HomeMy WebLinkAboutB_843_PA-2012-00434 i
CITY OF
May 14,2012 ASHLAND
Chris and Molly Holzshu
53 8 Parkside Drive
Ashland, OR 97520
RE: Planning Action#2012-00434
Notice of Final Decision
On May 14,2012,the Staff Advisor for the Ashland Planning Division administratively approved your
request for the following:
PLANNING ACTION: PA-2012-00434
SUBJECT PROPERTY: 843 B Street
APPLICANT: Chris and Molly Holzshu
DESCRIPTION: A request for a Site Review approval to construct a 492 square foot Accessory
Residential Unit above a two vehicle garage adjacent to the alley for the property located at 843 B Street.
Residential units less than 500 square feet in size are considered Accessory Residential Units according to Ashland
Municipal Code 18.24.040
COMPREHENSIVE PLAN DESIGNATION: Multi-Family Residential; ZONING: R-2
ASSESSOR'S MAP: 39 lE 09AA; TAX LOT: 7500
The Staff Advisor's decision becomes final and is effective on the 131h day after the Notice of Final
Decision is mailed.
Prior to the final decision date, anyone who was mailed this Notice Of Final Decision may request a
reconsideration of the action by the Staff Advisor as set forth in the Ashland Land Use Ordinance
(ALUO) 18.108.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in
the ALUO 18.108.070(B)(2)(c).
An appeal may not be made directly to the Land Use Board of Appeals. Oregon law states that failure to
I
raise an objection concerning this application,by letter, or failure to provide sufficient specificity to afford
the decision maker an opportunity to respond to the issue,precludes your right of appeal to LUBA on that
issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of
appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to
proposed conditions of approval with sufficient specificity to allow this Department to respond to the
issue precludes an action for damages in circuit court.
The application,�all associated documents and evidence submitted, and the applicable criteria are available
for review at no cost at the Ashland Community Development Department, located at 51 Winburn Way.
Copies of file documents can be requested and are charged based on the City of Ashland copy fee
schedule.
If you have any questions regarding this decision,please contact the Community Development
Department between the hours of 8:00 am and 4:30 pm, Monday through Friday at(541)488-5305.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel:541488-5305
I
51 Winburn Way Fax:541-552-2050
Ashland,Oregon 97520 TTY: 800-735-2900
www.ashland.orms
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: PA-2012-00434
SUBJECT PROPERTY: 843 B Street
APPLICANT: Chris and Molly Holzshu
DESCRIPTION: A request for a Site Review approval to construct a 492 square foot
Accessory Residential Unit above a two vehicle garage adjacent to the alley for the property located at
843 B Street. Residential units less than 500 square feet in size are considered Accessory Residential
Units according to Ashland Municipal Code 18.24.040
COMPREHENSIVE PLAN DESIGNATION: Multi-Family Residential; ZONING: R-2
ASSESSOR'S MAP: 39 lE 09AA; TAX LOT: 7500
SUBMITTAL DATE: April 1, 2012
DEEMED COMPLETE DATE: April 19, 2012
STAFF APPROVAL DATE: May 14, 2012
FINAL DECISION DATE: May 28, 2012
APPROVAL EXPIRATION DATE: May 28, 2012
DECISION
The subject property is on the north side of B Street between Seventh and Eighth Streets. The parcel is
zoned R-2, Low Density Multi-Family Residential. The surrounding properties are also zoned R-2. The
subject property is 6,050 square feet in size. There is an existing 1,028 square foot, circa 1880 three
bedroom single-family residence at the front of the property near B Street. The existing structure is the
R.L. Carey House, a Historic Contributing structure according to the Historic Resources Inventory.
There is an existing 300 square foot outbuilding which does not meet current setbacks at the rear of the
property adjacent to the alley which will be removed in advance of the new construction. There is a
large stature elm tree at the front of the property and an approximately seven-inch in diameter at breast
height elm tree on the east property line,two small plum trees are at the rear of the property. No trees
are proposed to be removed. The landscaping between the front house and the street has been upgraded
recently and is in good condition.
The application is a request to construct a 492 square foot accessory residential unit above a 540 square
foot, two vehicle garage accessed from the unimproved alley at the rear of the parcel. Since the subject
property is zoned R-2 and is less than 7,000 square feet in size, the density of the parcel is less than two
units. The proposed unit, at less than 500 square feet is considered an Accessory Residential Unit
(ARU) in chapter 18.24 of the Municipal Code, is not factored into the density and is also not subject to
a Conditional Use Permit.
Three parking spaces are required for the existing residence and the new unit. Two vehicle spaces will
be provided for in the new two vehicle garage accessed from the alley and one on-street parking space
will be provided on B Street. The property has 50-feet of uninterrupted curb frontage. Bicycle parking is
proposed to be located in the garage and under the stairs to the ARU.
Adequate public facilities are available within the B Street right-of-way to serve the proposal. Overhead
electric from the alley and a new service and meter will be installed to serve the new unit. The new
PA#2012-00434
843 B Street/adg
Page 1
i
electric meter for the proposed residence will be on the east side of the structure, according to the City of
Ashland Electric Department, the service and meter for the existing house should be `ganged' with the
new service and meter. Water service is proposed to be served with the existing meter. Sanitary sewer
service and storm water are both proposed to be pumped up to B Street. The applicant has proposed to
protect the elm tree on their property throughout the excavation phase of the construction. No tree
protection is shown for the neighbor's tree on the eastern property line but will be required. A condition
to this effect has been added.
The proposed ARU complies with the Historic District Design Standards and was intentionally designed
to be secondary to the existing historic home on the property. The height, scale, massing and roof form
are reflective of the primary structure on the site and similar to the homes in the vicinity but does not
mimic any structure in the vicinity. The applicant has provided a structure which has varied masses and
similar roof pitch and orientation to the structures in the area. The City of Ashland Historic Commission
reviewed the proposal at their May 3, 2012 meeting and stated that the divided light panes in the
windows should be eliminated and that a true double hung should be used instead. Beyond that the
commission felt that the ARU had a nice design that will be a vast improvement over the existing
outbuilding.
The proposal complies with the minimum separation between building requirements by providing
sixteen feet of separation. Additionally, the site exceeds the minimum eight percent open space required
and is in compliance with the lot coverage requirements for the zone.
The applicant has begun cosmetic upgrades to the property through the installation of landscaping
improvements and pathways. The proposal will serve as an improvement to the existing structure, the
property as a whole and to the neighborhood. The applicant's proposal for a ARU on a multi-family
residentially zoned lot meets the requirements of the Site Review chapter and the Site Design and Use
Standards and the requirements of the parking chapter. In staff's review of the proposal the request for a
ARU in the R-2 zone meets the requirements of the Municipal Code and will be compatible with the
eclectic pattern of the neighborhood.
The criteria for Site Review Approval are described in AMC Chapter 18.72.070, as follows:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council for
implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer,paved access to and through the
development, electricity, urban storm drainage, and adequate transportation can and will be
provided to and through the subject property.
The application with the attached conditions complies with all applicable City ordinances.
Planning Action 2012-00434 is approved with the following conditions. Further, if any one or more of
the following conditions are found to be invalid for any reason whatsoever, then Planning Action 2012-
00434 is denied. The following are the conditions and they are attached to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise modified
here.
i
PA#2012-00434
843 B Street/adg
Page 2
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
the current Site Review permit approval shall be submitted and approved prior to issuance of a
building permit.
3) That all recommendations of the Ashland Historic Commission, where consistent with the
applicable ordinances and standards and with final approval of the Staff Advisor, shall be
conditions of approval unless otherwise modified herein. The divided light panes on the windows
shall be removed and clear pane double hung windows shall be utilized.
4) That all necessary building permits, including permits for the new electrical service to the
accessory residential unit, and system development charges for water, sewer, storm water,parks,
and transportation shall be paid prior to the issuance of a building permit.
5) That a separate, underground electric service for the accessory residential unit shall be installed
in accordance with Ashland Electric Department requirements. That the meter for the existing
residence shall be ganged with the meter for the new unit on the east side of the unit.
6) That building permit submittals shall include:
a) That exterior building materials and paint colors shall be compatible with the surrounding
area, and sample exterior building colors shall be provided with the building permit
submittals for review and approval of the Staff Advisor. Very bright or neon paint colors
shall not be used in accordance with II-B-6a) of the Multi-Family Site Design and Use
Standards.
b) Solar setback calculations demonstrating that all new construction complies with Solar
Setback Standard A in the formula(Height—6)/(0.445 + Slope) =Required Solar Setback j
and elevations or cross section drawings clearly identifying the highest shadow producing
point(s) and the height(s) from natural grade.
i
c) That the exterior lighting shall be directed onto the property and shall not directly illuminate
adjacent proprieties. Exterior lighting details shall be provided on building permit submittals.
I
d) That the storm water drainage/detention facilities, which comply with the Oregon
Residential Structural Specialty Code shall be shown on the building permit submittals.
i
I
7) That prior to the issuance of a building permit:
a) That the tree protection fencing shall be installed according to the approved plan prior to any
site work, storage of materials or issuance of the building permit. The tree protection shall be
inspected and approved by the Ashland Planning Division prior to site work, storage of
materials and/or the issuance of a building permit. Tree protection in accordance with the
approved plan shall be provided for the Elm tree on the adjacent property to the east.
i
PA#2012-00434
843 B Street/adg
Page 3
b) That the necessary permits from the City of Ashland Public Works Department for the
installation of utilities within the public rights of way shall be applied for and approved in
conjunction with the building permit.
8) That prior to the issuance of a certificate of occupancy:
a) Required bike parking shall be installed in accordance with the approved plan.
b) That the screening for the trash and recycling area shall be installed in accordance with the
Site Design and Use Standards prior to the issuance of a certificate of occupancy in
accordance with 18.72.115.B.
ill Moln , Director /Date
Depart t of Community Development /
i
i
i
i
I
PA#2012-00434
843 B StreeVadg
Page 4
i
HISTORIC COMMISSION
Meeting of ay 3, 2012
PLANNING PLICATI REVIEW
PLANNING ACTION: PA-2012-00434
SUBJECT PROPERTY: 843 B Street
APPLICANT: Chris and Molly Holzshu
DESCRIPTION: A request for a Site Review approval to construct a 492 square foot
Accessory Residential Unit above a two vehicle garage adjacent to the alley for the property
located at 843 B Street. Residential units less than 500 square feet in size are considered
Accessory Residential Units according to Ashland Municipal Code 18.24.040
COMPREHENSIVE PLAN DESIGNATION: Multi-Family Residential; ZONING: R-2
ASSESSOR'S MAP: 39 1 E 09AA; TAX LOT: 7500
Recommendation to Planning Commission:
I
Recommend approval of the proposed plans following recommendations:
1) That clear pane, double hung windows without the divided light panes shall be utilized.
j
i
i
i
Department of Community Development Tel:541488-5305
20 East Main St. Fax:541-552-2050
Ashland,Oregon 97520 TTY: 800-735-2900 ow
www.ashland.or.us
NPS Form 10-900-A OMB Approval No. 1024-0018 (8-86)
United States Department of the Interior
National Park Service
National I r of Historic Places
Continuation
Amended-March 2001
Section Number: 7 Page: 64 Ashland Railroad Addition Historic District,Ashland,OR
ID# 207.0
RITZINGER-FLACKUS HOUSE 1948
871 B STREET 391E09AB 700
Other:Vernacular Historic Contributing
This single-story wood-frame dwelling was built in 1948 for Lawrence J. and Hazel Ritzinger
who had acquired the property from N. and Theresa Ritzinger in 1947. (JCD 285:122)30 In
1952 Thomas and Lena Flackus purchased the house and they would remain here through at
least through 1964. (JCD 365:5 The Ritzinger-Flackus House retains high integrity and
effectively relates its historic period of development.
ID# 208.0 survey#M6
HANSEN,HANS HOUSE 1904c
855 B STREET 391E09AB 800
Other:Vernacular Historic Contributing
Construction of this single-story vernacular cottage probably dates from shortly after the site
was purchased by Hans Hansen m August 1904. Hansen is listed here in both 1906 and 1910
directories and the family retained ownership until 1913 when the house was acquired by the
Southern Oregon Conference of the Free Methodist Church. In 1948 C. E. Abbott resided here }
and the 1964 city directory shows Claude H. Long at this address. The Hansen House retains
sufficient integrity to relate its historic period of development.
ID# 209.0 survey#17
CAREY,R.L.HOUSE c1889
843 B STREET 391E09AB 900
Other:Vernacular Historic Contributing
Construction of this one and one-half story wood frame dwelling occurred circa 1889 and the
house is depicted in the E. S. Moore birdseye view of Ashland published in 1890. A vernacular
I-house set perpendicular to the road, the Carey House likely was designed to face Seventh
Street, accounting for the side-facing orientation of the porch today. The Carey's sold the
property to John W. and Margaret Lanchlan in August 1899 and by 1910 it was owned by
Samuef Torrence, whose family remained here at least throu&h 1948 when Mary Adell Torrence
is shown at the address. The Carey House retains sufficient integrity to relate its historic period
of development.
I
ID# 210.0 Survey#18
DODSON,W.D.HOUSE 1914c
234 SEVENTH ST 391E09AB 1000
Arts&Crafts:Bungalow Historic,Non-Contributing
Construction of the original single-story portion of this bungalow-style dwelling probably
occurred c1914 following the purchase of the site by W. D. Dodson. The property was
foreclosed in 1919 by the Jackson County Sheriff for taxes. Boyd Jones lived here in 1948,
according to city directories, and in 1964 the house was owned and occupied by Thomas E. and
Anna Thompson. Leander Wade is listed at 234'/2 Seventh Street, apparently the rental until in
second-story addition above the attached garage. Substantially altered and expanded via a
series of additions and other changes;the Dodson remains generally compatible with the district
but no longer retains sufficient integrity to relate its historic period of development.
i
30 N. and Theresa,possibly Lawrence's parents,had bought what was presumably a vacant parcel in 1942.
{f j
JJ INFORMATION TECHNOLOGY
Map Maker
°- -• - Application
_ Proporty Data Online Legend
Hiahliyhted Featum
Tax.Lot Outlines
P
Tar.Lot Nurrihers
I r`Et 1
67O' fF Fit "I/ Buildings
tti
_
1''�r
c r
it
I f _
it
y
1
i
�4
I € -
1111
i1 iii �__.°_i :.c i •-.r i
r s=
74 0
Ir 1
��}trrrii �• i
4. i'
pda Ft it re!
�IF ii gSi.ry,'i
M1i+i!'Y 3 j)
.:...,_.. �4"f• .ley yit q�t
it n0a
fit
s
} i
!
it
I it
i
y ! i
7
};t
it FI n ''"""~�. 111 'i
,:t ti tir a
i'
it!
li tt
1'`�r
t
1 JACKSON tit t 3 t �'
Fi �r -�� -� ) It si'I�� { �r �� COUNTY
11 y Y� °m 1' �1 1 t,(i'�i 0 Y t'go It
1 1 ,11 ,I1 �.�i 7
a 1 ' i r Y .— 1 trv' This map Is based on a digital database
I compiled by Jackson County From a variety
Y ar
-'•^.�>-,MI -`"'-'°_°a ,� of sources.Jackson County cannotaccept
F•, }�,�>y1],] y responsibilyfor errors,omissions,or
positional accuracy.There are no
3 ` 1 warranties,expressed or implied.
> Please mcycle with colored office grade paper Created with MapMaker Map created on 12119/2011 8:61:03 AM using web.tacksoncounty.org
Planning Department,51 Winb,..,Way,Ashland,Oregon 97520 CITY OF
541-488-5305 Fax:541-552-2050 www,ashland,or,us TTY: 1-800-735-2900 ASHLAND
NOTICE OF APPLICATION
PLANNING ACTION: 2012-00434
SUBJECT PROPERTY: 843 B Street
OWN ERIAPPLI CANT: Chris and Molly Holzshu
DESCRIPTION: A request for a Site Review approval to construct a 492 square foot Accessory Residential Unit
above a two vehicle garage adjacent to the alley for the property located at 843 B Street. Residential units less than
500 square feet in size are considered Accessory Residential Units according to Ashland Municipal Code 18.24.040
COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-Family Residential, ZONING: R-2 ASSESSOR'S MAP:
391E 09AA; TAX LOT. 7500
NOTE:The Ashland Tree Commission will also review this Planning Action on May 3,2012 at 6:00 p.m.in the Community
Development and Engineering Services building(Siskiyou Room)located at 51 Winburn Way,
NOTE: The Ashland Historic Commission will also review this Planning Action on May 2,2012 at 6:00 PM in the Community
Development and Engineering Services building(Siskiyou Room),located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: April 19, 2012
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: May 3, 2012
-'�� +r.. �' ' SUBJECT PROPERTY,
843 B Stre(_
39 1 E 09AA 7500
,Ir
f
s
�.�
t
i
N
O 20 40 I Feet Pr Ip rty lirte c J'or r fc rrca or:IJ, r.oL sacx/areble.
I
The Ashland Planning Division Staff has received a complete application for the property noted above.
Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn
Way,Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above.
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a
notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the
comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the
application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning
Division Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC
18.108.040)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this
application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of
appeal to the Land Use Board of Appeals(LUBA)on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your
right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with
sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court.
A copy of the application,all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be
provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division,Community Development&Engineering Services
Building,51 Winburn Way,Ashland,Oregon 97520.
If you have questions or comments concerning this request,please feel free to contact the Ashland Planning Division at 541-488-5305.
�X
I
SITE DESIGN AND USE STANDARDS
18.72.070 Criteria for Approval
The following criteria shall be used to approve or deny an application:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm
drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the
street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options,
j
i
GAcomm-dev\planningTianning Actions\Noticing Folder\Mailed Notices&Signs\2012\2012-00434.docx
PA-2012-00434 391E09AC 1800 PA-2012-00434 391E09AA 7200 PA-2012-00434 391E09AC 1801
ANDREAE SYPKO WYBO/SHAFFER AUBIN-ADDICOTT SUZANNE TRUSTEE DAGGETTJOHN M/S BARBARA
CAROLYN REY ET AL 2790 CAROLINA ST
234 SEVENTH ST 115 BROOKS LN PORTLAND OR 97239
ASHLAND OR 97520 ASHLAND OR 97520
PA-2012-00434 391E09AA 7700 PA-2012-00434 391E09AB 3000 PA-2012-00434 391E09AD 7800
DANLEY WILLIAM E JR TRUSTEE ET AL ELLIS CATHERINE E ELSASSER DENNIS D TRUSTEE ET AL
871 B ST 743 B ST PO BOX 1971
ASHLAND OR 97520 ASHLAND OR 97520 PALM SPRINGS CA 92263
PA-2012-00434 391E09AB 2700 PA-2012-00434 391E09AA 7300 PA-2012-00434 391E09AD 8000
GLEAVES JAMES C GREENE DAVID E TRUSTEE HELLER DAN
265 SEVENTH ST 367 OXFORD ST PO BOX 422
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2012-00434 391E09AB 2900 PA-2012-00434 391E09AA 6500 PA-2012-00434 391E09AA 7500
HILL ADRIENNE J HOHEB VANESSA HOLZSHU CHRISTOPHER S
667 WALNUT ST 854 A STREET 538 PARKSIDE DR
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2012-00434 391E09AA 7800 PA-2012-00434 391E09AA 7000 PA-2012-00434 391E09AA 6700
KAPLAN ALENE H MC CULLOH KENNETH S MUNROE ROBERT W
885 B STREET 267 8TH STREET 864 A ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2012-00434 391E09AD 8100 PA-2012-00434 391E09AA 7600 PA-2012-00434 391E09AA 7100
PUGH LANCE K ET AL RAGEN DANIEL A JR RIGGS MAYDA J TRUSTEE ET AL
882 B ST 855 B ST 333 MOUNTAIN VIEW DR 28
ASHLAND OR 97520 ASHLAND OR 97520 TALENT OR 97540
PA-2012-00434 391E09AB 2800 PA-2012-00434 391E09AA 6400 PA-2012-00434 391E09AA 6800
ROSEWOOD MARC/ROANNA RUBINSTEIN ILENE K SATUREN STEVEN L
247 7TH ST 854 A ST 265 STEINMAN DR
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
i
21
NOC
843 B St
i
04-18-2012
I
I
j
I
I
i
i
i
INFORMATION TECHNOLOGY
Map Maker
ry
Application
tr 9@ 9
-
Property Data Online Legend
Highlighted Feature
2 30
-- J i' T
theBufferTarget
Sar
Tax Lot Outlines
Tax Lot Numbers
� �
Mobile Home Parks
2 Apartments
Buildings
-
f ✓
r � �!
i
{ 10-
NIT
lip
i
f
4 �y
Y
d 1 ar
r s 2
ss
JON
J ��--- COUNTY
if.. ," �'��, -,.,fir This map Is based on�gi It
C This digital database
,' -... ! �f•- �° a compiled by Jackson County From a variety
I� r
310 of sources.Jackson County annot accept
d ",E' ,' ' ' -^.+ <' �• < responalbily for errors,omissions,or
-•.� + jP"4 �� 4 w r" positional accuracy.There are no
warranties,expressed or implied.
>� Please recycle with colored office grade paper Created with MapMaker Map created on 4/18/2012 11:10:42 AM using web.lacksoncounty.org
CITY OF ASHLAND
PLANNING APPLICATION
APRIL 6TH,2012
Owners/Applicants: Chris&Molly Holzshu
538 Parkside Drive
Ashland, OR 97520
Site's Location: 843 "B" Street; 391E 09AA 7500
Parcel Size: .14 (6,050 sq. ft.)
Zoning: R®2
Historic District: Railroad District
Application: A proposal to reconstruct a second unit at the rear of property.
Attachments: Site Plan, Elevations, Floor Plans, Vicinity Plan, Assessor's Map
Y.
r,
3'
r.
r w
i
i
I
843`B"Street
ALLOWABALE/PROPOSED DENSITY:
Two Residential Units(18.24.040 A.1.a)
Primary Residence: 1,028 square feet
Proposed Apartment: 494 square feet
APPLICABLE ORDINANCES:
Site Design&Use Standards, Chapter 18.72
Site Design Standards (SDS), Adopted August 4th, 1992
Section B. Multi-Family Residential Development
Section D. Parking Lot Landscaping& Screening
Section E. Street Tree Standards
Tree Preservation&Protection, Chapter 18.61
Off-street Parking Standards, Chapter 18.92
Bike Parking Standards, Chapter 18.92
ADJACENT ZONING:
West: R-2, Multi-Family; Low Density Residential
East: R-2, Multi-Family; Low Density Residential
South: R-2, Multi-Family; Low Density Residential
North: R-2, Multi-Family; Low Density Residential
Subject Site: R-2,Multi Family;Low Density Residential
NARRATIVE:
The following is a brief description of the property and the applicant's proposal for a residential
Site Review Permit to construct a second unit at the rear of the property located at 834 `B"
Street, between 7th and 8th Streets. The property was recently under foreclosure and the new
owners seek approval from the Ashland Planning Department and Historic Commission in order
to move forward with construction.
Property Description: The property is rectangular in shape measuring 50' in width and 121' in
depth for a total of 6,050 sq. ft. The property is zoned R-2 (Multi-Family Low Density
Residential) with a rear alley, but has no on-site parking. The property has mature trees and
landscaping surrounding the site's two structures, the main house constructed in 0880 and
consisting of 1,028 sq. ft. QC Assessor's Office) and a rear structure approximately 300 sq. ft. in
area with an unknown construction period, but likely between 1960 and 1970. The main house is
a Historic Contributing property on the City's Cultural Resource list and is known as the R.L.
Carey House and consists of two units, one of which appears to be an illegal unit located in the
upstairs area of the residence. The rear structure consists of a small residential unit for a total of
three on-site residential units, two of which appear to not be legal units of record. Both structures
have full utilities with gas, electric, water and, sewer.
Proposal: The proposal is for the applicants to obtain Site Review approval and immediately
after submit for Building Permits from the City of Ashland's Building Division to 1)Remove the
main house's second floor illegal unit, 2) Convert the historic structure back to its original use
with various internal restoration upgrades; 3) Remove the site's rear structure and 4) Construct
the proposed rear garage and upstairs apartment.
The existing rear structure not only has a possible illegal residential unit, it is also non-
conforming with current setback standard. The structure is in very poor condition and was likely
converted overtime from a "shed-type" storage structure to a semi-habitable dwelling with
limited accommodations. Since the property's foreclosure, the space has not been occupied and
the owners desire to remove the structure and replace it with a new building that complies with
all current Planning and Building codes. Depending on time and finances, the owners also desire
to update the property's primary structure, but the majority of the work, as previously noted, will
be internal and generally cosmetic.
As such, the Site Review Permit is specifically for the new garage / apartment building. The
proposed building has been positioned in the area of the yard where it meets all zoning standards
and has limited impact on the primary residence's livability or the site's trees and landscaping.
The sidewalk that now extends from `B" Street to the primary house will be extended via a
granitic path and meander back to the new unit. Vehicular access will be via the alley and
parking will be either within the garage or on the driveway's pad.
FINI
z
j
r'
Rear of 843 IB"Street—Garage/Apartment Location
The plans identify a two story building with a 540 square foot garage on the ground floor and a
small 492 sq. ft. studio apartment on the second floor. An exterior stairwell provides access to
the unit and underneath is utility space for trash and bike parking. The garage is divided so that
each unit has a covered parking and storage area for bikes, lawnmowers and miscellaneous
household goods.
Parking: A total of three parking spaces are required for the proposed two residential units (two
for the main house and one for the small apartment). Although the property has accommodated
three units, two of which appear to have never been permitted, the applicants intend to provide a
total of four on-site parking spaces with two being in the garage and two directly behind. `B"
Street will continue to be used for on-street parking space as a grandfathered on-street credit.
Design: The applicants based the proposed building's architecture to be similar to the primary
residence, but not too similar where it would read as duplicative and false. Instead, the building's
mass and proportions are reflective of the primary building, but its materials and details have
been altered to give the building its own character. The applicants met with the Ashland Historic
Commission's Review Board prior to final submittal who concluded the building was compatible
to the site's primary structure and contextually compatible with surrounding buildings. Note:
According to the Railroad District's National Register of Historic Places worksheets,the primary
residence was originally designed to face 7th Street which accounts for the home's porch side
facing orientation.
Solar: The proposed elevations easily comply with the City's Solar Access Standards due to the
garage/apartment's 20' setback from the north property line and its adjacent alley. Based on the
height of the proposed structure's gable (214" +/-), the solar setback from the gable line would
be approximately 37' and the actual setback is approximately 47'. In addition to the Solar Access
requirements(AMC 18.70), the building's height complies with the R-2 height regulations which
allow up to 30' (historic districts only).
i
4
I
i
i
i
i
i
1 � err
? r
� t r
y �
V",
a
k
tea.
Adjacent(rear)Alley
(subject rear unit on left with neighbor's two story unit in background)
i
Tree Protection Measures: The plans submitted are in compliance with Chapter 18.72.060,
however no landscaping plans are provided because no additional trees or landscaping elements
are being proposed as the placement of the garage/apartment building sits within a grassed area
and the remaining area of the property is covered by mature landscaping (shrubs, ivy and low
lying plantings). Nevertheless, the project's site plan identifies the site's trees that are greater
than 6" in diameter at breast height and include tree protection measures with chain-link fencing
in order to protect the trees from trenching damage or storage of heavy equipment. At the time of
utility installation, a professional arborist will be on site with authority to require hand-trenching
where necessary. Initial consultation with an arborist has resulted in no concerns as to the trees'
health and a Tree Verification Permit will be obtained in accordance with Chapter 18.61.042,
prior to any site disturbance.
i
Utilities: All utilities to service the new garage/apartment are within the adjacent rights-of-way.
Electrical service currently extends from the rear ally and will connect with the new building
with a new service and meter system. Water will continue to be serviced by a shared line and
both storm water and sewer lines will be extended to "B" Street via a mechanical system. The
building complies with Fire codes as the building is both accessible from the alley and sits back
from the `B" Street right-of-way approximately 77' to the face of the building and 100' to its
rear center point. Based on the January 11th, 2012 pre-application comments and follow-up, all
available services appear to be available to the property and none are at capacity. All utility work
will be completed under permit and direction from the Ashland Public Works Department.
Findings of Fact
The following information has been provided by the applicants to help the Planning Staff,
Planning Commission and neighbors better understand the proposed project. In addition, the
required findings of fact have been provided to ensure the proposed project meets the Site Design
& Use Standards as outlined in the Ashland Municipal Code (AMC), Section 18.72.070, Site
Design & Use Standards (Design Standards Booklet, adopted August 4h, 1992) and the criteria
for a Tree Protection as outlined in 18.61.
For clarity reasons, the following documentation has been formatted in "outline"form with the
City's approval criteria noted in BOLD font and the applicant's response in regular font. Also,
there are a number of responses that are repeated in order to ensure that the findings of fact are
complete.
CHAPTER 18.72.070 SITE DESIGN& USE STANDARDS:
A. All applicable City Ordinances have been met or will be met by the proposed
development.
It has been the intention of the applicants to meet all City Ordinances without requesting any
Variances or Exceptions. To the applicant's knowledge, all applicable City ordinances have been
met and will be met. At the time of the building permit submittal, the application will be
substantially consistent with the proposed application and will meet all conditions of approval
imposed by the approving authority.
B.All requirements of the Site Review Chapter have been met or will be met.
All of the requirements listed in the Site Review Chapter, Section 18.72, have been met without
Variances or Exceptions. The Site Review Chapter was designed to ensure that high quality
development is maintained throughout the City of Ashland. The proposed application was
designed and redesigned in order to best meet this purpose and produce a quality living
environment to not only future residents, but also existing neighbors.
C. The development complies with the Site Design Standards adopted by the City Council
for implementation of this Chapter.
The development complies with the City of Ashland's Site Design Standards, adopted August
i
4a', 1992. A thorough response as to the project's compliance with the Site Design Standards,
Section II-B, Approval Standards and Policies for Multi-Family Residential Developments has
been provided below.
D. That adequate capacity of City facilities for water, sewer, paved access to and through
the development, electricity, urban storm drainage, and adequate transportation can and
will be provided to and through the subject property. All improvements in the street right-
of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards
Options.
i
As noted, all utilities to service the new garage/apartment are within the adjacent rights-of-way.
Electrical service currently extends from the rear ally and will connect with the new building
with a new service and meter system. Water will continue to be serviced by a shared line and
both storm water and sewer lines will be extended to `B" Street via a mechanical system. The
building complies with Fire codes as the building is both accessible from the alley and sits back
from the `B" Street right-of-way approximately 77' to the face of the building and 100' to its
rear center point. Based on the January l Ith, 2012 pre-application comments and follow-up, all
available services appear to be available to the property and none are at capacity. All utility work
will be completed under permit and direction from the Ashland Public Works Department,
SITE DESIGN APPROVAL. STANDARDS:
Multi-family residential development shall conform to the following design standards:
H-B-1) Orientation
H-B-1a) Residential buildings shall have their primary orientation toward the street
when they are within 20 to 30 feet of the street.
The subject structure is within the rear of the property, behind the primary
residence and approximately 77' from the front property line.
LI-B-1b) Buildings shall be set back from the street according to ordinance
requirements,which is usually 20 feet.
The proposed application meets the Site Design Standards, Section II-B-1b. as
well as the setback requirements of Chapter 18.24.040. D.
H-B-lc) Building shall be accessed from the street and the sidewalk. Parking areas
shall not be located between buildings and the street.
The proposed application meets the Site Design Standards, Section II-B-lc.
Parking is in the rear and within two-single car garages located between below the
proposed apartment. The new unit is accessed from a sidewalk that extends from
"B" Street.
LI-B-2) Streetscape
II-B-2a) One street tree for every 30 feet of frontage, chosen from the street tree list,
shall be placed on that portion of the development paralleling the street.
Where the size of the project dictates an interior circulation street pattern, a
similar streetscape with street trees is required.
i
"B" Street already has two mature street trees. The proposed application meets the
Site Design Standards, Section II-B-2a.
�I
H-B-2b) Front yard landscaping shall be similar to those found in residential
neighborhoods,with appropriate changes to decrease water use.
The site's front yard landscaping exists and the applicants are not proposing any
modifications. The proposed application meets the Site Design Standards, Section
II-13-2b as the applicants are attempting to not necessarily conform to a "multi-
family residential development, but instead a single family residence and new
accessory dwelling unit which is consistent with the development pattern found in
the Ashland Railroad District.
H-B-3) Landscaping
H-B-3a) Landscaping shall be designed so that 50% coverage occurs within one year
of installation and 90% landscaping coverage occurs within 5 years.
The site's front yard landscaping exists and the applicants are not proposing any
modifications. The proposed application meets the Site Design Standards, Section
11-13-3a.
H-B-3b) Landscaping design shall include a variety of deciduous and evergreen trees
and shrubs and flowering plant species well adapted to the local climate.
The site's front yard landscaping exists and the applicants are not proposing any
modifications. The site's landscaping does include a mixture of deciduous and
evergreen trees and shrubs. The proposed application meets the Site Design
Standards, Section II-13-3b.
H-B-3c) As many existing healthy trees on the site shall be saved as is reasonably
feasible.
The site's front yard landscaping exists and the applicants are not proposing any
modifications.
H-B-3d) Buildings adjacent to streets shall be buffered by landscaped areas of at least
10 feet in width.
The proposed application meets the Site Design Standards, Section H-13-3d as the
subject garage / apartment is proposed approximately 77' from B" Street and
buffered between the building and street.
i
H-B-3e) Parking areas shall be shaded by large canopied deciduous trees and shall be
adequately screened and buffered from adjacent uses.
The two space driveway is not a "parking area" per se for a typical multi-family
apartment complex as this standard was written and adopted for, Nevertheless,
i
trees are on both sides of the driveway (one on the adjoining property) and
partially canopy the driveway.
H-B-3f) Irrigation systems shall be installed to assure landscaping successes. Refer to
Parking Lot Landscaping and Screening Standards for more detail.
The site's landscaping exists and the applicants are not proposing any
modifications. The proposed application will meet the Site Design Standards,
Section II-13-3f.
II- -4) Open Space
II- -4a) An area equal to at least 8% of the lot area shall be dedicated to open space
for recreation for use by the tenants of the development.
The proposed application meets the Site Design Standards, Section II-13-4a. The
front unit has a porch, rear deck and the front yard. The new unit has the area to
the east of the garage for open space. The combined area exceeds roughly 2,030
square feet or 33%of the lot.
H-B-4b) Areas covered by shrubs, bark mulch and other ground covers which do not
provide a suitable surface for human use may not be counted toward this
requirement.
The 33% calculations presented for recreational space exclude all areas not
suitable as recreational space such as side property areas, walkways, etc.
H-B- c) Decks, patios, and similar areas are eligible for open space criteria. Play
areas for children are required for projects of greater than 20 units that are
designed to include families.
The proposed application meets the Site Design Standards, Section II-13-4c. The
application is only proposing a single unit less than 500 square feet in area.
II-B-S) Natural Climate Control: Utilize deciduous trees with early leaf drop and
low bare branch densities on the south sides of buildings which are occupied
and have glazing for summer shade and warmth.
The site's landscaping exists and the applicants are not proposing any
modifications. The proposed application meets the Site Design Standards, Section
IT-13-5. j
I
H-B-6) Building Materials: Building materials and paint colors should be compatible
with the surrounding area. Very bright primary or neon-type paint colors
which attract attention to the building or use are unacceptable.
i
No bright or neon-type paint colors will be used on the building. The proposed
material and colors will be earth tone colors consistent with building materials
and colors often found on residential buildings in the Ashland Railroad District.
HISTORIC DISTRICT DESIGN STANDARDS:
IV-C-1) Height: Construct buildings to a height of existing buildings from the historic
period on and across the street.
The proposed new garage / apartment structure complies with this standard. The
building is 21' in height at the gable line and 12'-8" at the eaves. The proposed
height appears to be less than the existing residence and adjacent structures to the
west and east(234 and 248 7t' Street.
IV-C-2) Scale: Relate the size and proportions of new structures to the scale of
adjacent buildings.
The proposed two unit structure complies with this standard. The building is 21'
in height at the gable line and 12'-8" at the eaves with a width of 22' and depth of
27'. The structure is clearly proportionally in scale to the adjacent historic
structure to the west and east. Overall, the area has an eclectic mix of building
designs, scales, setbacks, heights and massing, but the subject building clearly is
IM
I
i
i
� f
Y I
i
i
(
in compliance with.
Apartment building to the east(directly across alley).
I
i
IV-C-3) Massing: Break up uninteresting boxlike forms into smaller, varied masses
which are common on most buildings from the historic period.
The proposed building design has a simple fagade that varies due to the multiple
roof lines which represent an intended look to similar to many other historic
homes within the area.
IV-C-4) Setback: Maintain the historic facade lines of streetscapes by locating front
walls of new buildings in the same plane as the facades of adjacent buildings.
Avoid violating the existing setback pattern by placing new buildings in front
or behind the historic facade line.
Not applicable as the proposed new building sits back from `B" Street (front) by
approximately 77'. The proposed building complies with this standard.
IV-C-5) hoof Shapes: Relate the new roof forms of the building to those found in the
area. Avoid introducing roof shapes, pitches, or materials not traditionally
used in the area.
The proposed building meets this standard as the roof line, roof pitch, roof
orientation and materials are very similar to traditional practices found in the area
—particularly along`B" Street.
IV-C-6) Rhythm of Openings: Respect the alternation of the wall areas with door and
window elements in the fagade. Also consider the width-to-height ratio of
bays in the fagade. Avoid introducing incompatible fagade patterns that
upset the rhythm of openings established by the surrounding structures.
Although the above standard was intended for street lining facades, the proposed
building has a symmetrical balance of windows to volume form. The proposed
fagade pattern is very respectful and probably even more traditionally in keeping
with historic fagade patterns than some of the adjacent and nearby facades. The
design also respects the window-to-height ratios often found in the area.
IV-C-7) Platforms: The use of a raised platform is a traditional siting characteristics
of most of the older buildings in Ashland. Avoid bringing the walls of the
building straight out of the ground without a sense of platform.
The proposed building will have a concrete foundation, but not a typical raised
platform as there are many structures in and around the proposed home that do not j
have this type of element. Nevertheless, the structure will be slightly raised from
the grade in an attempt to distinguish the building from the grade.
IV-C-g) Directional Expression: Relate the vertical, horizontal or nondirectional
fagade character of new buildings to the predominate directional expression
of nearby buildings.
i
The proposed building complies with this standard as its directional expression is
towards the rear alley which has a number of buildings that parallel the alley. The
building's directional expression is in context to all/most of the other buildings
within the nearby vicinity.
IV-C-9) Articulate the main entrances to the building with covered porches, porticos,
and other pronounced architectural forms. Avoid facades with no strong
sense of entry.
Although the above standard was likely intended for street lining facades, the
proposed building's unit is on a second floor and located in the rear of the
property. Nevertheless, the entrance is has a strong sense of entry as it is defined
by the unit's exterior stairwell.
IV-C-10) Utilize accurate restoration of, or visually compatible additions to, existing
buildings. For new construction, traditional architecture that well represents
our own time, yet enhances the nature and character of the historic district
should be used. Avoid replicating or imitating the styles, motifs, or details of
older periods. Such attempts are rarely successful and, even if well done,
present a confusing picture of the true character of the historical area.
The applicants have met with the Ashland Historic Commission's Review Board to
obtain guidenance and to ensure the proposed design is in keeping with traditional
architecture. The end result is a front fagade that does not "mimic" existing
buildings nor replicate a false style(Tudor, Gothic, etc.). The applicants believe the
proposed building is traditional, yet contemporary and will add positively to the
"B" Street and rear alley streetscape.
18.61.200 TREE PROTECTION
Tree Protection as required by this section is applicable to any planning action or building
permit.
i
A tree protection plan (see site plan) has been submitted as part of the application in order to
I
protect the property's few trees as well as the neighboring property's tree immediately west of
the rear property line (see photo below). All tree protection measures, such as installing chain-
link fencing around the perimeter of the tree's root zones in order to protect the trees from
trenching damage or storage of heavy equipment will be installed prior to any construction and a
Tree Verification Permit will be obtained in accordance with Chapter 18.61.042. No
development activities, including, but not limited to clearing, grading, excavation or demolition
work will occur without the protection measures in place. At the time of utility installation, a
licensed arborist will be on site with authority to require hand-trenching where necessary. Initial
consultation with an arborist has resulted in no concerns as to the trees' health, building
placement or utility installation.
i
I
x
Is-
' a
f
�a. 9
{
� 5 i
� ' d
i
L
i
"B"Street planting strip and parkrow
i
i
I
i
i
i
i
t
,
i
I
'i
I
i
6 rr'
a,
i
N
r.
i
Neighboring Tree to Remain(building on left to be removed)
i
i
r-------- ---
T I
A I
m I
I
I N
I
0X m
j RI
t-u
ICI
F7 I ------------
------------
E
BIKES J
I
N
n '(A I I w
I I
I �
An _
II
I�
"Tl
i
f.
u
mrmm
z
mtn�pYm
f-r n
S I I 11 O I
II I U
----- ------- I
-711111
3ti y
m
z
N
N
�I
i
I
i
i
i
o W
N �
CD
00 o cWn
® N W
O N V7
Q') Ln
° o C)C)
Q �' 0)
0 a)
Q
�
° o
O O Q0
° CD C�6 a
+' > O
° U N
m O - U�
F O O
O .> + +
OD d- Q W J
030
0—�h'Od8I f
jwaoo i�s„9�—1,u£�tlZ —HN—a-1J3;5%_�/_ nio
�•_ry a_oi_s �\—��——w`o azv--
�a�s.0�
l 3j f I
'�I r o
r Z
„
JVM3t z
1 I
F
,.0—.9 { ! a o
wFo
m�Wv
„0—,OZ „0—,OZ „0—,18
1
I l�l I� Ili.
AI�
m II I
�.o
LL
i §gI
I o
> o
lo
LU
ut-
��
w
!!
Job Address: 843 B ST Contractor:
ASHLAND OR 97520 Address:
C
P Owner's Name: CHRISTOPHER HOLZSHU 0! Phone:
Customer#: 06715 State Lic No:
P CHRISTOPHER HOLZSHU '1',' City Lic No:
Applicant: 843 B ST
Address: ASHLAND OR 97520 A',
Sub-Contractor:
A., Phone: (541) 944-2899 -� Address:
I� Applied: 04/06/2012
Issued:
Expires: 10/03/2012 R' Phone:
State Lic No:
Maplot: 391 e09aa7500 City Lic No:
DESCRIPTION: 2nd unit in back
" ;`VALUATION.
Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description f
K
Total for Valuation:
MECHANICAL,
LECI FtICAL"
i
STRUCTURAL
:PERMT,FEE DETAIL
Fee Description Amount Fee Description Amount
CUP Accessory Residential 625.00
GONbITIONS OF APPROVAL
i
LLJ
i
COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 East Main St. Fax: 541-488-5311
Ashland, OR 97520 TTY: 800-735-2900
www.ashland.or.us
I T OF
Inspection Request Line: 541-552-2080
ASHLAND
Y
Ls a
ZONING PERMIT APPLICATION
Planning Division
win
51 Winburn Way,Ashland OR 97520
Y OF
cIT
AS H LAND 541-488-5305 Fax 541-488-6006 FILE#
11 iP
DESCRIPTION OF PROJECT
DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? ❑YES ❑ NO
Street Address �3
Assessor's Map No.39 1 E l t Tax Lot(s)
Zoning Comp Plan Designation o&t/ Devv:",f,/-, Lav FWMA
APPLICANT 0
Name %ili,111 i V Phone r E-Mail �,4_44 rJ ,,"tLsa
r5
Address City.
Zip
PROPERTY OWNER 43�
Name Phone E-Mail
Address City Zip
SURVEYOR, ENGINEER,ARCHITECT, LANDSCAPE ARCHITECT,OTHER
Title Name Phone E-Mail
Address City Zip
Title Name Phone E-Mail
Address city Zip
I hereby certify that the statements and information contained in this application,including the enclosed drawings and the required findings of fact,are in all respects,
true and correct, I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request,
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate;and further
4) that all structures or improvements are properly located on the ground.
Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed at my expense. If I have any doubts,I am advised to seek competent professional advice and assistance.
Applicant's Signature - Date
As owner of the property involved in this request,I have read and understood the complete application and its consequences to me as a property
owner,
Property Owner's Signature (required) Date
[ro be completed by City Staff]
Date Received Zoning Permit Type Filing Fee$
OVER PP
C;\Documents and Settings\lucasa\Desktop\Zoning Permit Application.doc