HomeMy WebLinkAbout2004-0505 Historic PacketMEMO
TO:
FROM:
SUBJECT:
DATE:
Hiistoric Commission
Mark Knox, Associate Planner
National Historic Preservation Week
April 29, 2004
CITY OF
H LAN D
I just wanted to remind everyone of the events that are going on during next week (May 3rd - 9th). Your
attendance would be appreciated at any of the events, but particularly the awards ceremony on Friday,
12:00, May 7th, at the new Fire Station. I'm sure we will talk about all of these events at the meeting on
Wednesday, but I want to make sure you have some lead time to check your calendars.
SON,JA AKERMAN
CITY OF ASHLAND
CITY OF
-J SHLAND
HISTORIC COMMISSION
Agenda
May 5, 2004
I. CALL TO ORDER: 7:0(:)p.m.- SISKIYOU ROOM in the Community Development/Engineering Services Building, located at
51 Winbum Way
II. COMMISSION TRAINING: City Recorder Barbara Chdstensen and City Attomey Paul Nolte ~,,~/~'_~
IV. PUBLIC HEARINGS:
PLANNING ACTION 2004-'018 is a request for Site Review to construct a two-story, 1800 square foot addition to the existing commercial
building located at the corner of Pioneer and "A" Streets at 322 Pioneer Street. The building addition is located on the east side of the
existing Gathering Glass Studio (and associated manufacturing area) and consists of 1,050 square feet of co~lmercial space and a 750
square foot one-bedroom apartment. Comprehensive Plan Designation: Employment; Zoning: E-l; Assessor's Map #: 39 1E 09 BA; Tax
Lot: 13900.
APPLICANT: Al Carlson and Sandra
PLANNING ACTION 2004-049 is a request for a Conditional Use Permit for Transfer of Ownership of a previously approved Traveler's
Accommodation located all 115 North Main Street. Comprehensive Plan Designation: Multi-Family Residential; Zoning: R-2; Assessor's
Map #: 39 1E 09 BB; Tax Lot: 4500.
APPLICANT: Jessica and Bruce Capp
PLANNING ACTION 2004-043 is a request for a Conditional Use Permit to allow a Temporary Private Parking Lot on a vacant parcel
located at 530 Catalina Dqve, south of Maple Street. The request would allow the temporary parking lot to be used for two years in order
to offset the displacement of off-street parking associated with the remodeling of the medical building located at 246 Catalina Street (i.e.
Retina and Vitreous Center). Comprehensive Plan Designation: Health Care; Zoning: HC; Assessor's Map #: 39 1E 05 DB; Tax Lot: 2601.
APPLICANT: Dr. William Rodden
V. OLD BUSINESS:
A. Review Board/appointments/volunteers
B. Project Assignments for Planning Actions
C. Articles for City' Source
D. National Historic Preservation Week
E. Possible National Register Nomination for Lithia Springs Property
F. Final Carnegie Library Restoration Work
VI. NEW BUSINESS
VII. COMMISSION ITEMS NOT ON AGENDA
VIII. ANNOUNCEMENTS:
A. The next Histodc Commission meeting will be on June 2, 2004 at 7:00 p.m. in the Siskiyou Room.
IX. ADJOURNMENT
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this me.gting, please contact the
Community Development office at 541-488-5305 (TTY phone number is 1-800-735-2900). Notification 72 hours pdor to the meeting
will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-315.104 ADA Title1 ).
CiTY OF
SHLAND
Draft ASHLAND HISTORIC COMMISSION
Minutes
April 7, 2004
Community Development/Engineering Services Building- 5f Winburn Way- Sh;kiyou Room
Historic Commissioners Present: Chair Dale Shostrom, Keith Swink, Tom Giordano, Alex Krach, Joanne
Krippaehne, Jay Leighton, Rob Saladoff, Terry Skibby and Sam Whitford.
Absent Members: None
Council Liaison: John Morrison (absent)
Hiqh School Liaison' None Appointed
SOU Liaison: 'None Appointed
Staff Present: Associate Planner Mark Knox and Secretary Sonja Akerman
CALL TO ORDER
At 7:05 p.m., Chairperson Dale Shostrom called the meeting to order.
APPROVAL OF MINUTES
Krippaehne moved to approve the March 3, 2004 minutes as submitted. With a second by Saladoff, the motion
was approved with all voting aye.
PUBLIC HEARINGS
Planning Action 2004-026
Site Review
81 Central Avenue
Wes and Lucinda Vail
All members had site visits; none had ex parte contacts.
Knox bdefly reviewed the Vails' presentation to the Historic Commission dudng the lvlarch meeting. Their
proposed building will be a two-story, mixed-use structure. The narrow Property is part of the old rail spur that
connected downtown businesses with the main Southern Pacific Railroad line. A 1,792 ,,square foot apartment
will be on the second floor and the first floor will consist of 1,781 square feet that will be for commercial use. A
423 square foot garage on the first floor will provide parking for the apartment and the base for a deck. An
existing alley at the rear of the property with access off Helman Street will be improved and paved to City
standards to the end of the applicants' property. The remainder of the alley right-of-way to Water Street is very
steep and will not be improved. This alley will provide access to the angled parking area for the property. There
will also be one space in the garage and one behind the garage.
Knox said the design of the building is traditional and similar to the one the Vails built on Van Ness Avenue.
There is deviation to the front of the building and on the downhill side. The entry to the apartment is in the front
of the building off Central Avenue. The entry on the Iow side of the building will lead to the commercial space.
Landscaping will complement the second floor apartment on Central Avenue as well as the commercial area
below. He stated the Historic Commission had concerns last month about the sicling material but after
researching the durability and cost of wood shingles, the owners have decided to use the natural color hardi-
shingles. Staff feels the application meets the Site Design & Use Standards and is recommending approval. One
of the conditions of approval is that all recommendations of the Historic Commission be incorporated into the
building plans and that such plans shall be reviewed by the Review Board and approved by the Staff Advisor.
Ashland Historic Commission Minutes
April 7, 2OO4
CiTY OF
SHLAND
Owner/Applicant Wes Vail cladfied the.two issues of concern dudng the last Historic Commission meeting were
the material for the siding and the plainness of the west side of the building. A band around the middle of the
building has been integrated into the design. The cornice line will also go around the entire 13uilding. Vail said he
feels strongly that the hardi-shingles are the only way to side the building. He has investigated the cost of
installing redwood shingles and received an estimate that would cost him between $175-200,000. He was also
told that that if second growth redwood is used, the building would most likely need to be painted after about four
years and that the shingles tend to cud after approximately five years. He would like to paint the exterior witha
darker color. Hardi-shinglles will hold the paint and their shape.
Skibby asked about the spacing of the shingles. In response, Vail passed around a Hardi-panel brochure and
pointed out the two styles of the shingles, noting he would like to use the "staggered" style.
Giordano questioned the smallness of the pediment over the entry door to the apartment, saying that to him, it
should be more generous. Knox noted that since it is not the entry to the commercial portion of the building, it
would be best to keep that entry on the smaller side. Vail passed around a photograph of a building that he
modeled the design and n3aterial after and said he would agree to make the entry broader and use a wider door.
Vail said the door will also be inset about two feet. Skibby stated the Site Design & Use Standards encourages a
strong sense of entry so he agrees the entry may look better a little larger. Whitford stated he feels the entry will
stand out more when it is actually built, especially since the trim will be painted a different color. Swink agreed.
Giordano suggested they study the prospect of making the entry more substantial to see what it would look like.
Shostrom commented the added design elements make a nice continuation.
Krippaehne stated the Vails have done a good job in being responsive to the Historic Commission comments.
However, she will vote against it as a token expression in getting away from traditionally designed buildings. She
explained she has a philosophical aversion to creating new buildings with traditional styles. The style proposed
by the Vails for this new building is not found in many historic buildings in Ashland. It represents a bit of a
degenerate style. In her perspective, she sees a problem with introducing new buildings with older styles. She
would like to see the Historic Commission discourage applicants from bringing in other styles like this to Ashland
and would like to see instead designs that are more compatible with the Historic District. Thiis will be a symbolic
vote on her part.
Discussion ensued regan:ling the size of the shingle exposure after Vail passed around pictures of the hardi-
shingle material on existing homes. Vail said in his research, different colors of paint showed the gaps differently.
He would like to paint the building a dark color and use a narrower exposure.. Whitford suggested using straight
shingles with no more than a 6 inch exposure. Giordano suggested painting the building first with a darker color,
then applying a thin layer of a lighter color for highlights. The Commission agreed the exposure should not be
more than 6 inches. Vail asked about the shingles, stating he would prefer to use the four-foot panels. The
Commission agreed the panels could be four feet, also that they should be textured and straight across with no
staggers.
When asked about the windows, Vail said he would like to use double hung vinyl windows that are dark brown
clad. In discussing this, it was noted that the dark color was no longer available in the vinyl windows, only white
and almond. The Commission agreed the Vails should use clad windows rather than vinyl in order to avoid the
light color, which would precipitate changing the color of the building to much lighter tones.
Vail asked about the use of new windows with mullions that have shadow lines. Shostrom stated the
Commission typically suggests windows with mullions built in not be 'used because they are imitations. Real
mullions, however, would be fine.
Shostrom opened, then closed the public hearing because there was no one in the audience to speak either for
or against the application.
Giordano commended th6, applicants for a great job in the design of the building on such a. difficult site.
Ashland Historic Commission Minutes
April 7, 2004
CITY OF
SHLAND
Giordano then moved torecommend approval of this application to the Planning Commission with the following
suggestions: 1) the shingles have no more than a 6 inch exposure - 4 foot panels are a/right, 2) the shingles be
straight, not staggered, 3) ihe owners look at different kinds of paint- for example, a darker base coat and a thin
layer of a slightly lighter color, 4) the owners look at making the apartment entry on Central Avenue slightly
larger, 5) almond or white colored vinyl windows will not work with the design and color of the proposed building
- the owners should use clad double hung windows so they will be darker, and 6) unless the owners use
windows with real dividers, the windows should be unbroken with no mullions. Whitford seconded the motion,
which passed with all voting aye except Krippaehne, who voted nay for the reasons stated above.
Planning Action 2004-018
Site Review
322 Pioneer Street
Al and Sandra Carlson
All members had site visits; none had ex parte contacts.
Knox explained there arE; still issues regarding parking and vision clearance so Staff is asking the owner for a
continuance on this Planning Action. Owner Al Cadson and Designer Gary Caperna were in attendance and
agreed, stating that based on the parking situation, they now want to make changes also. Since the application
will be continued, there ,was no need for a public hearing, however, Caperna and Carlson asked for Historic
Commission input. This Planning Action will come before the Commission in May as a public hearing.
Capema explained the application, as proposed, is for retail space on the ground floor with an apartment on the
second floor. The site is odd, thus making it a challenge architecturally. On the recent upgrading of the existing
building, Caperna said the general feel of the original building was kept by reusing the siding and keeping it with
an industrial look. They don't want the addition to be historically deceptive so they have proposed using
unpainted CMU block, with cornices for articulation. The canopies will be the same galvanized metal matedal as
was used on the existing building. He also noted the doors will be recessed 16 inches. Because the owner is
unsure what type of business will occupy the space, they would like to be somewhat flexi~ble with regard to the
design of the openings. Cadson stated he would like to have one tenant occupy the space, rather than to break it
up for more tenants. They would also like to keep the apartment if possible.
Shostrom asked about the vertical element on the design that had been submitted and Caperna replied it is a
galvanized panel projecting from the building with a light behind it that will project up and ()ut. He added the base
will be fluted CMU, the main portion of the building will be smooth water table block, and the cornice will be split
face and smooth CMU., Krach asked about the size of the block and Caperna said each I:,lock is 8" x 8" x 16". He
stated they want to clearly define the new portion from the existing building.
Swink related it is not necessary to bdng in so much galvanized material to make the addition compatible with
the existing building. Saladoff agreed, then added this is an opportunity to think"outside the box" on this project,
which would be relevant to Krippaehne's remarks earlier. He said the design that was presented is OK and safe.
Caperna agreed the design is benign. Saladoff offered there have been interesting things done in Portland and
Seattle with industrial buildings.
Skibby conveyed this has always been an industrial area. Leighton commended Caperna for not using canvas
awnings.
Shostrom remarked the CMU block seems to be the "material of the day." He suggested using a buff color to
offset the new portion. The design fits and looks industrial and commercial. He also suggested making the
vertical light material smaller in order to look more like sconces rather than an architectural material.
Caperna stated if the apartment was removed because of the parking issue, they would still like to keep the
same mass and volume of the addition. The Commission commented it would like to see the apartment remain if
at all possible, Knox said if the square footage of the apartment were reduced to 500 square feet, the number of
Ashland Historic Commission Minutes
April 7, 2004
CITY OF
-ASHLAND
required parking spaces would be reduced. Cadson noted he was unsure if a smaller apartment would be worth
building.
OLD BUSINESS
Review Board -Following is the April schedule for the Review Board, which meets every Thursdayfrom 3:00 to
at least 3:30 p.m. in the Planning Department:
April 8th
April 15th
April 22nd
April 29th
Skibby and Krippaehne
Skibby, Swink and Whitford
Skibby, Giordano, Saladoff and Krach
Skibby, Shostrom and Swink
Project Assignments for Planning Actions
Pa #2000,120
PA #2002-100
Pa #2003-005
Pa #2003-092
PA #2004-017
PA #2004-026
485 "A" Street (Steve Hoxmeier)
142 East Main Street (Earthly Goods)
35 S. Second Street (Winchester Inn)
124 Alida Street (Kirt Meyer and Vadim Agakhanov)
364 Hargadine Street (Ken Kolar)
81 Central Avenue (Wes & Lucinda Vail)
Shostrom
Leighton
Krippaehne
Krippaehne
Krach
Giordano
Carnegie Library Restoration - There was nothing new to report.
Possible National Register Nomination for Lithia Spdngs Property - The Commission was invited to tour the
Lithia Spdngs Property with the Ashland Parks Commission and the Ashland Gun Club on Apd122 at 4:30 p.m.
National Historic Preservation Week - Knox stated Governor Kulongoski will be in Ashland for the Oregon
Hedtage Conference and is scheduled to speak at the noon luncheon. Mayor Alan DeBoer will preside over the
award ceremony at the new fire station.
ITEMS NOT ON AGENDA.
Leighton asked for volunteers to help her register the people attending the Oregon Hedtage Conference and
also to help with the bus tour to Jacksonville on Saturday. Knox asked for volunteers to help with the walking
tours on Thursday, Friday and Saturday.
Krach said he is concerned about the many different designs of street lighting currently being installed in the City
(especially new subdivisions) and asked if the City has a lighting plan. Knox responded Scott Johnson in the
Electric Department is in tile process of heading such a plan. The Commission shared Krach's concerns.
ADJOURNMENT
It was the unanimous decision of the Commission to adjourn the meeting at 9:35 p.m.
Ashland Historic Commission Minutes
April 7, 2004
The Ashland Planning Department prel;'"~oarily approved this
request on April 21, 2004. This action . be reviewed by the
Ashland Planning Commission Hearings Board at ,I :30 p.m. on May
11, 2004 at the Ashland Civic Center, 1175 East Main Street,
Ashland,' Oregon. No public testirnon¥ is allowed at this review.
Any affected property owner or residenthas a right to request, AT
NO CHARGE, a public hearing before the Ashland Planning
Commission on this action.
To exercise this right, a WRITTEN request must be received in the
Planning Department, 51 Winbum Way, pdor to 3:00 p.m. on May
3, 2004. The written request for the public hearing must include your
name, address, the file number of thee planning action and the specific
grounds for which the decision shouh! be reversed or modified, based on
the applicable criteria. If you do not SPECIFICALLY REQUEST A
pUBLIC HEARING by the time and date stated above, there will be
no public testimony permitted.
If you have questions or comments concerning this request, please feel free to contact
Susan Yates at the Ashland Planning Department, at 541-552-2041.
If a hearing is requested, it will be scheduled for the following
month. Unless ther ~ continuance, if a participant so requests
before the conclusiOn of the hearing, the record shall remain open
for at least seven days after the hearing.
The ordinance criteria applicable to this a'pplicatio,n are attached to this notice.
Oregon law states that failure to raise an objection concerning this application, either
in person or by letter, or failure to provide sufficient specificity to afford the decision
maker an opportunity to respond to the issue, precludes your right of appeal to the
Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance
criterion the objection is based on also precludes your right of appeal to LUBA on
that criterion. Failure of the applicant to raise constit~Jtional 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 b= 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 97520.
Our TTY phone number is 1-800-735-2900.
Subject Property
NOTE: This Planning ,Action will also be heard by the Ashland Historic Commission on May 5, 2C04, 7:00 p.m.
in the Commmtity Development and Engineering Services building (Siskiyou Room), located at 51
Winburn Way.
NOTE: Public comment concerning the project's landscaping plan will be take~ on May 3, 2004 '~tween 2:00
and 4:00p.m. at the Community Development and Engineering building located at 51 Winburn Way.
PLANNING ACTION 201)4-018 is a request for Site Review to construct a two-story, 1800 square foot addition to
the existing commercial building located at the corner of Pioneer and "A" Streets at 322 Pioneer Street. The
building addition is located on the east side of the existing Gathering Glass Studio (and associ~ted manufacturing
area) and consists of 1,050 square feet of commercial space and a 750 square foot one-bedroom apartment.
Comprehensive Plan Designation: Employment; Zoning: E-l; Assessor's Map #: 39 1E 09 BA; Tax Lot: 13900.
APPLICANT: Al Carlson and Sandra
SITE REVIEW
18.72.50
Criteria'for Approval. The following criteda shall be used to
approve Or deny a site plan:
A. All applicable City ordinances have been met and will be met
by the proposed development.
B.
Gl
All requirements of the Site Review Chapter have been met.
. .
The site design complies with the guidelines adopted by the
City Council for the implementation of thic'~hapl:er.
De
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 .subje.ct property. (Ord.
2655, 1991 )
4/19/2004
City of Ashland Planning Department
Attention: Mada Harris
20 East Main Street
Ashland, Oregon 97520
Re: Review Application Submittal
Al Carlson - Cornmercial/Residential Building Addition
Attached for Application review are 12 copies each of the Proposed Site Plan and the
Landscape Plan with Extedor Elevations.
SCOPE OF PROJECT:
The proposed project shall involve a 1,130 SF, first floor commercial addition.
The building addition shall be located at the east side of the existing 2!604 SF
Gathering Glass Studio.
The massing of the proposed building will be similar to the existing building to the
west. The addition shall be constructed of unpainted CMU (Dark oak) with only
the canopies constructed of the same galvanized metal used on the Gathering
Glass Studio building to which the proposed addition shall be attached. Where
the proposed and existing buildings are joined we are proposing a 2' offset to
mitigate the visual tension of the material change.
Three parking spaces are proposed that shall be accessed off of Ast Street,
providing a total of fifteen parking spaces for the entire site. The three onsite
parking spaces will be shielded from view by the construction of 5' wide ground
level planters. The remainder of the site shall be landscaped with trees, shrubs
and an area of turf stone.
A. The proposed project intends to conform to all applicable City
ordinances.
B. As is ,,stated below in detail, all of the requirements of the Site Review
Chapter have been or will be met.
C. The development complies with the Site design Standards adopted by
the City Council for implementation of this Chapter.
Landscalping:
APR ~ 0 200~,
The proposed landscape plan conforms to the 15% coverage required for the E-1
zone. The subject parcel is 7992 square feet. The required landscape area is
1198 square feet. The proposed landscape plan shows a total landscape area of
1596 square feet. The proposed landscaping slightly exceeds the 15% minimum
requirement.
Basic Site Review Standards:
Orientation and Scale:
1)
The design of the proposed addition has elongated the building mass to
address "A" street. Access to the building is from the existing sidewalk
along "A" street.
2)
The proposed building will most likely have a retail occupancy and is
located within 30' of "A" Street. Accordingly, the design proposes a set of
attractive recessed entrances with direct pedestrian access from the
street/sidewalk to the building interior.
Streelscape:
1)
Street trees at 30' on center are existing along the Northerly project
frontage. An additional street tree is proposed along the Easterly frontage.
Landscaping:
1)
The plant materials specified on the proposed landscaping plan have been
selected so that 50% cove.rage will achieved after one year and that 90%
coverage will occur after 5 years.
2)
The plant materials specified on the proposed landscaping plan include a
pleasing vadety of Iow water use trees, shrubs and flowedng specimens.
3)
The landscape plan shows the appropriate plant screening between this
development and the residential property to the south. Th(; historic
location within the City allows waiving of the normally required 10' front
yard landscape.
4)
This submission includes a design for a complete, automatic drip irrigation
system that will assure the health of the plant material.
5)
There are no existing trees or significant vegetation on the subject
property.
Parkin~g:
1)
The proposed new parking has been located behind the buildir~g, and has
been screened from street view as much as possible through the use of 5'
ground level planter at the north east corner' of the property.
2)
The landscape plan indicates deciduous trees along the south property
line that will serve to both shade the parking area and to serve as a buffer
to the adjaCent property. The tree specified along "A' street will have a
canopy 10' above sidewalk level and will not compromise the view
triangle.
Designated Creek Protection:
1)
The property is not adjacent to a creek. Consequently the related
standards do not apply.
Noise and Glare:
1)
The proposed building is odented toward the north which eliminates the
possibility of glare from the storefront windows. The landscape screening
along the south property line will mitigate any glare that might ,occur in the
padding area.
Expansions of Existing Sites and Buildings:
1)
The: proposed development will maximize the development potential of
this site. Conformance to the development standards has been based on
100% development.
Detail Site Review:
Orientation and Scale:
1)
This project is located within a historic district and is not subject to Floor
Area Ratio guidelines.
2)
The combined total length of the building is slightly less than 1 O0 feet. The
design does propose jogs and other distinctive changes in the, building
fag.ade.
3)
The elevation along "A" street is composed of 16 lineal feet of solid wall
(broken up into 4 portions) and 30 lineal feet of storefront glass (3 bays)
which will serve as entries and display areas.
4)
The proposed addition utilizes changes in mass and building materials to
help delineate entrances. ,As well, awnings have been shown which place
emphasis on the entries.
5)
This proposed addition is essentially an "infill" or completion of the
"streetscape' along this property.
6)
The building fa(;ade at street level has been articulated wiith three
recessed entry alcoves which are protected by overhead ,canopies that are
constructed of the same matedal as the adjacent building. Te recess is
approximately 16". The canopy extends 48", which provide a protected
area of slightly more that 5'>
II Stn;etscape:
1) The hardscape along "A" street is existing and will remain..
2)
The proposed addition has been located directly adjacent to the existing
public sidewalk on the north property line.
Parking and On-site Circulation:
1)
The proposed parking area is designed to accommodate only 3 autos. The
pedestrian sidewalks are raised, however.
2) Requirements for separate parking areas does not apply to this project.
3)
The proposed site is 7992 square feet (substantially less than 1 acre)
consequently the guidelines pertaining to on-site pedestrian and bicycle
circulation do not apply to this project.
Buffering and Screening:
1)
The landscape plan shows a 5' planted buffer strip along the south
property line.
2)
The landscape plan indicates a ground level planter That is intended to
screen the parking area beyond as much as possible.
Lighting'
1) The "A" street elevation shows pedestrian scaled wall sconceS placed
at approximately 9' above the sidewalk. The lights will provide
adequate light for pedestrian actiVities as well as subtle highlights on
the building. Thee proposed light will provide down light only.
Building Materials:
1)
The elevation 'presented depicts a painted concrete block building. The
base will be split face CMU base (Dark Oak). The elevation shows 3
galvanized sheet metal canopies which' related the two buildings without
attemPting to copy the existing. The elevation also shows a projected
CMU cornice.
2)
The col°r scheme of the building will be muted, rather than bdght or
garish. The glass components of the fa(;ade seem to be appropriately
proportioned
The "Additional Standards for Large Scale Projects" do not apply to this
project and will not be addressed in these findings.
Parking Lot Landscaping and Screening Standards:
Screening at required yards:
1)
The, northeast corner of the parking area has been screened with a raised
planter and a sight obscuring hedge.
2)
The screening plant matedal specified on the Landscape plan 'will grow to
18" at maturity.
3)
The screen height will be accomplished through a use of plant matedal
and earth mounding at the ddve approach.
4) . The proposed parking area is not designed to be elevated.
Screening abutting property lines:
1) ^ 5' landscape screen has been shown on the Landscape plan along the
south property line where the parking area abuts the adjacent proper~Iy.
Landscape Standards:
1)
ThE; landscape plan shows six trees in the area around the parking lot
which far exceeds the required rations.
2)
The specified trees are appropriate large canopy specimens which
conform to the approved street trees.
3)
None of the proposed tree boles are closer than 2 feet from any paved
areas.
4)
The plant materials have been specified to assure 50% coverage within 1
year and 90% coverage in 5 years.
5)
The proposed parking area is relatively small and precludcs even
distribution through out the parking area. However, every effort has been
made to distribute planting along the perimeter.
6)
The required buffer and parking landscaping has been included in the
landscape tabulations.
Residlential Screening:
1)
The parking area has been setback well in excess of 8 feet from the
adjacent residence to the south.
Screening:
· The landscape plan proposes hedge screening that is in
accordance with the Site Design Standards.
· The refuse container exists and has been screened[ in accordance
with the guidelines.
· This project does not call for any service corridors and is exempt
from the related guidelines.
· The proposed lighting fixtures will no produce glare on adjacent
properties.
Historic Design Standards:
The height of the proposed addition is sensitive to the existing building.
The elevation has attempted to match some of the predorninant horizontal
lines.
The scale of the proposed addition maintains the character of the adjacent
context.
The massing of the proposed addition has been broken into meaningful
components that embrace the human scale.
The proposed setback of the addition maintains the precedent established
in the neighborhood. The setback coupled with the building mass strives
to engage the pedestrian,
The proposed roof shape is appropriate for the quasi industrial area. The
"A" street elevation has been articulated in a clearly commercial character
and can not be seen from the street. The roof and fa(;ade of the proposed
building is purposefully "different" in character to the adjacent building in
an attempt to recognize the histodc character of the existing. The
proposed building has, however, borrowed elements of the existing far~ade
to maintain continuity.
The, proportions and rhythm of the proposed openings is clearly different
than the adjacent building but is appropriate to the pedestrian character of
the streetscape and in conformance with requirements found e, lsewhere in
the Site Design Standards.
The "Platform" raises serious accessibility issues and dislocates the
buil,ding from the pedestrian in this particular instance. Conseqiuently a
raise platform was not utilized in this design.
The, proposal presents a two story far.,.ade to the street which is in keeping
with the character of the neighborhood.
The sense of entry is a primary ingredient in the composition of the
proposed fa(;:ade. The design is also sensitive to potential multiple entries
and has made provisions accordingly.
In respect for the histodc integrity of the adjacent building and the
neighborhood as whole the proposed design has endeavored not to be an
imitation of any specific buildings or historical styles. The design makes
vague references to the surrounding context and historical precedent but
is essentially original in conception and clearly a product of its own time.
D. The proposed development can be adequately served by the City
infrastructure. Ail of the various public utilities are already installed and
serving the site.
·
Parking for the existing and proposed portions of this project has been tabulated
as follows:
Provided Parking:
Currently 7 diagonal on street spaces exist along "A" Street, and 2 spaces exist along
Pioneer Street. 'r'he proposed site plan shows 3 on-site parking spaces. 5 of the on-
street spaces around the project and all 3 of the on-site can be counted toward this
project for a total of 8 spaces.
Required Parking:
The existing gla...;s studio which is owned and operated by the property owner:
The 517 square foot retail showroom has been calculated at 1 space per 350 square
feet. 517/350 = 1.48 spaces.
The 1879 square feet of manufacturing area has been calculated at I space per 700
square feet. 1879/700 = 2.68 spaces.
The Proposed speculative 1130 retail space requires 1 space per 350 square feet.
1130/350 = 3.29 spaces.
Summary of tabulation:
517 sf retail/350 1.48
1879 mfg'r/700 2.68
220 office/450 0.49
1130 retail/350 3.29
Total spaces required'
Total spaces provided
8.00
7.94
Sincerely,
BATZER INC
GaO Caper.~a
Sr. Designer
~®
L~P~I~ PLAN
~A11~I~IN~ ~iLA~5
:'A': 511~I~I'
A~ANP, 6~60N
I'-
k
P~:~ED EXP~SION FOR:
A STREET STUDIO
A Street and Pioneer
· ~hland, Orego~
P.O.I~x 44~¢~0 N. R~ss I.~n~
Medford Oregon 97501
1773-7553
Mark McKe~
ARCHITECT
P.O. Box 44~0/lg0 N. I~:~s L~'~
Medford, Oregon 97501
(541) 773-7553
The Ashland Planning Department preliminarily approved this If a hearing is requested, it will be scheduled for the following
request on April 21, 2004. This action will be reviewed by the
Ashland Planning Commission Hearings Board at 1:30 p.m. on May
11, 2004 at the Ashland Civic (:enter, 1175 East-Main Street,
Ashland, Oregon~ No public testimony is allowed at this review.
Any affected property owner or resident has a right to request, AT
NO CHARGE, a public hearing before the Ashland Planning
Commission on this action.
To exercise this right, a WRITTEN request must be received in the
Planning Department, 51 Winbum Way, prior to 3:00 p.m. on May
3, 2004. The written request for the public hearing must include your
name, address, the file number of the planning action and the specific
grounds for which the decision should be reversed or modified, based on
the applicable criteria. If you do not SPECIFICALLY REQUEST A
pUBLIC HEARING by the time and date stated above, there will be
no oublic testimony permitted.
If you have questions or comments conCerning this request, please feel flee to contact
Susan Yates at the Ashland Planning Department, at 541-552-2041.
month. Unless there is a continuance, if a participant s° requests
before the conclusion of the hearing, the record shall remain open
for at least seven days after the hearing.
The ordinance criteria applicable to this a'pplication are attached to this notice.
Oregon law states that failure to raise an objection concerning this application, either
in person or by letter, or failure to provide sufficient specificity to afford the decision
maker an opportunity to respond to the issue, prectludes 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 consti'tutional 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 t~ 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 97520.
Our TTY phone number is 1-800-735-2900.
NOTE: This planning Action will also be heard by the Ashland Historic Commission on May 5, 2004, 7:00 p.m.
in the Community Development and Engineering Services building (Siskiyou Room), located at 51
Winburn Way.
PLANNING ACTION 2004-049 is a request for a Conditional Use Permit for Transfer of Ownership of a previously
approved Traveler's Accommodation located at 115 North Main Street. Comprehensive Plan Designation: Multi-
Family Residential; Zoning: R-2; Assessor's Map #: 39 1E 09 BB; Tax Lot: 4500.
APPLICANT: Jessica and Bruce Capp
'CONDITIONAL USE pERMITS.
18.104.050 Ap. proval Criteria. A conditional use permit shall be
granted if the approval authority finds that the proposed use
conforms, or can be made to conform through the imposition of
conditions, with the following approval criteria·
A. That .the use would be in conformance with all standards
Within the zoning district in which the use. is proposed to be
located, and in conformance with relevant Comprehensive plan
policies that are not implemented by any City, State, or Federal
]aw or program.
B. That adequate capacity of City facilities for water, sewer,.
.paved. access to and through the development, electricity, urban
storm drainage, and adequate transportation can and will be
provided to and through the subject property.
C. That the conditional use will have no greater adverse
material effect on the livability of the impact area when
compared to the development of the subject lot with the target
use of the zone. When evaluating the effect of the proposed use
on the impact area,.the following factors of livability of the
impact area shall be considered in relation to the target use of
the zone:
le
·
·
·
Similarity in scale, bulk, and'coverage·
Generation of traffic and effects on
surrounding streets· Increases in
pedestrian, bicycle, and mass transituse are
considered beneficial regardless of capacity
of facilities.
Architectural compatibility with the impact
area.
·
Air quality, including the generation of
dust, odors, or other environmental
pollutants.
Generation of noise, light, and glare·
The development of adjacent properties as
envisioned in the Comprehensive Plan.
Other factors found to be relevant by the
Hearing Authority for review of the proposed
use.
Title 18 Chapter 18.24
K. Traveler's accommodations, subject to the following:
That all residences used for traveler's accommodation be business-owneroccupied. The business.-ownershall be required
to reside on the property occupied by the accommodation, and occupancy shall be determined as the traveler's
accommodation location being the pdmary residence of the owner dudng operation of the a(~mmodation. "Business-
owner" shall be defined as a person or persons who own the property and accommodation outright; or who have entered
into a lease agreement with the property owner(s) allowing for the operation of the accommodation. Such lease agreement
to spedfically state that the property owner is not involved in the day to day operation or financial management of the
accommodation, and that the business-owner is wholly responsible for all operations associated with the accommodation,
and has actual ownership of the business. (ORD 2806 Sl., 1997)
2. That each accommodation unit shall have 1 off-street parking space, and the owners shall, have 2 parking spaces. All
spaces shall be in conformance with the requirements of the Off-Street Parking section of this Title.
.
That only one ground or wall sign, constructed of a non-plastic material, non-interior illuminated of 6 square feet maximum
size be allowed. Any extedor illumination of signage shall be installed such that it does not directly illuminate any residential
structures adjacent or nearby the traveler's accommodation in violation of 18.72.110.
4. That the number of accommodation units allowed shall be determined by the following criteria:
1,
That the total number of units, including the owner's unit, shall be determined by dividing the total square footage of
the lot by 1800 sq. ft. Contiguous lots under the same ownership may be combined to increase lot area and the
number of units, but not in excess of the maximum established by this ordinance. The maximum number of
accommodation units shall not exceed 9 per approved traveler's accommodation with pdmary lot frontage on arterial
streets. The maximum number of units shall be 7 per approved traveler's accommodation~ with primary lot frontage on
designated collector streets; or for traveler's accommodations not having pdmary frontage on an artedal and within 200
feet of an arterial. Street designations shall be as determined by the Ashland Comprehensive Plan. Distances shall
be measured via public street or alley access to the site from the collector or arterial.
b. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 square feet
of gross intedor floor space remaining per unit.
.
That the pdmary residence on the site be at least 20 years old. The pdmary residence may be altered and adapted for
· traveler's accommodation use, including expansion of floor area. Additional structures may be allowed to accommodate
additional units, but must be. in conformance with all setbacks and lot coverages of the underlying zone.
,
Transfer of business-ownership of a traveler's accommodation shall be subject to all requirements of this section, and
subject to Conditional Use Permit approval and conformance with the criteda of this section. All traveler's accommodations
receiving their initial approvals prior to the effective date of this ordinance shall be considered as approved, conforming
uses, with all previous approvals, conditions and requirements remaining in effect upon change of business-ownership.
Any further modifications beyond the existing approvals shall be in conformance with all requirements of this section.
.
An annual inspection by the Jackson County Health Department shall be conducted as required by the laws of Jackson
County or the State of Oregon. (Ord. 2776 S1, 1996)
.
That the property on 'which the traveler's accommodation is operated is located within 200 feet of a collector or artedal street
as designated in the City's Comprehensive Plan. Distances shall be measured via public street or alley access to the site
from the collector or arterial. (Ord. 2613 S 1, 1991)
12. Hostels, provided that the facility be subject to an annual Type I review for at least the first three (311 years, after which time the
Planning Commission may approve, under a Type II procedure, a permanent permit for the facility. ~IOrd. 2353 S2, 1985)
Red Wing Bed and Breakfast
Transfer of Ownership
Jessica and Bruce Capp
115 North Main Street
Ashland, Oregon 97520
lThe Redwing
Bed & Breakfast Inn
115 N Main St
Ashland, OR 97520-1729
To: City of Ashland Planning commission
From: Jessica and Bruce Capp
Re: Transfer of ownership of existing three-unit bed and breakfast inn at 115 No. Main
Objective:
In July 2003 my husband and I purchased the property at 115 No. Main Street. It is a
lovely craftsman home circa 1911. It has been in use as a bed and breakfast by previous
owners under the name of Red Wing Inn for over twenty years. This application is to
reinstate the operation of traveler' s accommodations.
Approval Criteria Section 18.104.050
A. The Red Wing Inn is located in an R-2 zone and has been a three unit historic inn
for many years.
B. Adequate capacity of city facilities has been established by previous years of use
for traveler' s accommodations and no changes are proposed.
C. There will be no negative effect on the impact area. The north and south adjacent
properties are traveler's accommodation establishments.
Items C-1 through C-7 of section 18.104.050 remain the same as no new development on
the site is being proposed.
The guest rooms at the Red Wing Inn are equipped with queen size beds, private baths
and vintage d6cor. Each room has a posted fire escape route and ten year smoke., detector.
Hallways have exit signs and fire extinguishers. All staircases have handrails on both
sides. Parking areas remain the same as shown on the site plan, which is enclosed. All
utilities presently exist and no new proposal is in operation.
Thank you fbr your consideration in this matter.
Sincerely,
~si~ca Capp
Bruce Capp /~ ~ ~
ASIILAND CULTURAL RESOURCE INVENTORY
SURVEY FORM
Name: Mathes, William House
Address: 115 North Main Street
~.h. land~___Or~g~
T/R/S: 39S RI.E 9
Map No: 9BB ,Tax Lot: 4500
Quadrang].e: Ashland (1953)
Ne gative No.:
Roll 1-2
Slide No.:
Graphic and Photo Sources:
Jackson County Assessor Map
City of Ashland Topographic Map;
SHPO Inventory No.:
703
~o0
48O0
,4700
Existing ~-un~t (+ owner's unit)
Travellers Accommodation
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 HEARINGS
BOARD on 'May 11, 2004 at 1:30 p.m. at the ASHLAND CIVIC
CENTER, 1175 East Main Street, Ashland, Oregon.
The ordinance criteria applicable to this application are attached to this notice. Oregon
law states that failure to raise an objection concerning this application, either in person
or by letter, or failure to provide sufficient specificity to afford the decision maker an
opportunity to respond to the issue, precludes your fight 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 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 97520.
During the Public Hearing, the Chair shall allow 'testimony from the applicant and
those in attendance concerning this request. The Chair shall have the right to limit
the length of testimony and require that comments be restricted to the applicable
criteria. Unless there is a continuance, if a participant so requests before the
conclusion of the hearing, the record shall remain open for at least seven days after
the hearing.
If you have questions o~ comments concerning this request, please feel free to
contact Susan Yates at the Ashland Planning Department, at 541-552-2041. Our
TTY phone number is 1-800-735-2900.
NOTE: This Planning Action will also be heard by the Ashland HiStoric Commission on May 5, 2004, 7:00 p.m.
in the Community Development and Engineering Services building (Siskiyou Room), located at 51
Winburn Way.
NOTE: This Planning Action will also be heard by the Ashland Tree Commission on May 6, 2004 in the
Community Development and Engineering Services building (Siskiyou Room) located at 51 Winburn
Way at 7:00 p.m.
PLANNING ACTION 2004-043 is a request for a Conditional Use Permit to allow a Temporary Private Parking Lot
on a vacant parcel located at 530 Catalina Drive. south of Maple Street. The request would allow the temporary
parking lot to be used for 'two years in order to offset the displacement of off-street parking associated with the
remodeling of the medical building located at 246 Catalina Street ii.e. Retina and Vitreous Center). Comprehensive
Plan Designation: Health Care; Zoning: HC; Assessor's Map #: 39 1E 05 DB; Tax Lot: 2601.
APPLICANT: Dr. William Rodden
CONDITIONAL USE PERMITS'
18.104:..050 Approval Criteria. A conditional use permit shall .be
granted if the approval authority finds that the proposed use
conforms, or can be made 'to conform through the imposition of
conditions., with the following approval criteria·
A. That-the use would be in conformance with all standards
within the zoning district in which the use is proposed to be
located, and in conformance with relevant Comprehensive plan
policies that are not implemented by any City, State, or Federal
law 'or program.
B. That adequate capacity of CitY facilities for water, sewer,.
paved, access to and through the development, electricity, urban
storm drainage, and adequate transportation can and will be
provided to and through the subject property.
C. That the conditional use will have no greater 'adverse
material effect on the livability of the impact area when
compared to the development of the subject'lot with the target
use of the zone. when evaluating the effect of the proposed use
on the impact area, the following factors of livability of the
impact area. shall be considered in relation to the target use of
the zone:
le
Se
·
Similarity in scale, bulk, and'coverage.
Generation of traffic and effects on
Surrounding streets. Increases in
pedestrian, bicycle, and mass' transit use are
considered beneficial regardless of capacity
of facilities.
Architectural compatibilitY with the impact'
area.
.
Air quality, including the generation of
dust, odors, or other environmental
pollutants.
Generation of noise, light, and glare.
The development of adjacent Properties'as
envisioned in the Comprehensive Plan.
Other factors found to be relevant by the
Hearing Authority for review of the proposed
use.
REIT1NGER & ASSOCIATES, Inc.
DESIGN FACILITATORS
PROPOSED C.U.P.
'FOR A
TEMPORARY PARKING LOT
AT
530 CATALINA ST.
ASHLAND, OR 97520
SERVICING THE CATALINA MEDICAiL
BUILDING
OWNER: DR. WILL RODDEN
PREPARED BY
Reitinger & Associates
Project Managers & Medical Management
Consultants
For Retina & Vitreous Center of Southern
Oregon P.C.
Dr. William Rodden
At 530 Catalina Drive
Ashland, OR 97520
Upon starting a multi-phased remodel of the Catalina Medical
Building and proposing the upgrading of the existing parking to
current standards, it became apparent that the process of keeping
the practice functioning and accessible to it's more geriatric
patients is going to be very challenging. Another key factor
generating this proposal' is the construction in process and
underWay at Ashland Community Hospital. The amount of on
street parking is very limited and has become non-existent with
most of the contractors and sub's from the Hospitals project using
the on :street parking for their use. It is also our understanding that
this expansion will be in process for the next year or so. This
alone has eliminated most of the parking that the Retina &
Vitreous Center of S.O. PC personnel used, to allow their patients
to use the on site parking. Their staff is large and growing due to
the very technical aspect of their specialty and the national studies
they provide for this field of eye care.
After a strategic planning session with Dr. Rodden & Dr. Wang, it
was determined that they must provide their staff and patients with
reliable parking to keep the practice running as efficient as possible
during the multi-phased remodel of the Catalina Medical Building.
The decision was made to acquire the lot at 530 Catalina drive as a
temporary parking lot exclusively for the Retina & Vitreous
Center. This may also facilitate a valet parking service that would
be provided during the reconstruction of the Catalina Medical
lqnildingexistingparkinglotfor.betteraccessibilitymmingto
parking lot.
The proposed Temporary Parking Lot at 530 Catalina would be
constructed to adequately support the surcharge load of vehicular
traffic and parked vehicles. Due to the temporary nature of this
use, the f'mished surface shall remain a gravel pervious area.
Grubbing of surface vegetation and organic material shall be
removed preparatory for the sub-base material of structural shale
material compacted in lifts of 6 to 8 inches. Final grades shall
provide proper drainage of site, mitigating ponding and excessive
mn off to neighboring properties. It's been determined that the
existing trees on site could remain in place for the temporary use as
a parking lot. The Lot frontage shall be improved with sidewalks,
landscape strips on all property lines. To insure that the lot is only
used by Retina & Vitreous Center, an automated remote gate shall
be installed to prevent the unauthorized use of lot. This will
require temporary electrical power and meter base that could also
facilitate a temporary lighting of parking lot area.
Lot area is .16.of an acre. With the limited area available for the
parking area, the parking was maximized to fit the lot and still
allow for minimum back up areas and landscaping strips. Surface
water will be directed to the proposed planting areas, since the
grades are lower than street curb and gutter levels. In the fiamre,
when the property is fully developed, drainage will be handled
with a complete storm drain system.
The applicant would prefer a two year limit on the C.U.P. with the
possible option of an extension if the construction and
modification of Catalina Medical Building Parking Lot is delayed
in the construction process.
MAR 1
18'5 4-H-EAL-TH CARE SERV ICES-
ZONE
18.54.010 Purpose
This district is designed to provide the type of environment suitable
for the development of health related services and residential uses,
and related activities, while reducing the conflicts between uses
through appropriate design.
FINDINGS:
!
The proposed C.U.P. for a Temporary Parking Lot is supporting
the development of health related services and conforms to this
section: of the municipal code.
II-C-la BASIC SITE REVIEW
STANDARDS
APPROVAL STANDARDS: Development in all commercial '
and employment zones shah conform to the following development
standards:
II-C-la) Orientation and Scale
1} Buildings shall have their primary orientation toward the street
rather ,that the parking area. Building entrances shall be oriented
toward' the street and shall be accessed from a public sidewalk.
Public sidewalks shah be provided adjacent to a public street
along the street frontage.
2) Buildings that are within 30feet of the street shah have as
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.
FINDINGS:
At this time the building criteria for the Site Design criteria is not
applicable for this C.U.P.. Though, for the furore development of
the property sidewalks shall be installed adjacent to Catalina Drive
~AR 1 2 200~
frontageloprovide offstreet-pedestrian.acce, ss_to and_from_parking
lot..
II-C-b) Streetscape
One street tree chosen from the street tree list shall be placed for
each 30feet of frontage for that portion of the development
fronting the street.
FINDINGS:
As per pre-app comments regarding the planting of street tre, es and
installation of sidewalks; It would be premature at this time to
plant and construct, due to a structure is not being proposed to be
built, and the drive entrance may be required to be relocated, to
meet current standards.
II-C-lc) Landscaping
1) Landscaping shall be designed so that 50% coverage occurs
after one year and 90% caverage occurs after 5 years.
2) Lansscaping 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 form view from
adjacentpublic rights-of-wday, ecept 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
S12ccess.
5) Efforts shall be made to save as many existing healthy trees and
shrubs on the site as possible.
FINDINGS:
2004
Lan. dscapeBio-swa!es-shallbeprovidedalongeaehprope~-line---
that boarder residential residences. There are no structures so,
buffers, of landscape and setbacks from buildings are not
applicalble. Irrgation shall be provided on a low volume drip
system to provide success of new plantings, but will also be
constructed with a temporary system in mind. Trees (Poplar)
boardering the Southern property shall remain and will be
inspected by an aborist to determine the health stares of each tree
on site.
II-C-Id Parking
1) Parking areas shall be located behind buildings or on one or
both sMes.
2) Parking areas shall be shaded by deciduous trees, buffered
from adjacent non-residential uses.
FINDINGS:
i
There ,~e no buildings for this temporary use therfore the
positioning of parking to the rear or sides of building is not
applicable. Parking area shall be shaded by the existing trees to
South ,md new streetscape trees to the West.
ll-C-2e) Lighting
1) Lighting shall include adequate lights that are scaled for
pedestrians by including light standards or placements of no
greater' than 14feet in height alongpedestrian path ways.
FINDINGS:
Two light standards are planned at this stage of development along
streescape planting strip adjacent to new sidewalk. There is also
an existing light fixture on neighboring property to the North. The
proposed standards will comply with the scale of pedestrians along
the walkways. There will be no direct illumination on to
neighboring residential property.
18.104.50 C.U.P. Approval Criteria.
A conditional use permit shall be granted if the approval authority
finds that the proposed use conforms, or can be made to conform
through the imposition of conditions, with the following approval
criteria.
A.
That the use wouM be in conformance with all stan,dards
within the zoning district in which the use is propoxed to
be located, and in conformance with relevant
Comprehensive plan policies that are not implemented by
any City, State, or Federal law or program.
FINDINGS:
The proposed temporary use as a parking lot shall conform with
all standards with in the HC district and Comprehensive iplan
policies.
B. That adequate capacity of City facilities for water, sewer,
paved access to and through the development, electricity,
urban storm drainage, and adequate transportation can
and will be provided to and through the subject property.
FINDINGS:
The existing vacant lot has complete access and capability for
City services and access. Not all services will be required due
to the temporary limited nature of the use.
C.
That the conditional use will have no greater adverse
material effect on the livability of the impact area, the
following factors of livabiIity of the impact area shall be
considered in relation to the target use of the zone:
1. Similarity in scale, bulk, and coverage.
FINDINGS~
!
The temporary proposed use shall have no structures, so
scale, bulk and coverage are not applicable.
2. Generation of traffic and effects on surrounding streets.
IncreasSe in pedestrian, bicycle, and mass transit use
ar considered beneficial regardless of capacity of
facilities.
FINDINGS:
The proposed temporary use as a parking lot is only
intended for an already existing medical facility that is
under going construction updates and expansion of an
existing parking. With the access limitations of the
existing parking lot that are not current with today's
parking standards, the temporary parking lot will facilitate
a smooth transition of providing medical staff with a
consistent parking area that will allow the existing parking
to be updated to current standards. The intended
temporary use will not generate any new traffic.
3. Architectural compatibility with the impact area
FINDINGS:
!
There are no proposed structures, therefore, there are no
architectural compatibility issues.
4. Air quality, including the generation of dust, odors, or
other environmental pollutants.
FINDINGS:
The mitigation of any generation of dust due to the lot
remaining a pervious area will be taken in to
consideration. The f'mished gravel surface shall be of
washed ~A minus to minimize any dust. Since the use is a
temporary parking area, the speeds a car is traveling is low
enough that the impact of dust generated will be minimal.
~AR 1 g 2004
Airquatity;odors,-orotherenvironmentatpottutantsare-
not produced by the proposed use.
5. Generation of noise, light, and glare.
FINDINGS:
The generation of noise will be minimized by the parking
lot being exclusively used by the staff of Dr. Rodden &
Dr. Wang. There shall be only be two time periods that
that possible noise will occur, at ingress in early a.m. and
egress upon leaving at the end of a work day. Light and
glare from lighting standards shall be directed away from
adjoining properties with none projecting across property
lines.
6. The development of adjacent properties as envisioned
in the Comprehensive Plan.
FINDINGS:
Upon researching the Comprehensive Plan for the City of
Ashland, there is no mention of theHealth _Care.zone or .
development of adjacent properties. More guidance from
staff would be necessary to apply a similar zone criteria
for this temporary use.
7. Other factors found to be relevant by the Hearing
Authority for review of the proposed use.
FINDINGS:
The lack of parking for the hospital staff, construction
workers, subcontractor's and surrounding health care
providers in the HC zone, underscores the need for' off
street parking. Most of the on-street parking at this time is
being used by construction workers constructing the new
'hospital expansion.
I~AR 1 g 200~
REI'£INGER & ASSOCIATE ,, Inc.
DESIGN FACILITATORS
From: Reifinger & Associates
625 'B' Street
Ashland, OR 97520
To:
Ashland Planning Department
51 Winbum Way
Ashland, Oregon 97520
Re:
Addendum of findings as rebuttal to a request for Hearing on Planning Action
2004-043
Dear Planning staff,
With regards to the request of hearing on Planning Action 2004-043, we would like to
respond to the concemed owners of neighboring properties.
This proposal is a temporary measure to facilitate a problematic condition that 'currently
exists near' the Hospital. While the hospital has grown substantially in outpatient services and
even size, the parking has not expanded. In the meantime several new medical offices have
· grown in tire area and the hospital currently has major construction underway. This means all
on and off.-street parking is generally used on any given day. For our client the problem has
become so difficult that he has decided to re-work his existing parking lot to provide more,
and more accessible, parking to his patients and staff. During such construction and
temporary closing of the existing lot the already difficult parking situation in the Catalina
Street area would be compounded. This CUP action is an attempt to mitigate the temporary
additional burden to the surrounding area that would be created during the reconstruction of
the second largest parking lot in the area.
The intent of the owner in this CUP planning action is to create a Temporary Parking Lot
during the construction at the Hospital and the reconstruction of the Catalina Medical
Building parking lot. The following items are in direct response to the concerns listed by the
neighbors :requesting a public hearing.
Item 1. Paving, The concemed neighbor is requesting that the lot meet current standards for
paving. This would make the lot permanent and this is not the intent of the owner or the
CUP.
RECEIVED
2 2
REt fINGER & ASSOCIATE , Inc.
DESIGN FACILITATORS
Item 2. Drainage. Concems have been expressed about existing drainage problems that
would be compiled if lot were developed into a Temporary Parking Lot. We have met with
City of Ashland Engineer Jim Olson and he expressed and suggested that a sump/ejection
system be installed at the end of the bio swale that would pump run off water to Catalina
Street storm drain system and catch basin. The proposed bio swale collection and sump
pump would mitigate the possible sheet flow drainage to abutting private property.
Item 3. Marking. The concerned neighbor is expressing the proposal is for a permanent
Parking Lot and must conform to parking lot standards with regards to delineating with, or
permanent marking or striping of parking spaceS. This again is a Temporary Parking Lot
with the striping and marking of spaces, it would be making the assumption that this is a
more permanent applied condition..
Item 4. Other concerns expressed are with regards to scale, bulk and architecture. There is
no proposed architecture for this use, so scale or bulk cannot be applied and is irrelevant to
the temporary proposed use. The generation of dust was another concern and ~tis was to be
mitigated by the use of a biodegradable product called Earthbind. The City of Ashland has
used this product in the past and all safety information regarding this product shall be
attached to this document.
Other concems or objections were to possible noise at 6 am. This would not be the arrival
time of the staff using this lot. It would be just before 8 am, concurrent with most regular
business hours of operation in the Healthcare Zone.
We feel that all of the concems expressed by the neighboring landowners can and will be
mitigated with respect to the temporary use. The intent of the CUP is to provide a
Temporary_ Parking Lot that would not preclude the future development of an architectural
structure that could meet all the city standards and use in the Healthcare Zone in. the near
future.
Respectfully submitted,
Mark Reitinger
Project Manager
Reitinger & Associates
625 'B' Street
Ashland, OR 97520
RECEIVED
APR 2 2 2004,
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From: Yvonne Fried, M.D.
Ashland Center for Women's Health
540 Catalina Drive
Ashland, Oregon 97520
To: Ashland Planning Department
51 Winbum Way
Ashland, Oregon 97520
Re: Request for Public Hearing on Planning Action 2004-043
Dear Sirs,
We request a public hearing on Planning Action 2004-043. We understand that Dr. Redden is requesting
to put in a parking lot. We believe that the creation of a parking lot rather than a medical office building will
have a "greater adverse material effect on the livability of the impact area when compared to the development
of the subject lot with the target use of the zone."
Our biggest objection is that the proposal does not conform to 18.92.070 Automobile Parking Design
Requirements of the City of Ashland Municipal Code. Especially Section E: Development and Maintenance.
The development and maintenance as provided below, shall apply IN ALI_ CASES, except sing!le-family
dwellings.
1. Paving, All required parking areas, aisles, tum-arounds and driveways shall be paved with concrete,
asphaltic or comparable surfacing, constructed to standards on file in the office of the City Engineer.
2. Drainage. All required parking areas, aisles and turn-arounds shall have provisions made fo the on-site
collection of drainage waters to eliminate sheet flow of such waters onto sidewalks, public rights-of-way, and
abutting private property.
4. Marking. Parking lots of more than seven spaces shall have all spaces permanently and clearly
marked.
Specifically, the generation of traffic: 16 spaces in a parking lot use compared to 5 to 7 parking spaces
for medical office building use. This is not at all similar in scale or bulk to the intended use of this property.
Architecturally, a parking lot made of gravel covered with automobiles is not compatible with the impact
The generation of dust as vehicles attempt to negotiate cramped quarters with tight turns and an incline
for egress is objectionable.
The generation of noise in the early morning (?6 am) is objectionable. They state that employees will be
using the lot for ingress in the early morning and egress at the end of the workday. However, they also state
that their intention is to use the lot as a "valet" parking lot, which means that it will be used throughout the day.
There is light generated by automobile headlights as well as glare coming off the automobiles.
Our medical office has more than once been flooded during times of high rain. Removal of the vegetation
with placement of "bioswale drainage to follow natural grade" will result in flooding of the downslope
residence.
Sincerely yours,
540 Catalina Drive
Ashland, Oregon 97520
May aoo4
Review
Board
May 6th
Terry,
May 13th
Terry,
May 20th
Terry,
May 27th
Terry,