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HomeMy WebLinkAboutWestwood_62_PA-2013-00078 CITY ASHLAND February 28, 2013 Peter Mattson for Lawrence 940 Pinecrest Terrace Ashland, OR 97520 RE: Planning Action #2013-00078 Notice of Final Decision On February 27, 2013, the Staff Advisor for the Ashland Planning Division administratively approved the request for the following: PLANNING ACTION: PA-2013-00078 f SUBJECT PROPERTY: 62 Westwood APPLICANT: Peter Mattson for Lawrence i DESCRIPTION: A request for a Conditional Use Permit for a 480 square foot Accessory Residential Unit to be located within the footprint of the proposed home located at 62 Westwood Street. COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential; ZONING: RR-5; ASSESSOR'S MAP: 39 lE 08131); TAX LOT: 107 The Staff Advisor's decision becomes final and is effective on the 13th 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 raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford j 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 51 Winburn Way Fax: 541-552-2050 + Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland,or,us i ASHLAND PLANNING DIVISION f FINDINGS & ORDERS PLANNING ACTION: PA-2013-00078 SUBJECT PROPERTY: 62 Westwood APPLICANT: Peter Mattson for Lawrence DESCRIPTION: A request for a Conditional Use Permit for a 480 square foot Accessory Residential Unit to be located within the footprint of the proposed home located at 62 Westwood Street. COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential; ZONING: RR-5; ASSESSOR'S MAP: 39 lE 08BD; TAX LOT: 107 SUBMITTAL DATE: January 8, 2013 DEEMED COMPLETE DATE: February 7, 2013 STAFF APPROVAL DATE: February 27,2013 APPEAL DEADLINE: March 11, 2013 FINAL DECISION DATE: March 12, 2013 APPROVAL EXPIRATION DATE: March 12, 2014 DECISION The subject property is located on the east side of Westwood, approximately 300 feet north of Strawberry Lane. The property is 21,788 square feet (0.5 of an acre), relatively flat, and is zoned RR-5; Rural Residential. The property is presently vacant with the exception of a nine-inch conifer tree in the northwest corner of the lot. Westwood is improved to 20 feet in width with curbs, gutters, and curbside sidewalks. The application proposes a 1,710 square.foot single-family residence with a 480 square foot Accessory Residential Unit (ARU) attached to, and located behind the proposed home. The Gross Habitable Floor Area of the ARU will be below 50 percent of the primary residence, and no greater than 1,000 square feet. Due to the proposed unit being within the footprint of the home, the ARU conforms to setback and the 20 percent lot coverage requirements of the zone as well. Accessory Residential Units located in Rural Residential (RR) zones are held to additional approval criteria than those in Single Family (R-1) zones; which includes no on-street parking. credits, all construction and land disturbance shall occur on lands with less than 25% slope, , access to an improved city street, paved to a minimum of 20' in width, with curbs, gutters, and sidewalks, and the installation of fire sprinklers in Wildfire Lands (18.16.030.J). AMC 18.96.030 states that accessory units less than 500 square feet require one additional parking space in addition to the two required for single-family dwellings. The application proposes two parking spaces within the garage with an additional open surface space north of the structure. The property is relatively flat, therefore no lands greater than 25 percent will be disturbed. Westwood is paved 20 feet in width and has curbside sidewalks. A shared trash and recycling area, laundry facilities, and bicycle parking will be located within the garage. Extensive landscaping has been proposed which exceeds the City's landscaping requirement. PA -2013-0078 62 Westwood SUMP Page 1 Approval criteria for a Conditional Use Permit requires that adequate capacity of public facilities are available to serve the use and that no adverse impacts will affect the surrounding neighborhood. The applicant has verified there are adequate utilities within the adjacent right-of- way to serve both the proposed unit and the primary dwelling. The applicant is also aware that an additional electric meter is required and has identified a location. The surrounding neighborhood has contemporary housing types expansive landscaping to comply with the 20 percent lot coverage requirement. Staff finds that the proposed home will fit in nicely with the existing context of the neighborhood, and since the ARU will be located within the existing structure, that it will be architecturally compatible and similar in bulk, scale and coverage of the surrounding area is met. In Staff s opinion, the proposed accessory residential unit will be largely unnoticed due to its placement behind, yet attached the home, and consequently will not have a greater adverse affect on the livability of the neighborhood. Therefore, with the added conditions below, staff finds that the proposed unit would be in conformance with the standards of the RR-.5 zone, the minimum requirements of the Conditional Use chapter of the Ashland Municipal Code. The criteria for a Conditional Use approval are described in AMC Chapter 18.72.070, as follows: A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. C. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone: 1. Similarity in scale, bulk, and coverage. 2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. 3. Architectural compatibility with the, impact area. 4. Air quality, including the generation of dust, odors, or other environmental pollutants. 5. Generation of noise, light, and glare. 6. The development of adjacent properties as envisioned in the. Comprehensive Plan. 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use. The criteria for an Accessory Residential Unit are described in AMC Chapter 18.16.030.J, J. Accessory residential units, subject to the Type I procedure and criteria, and the following additional criteria: 1. The proposal must conform with the overall maximum lot coverage and setback requirements of the underlying zone. 2. The maximum number of dwelling units shall not exceed 2 per lot. PA -2013-0078 62 Westwood SUNUP Page 2 3. The maximum gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50% of the GHFA of the primary residence on the lot, and shall not exceed 1000 sq. ft. GHFA. 4. Additional parking shall be in conformance with the off-street Parking provisions for single-family dwellings of this Title. 5. If the accessory residential unit is not part of the primary dwelling, all construction and land disturbance associated with the accessory residential unit shall occur on lands with less than 25% slope. 6. If located in the Wildfire zone, the accessory residential unit shall have a residential sprinkler system installed. 7. The lot on which the accessory residential unit is located shall have access to an improved city street, paved to a minimum of 20' in width, with curbs, gutters, and sidewalks. 8. No on-street parking credits shall be allowed for accessory residential units in the RR-.5 zone. The application with the attached conditions complies'with all applicable City ordinances. Planning Action 2013-00078 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 2013-00078 is denied. The following are the conditions and they are attached to the approval: 1) That all proposals of the applicant shall be conditions-of approval unless otherwise modified here. 2) That 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 an electrical permit: 3) That a fire sprinkler system is required to be installed in accordance with 18.16.030.J.6 and be installed at time of final Certificate of Occupancy. 4) That building permit submittals shall include: a. Identification of all easements, including public and private utility easements, mutual access easements, public pedestrian access easements, and fire apparatus access easements. 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] and elevations or cross section drawings clearly identifying the highest shadow producing point(s) and the height(s) from natural grade. c. Lot coverage calculations including all building footprints, driveways, parking, and circulation areas. Lot coverage shall be limited to no more than 20 percent as required in j AMC 18.16 4) That prior to the issuance of a certificate of occupancy: a) That a separate address for the accessory residential units shall be applied for approved by the City of Ashland Engineering Division. PA -2013-0078 62 Westwood St. NT Page 3 b) Addressing shall meet the requirements- of the Ashland Fire Department and be visible from the Public Right-of-Way. c) That all exterior lighting shall be directed on the property and shall not directly illuminate adjacent proprieties. (l -2- 7 f ill Mol ar, Director Date epart ent of Community Development PA -2013-0078 62 Westwood SUMP Page 4 AFFIDAVIT O MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On February 28, 2013 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #2013-00078, 62 Westwood. Signature of Employee III Document3 212812013 PA-2013-00078 391 E08BD 100 PA-2013-00078 391 E08AC 107 PA-2013-00078 391 E08BD 103 ASHLAND CITY OF BARNES KENNETH J/SUZANNE H BRYANT DAVID R 20 MAIN ST E 523 STRAWBERRY LN PO BOX 250 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00078 391 E08BD 104 PA-2013-00078 391 E08BD 102 PA-2013-00078 391 E08BA 907 CONFLITTI PAUL/WINGES-CONFLITTI DRRAM LP BARBARA D R R ASSET MANAGEMENT INC FELT DONALD K/WRIGHT PRISCILLA J 8400126TH PL SE 4100 NEWPORT PL 400 PO BOX 390 NEWCASTLE, WA 98056 NEWPORT BEACH, CA 92660 ASHLAND, OR 97520 PA-2013-00078 391 E08BA 905 PA-2013-00078 391 E08BD 107 PA-2013-00078 391 E08AC 106 KOVACICH MICHAEL/SUSAN F LAWRENCE RG & LC REV TRUST ET AL LAYSER GAZA/BORGIAS DARREN 110 WESTWOOD ST 490 STRAWBERRY LN 503 STRAWBERRY LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00078 391 E08BD 101 PA-2013-00078 PA-2013-00078 WESTRIDGE TERRACE LLC PETER MATTSON CONSTRUCTION GEOFFERY DALE HIATT 250 SUNNYVIEW ST 940 PINECREST TERRACE 2891 SURREY DR ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97501 62 Westwood 2/28/13 NOD 12 I I i f I j j i i I I Planning Department, 51 Win' Way, Ashland, Oregon 97520 CITY 541-488-5305 Fax: 541-552-2050 www,ashland.orms TTY: 1-800-735-2900 ASHLAND NOTICE OF APPLICATION PLANNING ACTION: PA-2013.00078 SUBJECT PROPERTY: 62 Westwood OWNRIAPPLICANT: Peter Mattson Construction for Lawrence DESCRIPTION: A request for a Conditional Use Permit for a 480 square foot Accessory Residential Unit to be located within the footprint of the proposed home located at 62 Westwood Street. COMPREHENSIVE PLAN DESIGNATION: Low-Density Residential; ZONING: RR-5; ASSESSOR'S MAP: 391E 0813D; TAX LOT: 107. NOTICE OF COMPLETE APPLICATION: February 7, 2013 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: February 21, 2013 4 495 SUBJECT PROPERTY: 62 62 Westwood St 39 1 E 08BD 107 Z_ ® \ 48 14 W S~RAVVBRRY 541 4r _ N Property lines -for reference only, not sonleable 0 1530 60 Feet 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. GAcomm-dev\planningTianning Actions\Noticing FolderWailed Notices & Signs\2013\PA-2013-00078.docx CONDITIONAL USE PERMITS 18,104,050 Approval Criteria A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the imposition of conditions, with the following approval criteria, A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. C, That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone, When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone: 1. Similarity in scale, bulk, and coverage, 2. Generation of traffic and effects on surrounding streets. Increases in pedestrian,, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. 3. Architectural compatibility with the impact area. 4. Air quality, including the generation of dust, odors, or other environmental pollutants, 5. Generation of noise, light, and glare. 6. The development of adjacent properties as envisioned in the Comprehensive Plan. 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use. ~I I i I i i I j GAcomm-dev\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2013\PA-2013-00078.docx AFFIDAVIT O MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On February 7, 2013 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA-2013-00078, 62 Westwood. Signature of Employee DocumeW 216/2013 PA-2013-00078 391 E08BD 100 PA-2013-00078 391 E08AC 107 PA-2013-00078 391 E08BD 103 ASHLAND CITY OF BARNES KENNETH J/SUZANNE H BRYANT DAVID R 20 MAIN ST E 523 STRAWBERRY LN PO BOX 250 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00078 391 E08BD 104 PA-2013-00078 391 E08BD 102 PA-2013-00078 391 E08BA 907 CONFLITTI PAUL/WINGES-CONFLITTI DRRAM LP FELT DONALD K/WRIGHT PRISCILLA J BARBARA D R R ASSET MANAGEMENT INC PO BOX 390 8400126TH PL SE 4100 NEWPORT PL 400 ASHLAND, OR 97520 NEWCASTLE, WA 98056 NEWPORT BEACH, CA 92660 PA-2013-00078 391 E08BA 905 PA-2013-00078 391 E08BD 107 PA-2013-00078 391 E08AC 106 KOVACICH MICHAEL/SUSAN F LAWRENCE RG & LC REV TRUST ET AL LAYSER GAIA/BORGIAS DARREN 110 WESTWOOD ST 490 STRAWBERRY LN 503 STRAWBERRY LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00078 391 E08BD 101 PA-2013-00078 PA-2013-00078 WESTRIDGE TERRACE LLC PETER MATTSON CONSTRUCTION GEOFFERY DALE HIATT 250 SUNNYVIEW ST 940 PINECREST TERRACE 2891 SURREY DR ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97501 62 Westwood 2/7/13 NOC 12 ~ ~ ~ ~ ~ ~ R i ~ Y i° ~ I ~ jY 2 1 4„ yT ;T {73 tia 3 >:--i ua F,. ~ ~ ~ it CJi pY 5=' i i] I i _ fi I 1 e _ _ _ T_ ~ i I I I r Y I 4 r t a ! r , is i n j i t ; i 1 s t 1 jj v i x r i i l 7 J J r i F 00 / j SNP ,d,+ ® 1S a M1S3M LL r C\I ...231 ~ ; (J J 1 ' ► e' ~ a oo env i I ,o r. - - O~ 00 0 O, c o c o 0 0 1" C OOooCOCl coc 0000 O~ 0 CD C ~O O ~o L G c O Op ~ 3B ® c 0 000 ® O c c iO oc0o o o ® O G O 0 or- Doo~.Oc ` o 'O ~ ere u cQ - o c O 00 - / I _ c 000 0-o c E~ m E - n® oy-_ III ~ to O m i F I I i of fry, J~oQ~7 i - ~n 1 - I = 33 m k - r I I f i 1 i y - _ G k ~ I i I z ~I J E rl t S Y i I J v a. n~ U S co O L i d ; E I I, j ~ ~ ~ I = ~I ~ ~ ~ III I f a~ s _ r- I ~J v G I ~ f 1 - _k _ C ~i R s1 rp g at"gj as ' es i K _ m o - ® o az ~ex v5S 1i ° w L` Hill d g e II its aA.. 00 os co y I P @ y ~e N{ s; - JOa U ~ ~ ~ ~ ~ ~ G~', wr Q tv e~ e € ~ ~yy a.! 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This is one single structure, and looking at it from all outside viewpoints, it will appear to be what it essentially is: a single-family residence. I am a widow with two small dogs as my permanent companions. However, I have found it to be helpful and a wise idea to have another like-minded person close by. Thus, my request for an ARU. And while I am very "fussy" about the moral character of that person and anticipate having regular, cordial interaction, I need to have my privacy, and want to have someone with that same need. Therefore, if we have completely separate cooking, bathing, and living facilities to which we each can "retreat" as needed, a healthy living situation will be possible and mutually beneficial. My late husband and I provided a similar setup for his mother for her last six earthly years, so I know from experience how important it is to have adjacent, yet separate, living quarters. B. Karl Johnson with the Engineering Division confirmed from City documents that all utilities have been stubbed onto the property and that there is an existing storm drain at the low NE corner of the Property. In the past forty-plus years of property ownership in suburban southern California, I'm quite familiar with the need for all residences in a neighborhood and town to have the proper facilities and for each owner to not waste any of out natural resources. For water, I plan to install low volume flush toilets, plant native plants that require little to no extra watering, yet are not only drought tolerant but also fire resistant as suggested by the Ashland Fire Department, and install a water-efficient drip irrigation system. For electricity, I plan to install a 4kW photovoltaic system on the south-facing roof: Regarding storm drainage, all downspouts will be directed toward dry streambeds that will lead to a swale at the NE corner of the Property to allow for natural absorption of the collected water. An overflow outlet on the swale will direct water to the aforementioned storm drain under extreme weather conditions. All of the patios and walkways will be of pervious materials. Regarding transportation to the property, the lot is on a developed street that is designed to handle the normal amount of traffic that this property will generate. There will be three off-street parking spaces as required. The parking and garage area for my property are accessible directly from the street. There are already designated driveways on either side of my property that lead to the lots behind or next to mine. Therefore, there won't be any occasion or need for transportation "through" the property. C. No use, conditional or otherwise, will have greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone. Please note the following: Written Findings: 62 We ood St. Page 2 1. Although the proposed impervious surface will be less than the maximum 20% limit, the building structure will have less impact in the way of scale and bulls than the surrounding houses, since it will only be one level, whereas most of the surrounding buildings are two levels. 2. There will be little more traffic generated, as I am a single woman and do not plan to have any more than one other person living with me (who would be using the ARU). 3. The architecture of the Property, including landscaping, will be of a traditional nature, blending well with the existing homes in the area. The colors I will use are the muted colors of nature, adding subtle beauty to the neighborhood. i 4. Since this is my "eco-dream-house," you may be sure that my goal is to have a positive impact on the environment. That is one important reason for buying this particular lot. I will be installing solar panels, and using other eco-friendly products and j building techniques, including but not limited to, ICF walls, low volume toilets, tankless water heaters, radiant heating, passive solar, drought and fire resistant landscaping, j pervious "hard-scaping" materials, etc., etc. When designing the layout of the house, I wanted to utilize both active and passive solar features. Therefore, I placed the garage on the north side, where it would provide insulation and not interfere with the winter sun. I will have lots of windows (all dual paned) on the south to let in the winter sun. But with the deep eaves, those windows will be shaded from the high summer sun, helping to keep the house warm in the winter and cool in the summer. Trees will be deciduous, again providing natural cooling in summer yet not blocking heat and light in the winter. They will not be over 20 feet, so that they will not adversely affect solar access either to my or my neighbors' properties. Ground cover will not be lawn, but low-growth perennials such as cerastium tomentosum (snow-in-summer) and thymus praecox (creeping thyme). Another passive feature will be vaulted ceilings that create natural air circulation. Sky lights and tall windows will have shades to keep out the heat in summer, but can be open to let in the winter sunlight. There will also be windows that allow for cross-ventilation in every main living area. So, together with the ductless air conditioning system, there will be minimal, if any, draw on the public electric grid in summer time. The entire house will use electricity for everything, and I anticipate that with the PV solar system, my net metering for the year will be negligible. 5. I'm a quiet person who relishes quiet--both in the way of sound and light, or glare. Whoever stays with me in the ARU will only be allowed to stay as long as he/she complies with my "standards." 6. & 7.1 have no plans to develop "adjacent properties," have no "Comprehensive Plan" other than to build and live in my new house, together with a friend, nor know what "other factors" there could be of any relevance to the Hearing Authority. As stated Written Findings: 62 We rood St. Page 3 above, my proposed new home will only be an attractive addition to the neighborhood, and will have the simple elegance of any modest, one-family home. Written findings addressing additional criteria from Chapter 18.16.030.1 for Accessory Residential Unit in the RR zone 62 Westwood Street, Ashland, OR ("the Pro er " I 1. The total square footage for the entire building footprint (house, ARU and garage) is 3,234. Although there will be non-plantable surfaces such as the driveway and extra parking space for the ARU, some of these areas will be pervious surfaces using materials such as those found on such websites as www.mutualmaterials.com or www.uni- groupusa.org/EcoFam.htm. The relatively small driveway along with the ample surrounding area for natural drainage, including the swale drainage system in the back yard, means that no water will be added to the storm drains, except under extreme conditions. All of the patios and other walkways will be of pervious materials. So, even if the unexpected arises that we need to have a solid, impervious surface somewhere, I will still keep the total within the limits of the law. The overall allowable maximum lot coverage for the Property is 4,365 sq.ft. and the proposed house and driveway will be less than that. Regarding setback requirements, I am well within the limits as follows: at the four points of any building corner closest to the respective property line, the sides are at 26'6" and 336", the back is at 527", and the front is at 35'. 2. There will not be more than two dwelling units on the lot. Everything--the primary residence, ARU, and adjoining garage--will all be one structure, under one roof. As stated above, looking at it from all outside viewpoints, it will appear to be what it essentially is: a single family residence, and no one would ever be able to tell from the street that there is more than one dwelling unit. 3. The GHFA of the ARU will be 480 sq.ft. The GHFA of the primary residence will be approximately 1,710 sq.ft. Therefore, the GHFA of the ARU is far less than the maximum 1,000 sq.ft., as well as less than 50% of the primary residence GHFA (or 855 sq.ft.). 4. The additional off-street parking will be in conformance with the off-street Parking provisions for single-family dwellings of this Title. That parking space will be gravel, or some other pervious material, making it suitable for a visitor to the ARU occupant to park off the street. As shown on the plan, the garage will be large enough to store bicycles, trash receptacles, a washer and dryer, as well as two full-size cars--one for me, and one for the occupant of the ARU. Therefore, all the spaces for off-street parking will be available and accessible for visitor parking. 5. The ARU will be part of the primary dwelling, making this criterion a non-issue. Nevertheless, none of the construction and land disturbance associated with any part of the building-including the ARU-shall occur on lands with more than a 25% slope. Written Findings: 62 We rood St.Page 4 6. The ARU, as well as the main residence, will have a fire sprinkler system installed. It should also be noted that both the roof and exterior walls for the entire structure will be using the highest rated fire resistant materials. Also, the surrounding landscaping plants and materials will follow the Ashland FireWise guidelines. (See the end of this document for a listing of proposed plant materials for landscaping as recommended by the Ashland Fire Department's Fire Wise Division.) 7. The improved paved city street which is accessible to the ARU is 22' wide, with curbs, gutters, and sidewalks, surpassing the 20' minimum. 8. I understand that no on-street parking credits shall be allowed for ARUs in the RR-.5 zone. As indicated above, there will be pervious off-street parking for the ARU. Written findings addressing criteria from Chapter 18.72 for Site Review approval 62 Westwood Street, Ashland. OR ("the Property"I Please Note: In addressing these particular criteria, it would appear that they are meant for a multi-family "development" of a far bigger scale than applies to my situation. Therefore, I am simply stating that whatever City ordinances there are, I will comply with them, as indicated in my written findings above. A. All applicable City ordinances will be met by the proposed development. B. All requirements of the Site Review Chapter will be met. C. The "development" complies with the Site Design Standards adopted by the City Council. D. 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 Property. (As indicated above, there will be no occasion for "transportation through" the Property. This is essentially a single-family dwelling, not a "development." There are driveways on both sides of the Property leading to other lots which are not part of my Property, but completely separate, and accessed without going through my property.) All improvements in the street right-of- way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. Written findings addressing criteria from Chapter 18 100.02 0 for a Variance (if applicable to the final pro op salt and Written findings addressing additional criteria from Chanter 18.72 090 for an Exception to the Site Design and Use Standards (if applicable to the final proposal) No variance or exception will be needed since all aspects of the Property will conform to current building requirements. Written Findings: 62 We, ood St. Page 5 For Site Review in 18.72.060: As noted above, this section appears to address concerns for larger-scale, multi-family developments, which do not apply to me. However, below are answers to the questions that might be construed as applicable. J. This is currently a vacant lot, so there are no buildings either to remain or be removed. S. There is only one existing tree that is greater than six inches diameter at breast height ("DBH"). It's 9 inches and is in the NW the corner of the garage, and so it must be removed. This is to enable orienting the structure to maximize solar exposure for the photovoltaic panels on the south-facing roof. That one tree will be replaced by two trees placed further north and west, and which will not have the potential of blocking solar access to the property to the north. T. I plan to have several smaller growth deciduous trees that will provide shade in summer, add color and beauty to the neighborhood in the fall, but not impact solar productivity year round. I also plan to create a small raised bed for growing some of my own vegetables. See below for a list of proposed planting materials. X. 2. a. The total square footage of the lot is 21,825sq.ft. b. There will be two one-bedroom units (one in the primary residence, and one in the ARU) c.i. The percentage of the lot covered by the only structure is 14.8% (3,234 = 21,825) c.ii. There are no streets or roads within the property c.iii. There will be courtyard-type spaces covering approximately 3% of the lot, which could be considered as "recreation areas". These will be covered with pervious materials. c.iv. 80% of the area will be covered with landscaping, including but not limited to, ground cover plants, shrubs, trees, pervious walkways, stream beds for drainage to a dry Swale. C.V. 2% of the area will be covered with parking; again, using pervious materials. Note: In researching the pervious issue, in addition to the websites already mentioned I came across these online links, which show more graphically how effective these non- traditional solutions are to the need for protecting the environment in not overloading the storm drain system. http://www. perviouspavement. org/performance/video.html http://www. perviouspavement. org/applications/paths.html 3. As mentioned, the only type of energy proposed will be electricity-for heating, cooling, and lighting. With an approximate 4kW PV system, together with the passive production of heat due to the building's orientation (described above), I Written Findings: 62 We :,ood St. Page 6 estimate that my annual electricity usage from the grid would be around 2,000M. I will be using radiant heating, and ductless air conditioning. I am basing my estimate on the amount of electricity I now use in my present all-electric house, together with the anticipated efficiency of the solar panels. Listing of Proposed Plant Materials for Landscaping at 62 Westwood Street Ashland OR NB: These plant materials have been taken from the catalog Fire-Resistant Plants for Home Landscapes provided by the Ashland Fire Department's Fire Wise division. In addition to that purpose, they have been chosen for their low water use properties, as well as working with the wildlife conditions in the area and for adding color and texture to the landscape. Except for the Red Oak, the normal maximum height for these is 20' or less. The Red Oak would be placed in the northeast corner, where it would serve as an "anchor" for the landscape, but not negatively impact solar exposure. All shrubs and trees are deciduous. Ground covers: Shrubs: Carpet bugleweed (Ajuga reptans) Oregon grapeholly (Mahonia aquifolium) Rock cress (Aubrieta deltoidea) Vine maple (Acer circinatum) Snow-in-summer (Cerastium Rocky Mountain maple (Acerglabrum) tomentosum) Russian sage (Perovskia atriplicifolia) Dianthus (Dianthus species) Sumac (Rhus species) Creeping phlox (Phlox subulata) Creeping thyme (Thymus praecox) Trees: Amur maple (Acerginnala) Perennials: Hawthorn (Crataegus species) Yarrow (Achillea species) Crabapple (Males species) Delphinium (Delphinium varieties) Red oak (Quercus rubra) Torch lily (Kniphofia uvaria) Lavender (Lavandula species) Oriental poppy (Papaver orientale) Penstemon (Penstemon species) Lamb's ear (Stachys byzantina) Salvia (Salvia species) i i i Planning Division ZONING MIT APPLICATION ° p ` 1 51' W i n b u r n Way; Ashland OR 97520 "0/ C..I r Y o F 541-488-5305 Fax 541-488-6006 FILE c ~ -ASHLAND DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YES NO Street Address et r Assessor's Map No. 391 E c;, B t> 0 ~ Tax Lot(s) 1 C;, f Zoning Comp Plan Designation APPLICANT c7°r~ 4 =r'~r Phone ~~4 1 9 i 2- 1 E-Mail Name Address t ; o 2, c` r City / ~M a\e 6,~ .~g Zip PROPERTY OWNER .Name Phone ~ i. 2 E-Mail i Address ° L>'~i,~viF city Zip y~ ~ C SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title Re'i-4 Name r r , ; y ap f° $ 1/4,7-7 Phone - - E-Mail Address t < r°c ) i City, Zip j 7 i i 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. 1 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, 1. further understand that if this request is subsequently contested, the burden will be on me to . establish; 1) that 1 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 fumished 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 "moved of my e nsr.°7f7 ve any doubts, I am advised to seek competent professional advice and assistance, i ~ Applicant's Signature Date As owner of the property involved in this request, l have read and understood the complete application and its consequences to me as a property owner. Properly Owner's Signature (required) Date [To be completed by City StalfrJ Pyr Fe Date Received Zoning Permit Type Filing Fee $ OVER 0 G:lcomm-dev\plenning\Focros & AendootslZooiog Pmniit Applicariomdoc t Job Address: 62 WESTWOOD ST Contractor: ASHLAND OR 97520 Address: P Owner's Name: LAURA C LAWRENCE 0 Phone: P Customer 07126 N State Lic No: L PETER MATTSON CONSTRUCTION T L City Lic No: Applicant: R I Address: A A Sub-Contractor: A Phone: (541) 864-9121 C Address: N Applied: 01/18/2013 0 T Issued: R Expires: 07/17/2013 Phone: State Lic No: Maplot: 391 E08BD101 City Lic No: DESCRIPTION: CUP for an ARU VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: _ MECHANICAL I ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount CUP Accessory Residential 638.00 I CONDITIONS OF APPROVAL 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 Inspection Request Line: 541-552-2080 T F ASHLAND