HomeMy WebLinkAboutClover_590 (PA-2010-01570)
April 6, 2011
Caldera Brewing Company
540 Clover Lane
Ashland, OR 97520
RE: Planning Action #2010-01570
Notice of Decision
At its meeting of April 5, 2011, based on the record of the public meetings and hearings on this matter, the
Ashland City Council approved your request for a Comprehensive Plan and Zoning Map Amendments; Site
Review Approval; Tree Removal; Administrative Variance and Modification of PA-2003-112 for the property
located at 590 Clover Lane, Assessor’s Map # 39 1E 14 AA & 14 AD, tax lot 14AA 6900 & 7000 and 14AD
7000 & 7100.
The Ashland City Council adopted and signed the Findings, Conclusions and Orders document on April 5, 2011.
Copies of the Findings, Conclusions and Orders document, the application and all associated documents and
evidence submitted and applicable criteria and standards are available for review at the Ashland Community
Development Department, located at 51 Winburn Way.
Please note that all of the conditions imposed by the Ashland City Council must be fully met and that the Ashland
City Council approval is valid for a period of one year only, after which time a new application would have to be
submitted.
If you have any questions regarding this decision, please contact the Ashland Community Development
Department between the hours of 8:00 am and 4:30 pm, Monday through Friday at (541) 488-5305.
This decision may be appealed to the Oregon Land Use Board of Appeals (LUBA) in accordance with Oregon
State Law. Please contact LUBA for specific appeal information, or 503-
http://www.oregon.gov/LUBA/FAQ.shtml
373-1265. They are located at 550 Capitol Street N.E., Suite 235, Salem, Oregon 97301-2552.
Enclosure
cc: Parties of record
DEPT. OF COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 E. Main Street Fax: 541-552-2059
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
BEFORE THE ASHLAND CITY COUNCIL
Jackson County, Oregon
April 5, 2011
IN THE MATTER OF PLANNING ACTION #2010-01570, A REQUEST FOR )
ANNEXATION & ZONING MAP CHANGE FROM JACKSON COUNTY RR-5 )
FINDINGS,
(RURAL RESIDENTIAL) TO CITY OF ASHLAND E-1 (EMPLOYMENT) FOR )
CONCLUSIONS
AN APPROXIMATELY 3.72 ACRE PROPERTY LOCATED AT 590 CLOVER )
AND ORDERS
LANE. ADJACENT PORTIONS OF THE FREEWAY RIGHT-OF-WAY FROM )
THE EXISTING CITY LIMITS BOUNDARY NEAR EXIT 14 SOUTH TO THE )
EXISTING CITY LIMITS BOUNDARY NEAR CROWSON ROAD AND A )
CONTIGUOUS TAX LOT (39 1E 14AD #7100) ARE TO BE INCLUDED IN THE )
ANNEXATION PURSUANT TO AMC 18.106.040 TO MAKE THE EXTENSION )
OF CITY BOUNDARIES MORE LOGICAL AND ORDERLY )
)
APPLICANTS:
Caldera Brewing Company )
--------------------------------------------------------------------------------------------------------------
RECITALS:
1) Tax lots #6900 and #7000 of Map 39 1E 14 AA, and Tax Lots #7000 and #7100 of Map 39 1E
14AD are located at 590 Clover Lane, and are currently zoned Jackson County Rural Residential (RR-5).
2) The applicants are requesting an Annexation and Zoning Map change from Jackson County
zoning RR-5 (Rural Residential) to City of Ashland zoning E-1 (Employment) for an approximately
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3.72-acre parcel located at 590 Clover Lane. On February 8, 2011 the Planning Commission granted
Site Review approval for the subsequent development of a 28,000 square foot manufacturing,
warehouse, storage, tasting room and administrative office building for the production of brewing
products. With that decision, the Planning Commission also granted approval of a Comprehensive Plan
and Zoning Map amendment changing the Comprehensive Plan designation of two of the three subject
vehicle trips per lot per day cap on the two adjacent properties immediately to the north of the subject
properties at 580-585 Clover Lane.
3) An annexation may be approved if the proposed request for annexation conforms, or can be
made to conform through the imposition of conditions, with the following approval criteria described in
18.106.030 Approval Standards:
A. The land is within the City's Urban Growth Boundary.
B. The proposed zoning for the annexed area is in conformance with the designation
indicated on the Comprehensive Plan Map, and the project, if proposed concurrently with
the annexation, is an allowed use within the proposed zoning.
C. The land is currently contiguous with the present City limits.
D. Adequate City facilities for the provision of water to the site as determined by the Public
PA #2010-01570
April 5, 2011
Page 1
Works Department; the transport of sewage from the site to the waste water treatment
plant as determined by the Public Works Department; the provision of electricity to the
site as determined by the Electric Department; urban storm drainage as determined by the
Public Works Department can and will be provided to and through the subject property.
Unless the City has declared a moratorium based upon a shortage of water, sewer, or
electricity, it is recognized that adequate capacity exists system-wide for these facilities.
E. Adequate transportation can and will be provided to and through the subject property. For
the purposes of this section "adequate transportation" for annexations consists of
vehicular, bicycle, pedestrian and transit transportation meeting the following standards:
1. For vehicular transportation a 20' wide paved access exists, or can and will be
constructed, along the full frontage of the project site to the nearest fully
improved collector or arterial street. All streets adjacent to the annexed area shall
be improved, at a minimum, to a half-street standard with a minimum 20' driving
surface. The City may, after assessing the impact of the development, require the
full improvement of streets adjacent to the annexed area. All streets located within
annexed areas shall be fully improved to city standards. Where future street
dedications are indicated on the City's Street Dedication Map or required by the
City, provisions shall be made for the dedication and improvement of these streets
and included with the application for annexation.
2. For bicycle transportation safe and accessible bicycle facilities exist, or can and
will be constructed. Should the annexation be adjacent to an arterial street, bike
lanes shall be provided on or adjacent to the arterial street. Likely bicycle
destinations from the project site shall be determined and safe and accessible
bicycle facilities serving those destinations shall be indicated.
3. For pedestrian transportation safe and accessible pedestrian facilities exist, or can
and will be constructed. Full sidewalk improvements shall be provided on one
side adjacent to the annexation for all streets adjacent to the proposed annexed
area. Sidewalks shall be provided as required by ordinance on all streets within
the annexed area. Where the project site is within a quarter of a mile of an
existing sidewalk system, the sidewalks from the project site shall be constructed
to extend and connect to the existing system. Likely pedestrian destinations from
the project site shall be determined and the safe and accessible pedestrian
facilities serving those destinations shall be indicated.
4. For transit transportation, should transit service be available to the site, or be
likely to be extended to the site in the future based on information from the local
public transit provider, provisions shall be made for the construction of adequate
transit facilities, such as bus shelters and bus turn-out lanes. All required
transportation improvements shall be constructed and installed prior to the
issuance of a certificate of occupancy for any new structures on the annexed
property.
And
H. One or more of the following standards are met:
1. The proposed area for annexation is to be residentially zoned, and there is less
PA #2010-01570
April 5, 2011
Page 2
than a five-year supply of vacant and redevelopable land in the proposed land use
zoned for residential use on which development has already occurred but on
which, due to present or expected market forces, there exists the likelihood that
existing development will be converted to more intensive residential uses during
the planning period. The five-year supply shall be determined from vacant and
redevelopable land inventories and by the methodology for land need projections
from the Housing Element of the Comprehensive Plan; or
2. The proposed lot or lots will be zoned E-1 or C-1 under the Comprehensive Plan,
and that the applicant will obtain Site Review approval for an outright permitted
use, or special permitted use concurrent with the annexation request; or
3. A current or probable public health hazard exists due to lack of full City sanitary
sewer or water services; or
4. Existing development in the proposed annexation has inadequate water or sanitary
sewer service; or the service will become inadequate within one year; or
5. The area proposed for annexation has existing City of Ashland water or sanitary
6.
lands within the city limits.
4) A Comprehensive Plan and Zoning Map Amendment may be approved if the proposed request
conforms with the following approval criteria described in 18.108.060.B Standards for Type III
Planning Actions:
B. Standards for Type III Planning Actions.
1. Zone changes, zoning map amendments and comprehensive plan map changes
subject to the Type III procedure as described in subsection A of this section may
be approved if in compliance with the comprehensive plan and the application
demonstrates that one or more of the following:
a. The change implements a public need, other than the provision of
affordable housing, supported by the Comprehensive Plan; or
b. A substantial change in circumstances has occurred since the existing zoning
or Plan designation was proposed, necessitating the need to adjust to the
changed circumstances; or
c. Circumstances relating to the general public welfare exist that require such
an action; or
d. Proposed increases in residential zoning density resulting from a change
from one zoning district to another zoning district, will provide 25% of the
proposed base density as affordable housing consistent with the approval
standards set forth in 18.106.030(G);or
e. Increases in residential zoning density of four units or greater on
PA #2010-01570
April 5, 2011
Page 3
commercial, employment or industrial zoned lands (i.e. Residential
Overlay), will not negatively impact the City of Ashland's commercial and
industrial land supply as required in the Comprehensive Plan, and will
provide 25% of the proposed base density as affordable housing consistent
with the approval standards set forth in 18.106.030(G).
The total number of affordable units described in sections D or E shall be
determined by rounding down fractional answers to the nearest whole unit.
A deed restriction, or similar legal instrument, shall be used to guarantee
compliance with affordable criteria for a period of not less than 60 years.
Sections D and E do not apply to council initiated actions.
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5) The Ashland City Council, following proper public notice, held a public hearing on March 15,
2011 at which time testimony was received and exhibits were presented. The City Council approved the
application for Annexation and Zoning Map Change from Jackson County Rural Residential (RR-5)
zoning to City of Ashland Employment (E-1) zoning subject to conditions pertaining to the appropriate
development of the site.
Now, therefore, the City Council of the City of Ashland finds, concludes and recommends as follows:
SECTION 1. EXHIBITS
For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony will be
used:
Staff Exhibits lettered with an "S"
Proponent's Exhibits, lettered with a "P"
Opponent's Exhibits, lettered with an "O"
Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M"
SECTION 2. CONCLUSORY FINDINGS
2.1 The City Council finds that it has received all information necessary to make a decision based on
the Staff Report, public hearing testimony and the exhibits received.
2.2 The City Council finds that the proposed Annexation and Zoning Map change from Jackson
County zoning RR-5 (Rural Residential) to City of Ashland zoning E-1 (Employment) for an
approximately 3.72-acre parcel meets the approval criteria for an Annexation as described in 18.106 and
a Zoning Map change as described in 18.108.
The City Council finds that the subject properties are located within the Urban Growth Boundary,
immediately south of and contiguous to the existing City limits. The Comprehensive Plan designation
PA #2010-01570
April 5, 2011
Page 4
for one of the three lots is Employment, and the Planning Commission recently approved a
Comprehensive Plan and Zoning Map amendment to change the designation of the remaining two lots
which had been designated for Single Family Residential development. With the proposed annexation,
all of the properties are to come into the city as Employment lands. The Council further finds that the
proposed tasting room is an outright permitted use (restaurant/store), the brewing facility is a special
permitted use (i.e. bottling plant), and the associated manufacturing, warehousing, storage and
administrative office uses described in the application are also permitted uses within the E-1 district.
The Council further finds that the application includes a request for Site Review approval, which was
approved by the Planning Commission, for the construction of a building to house these proposed
permitted and special permitted uses concurrently with the requested Annexation.
2.3 The City Council finds that adequate public facilities can and will be provided to and through the
subject property. With the exception of storm drainage facilities, all utilities are in place within the
Clover Lane right-of-way and are adequately sized to accommodate the proposal. Public Works staff
have confirmed that eight-inch water and sewer mains are in place and adequate to serve the proposal,
and the Electric Department has noted that an existing electrical transformer sits on the vacant lot
immediately to the north and that the electrical facilities in place in the area were sized with full
development of the subject parcels in mind. Fire hydrants will be located on both the front and back
ends of the property, and fire apparatus access and turn-arounds are to be provided to address fire
protection needs.
The Council further finds that the Cit
stormwater capacity at the intersection of Highway 66 and Clover Lane due to an under-sized culvert.
The applicants have thus proposed an on-site detention and metering system to hold stormwater during
large storm events and slowly release it into the city system at an acceptable rate. Instead of directing
stormwater to the undersized facilities at the Highway 66 intersection, stormwater is to be directed down
to Spring Creek Drive, after first holding it on site in multiple systems including a bio-swale to address
both detention and water quality requirements. An underground storm water detention facility has also
been identified in the plans provided on the east side of the property to accommodate overflows and then
slowly meter them to the Spring Creek Drive system. Conditions have been included to require that
final electric, utility and storm drain plans be provided for the review and approval of the Public Works,
Electric, Planning and Building Departments prior to submittal of building permit plans.
The Council finds thatnecessary transportation facilities addressing motor vehicle, bicycle, pedestrian
and transit will be provided with the proposal. Clover Lane is a commercial collector street, and
terminates in a cul-de-sac just north of the subject properties. Paving, curbs, gutters, and curbside
sidewalks are in place on both sides of the street. Because the existing street already exceeds the 500-
foot length allowed in city street standards for a dead-end street and the property is at the terminus of the
city limits, with no anticipated future need to further extend the street, a private driveway is to be
extended from the terminus of the existing public facility to serve the proposal without further extending
city street improvements. The applicants have proposed to provide a scored concrete pedestrian path
through the existing driveway and parking areas to provide a pedestrian connection from the existing
sidewalk on the west side of Clover Lane to the building entrance, and in their Site Review approval the
Planning Commission found that there needed to be an additional similarly-surfaced pedestrian
PA #2010-01570
April 5, 2011
Page 5
ce, as well as
-around clearly indicating that there is no
outlet for through traffic. These requirements were included as conditions in the Planning
ed hereto by the Council.
Clover Lane onto Ashland Street, traffic impacts to the affected intersections are adequately mitigated
over the planning horizon. The applicants have provided a traffic impact analysis prepared by Southern
Oregon Transportation Engineering, LLC which concludes that the proposed Employment designation
and E-1 zoning can be accommodated through the existing transportation system without creating
adverse impacts. This analysis looked at traffic impacts of the development on five study area
intersections as scoped by the Oregon Department of Transportation: Tolman Creek Road and Ashland
Street, Washington Street and Ashland Street, I-5 southbound ramps and Ashland Street, I-5 northbound
ramps and Ashland Street, and Clover Lane and Ashland Street, focusing on the study year 2010, the
build year 2011, and future year 2030 conditions during the peak p.m. hour.
With the proposed Employment designation for all three of the subject lots, they are expected to
generate approximately 557 average daily trips. The analysis notes that the presently stop-controlled I-5
northbound intersection with Ashland Street is shown to operate at a v/c ratio greater than 2.0 under
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future year 2030 no-build and build conditions, and 95 percentile queue lengths are shown to exceed
link distances and create potential safety concerns on Ashland Street between the I-5 ramp intersections
and the off ramps themselves under existing year 2010, design year 2011 and future year 2030
conditions. Mitigation measures detailed in the analysis to address these impacts include the ODOT I-5
Exit 14 interchange redesign project which includes traffic signals at both ramp intersections, widening
of Ashland Street, and extended right turn lanes on both I-5 off-ramps. This redesign project is currently
underway, with completion tentatively slated for April of 2012.
With these improvements in place, the traffic impact analysis concludes that adverse impacts are
adequately mitigated for the study period. The Oregon Department of Transportation (ODOT) has also
raised concerns with left turning movements from Clover Lane onto Ashland Street being negatively
impacted by queuing likely to result from the signal installation associated with the interchange redesign
that is currently underway. ODOT has recommended that the City consider placing a median or other
similar measure to restrict left turning movements as part of the current Transportation System Plan
(TSP) update which is now underway. The Council finds that this TSP update is currently well
underway and will consider this issue along with ways to accommodate vehicles safely and efficiently
returning to their original direction of travel. A condition of approval has been attached to this approval
to require that the applicants sign in favor of, and agree to a proportional participation in the cost of, the
future improvements associated with restricting left turn movements from Clover Lane onto Ashland
Street.
2.4 The City Council finds that the proposed lot will be zoned E-1 under the Comprehensive Plan,
and that the applicants have obtained Site Review approval for an outright permitted or special permitted
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use concurrent with the annexation request. At its regular meeting of February 8, 2011 the Planning
Commission granted Site Review approval for the subsequent development of a 28,000 square foot
manufacturing, warehouse, storage, tasting room/restaurant and administrative office building for the
PA #2010-01570
April 5, 2011
Page 6
production of brewing products. With that decision, the Planning Commission also granted approval of
a Comprehensive Plan and Zoning Map amendment changing the Comprehensive Plan designation of
Site
improvements are outlined in plans on file at the Department of Community Development.
2.5 The City Council finds that the proposed Annexation and Zoning Map Change implements a public
need in providing sufficient lands for commercial and industrial uses to provide for the employment needs
of the community, supported by Comprehensive Plan Policy VII-The City shall zone
and designate within the Plan Map sufficient quantity of lands for commercial and industrial uses to
provide for the employment needs of its residents and a portion of rural residents consistent with the
population projection for the urban area. The Council further finds that the retention of a successful local
business and the job growth associated with the proposal represent significant benefits to the community.
2.6 The City Council further finds that in addition to the annexation requested by the applicants, the
Staff Advisor is recommending that nearby Interstate 5 freeway right-of-way from the current city limits
boundary near Exit 14 south to the city limits boundary near Crowson Road be included in the
annexation along with a small triangular tax lot (39 1E 14 AD #7100) located between the southernmost
of the three subject properties and the freeway right-of-way. This tax lot is approximately 400 square
feet in size and was originall
incorporated back into the subject properties with a lot consolidation in conjunction with the annexation.
Subsequent to Planning Commission approval, more detailed surveying determined that this lot was
actually a separate parcel under separate ownership, and could not simply be absorbed.
The applicants are pursuing the purchase of the parcel, and after working with its owners have provided
AMC
When an annexation is initiated by a private
individual, the Staff Advisor may include other parcels of property in the proposed annexation to make a
boundary extension more logical and to avoid parcels of land which are not incorporated but are
partially or wholly surrounded by the City of Ashland. The Staff Advisor, in a report to the Commission
and Council, shall justify the inclusion of any parcels other than the parcel for which the petition is
filed. The purpose of this section is to permit the Planning Commission and Council to make
anThe Council finds that the
current freeway right-of-way is outside of the city limits but within the urban growth boundary, with the
exception of the area where it intersects with the Ashland Street/Highway 66 right-of-way at Exit 14.
The City Council finds that the present boundary configuration effectively cuts off the easternmost
portion of the city from the remainder located west of the freeway, and this section of freeway is now
largely surrounded by city lands. The Council also finds that the small triangular Tax Lot #7100 is
entirely surrounded by the subject properties and the adjacent freeway right-of-way, and that it would be
left as an island unto itself within the County if not included in the annexation as recommended by the
Staff Advisor. The Council finds that both Tax Lot #7100 and the section of the freeway right-of-way
s
more logical and orderly
PA #2010-01570
April 5, 2011
Page 7
SECTION 3. DECISION
3.1 Based on the record of the Public Hearing on this matter, the City Council concludes that the proposal
for an Annexation and Zoning Map change from Jackson County zoning RR-5 (Rural Residential) to
City of Ashland zoning E-1 (Employment) for an approximately 3.72-acre parcel located at 590 Clover
Lane Street is supported by evidence contained within the whole record.
Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following
conditions, we approve Planning Action #2010-01570 with respect to the request for an Annexation and
Zoning Map change from Jackson County zoning RR-5 (Rural Residential) to City of Ashland zoning E-
1 (Employment) for an approximately 3.72-acre parcel located at 615 Washington Street. Further, if any
one or more of the conditions below are found to be invalid, for any reason whatsoever, then Planning
Action #2010-01570 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
st
herein. The proposals of the applicants in their February 21
with neighboring property owners and the associated plans provided with that letter shall be
conditions of approval as well, with the understanding that Item #6 dealing with the
that the compressors
which are the noise-producing component of the compressor and cooler combination will be
relocated by piping under the building slab, however the coolers themselves are to remain in
their original locations.
2) That the plans submitted for the building permit shall be in substantial conformance with those
approved as part of this application. If the plans submitted for the building permit are not in
substantial conformance with those approved as part of this application, an application to modify
this Site Review approval shall be submitted and approved prior to issuance of a building permit.
3) That the existing billboard sign shall be removed from the property, as proposed by the
applicants, and a sign permit shall be obtained prior to installation of any new signage. All
signage shall meet the requirements of Chapter 18.96, and signage installation shall be limited to
the north and east frontages which have public entrances accessible from the sidewalk.
4) That the applicants shall obtain a demolition permit prior to demolishing the existing structures
on site. With the demolition of existing structures on the site, any existing city or Pacific Power
and Light electrical facilities serving these structures will need to be removed by the applicants,
and their removal inspected and approval by the Building and Electrical Departments.
5) That prior to the submittal of a building permit:
a) Building permit submittals shall include identification of all easements, including public
and private utility easements, fire apparatus access easements, and a conservation
easement or other similar recorded development restriction to perpetually protect the
portion of the Spring Creek stream bank water resources protection zone on the property
according to the requirements of AMC 18.63.
PA #2010-01570
April 5, 2011
Page 8
b) A stormwater drainage plan, including final details of on-site detention for storm water
and necessary water quality mitigation, shall be submitted for the review and approval of
the Planning, Building, and Engineering Divisions. Post development peak flows shall
be demonstrated to be less than or equal to pre-development levels.
c) A final utility plan for the project shall be submitted for the review and approval by the
Planning, Engineering and Building Divisions prior to issuance of a building permit. The
utility plan shall include the location of connections to all public facilities in and adjacent
to the development, including the locations of water lines and meter sizes, sewer mains
and services, manholes and clean-outs, storm drainage pipes and catch basins. Utility
installations, including any necessary fire protection vault, shall be placed outside of the
pedestrian corridor, and necessary public utility easements on the property shall be shown
on the building permit submittals.
d) The applicant shall submit an electric distribution plan including load calculations and
locations of all primary and secondary services including transformers, cabinets and all
other necessary equipment. With annexation, the property will no longer be served by
and the necessary removal of Pacific Power services and installation of city services to
make this transition will need to be inst
distribution plan shall be reviewed and approved by the Planning, Engineering, Building
and Electric Departments prior to building permit submittal. Transformers and cabinets
shall be located outside of the pedestrian corridor, in those areas least visible from the
street while considering the access needs of the Electric Department.
e) The building permit plan submittals shall include solar setback calculations
demonstrating that all new construction complies with Solar Setback Standard B in the
formula [(Height 16)/(0.445 + Slope) = Required Solar Setback] and elevations or cross
section drawings clearly identifying the highest shadow producing point(s) and the
height(s) from natural grade.
f) The building permit plan submittals shall include lot coverage calculations including all
building footprints, driveways, parking, and circulation areas. These plans shall
demonstrate that at least 15 percent of the site is surfaced in landscaping, and that at least
seven percent of the parking lot area is provided in required parking lot landscaping, as
required in the Site Design & Use Standards.
g) The building permit plan submittals shall include and sample exterior building colors and
materials for review and approval of the Staff Advisor. The exterior building materials
and paint colors shall be compatible with the surrounding area and consistent with those
described in the application materials.
h) The Commission recommends that the applicants attempt to better respond to the sense of
entry and orientation standards, which could include providing further variations in color,
material, base, entrance, and/or fenestration to better engage the Clover Lane streetscape
and create a stronger sense of entry for the building.
i) A revised Site Plan shall be provided. This Site Plan shall include: 1) a pedestrian
along the east side of the drive to accommodate pedestrian traffic from the Spring Creek
neighborhood. Both pedestrian connections shall be delineated from the surrounding
PA #2010-01570
April 5, 2011
Page 9
driveway through the use of scored concrete or similar material distinction; 2) a reduction
in paved surface area to the greatest extent possible, including a reduction of the
driveway width to no more than the 26 feet necessary to accommodate aerial fire truck
access, and the reduction of other paved areas where possible.
6) That prior to the issuance of a building permit:
a) The applicant shall provide a revised Tree Preservation and Protection Plan consistent
with the requirements of AMC 18.61.200 and prepared by a certified arborist which
reflects the removal of the nine cedars on the northwestern edge of the property. The
plan shall also incorporate silt fencing or similar approved means to protect the stream
bank water resources protection zone during construction.
b) That a Verification Permit in accordance with 18.61.042.B shall be applied for and
approved by the Ashland Planning Division prior to removal of the 17 trees to be
removed from the site, and prior to any site work including demolition, storage of
materials and/or issuance of a building permit. The Verification Permit is to inspect the
identifications of trees to be removed and the installation of tree protection fencing to
protect the trees to be retained. The tree protection fencing shall be installed according to
the approved Tree Protection and Removal Plan, inspected and approved by the Staff
Advisor prior to site work, storage of materials and/or issuance of a building permit.
c) The applicant shall provide a revised Landscape/Irrigation Plan which addressed the
Water Conserving Landscaping Guidelines and Policies of the Site Design and Use
Standards, including irrigation controller requirements to allow multiple/flexible calendar
programming. The revised landscape plan shall specifically identify mitigation trees,
including the mixture of larger stature trees to replace the cedars being removed along the
freeway on the northwestern portion of the site, and shall include revisions to the
landscape buffer to provide the required sight-obscuring screen where the parking lot
abuts residential areas to the east. Landscaping adjacent to the freeway right-of-way to
the north and south of the retaining wall area shall be enhanced to provide additional
screening, including in the area at the southwest corner of paving where the buffer
landscaping will reduce paved area without impacting building placement or circulation.
d) All exterior lighting shall be appropriately shrouded so as not to permit direct
illumination of any adjacent properties. Lighting details, including a scaled plan and
specifications detailing shrouding, shall be submitted to the Staff Advisor for review and
approval with the building permit submittals.
e) At the time of building plan submittal, bike rack and shelter details shall be submitted for
review and approval by the Staff Advisor. The building permit submittals shall verify that
the bicycle parking design, spacing, and coverage requirements are met in accordance
with 18.92.040.I.
f) Mechanical equipment shall be screened from view from adjacent rights of way and
residential properties to the greatest degree possible. The locations of mechanical
equipment and any associated screening shall be shown on the site plan and elevations in
the building permit submittals.
g) The requirements of the Building Division shall be satisfactorily addressed, including but
PA #2010-01570
April 5, 2011
Page 10
not limited to: 1) egress, exiting, separation wall, and bathroom requirements for the
tasting room area based on occupant type and occupant load determination at building
permit; 2) providing necessary engineering studies to demonstrate that the fill on site is
suitable for construction; 3) that the plans are to be drawn by an Oregon Licensed Design
Professional; 4) that evidence of completed lot consolidation be provided; and 5) that
code requirements for the use of an existing well to provide irrigation for the proposed
landscaping shall be met, including but not limited to the installation of R.P. assemblies.
h) The requirements of the Ashland Fire Department relating to: approved addressing; fire
apparatus approach, access and turn-around; fire flow; fire department connection, fire
sprinkler, fire hydrant and key box installation; hydrant clearance; high-piled storage
requirements; and that any gates, fences, or other impediments to required fire apparatus
access width approved by Ashland Fire and Rescue shall be addressed in the permit
submittals and implemented on site prior to the issuance of an occupancy permit. Final
determinations of fire hydrant distance, fire flow, and fire apparatus access requirements
are to be based upon plans submitted for building permit review.
i) That the property owner shall sign in favor of a local improvement district (LID) for the
future street improvements at the intersection of Clover Lane and Ashland Street,
including the installation of a median or similar measures to restrict left hand turning
movements from Clover Lane onto Ashland Street prior to the issuance of a building
permit. The agreement shall be signed, notarized, and recorded on the deed of the
subject property, and a recorded copy provided to the city prior to permit issuance.
7) That prior to the issuance of a certificate of occupancy:
a) That the screening for the trash and recycling enclosure shall be installed in accordance
with the Site Design and Use Standards. An opportunity to recycle site of equal or
greater size than the solid waste receptacle shall be included in the trash enclosure in
accordance with 18.72.115.A.
b) All required parking areas shall be paved and striped according to the approved plan.
c) All landscaping, hardscaping and the irrigation systems shall be installed in accordance
with the approved plan, inspected and approved by the Staff Advisor prior to the issuance
of a certificate of occupancy.
d) That required bicycle parking spaces with a minimum of 50 percent sheltered from the
weather shall be installed according to the approved plan and in accordance with design
and rack standards in 18.92.040.I and J, inspected, and approved by the Staff Advisor
prior to issuance of a certificate of occupancy. Inverted u-racks shall be used for the
bicycle parking.
e) The applicants shall provide a sign at the end of the existing turn-around clearly
indicating that the driveway beyond is private with no outlet for through traffic. The final
sign design and placement shall be approved by the Public Works and Street
Departments.
PA #2010-01570
April 5, 2011
Page 11
John Stromberg, Mayor Date
PA #2010-01570
April 5, 2011
Page 12
PLANNING ACTION #2010-01570
590 CLOVER LANE, CALDERA BREWING CO.
ADDITIONAL MATERIALS SUBMITTED AFTER
THE CLOSE OF RECORD
RECORD FOR PLANNING ACTION #2010-01570
TABLE OF CONTENTS
PLANNING ACTION: #2010-01570
SUBJECT PROPERTIES: 590 Clover Lane
APPLICANT: Caldera Brewing Company
DESCRIPTION: A request for Annexation and Zoning Map change from Jackson County zoning RR-5
(Rural Residential) to City of Ashland zoning E-1 (Employment), and for withdrawal from Jackson County
Rural Fire Protection District 5 for an approximately 3.72 acre parcel consisting of three tax lots located at
590 Clover Lane. The Council will also consider inclusion of Interstate 5 right-of-way and of Tax Lot 14AD
7100 in the annexation to make the extension of the City boundaries more logical and orderly. A
Comprehensive Plan/Zoning Map Amendment to allow annexation of the three parcels, two of which are
now designated Single Family, as Employment lands; Site Review approval to construct a new 28,000
square foot manufacturing, warehouse, storage, tasting room and administrative office building for the
production of brewing products; Lot Consolidation; Tree Removal Permit to remove 17 trees; Modification
of Planning Action #2003-112 to eliminate the previous vehicle trips per day per lot cap on Tax Lots #6800
and #6801 at 580-585 Clover Lane; and Administrative Variances to the Site Design and Use Standards to
place parking and circulation between the building and the street and to the parking lot landscaping and
screening requirements were approved by the Planning Commission in February of 2011.
DATEITEMPAGE #
3/15/11 Notice of Public Hearing & Related Criteria, Affidavit of Mailing & Mailing List 1-6
2/09/11 Notice of Decision & Mailing List 7-11
2/08/11 Findings, Conclusions and Orders 12-28
1/11/11 Planning Commission Minutes 29-31
1/11/11 Speaker Request Forms 32-35
1/11/11 Exhibits #1 - #7 submitted at Jan.11 Public Hearing 36-42
1/11/11 Planning Commission Packet
Agenda 43-44
Public Hearing Notice, Related Criteria, Affidavit of Mailing, Mailing List,
45-51
Notice of Site Visit
Vicinity Map 52
Staff Report 53-75
Aerial Photo 76
Letters from ODOT, Jackson County & Talent Irrigation District 77-80
Applicant’s Submittal 81-174
11/29/10 Type III Planning Action Application 175-178
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NOTE:
Appendices A-K are posted with the online
packet on the City’s Website
(www.ashland.or.us).
A hard copy of the Appendices is available
for review at the Planning Division and copies
will be provided to Planning Commissioners
at their request.
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