commercial District included
these findings.
B. All requirements of the Site Review Chapter have been met or will be met.
o Complies: All applicable requirements of the Site Review Chapter have been or will
be met. See 'Site Design and Use Standards' findings that follow.
C. The development complies with the Site Design Standards adopted by the City
Council for implementation of this Chapter.
o The development complies with the applicable Site Design Standards outlined in
Chapter 18.72 Site, Design & Use Standards. See findings that follow.
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)
o Complies: Adequate facilities exist. Proposed enclosure of covered porch has no
impact on water, sewer, storm, electrical utility demand
18.72.115 - Recycling Requirements
All commercial and multi-family developments, requiring a site review as indicated in
18. 72.040, shall provide an opportunity-to-recycle site for use of the project occupants.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect,com
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A. Commercial. Commercial developments having a solid waste receptacle shall provide
a site of equal or greater size adjacent to or with access comparable to the solid waste
receptacle to accommodate materials collected by the local solid waste franchisee under
its on-route collection program for purposes of recycling. Both the opportunity-to-recycle
site and the common solid waste receptacle shall be screened by fencing or landscaping
such as to limit the view from adjacent properties or public rights-of-way.
o Compliance pending review by Ashland Sanitary and Recycling and Code
Compliance officer: trash and recycling area adjacent to the service entrance to the
restaurant is limited to public right of way and adjacent property (see sheet AS1.0
Site Plan).
B. Multi-Family Residential. All newly constructed multi-family units, either as part of an
existing development or as a new development, shall provide an opportunity-to-recycle
site in accord with the following standards:
1. Multi-family developments NOT sharing a common solid waste receptacle shall
provide an individual curbside recycling container for each dwelling unit in the
development.
2. Multi-family developments sharing a common solid waste receptacle shall provide a
site of equal or greater size adjacent to or with access comparable to the common solid
waste receptacle to accommodate materials collected by the local solid waste franchisee
under its residential on-route collection program for purposes of recycling. Both the
opportunity-to-recycle site and the common solid waste receptacle shall be screened by
fencing or landscaping such as to limit the view from adjacent properties or public rights-
of-way.
o Not applicable: not a multifamily zone.
18.72.120 Controlled access
A. Prior to any partitioning of property located in an R-2, R-3, C-1, E-1 or M-1 zone,
controlled access standards shall be applied and, if necessary, cross easements shall
be required so that access to all properties created by the partitioning can be made from
one or more points.
o Not Applicable: No partitioning is proposed with this application.
B. Access points shall be limited to the following:
1. Distance between driveways.
On arterial streets - 1 00 feet;
on collector streets - 75 feet;
on residential streets - 50 feet.
2. Distance from intersections.
On arterial streets - 1 00 feet;
on collector streets - 50 feet;
on residential streets - 35 feet.
o Complies: No new access points are proposed.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
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C. Vision clearance standards.
1. No obstructions greater than two and one half feet high, nor any landscaping which
will grow greater than two and one half feet high, with the exception of trees whose
canopy heights are at all times greater than eight feet, may be placed in a vision
clearance area determined as follows:
The vision clearance area at the intersection of two streets is the triangle formed by a
line connecting points 25 feet from the intersection of property lines. In the case of an
intersection involving an alley and a street, the triangle is formed by a line connecting
points tenfeet along the alley and 25 feet along the street. When the angle of
intersection between the street and the alley is less than 30 degrees, the distance shall
be 25 feet. No structure or portion thereof shall be erected within ten feet of the
driveways.
o Not applicable: there is not an intersection of 2 streets.
2. State of Oregon Vision Clearance Standards. The following stopping site distances
shall apply to all State Highways within the City with the prescribed speed limits.
Vertical stopping sight distance to be based on distance from three and one half feet
above pavement to a point sixfeet above the pavement. (Ord.2544 81, 1989)
30 mph200 feet
35 mph225 feet
40 mph275feet
45 mph325feet
55 mph450 feet
,0 Not Applicable: Oak Street is a City maintained road and is not a State Highway.
3. The vision clearance standards established by this section are not subject to the
variance section of this title. (Ord. 2605 82, 1990)
D. Access Requirements for Multi-family Developments.
1. All multi-family developments which will have automobile trip generation in excess of
250 vehicle trips per day shall provide at least two driveway access points to the
development. Trip generation shall be determined by the methods established by the
Institute of Transportation Engineers.
o Not Applicable: Project is not a multi-family development.
2. Creating an obstructed street, as defined in 18.88.020.0, is prohibited.
(Ord. 2544 82, 1989; Ord 2836 87, 1999)
o Not Applicable: No streets are being created as part of this project.
18.72.140 Light and Glare Performance Standards
There shall be no direct illumination of any residential zone from a lighting standard in
any other residential lot, C-1, E-1 or M-1, 80, or HC lot.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
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o Complies: development shall not have direct illumination on the adjacent lot.
18.72.160 Landscaping Maintenance
A. All landscaped areas must be maintained in a weed-free condition.
B. All landscaped areas required by this Chapter must be maintained according to the
approved landscaping plans. (Ord. 2228, 1982)
o Complies: Owner has existing landscape maintained and agrees to maintain all
landscaped areas according to these requirements.
Chapter 18.92 - Off-Street Parking
18.92.010 Generally
In all districts, except those specifically exempted, whenever any building is erected,
enlarged, or the use is changed, off-street parking shall be provided as set forth in this
Chapter.
18.92.020 Automobile Parking Spaces Required
Not applicable: under section 18.32.050 "D" Downtown Overlay District- no automobile
parking is required
18.92.040 Bicycle Parking
A. All uses, with the exception of detached single-family residences and uses in the C-1-
D zone, shall provide a minimum of two sheltered bike parking spaces.
o Not applicable: Project is in the C-1-D zone.
SITE DESIGN AND USE STANDARDS
SECTION II - APPROVAL STANDARDS & POLICIES
A. ORDINANCE LANDSCAPING REQUIREMENTS
The following percentages of landscaping are required for all properties falling under the
Site Design and Use Standards.
C-1-D: 0%
o Not applicable: no landscaping required in this zone
C. COMMERCIAL, EMPLOYMENT, AND INDUSTRIAL DEVELOPMENT
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
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II-C-l. BASIC SITE REVIEW STANDARDS
APPROVAL STANDARDS: Development in all commercial and employment zones shall
conform to the following development standards:
II-C-l a) Orientation and Scale
1) Buildings shall have their primary orientation toward the street rather than the
parking area. Building entrances shall be oriented toward the street and shall be
accessed from a public sidewalk. Public sidewalks shall be provided adjacent to a
public street along the street frontage.
o Complies: The existing building has its primary orientation towards Oak street _
proposed enclosure on the rear of the property has no effect on primary orientation.
2) Buildings that are within 30 feet of the street shall have an entrance for pedestrians
directly from the street to the building interior. This entrance shall be designed to be
attractive and functional, and shall be open to the public during all business hours.
o Not applicable. Refer to narrative above in previous section.
3) These requirements may be waived if the building is not accessed by pedestrians,
such as warehouses and industrial buildings without attached offices, and
automotive service uses such as service stations and tire stores.
o Not Applicable: No waiver is requested.
II-C-1 b) streets cape
One street tree chosenfrom the street tree list shall be placed for each 30 feet of
frontage for the portion of the development fronting the street.
o Complies: Frontage on Oak Street is 86 FT - 3 street trees are required and are
existing and established (a quantity of (3) 4" maples are spaced 29'-6", 24'-6" apart)
II-C-1 c) Landscaping
1) Landscaping shall be designed so that 50% coverage occurs after one year and 90%
coverage occurs after 5 years.
2) Landscaping design use a variety of low water use 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 rights-of-way, 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.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
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5) Efforts shall be made to save as many existing healthy trees and shrubs on the site
as possible
o Not applicable: no landscaping is required.
II-C-1 d) Parking
1) 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.
o Not applicable: no parking is required.
II-C-1 e) Designated Creek Protection
1) Designated creek protection areas shall be considered positive design elements and
incorporated in the overall design of a given project.
o Not Applicable: No creek area is near development thus no creek protection area
has been designated.
2) Native riparian plant materials shall be planted in and adjacent to the creek to
enhance the creek habitat.
o Not Applicable,
II-C-1j) Noise and Glare
Special attention to glare (AMC 18,72.110) and noise (AMC 9. 08. 170(c) & AMC
9.08.175) shall be considered in the project design to ensure compliance with these
standards.
o Complies: The existing lighting meets this requirement and any new will be installed
with shielding to minimize the glare to surrounding areas and to the night sky.
II-C-1g) Expansions of Existing Sites and Buildings
For sites which do not conform to these requirements, an equal percentage of the site
must be made to comply with these standards as the percentage of the 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.
o Not applicable: no expansion proposed.
217 Fourth Street. Ashland, Oregon 97520 541,552.9502 carlos@CarlosDelgadoArchitect.com
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II-C-2. DETAIL SITE REVIEW
II-C-2a) Orientation and Scale
1) Development 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.
CJ Compliant: Floor Area is 6,947 SF. Lot area is 9,583 SF. Floor Area Ratio is .70 for
building to lot area.
2) Building frontages greater than 100 feet in length shall have offsets, jogs, or have
other distinctive changes in the building facade.
CJ Complies. The building frontage is 86 feet (with offsets in the building fayade.
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 areafacing the street in display areas, windows, or
doorways. Windows must allow views into working areas or lobbies, pedestrian
entrances or display areas. Blank walls within 30 feet of the street are prohibited.
Up to 40% of the length of the building perimeter can be exemptedfrom this standard
if oriented toward loading or service areas.
,CJ Complies: The existing fayade on the street is 1,634 SF, 20% = 327 SF openings
are required. The existing and proposed area of openings is 705 SF and therefore
meets this requirement.
4) Buildings shall incorporate lighting and changes in mass, surface or finish to give
emphasis to entrances.
CJ Complies: Covered entry ways, metal trim adjacent to openings for accents are
indicated on the exterior elevations. Emphasis is also added to the entrance by
offsetting the wall plane and providing an awning on the main face of the building.
5) Infill of buildings, adjacent to pubic sidewalks, in existing parking lots is encouraged
and desirable.
CJ Complies: existing structures infilllot in accordance to this section.
6) Buildings shall incorporate arcades, roofs, alcoves, porticoes and awnings that
protect pedestrians from the rain and sun.
CJ Complies: The existing structure incorporates these features through the use of the
following:
a) Main entry of the building is recessed into the entryway.
b) An existing awning protects pedestrians from sun and rain,
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
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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, grass crete, or
combinations of the above.
(J Complies: The existing concrete sidewalk (12'-0") with park bench creates protection
from vehicular traffic and plaza area for pedestrians.
2) A building shall be setback not more than 20 feet from a pubic 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 25% of the aggregate building
frontage shall be within 20 feet of the sidewalk.
(J Not applicable: existing sidewalk is 12 feet in width.
II-C-2c) Parking & On-site Circulation
1) Protected, raised walkways shall be installed through parking areas of 50 or more
spaces or more than 100 feet in average width or depth.
2) Parking lots with 50 spaces or more shall be divided by landscaped areas or
walkways at least 10 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. On-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 the internal circulation of the
building.
(J Not Applicable.
II-C-d) Buffering and Screening
1) Landscape buffers and screening shall be located between incompatible uses on an
adjacent lot. Those buffers can consist of either plant material or building materials
and must be compatible with proposed buildings.
(J Not Applicable, Adjacent uses of retail are compatible.
2) Parking lots shall be bufferedfrom the main street, cross streets and screenedfonn
residentially zoned land.
(J Not applicable.
II-C-2e) Lighting
Lighting shall include adequate lights that are scaled for pedestrians by including
light standards or placements of no greater than 14 feet in height along pedestrian
path ways.
217 Fourth Street. Ashland, Oregon 97520 541.552,9502 carlos@CarlosDelgadoArchitect.com
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o Not applicable: entryway is off of existing sidewalk.
II-C-2j} 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.
o Complies: Refer to photos and exterior elevations.
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.
o Complies: No bright or neon paint colors will be used.
D. PARKING LOT LANDSCAPING AND SCREENING STANDARDS
II-D-1) Screening at Required Yards
II-D-l-l) Parking abutting a required landscaped front or exterior yard shall incorporate
a sight obscuring hedge screen into the required landscaped yard.
II-D-1-2) The screen shall grow to at least 36 inches higher than the finished grade of the
parking area, except for required vision clearance areas.
II-D-1-3) The screen height may be achieved by a combination of earth mounding and
plant materials.
II-D-1-4) Elevated parking lots shall screen both the parking and the retaining wall.
o Not Applicable.
II-D-2) Screening Abutting Property Lines
Parking abutting a property line shall be screened by a 5' 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.
o Not applicable: No parking abuts property line to adjacent property,
II-D-3) Landscape Standards
II-D-3-1) Parking lot landscaping shall consist ofa minimum of7 % of the total parking
area plus a ratio of 1 tree for each seven parking spaces to create a canopy effect.
II-D-3-2) The tree species shall be an appropriate large canopied shade tree and shall be
selected from the street tree list to avoid root damage to pavement and utilities, and
damage from droppings to parked cars and pedestrians.
Complies: Existing 4" maples are established and provide canopies per standard.
II-D-3-3) 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.
II-D-3-4) The landscaped area shall be planted with shrnbs and/or living ground cover
to assure 50% coverage within 1 year and 90% within 5 years.
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
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Amarotico - Map 391 E09e( Lot 1 0300
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II-D-3-5) Landscaped areas shall be evenly distributed throughout the parking area and
parking perimeter at the required ratio.
II-D-3-6) 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 landscaping required for
interior parking stalls.
o Not applicable. No landscaping required other than street trees as addressed in
appropriate ordinances under this section,
II-D-4-1) Parking areas adjacent to residential dwelling shall be set back at least 8 feet
from the building, and shall provide a continuous hedge screen.
o Not Applicable.
II-D-5) Hedge Screening
II-D-5-1) Evergreen shrubs shall be planted so that 50% of the desired screening is
achieved within 2 years, 100% within 4 years.
II-D-5-2) Living groundcover in the screen strip shall be planted such that 100% coverage
is achieved within 2 years.
o Not applicable: no landscaping required in this zone
II-D-6) Other Screening
II-D-6-1) Other screening and buffering shall be provided as follow:
Refuse Container Screen, Service Corridor Screen, Light and Glare Screen:
o Complies: Structural measures are in place to screen refuse and service area
(existing retaining walls, existing exterior walls)
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-l) Location for Street Trees
1. 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 standard established by the Department of
Community Development.
Compliant: Existing street trees are established on the 12 foot wide sidewalk.
Description and placement is described under Site Design and Use Standard II c 1,b
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II-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 approval. The placement, spacing, and pruning of
street trees shall be as follows:
a. 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.
b. Trees shall not be planted closer than 25 feet from 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 sidewalk), fire hydrants or utility poles.
c. Street trees shall not be planted closer than 20 feet to light standards. Exceptfor
public safety, no new light standard location shall be positioned closer than 10
feet to any existing street tree, and preferably such locations will be at least 20
feet distant.
d. Trees shall not be planted closer than 2 ~ feet from the face of the curb except at
intersections where it shall be 5 feet from the curb, in a curb return area.
e. Where there are overhead power lines, tree species are to be chosen that will not
interfere with those lines.
f. Trees shall not be planted within 2 feet of any permanent hard surface paving or
walkway. Sidewalk cuts in concrete for trees shall be at least 10 square feet,
however, larger cuts are encouraged because they allow additional air and water
into the root system and add to the health of the tree. Space between the tree
and such hard surface may be covered by permeable non-permanent hard
surfaces such as grates, bricks on sand, or paver blocks.
Compliant: Existing street trees are established on the 12 foot wide sidewalk,
Description and placement is described under Site Design and Use Standard" c 1.b
g. Trees, as they grow, shall be pruned to provide at least 8 feet of clearance
above sidewalks and 12 feet above street roadway surfaces.
(J Complies: The Owner agrees to prune the trees adjacent to sidewalks and
driveways to the clearances indicated by this requirement.
h. Existing trees may be used as street trees if there will be no damage from
the development which will kill or weaken the tree. Sidewalks of variable
217 Fourth Street. Ashland, Oregon 97520 541.552,9502 carlos@CarlosDelgadoArchitect,com
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width and elevation may be utilized to save existing street trees, subject to
approval by the Staff Advisor.
o Complies: existing street trees will not be damaged from scope of work under this
proposal. The area of work does not impact the area near the existing street trees.
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.
o Not Applicable: No existing street trees to be replaced,
II-E-4) Recommended Street Trees
Street trees shall conform to the street tree list approved by the Ashland Tree
Commission.
o Complies: No new street trees are proposed.
SECTION III - WATER CONSERVING LANDSCAPING GUIDELINES &
POLICIES
o Complies: Street trees and conifer in rear of property are watered with drip system
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com
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Photo 1
South elevation of existing covered area
Viewed from alleyway
Photo 2
West elevation of existing covered area
Viewed from alleyway
217 Fourth Street. Ashland, Oregon 97520 541.552.9502 carlos@CarlosDelgadoArchitect,com
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(
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ZONING PERMIT APPLICATION
Planning Department
51 Winburn Way, Ashland OR 97520
CITY OF
AS H LAN D 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROJECT (1'tJj (J/] nJ
FILE
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DESCRIPTION OF PROPERTY
101
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Street Address
Assessor's Map No, 39 1 E
Tax Lot(s)
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Zoning
C,,- (, t~
Comp Plan Designation
APPLICANT A . . .
Name, ~)(
Address
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{/ /11!::' s;'T-;;
Phone
PROPERTY OWNER
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Name
Phone
E-Mail
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City
Zip
SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title C,Lt/U~ S Phone
Address
City
Zip
Title
Name
Phone
E-Mail
Address
City
Zip
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct, I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility, I further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate; and further
4) th~t/qll's,ctures or im~~ovements are properly located on the ground.
Failure iry;ffifs reg6rstwill r17wr;;);lt /' janot6nly the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be rerp6v~.,d:~y:expenp,ee"." )~pa ~bts, I am advised to seek competent professional advice an~ a;sist~nce, ".
'// ~'/ c.'L7_L- / I ()
A tpHcant's ~;ature Date I I
As owner9~"thef(; fOP~" i :.s4'-eqrmSf;1 have read and understood the complete applic tion and its consequences to me as a property
ownet/ G/
Property Owner's Signature (required) Date
[To be completed by City Staff]
Date Received
Zoning Permit Type
Filing Fee
OVER ~~
n'\('nnHl,-rfp\l\nl~nninu\Fnrll1~ Jl.. H::ll1rtnl1l~\7nnlnl' Ppnnit A"nlir::ltinn Fnrm rln('
Owner's Name: STANDING STONE BREWING CO Phone:
Customer #: 01827 State Lie No:
STANDING STONE BREWING CO City Lie No:
Applicant: 101 OAK ST
Address: ASHLAND OR 97520
Sub-Contractor:
Phone: Address:
Applied: 09/22/2010
Issued:
Expires: 03/21/2011 Phone:
State Lie No:
Maplot: 391E09BB10300 City Lie No:
DESCRIPTION: Commercial Site Review, valuation of $20,000
COMMUNITY DEVELOPMENT
20 East Main 51.
Ashland, OR 97520
www.ashland.or.us
Tel: 541-488-5305
Fax: 541-488-5311
TTY: 800-735-2900
Inspection Request Line: 541-552,2080
CITY OF
ASHLAND