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Home My WebLink AboutHolly_490_PA-2013-00241 CITY F ASHLAND April 1, 2013 Notice of Final Decision On March 29, 2013, the Community Development Director approved the request for the following: Planning Action: 2013-00241 Subject Property: 490 Holly Street Applicant: Daniel Greenblatt Description: A Conditional Use Permit approval request for a 484 square foot Accessory Residential Unit located at 490 Holly Street. The Community Development Director's decision becomes final and is effective on the 13`x` day after the Notice of Final Decision is mailed. Approval is valid for a period of one year and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review 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. Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a reconsideration of the action 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 ALUO 18.108.070(B)(2)(c). The ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be made directly to the Oregon Land Use Board of Appeals. If you have any questions regarding this decision, please contact Michael Pina in the Community Development Department at (541) 552-2052. cc: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305 51 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA-2013-00241 SUBJECT PROPERTY: 490 Holly Street APPLICANT: Daniel Greenblatt DESCRIPTION: A Conditional Use Permit approval request for a 484 square foot Accessory Residential Unit located at 490 Holly Street. COMPREHENSIVE PLAN DESIGNATION: Single-family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP 39 lE 09DC; TAX LOT 6800 SUBMITTAL DATE: February 25', 2013 DEEMED COMPLETE DATE: March 4, 2013 STAFF APPROVAL DATE: March 29, 2013 APPEAL DEADLINE: April 10, 2013 FINAL~DECISION DATE: April 11, 2013 APPROVAL EXPIRATION DATE: April 11, 2014 DECISION The subject parcel is located at the southeast corner of the Holly Street and Taylor Street intersection, and is zoned R-1-7.5, Single-Family Residential. The property is 13,507 square feet and has an average downward slope to the northeast of approximately 12 percent. The parcel and immediate surrounding uses to the south are also zoned R-1-7.5; while uses across the street to the north are zoned R-2, Low-Density Multi-Family. Both Holly and Taylor Streets are improved with curbs and gutters but no sidewalks. The property is predominantly covered with grass and pavement, while six significant trees located on the northern portion of the property. The property currently has a 968 square foot single-family home constructed in 1900, a 210 square foot storage shed, and 960 square foot garage/shop located in the rear of the property that was historically used as a berry processing and packaging facility. The application proposes to demolish the existing garage/shop, and construct a 484 square foot Accessory Residential Unit (ARU) with attached 384 square foot garage and a 211 square foot utility/storage area in its place. Ashland Municipal Code (AMC) 18.24.030 limits the size of ARUs to 50 percent of the Gross Habitable Floor Area (GHFA) of the primary residence, and no greater than 1,000 square feet, which the proposed ARU complies. The proposed structure will be 14.33 feet from the Taylor Street property line, 20 feet from the rear, and six feet from the east property line. Because of the north-south lot dimension of the property, the proposed structure is subject to Solar Setback Standard A, and easily complies with this standard, as the unit is located on the southern portion of the lot approximately 127 feet from the north property line. The maximum lot coverage allowed for the R-1-7.5 zone is 45 percent of impervious surfaces. The parcel currently exceeds the maximum lot coverage allocation, therefore the application proposes to remove 756 square feet of impervious surfaces to bring lot to 5,528 square feet, or approximately 41 percent coverage following development; thus complying with setback and lot coverage requirements. PA #2013-00241 490 Holly SUMP Page 1 The property currently has two parking spaces located in the existing driveway off Holly Street. In accordance with the AMC 18.96.030, accessory units less than 500 square feet require one additional parking space to be provided. The applicant proposes to install an attached single-car garage adjacent to the ARU, and accessed off Taylor Street; therefore satisfying the additional parking requirement. The applicant has proposed to retain all six significant trees on the property, plus plant a Chinese Pistachio tree within the Taylor Street right-of-way to comply with the City's Site Design and Use Standards. Bike parking, trash and recycling areas will be located in the utility/storage area adjacent to the unit. Accessory units in single-family zones are subject to a higher degree of review due to their potential impacts to established neighborhoods. The approval criteria for a Conditional Use Permit is established to ensure adequate capacity of public facilities are available to serve the use, and that no adverse impacts will affect the established neighborhood. The surrounding area has varying housing types ranging from mid-century to modern construction. The proposed unit present a simple, craftsman-like aesthetic with horizontal lap siding, 6/12 roof pitch with composition shingles, generous overhangs, and shingled gable ends with knee-brace supported barge boards; painted in earth tones as to blend in with the natural surroundings. Staff finds the proposed structure will be architecturally compatible with the surrounding neighborhood, will present a stronger orientation to the street, and an overall improvement to what currently exists. The applicant has verified there are adequate utilities within the adjacent rights-of-way to serve both the proposed unit and the primary dwelling. An existing overhead electric power drop from the west side of Taylor Street currently drops to the south wall of the main residence. The applicant is aware that an additional electric meter is required, and has proposed to add an additional meter adjacent to the exiting one to serve the new unit. Domestic water will be served by the existing meter off Taylor Street, and the sanitary sewer will be served by an existing four- inch pipe connected to a sewer main also in Taylor Street. The final criterion is that the proposed unit is to have no greater adverse material effect on the livability of the impact area compared to the target use of the zone (18.104.030. Q. In this case, the target use are single-family residential uses in the surrounding neighborhood. The property is an oversized parcel, and well connected by way of Taylor and Holly Streets to the Downtown and Southern Oregon University, and easily accessible to a variety of establishments and services. In Staff's opinion, the proposed accessory residential unit will have no greater adverse affect on the livability of the neighborhood than the target use of the property. Therefore, with the added conditions below, staff finds that the proposed unit would be in conformance with the standards of the R-1-7.5 zone, the minimum requirements of the Conditional Use and Site Review chapter of the Ashland Municipal Code. VIII ~I PA #2013-00241 490 Holly SUMP Page 2 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 18.20.030.H, as follows: H. 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. 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. The application with the attached conditions complies with all applicable City ordinances. Planning Action 2013-00241 is approved with the following conditions. Further, if any one or j more of the following conditions are found to be invalid for any reason whatsoever, then Planning Action 2013-00241 is denied. The following are the conditions and they are attached to the approval: 1) That all proposals of the applicant shall be conditions of approval unless otherwise modified here. 2) That the 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 i PA #2013-00241 490 Holly SUMP Page 3 not in substantial conformance with those approved, an application to modify this Conditional Use Permit approval shall be submitted and approved prior to issuance of a building permit. 3) That a demolition permit be obtained prior to removing the existing garage/shop building. 4) That any new or proposed fencing obtain a separate fence permit in accordance with 18.68.010 5) That the applicant sign in favor of a Local Improvement District (LID) for Taylor and Holly Streets to install sidewalks. 6) That building permit submittals shall include: a) 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. b) That calculations indicating the amount of impervious surfaces following development shall be clearly shown on the building permit. c) Exterior lighting details demonstrating that the lights are appropriately shrouded, so there is no direct illumination of adjacent properties. d) The proposed storm drainage improvements shall be submitted for review and approval to the City of Ashland Engineering Department. All construction within the public right of way require a separate Public Works permit which will be required before any work in the right of way begins. 5) That prior to the issuance of a certificate of occupancy: a) That a separate electric service and meter for the accessory residential unit shall be installed in accordance with Ashland Electric Department requirements prior to issuance of the certificate of occupancy. b) A shared trash and recycling enclosure, and bike parking be located within the utility/storage area in accordance with the Site Design and Use Standards. c) All required parking areas are to be paved with concrete, asphaltic, pervious paving, or comparable surfacing, constructed to standards on file in the office of the City Engineer. d) That one street tree be planted within the Taylor Street right-of-way. e) That a separate address for the accessory residential units shall be applied for approved by the City of Ashland Engineering Division. f) Addressing shall meet the requirements of the Ashland Fire Department and be visible m the Public Right-of-Way. d1`~~Moln r, Dir c Date Departt of Community Development ` PA #2013-00241 490 Holly SUMP Page 4 AFFIDAVIT OF 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 April 1, 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 #2013-00241, 490 Holly Street. Signature of Employee G:Icomm devlplanninglTemplateslTEMPLATE-Affidavit of Mailing_Planning Acfion Nofice.dot 41112013 Ec®Frien ly Easy Peel@ Labels send along line to ; I ®~~4~®Y~ Use Avery@ Template 51000 , l Feed paper expose pop-up EdgeqM PA-2013-00241 391 E09DB 8400 PA-2013-00241 391 E09CD 1001 PA-2013-00241 391 E09CD 1010 ALLEN DAVID S TRUSTEE ET AL BARATS TRACY K BROWN JENNIE SUE ET AL 630 RAY LN 436 HOLLY ST 425 MERRILL CIR ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09CA 5302 PA-2013-00241 391 E09CD 6600 PA-2013-00241 391 E09DC 4900 DANN TRUSTEE CHRISTOPHER DE VOE ROBERT CARL GINSBERG MEL/S L BARTLETT 1027 HARVARD RD 380 TAYLOR 356 IDAHO ST OAKLAND CA 94601 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09CD 6800 PA-2013-00241 391 E09CA 5305 PA-2013-00241.391 E09CD 300 GREENB.LATT DANIEL/PAM GREENWOOD HOLLIS TRUSTEE HIGLEY JOHN A/SMASHEY KIM S 501 ALLISON 442 HOLLY ST 389 TAYLOR ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09CA 5307 PA-2013-00241 391 E09DC 5001 PA-2013-00241 391 E09CD 201 HUGHES PHYLLIS M TRUSTEE KANN JACOB LANDIS THOMAS D/MARCY .455 HOLLY ST 374 IDAHO ST 3248 SYCAMORE WAY ASHLAND OR 97520 ASHLAND OR 97520 MEDFORD OR 97504 PA-2013-00241 391 E09CD 101 PA-2013-00241 391 E09DC 5700 PA-2013-00241 391 E09CD 202 MATSDORF TRAVIS MC KENNA STEVEN ALLEN NISKANEN KATHLEEN A R/STEPHANIE J P O BOX 174 2599 PIONEER RD 325 TAYLOR ST ORCAS WA 98280 MEDFORD OR 97501 ASHLAND OR 97520 PA-2013-00241 391 E09DC 4800 PA-2013-00241 391 E09CA 5303 PA-2013-00241 391 E09DC 5500 OLMSTED KATHLEEN M OSPINA E/LILIANA DELIMA PECH MEREDITH A 905 VIA CASITAS DR 6007 MEMORIAL DR 305 371,IDAHO ST GREEN BRAE CA 94904 HOUSTON TX 77007 ASHLAND OR 97520 PA-2013-00241 391 E09CA 5301 PA-2013-00241 391 E09DC 5401 PA-2013-00241 391 E09CD 6500 POLITIS DONALD A/DEANA LYNN PONDEROSA TRUST ET AL REED ADAM J TRUSTEE ET AL 295 IDAHO ST 385 IDAHO ST 390 TAYLOR ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09CA 5306 PA-2013-00241 391 E09DC 5600 PA-2013-00241 391 E09DB 8401 ROBERTS JOAN TRUSTEE ET AL ROYCE KENNETH W/ROYCE RUTTER TIMOTHY J TRUSTEE 453 HOLLY ST . JEANNINE T ROBERTS 516 GRANITE ST ASHLAND OR 97520 361 IDAHO ST ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09DC 4702 PA-2013-00241 391 E09CD 6700 PA-2013-00241 391 E09CA 5200 SHANAFELT MICHAEL A SHUBAT MICHAELMEANNE P STRASBURG LUCIA H TRUSTEE 572 HOLLY ST 350 TAYLOR ST 289 IDAHO ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09DC 4701 PA-2013-00241 391 E09CA 5100 PA-2013-00241 391 E09CD 200 TENNANT NICK/BARBARA THORMAHLEN PHILIP A VAN HEUIT MAURA KATHLEEN 582 HOLLY ST 96 FORK ST 357, TAYLOR ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 Mquettes faciles 6 peter ; Repliez a la hachure afin de ; www.avery.com Sens de 1 I Itilie, I® n.h9rit d\/cw® 5'I,fI® _ ravalpr la rphnrd Pn®-unMc 7-S®®-G®-AVERl( EcoMendly Easy Peel® labels i A Bend along line to !r 6 I, b y ®41~460~~ Use Avery® Template 51600 1 Feed Paper ` expose Pop-up Edger"' PA-2013-00241 391 E09CD 6900 PA-2013-00241 391.E09CD 1009 PA-2013-00241 391 E09DC 5701 WARNER MATTHEW R/KATHRYN WILLSON JAMES R WINANS TRUSTEE PAUL L JR 494 HOLLY ST 430 MERRILL CIR 500 HOLLY ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 Peter Cipes 34 317 N Main St 490 Holly St Ashland OR 97520 `3-6-2013= I i i a I ftiquettes faciles a peler ; Repliez a la hachure afin de ; . .averycorn Sens de I14ilicn' lA roaharif ®\/FRV@ S1F,f1® ! reveler le rehard Pon-unMc ! 1-800-G®-AVERY Planning Department, 51 Wini;_.., Way, Ashland, Oregon 97520 CITY OF T® 541-488-5305 Fax:541-552-2050 www.ashland.orms TTY:1-800-735-2900 -ASH LAr NOTICE OF APPLICATION PLANNING ACTION: PA-2013-00241 SUBJECT PROPERTY: 490 Holly Street APPLICANT: Daniel Greenblatt DESCRIPTION: A Conditional Use Permit approval request for a 484 square foot Accessory Residential Unit located at 490 Holly Street. COMPREHENSIVE PLAN DESIGNATION: Single-family Residential; ZONING: R-1; 7.5; ASSESSOR'S MAP 39 1 E 09DC; TAX LOT : 6800 NOTICE OF COMPLETE APPLICATION: March 6, 2013 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: March 27, 2013 - 2]B.. i.. / ~ HOLLY ST SUBJECT PROPERTY: 490 Holly St. 39 1 E 09CD 6800 012. i cn Q C) N i - 344 r 533 Property lines are for f -only, not scoleable 0510 20 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. Wco nin-dev\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2013\PA-2013-00241 490 Holly.docs 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. ACCESSORY RESIDENTIAL UNITS 18.20.030.H Approval Criteria H. 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. 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, I i i Wcomm-dev\planning\Planning Actions\Noticing FolderWalled Notices & Signs\2013\PA-2013-00241 490 Holly.docs i PA-2013-00241 391 E09DB 8400 PA-2013-00241 391 E09CD 1001 PA-2013-00241 391 E09CD 1010 ALLEN DAVID S TRUSTEE ET AL BARATS TRACY K BROWN JENNIE SUE ET AL 630 RAY LN 436 HOLLY ST 425 MERRILL CIR ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-.00241 391 E09CA 5302 PA-2013-00241 391 E09CD 6600 PA-2013-00241 391 E09DC 4900 DANN TRUSTEE CHRISTOPHER DE VOE ROBERT CARL GINSBERG MEL/S L BARTLETT 1027 HARVARD RD 380 TAYLOR 356 IDAHO ST OAKLAND CA 94601 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09CD 6800 PA-2013-00241 391 E09CA 5305 PA-2013=00241 391 E09CD 300 GREENBLATT DANIEL/PAM GREENWOOD HOLLIS TRUSTEE HIGLEY JOHN A/SMASHEY KIM S 501 ALLISON 442 HOLLY ST 389 TAYLOR ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09CA 5307 PA-2013-00241 391 E09DC 5001 PA-2013-00241 391 E09CD 201 HUGHES PHYLLIS M TRUSTEE KANN JACOB LANDIS THOMAS D/MARCY 455 HOLLY ST j 374 IDAHO ST 3248 SYCAMORE WAY ASHLAND OR-97520 ASHLAND OR 97520 MEDFORD OR 97504 PA-2013-00241 391 E09CD 101 PA-2013-00241 391 E09DC 5700 PA-2013-00241 391 E09CD 202 MATSDORF TRAVIS MC KENNA STEVEN ALLEN NISKANEN KATHLEEN A R/STEPHANIE J P O BOX 174 2599 PIONEER RD 325 TAYLOR ST ORCAS WA 98280 MEDFORD OR 97501. ASHLAND OR 97520 PA-2013-00241 391 E09DC 4800 PA-2013-00241 391 E09CA 5303 PA-2013-00241 391 E09DC 5500 OLMSTED KATHLEEN M OSPINA E/LILIANA DELIMA PECH MEREDITH A 905 VIA CASITAS DR 6007 MEMORIAL DR 305 371 IDAHO ST GREEN BRAE CA 94904 HOUSTON TX 77007 ASHLAND OR 97520 PA-2013-00241 391 E09CA 5301 PA-2013-00241 391 E09DC 5401 PA-2013-00241 391 E09CD 6500 POLITIS DONALD A/DEANA LYNN PONDEROSA TRUST ET AL REED ADAM J TRUSTEE ET AL 295 IDAHO ST 385 IDAHO ST 390 TAYLOR ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09CA 5306 PA-2013-00241 391 E09DC 5600 PA-2013-00241 391 E09DB 8401 ROBERTS JOAN TRUSTEE ET AL ROYCE KENNETH W/ROYCE RUTTER TIMOTHY J TRUSTEE 453 HOLLY ST JEANNINE T ROBERTS 516 GRANITE ST ASHLAND OR 97520 361 IDAHO ST ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09DC 4702 PA-2013-00241 391 E09CD 6700 PA-2013-00241 391 E09CA 5200 SHANAFELT MICHAEL A SHUBAT MICHAEL/JEANNE P STRASBURG LUCIA H TRUSTEE 572 HOLLY ST 350 TAYLOR ST 289 IDAHO ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 391 E09DC 4701 PA-2013-00241 391 E09CA 5100 PA-2013-00241 391 E09CD 200 TENNANT NICK/BARBARA THORMAHLEN PHILIP A VAN HEUIT MAURA KATHLEEN 582 HOLLY ST 96 FORK ST 357 TAYLOR ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 07520 PA-2013-00241 391 E09CD 6900 PA-2013-00241 391 E09CD 1009 PA-2013-00241'391 E09DC 5701 WARNER MATTHEW R/KATHRYN WILLSON JAMES R WINANS TRUSTEE PAUL L JR 494 HOLLY ST 430 MERRILL CIR 500 HOLLY ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2013-00241 Peter Cipes 34 317 N Main St 490 Holly St Ashland OR 97520 376-2013 I I i ~ j I I I I ;3) HN E 400 53-03 SMS 6 I+ r T 101 s 4912°I lot a ~k I Atli WPrlnPSCiav March n6 mi i s.?n•nn AM Pdcr L. Qncs Professional Member Ashland, Oregon ® 541-488-1096 ® www.peterlcipes.com Feb. 25, 2013 NARRATIVE AND FINDINGS OF FACT TO ACCOMPANY PLANNING APPLICATION SUBMITTAL FOR 490 HOLLY ST., ASHLAND, OREGON. Project Info: OWNER: Daniel & Pam Greenblatt PROJECT ADDRESS: 490 Holly St., Ashland, Or 97520 APN: 39 IE 09CD Tax Lot # 6800 Zoning: R-1-7.5 Description of Project: This is a proposal for a Conditional Use Permit for a new accessory residential unit (ARU) of 484 square feet to be located on an existing lot in the R-1-7.5 zone. The proposed ARU will be a portion of a larger single-story structure which will also include a one car garage and an unheated shop/utility area. The new construction will replace an older unserviceable "garage" structure, which will be demolished and removed. It is thought that the older structure to be removed has historically been used as a berry processing and packing facility and appears to contain rooms which may have been used as living spaces in the past. Therefore, in great part, this application proposes to rebuild, enhance and bring into conformance a pre-existing use. Please refer to the plans, attached hereto, and dated Feb. 25, 2013, for specific details regarding the proposal including a Preliminary Site Plan, Floor Plan and Elevations of the proposed new structure. Explanation of Site-Specific Design Process: The proposal is located on a corner lot which includes some unique features. There are three existing structures on the lot: the primary residence of 968 square feet (heated); a small outbuilding/shed of 210 square feet; and an older unserviceable garage structure of 957 square feet. The Main house is located toward the north side of the lot and the older garage is located in the southern portion of the lot. The applicant wishes to retain the main house and outbuilding in their present states, and remove the older garage structure in its entirety in order to construct the new single car garage, shop and ARU. One of the unique features of the site is that there are two existing driveways, each with its own curb cut. One serves the main house and is located on Holly Street, while the second serves the older "garage" and is located on Taylor Street. This second pre- existing ("legal non-conforming") curb cut and driveway is ideally located to provide I parking and access for the proposed separate, detached ARU and garage structure, and will be retained and rebuilt for that purpose. Also somewhat unique is that due to the slope of the lot (generally up Taylor Street, to the South) it is necessary to construct a partial basement wall along the North edge of the new garage and ARU in order for the new structure to be accessible, without steps, from the driveway on Taylor Street. [In fact, the existing garage, which will be removed, is built in a similar fashion.] At approximately five feet in height, this wall creates a distinct separation between the lower (Northern) portion of the site and the higher (Southern) portion. This satisfies one of the design criteria established by the applicant: to create the new ARU on one level, as an affordable, independent unit, easily accessible from its own driveway or garage without stairs, and therefore suitable for an older person for whom stairs might cause hardship. A second design criterion, also related to the livability of the proposed ARU, recognizes that the views from the site are far superior toward the East and North than toward the West or South. Also, it is desirable to avoid west-facing windows as they can create a dramatic heating (or over heating) during the summer months. For these reasons the ARU is located behind (to the East) the garage, and takes advantage of the views downhill to the North and East. In order to create an appropriate sense of entry for the new ARU from Taylor Street the proposal includes a very deliberate, lighted hardscape pathway, with a pergola-covered gate (see Elevations). Although entryways on the side of a building can sometimes negatively impact neighboring homes, in this case there are two factors which minimize that possibility. First is that the new ARU is set back from the South/Back property line by 20 feet, twice the distance required for a single story structure, and second, the neighboring property to the South has a large, tall and thick hedge (bamboo) which creates a very effective buffer between the two lots. Lot Coverage. The lot contains a total of 13,507 square feet. The allowable lot coverage in the R-1-7.5 zone is 45%. The existing coverage (which includes the roof areas of the three existing structures, both driveways and all other hardscape and impervious surfaces) is 6,284 square feet, or 46%, which is slightly in excess of the maximum allowable coverage. The proposed project seeks to bring the total lot coverage into conformance with a total proposed lot coverage of 5,528 square feet, or 41 Physical Constraints: There are no known physical constraints which affect the subject site. Although the site is located in the City of Ashland's Hillside Overlay, the slope of the site is substantially less than 25%. Please see the attached documentation, prepared by a licensed surveyor. Utilities: All utilities are either already installed or available to serve the proposed ARU. Please see Plans and Findings for more information. Parking: ~I 2 I As shown on the plan, three full parking spaces are provided, as required. Bike Parking & Refuse: Bike parking and trash and recycle receptacles for the ARU shall be located in the new garage. Maximum Building Height & Solar Setback: As shown by measuring the total height of the proposed building above average natural grade on the East side of the proposed building (worst case, highest point of ridge), the total proposed building height is 21'-1". Using Solar Setback Standard A, the required Solar Setback has been calculated as 42.5 feet. The actual Setback from the proposed new ridge is ±150 feet. Please see plans for more info. FINDINGS OF FACT FOR A CONDITIONAL USE PERMIT: A Conditional Use Permit shall be issued by the Staff Advisor when the applicant demonstrates the following: 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. The proposed ARU is permitted as a conditional use in the R-1-7.5 zone in which it is located. The proposal meets or exceeds all standards set forth in 18.20.030, section H, specifically: 1. The proposal conforms with the overall maximum lot coverage and setback requirements of the underlying zone. 2. The proposed maximum number of dwelling units does not exceed 2 per lot. 3. The proposed maximum gross habitable floor area (GHFA) of the accessory residential structure does not exceed 50% of the GHFA of the primary residence on the lot, and shall not exceed 1000 sq. ft. GHFA. 4. Proposed additional parking is in conformance with the off-street Parking provisions for single-family dwellings of this Title. The applicant is not aware of any lack of conformance with 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. 3 All utilities are currently installed or can be installed to serve the proposed garage and ARU, specifically: 1. Domestic water is currently provided to the lot by an existing water meter located on Taylor Street. The applicant shall provide a post-meter "T" off the the existing water line to serve the new construction. 2. There is an existing 4" ABS sewer line located generally beneath the area of the proposed ARU. A remote video inspection has shown that this sewer line is in excellent condition and is connected to the City sewer main located in Taylor Street. The applicant will use this line for disposal of waste water from the new unit. 3. There is an existing overhead electric power drop to an electric meter on the South wall of the main residence. As requested by the City electric department, the applicant shall add a second, discreet, electric meter, near the existing electric meter, to serve the proposed ARU. 4. Storm water from the proposed roof and other impervious surfaces can be run to an approved location, via existing underground piping connected to the City storm sewer located in Holly Street. [NOTE: the proposal actually decreases the area of impervious surfaces on the site by ± 756 sq. ft.] 5. The subject site is served by existing fully paved City streets, and can be accessed easily be vehicles, pedestrians and bicycles. The site is within a few blocks of the public transportation (bus) which runs through Ashland. 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: The proposed conditional use will not negatively impact the livability of the impact area; and is in conformance with the target use of the R zone, specifically: 1. The proposed structure is similar in scale, bulk and coverage to surrounding properties. The proposed building will replace an existing older structure of a similar j size and will fit well into the neighborhood, which contains a fairly large diversity of of homes and accessory structures of various different sizes and shapes. 2. The proposed ARU shall replace an existing garage structure which has historically been used in a similar manner to the proposed new construction and is expected to create no increase in vehicle trips to and from the site. There is no expected change to existing pedestrian, bicycle or mass transit use or facilities. j 3. The proposed new construction is architecturally compatible with the impact area. It will have fairly simple lines and a craftsman-like aesthetic with horizontal lap siding, 6:12 j roof of composition shingles, generous overhangs and shingled gable ends with knee- brace supported barge boards. 4. The proposed ARU is envisioned as a home for one or two individuals and replaces an existing structure. As such there should be no negative effect on air quality. 5. The proposed ARU is envisioned as a home for one or two individuals and replaces an existing structure. As such the generation of noise, light and glare is expected to be the same or less than the existing use and should have minimal to no impact on the surrounding area. 4 I 6. All adjacent properties appear to be fully developed; the proposal will not limit their future development as envisioned in the Comprehensive Plan. ADDITIONAL FINDINGS FOR AN ACCESSORY RESIDENTIAL UNIT (ARUM: A Conditional Use Permit for an AU shall be issued by the Staff Advisor when the applicant demonstrates the following: 1. The proposal must conform with the overall maximum lot coverage and setback requirements of the underlying zone. The proposal conforms to the overall maximum lot coverage and setback requirements of the underlying zone. The total lot size is 13,507 sq. ft. and has an existing coverage of 46%. The proposal reduces the total coverage to 41 or 4% less than the maximum allowable coverage in the R-1-7.5 zone. All proposed setbacks meet or exceed those required in the underlying zone. See Site Plan for details. 2. The maximum number of dwelling units shall not exceed two per lot. The proposal is for a second legal dwelling unit and the proposal does not exceed two dwelling units per lot. 3. The maximum gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50% of the GHFA of the primary residence, and shall not exceed 1000 sq. ft. GHFA. The existing primary residence contains 968 sq. ft. GHFA. The proposed ARU shall be x484 sq. ft. GHFA which is exactly 50% of the size of the existing main residence, and is substantially less than the 1,000 sq. ft. maximum allowable GHFA. 4. Additional parking shall be in conformance with the off-street Parking provisions for single-family dwellings of this Title. One additional parking space shall be required for the new ARU, and that space shall be in the second, pre-existing driveway located on Taylor Street, or in the proposed new one car garage. Both possible spaces are in conformance with the off-street parking requirements, and both spaces are pre-existing and have been used historically. ADDITIONAL FINDINGS OF FACT FOR SITE REVIEW CRITERIA (CH 18.72- Approval of Site Review shall be issued by the Staff Advisor when the applicant demonstrates the following: NOTE: The applicant has been advised by Planning Staff that although this proposal is not subject to actual Site Review Application or approval, it is considered desirable to meet the purpose and intent of Site Review criteria within the limited physical scope of the proposal, specifically, the area in the immediate vicinity of the proposed garage and ARU, as follows: 5 A. All applicable City ordinances have been met or will be met by the proposed development. The proposal meets or shall meet all applicable City ordinances. See above and Plans. S. All the requirements of the Site Review Chapter have been met or will be met. The applicant has made every effort to meet the purpose and intent of the Site Review Chapter as it relates to the area of the lot in close proximity to the new proposed construction. See below for more details. C. The development complies with the Site Design and Use Standards adopted by the City Council for implementation of this Chapter. The proposed new building will replace an older unserviceable building similar in size and use to the new building. The bulk, scale, density and architectural design are all compatible with the intent of the underlying zone and with the surrounding neighborhood. The proposed building has been designed to make the best use of the site, which has superior views downhill to the North and East and lesser (more objectionable) views to the West (a City street) and the South (existing mature bamboo hedge). Because of this the proposed ARU had been located behind (to the East) of the garage, with its entry via a breezeway which faces the (South) side of the property. In order to achieve a strong sense of entry a street-facing pergola-covered gate is proposed. Additionally, the street-facing elevation of the new building has been designed with features which will make it a comfortable addition to the neighborhood, including shingled gables with craftsman style knee braces and overhangs. The proposed building materials are horizontal siding and shingles, which are highly compatible with the surrounding area. See elevations. The is an existing landscape screen (bamboo hedge) to the South of the proposed ARU and garage which both screens and buffers it from the closest neighboring home. Outdoor space for the new ARU shall be provided both by the small attached deck and the yard area to the South of the unit. Parking for the ARU is provided either within the new garage or in the driveway on Taylor Street, and is in accordance with the off-street parking standards. One new street tree is proposed along Taylor Street. The tree will also provide summer shade to the driveway and garage. In addition to the street tree, decorative landscaping is proposed in the area to the West of the new construction, in an area more than 10 feet wide. All new landscaping as proposed, including the new street tree, shall be watered by an automatic irrigation system, and shall be designed to provide 90% coverage within five years of planting. Water conservation has been taken into consideration in the choice of plants, and 2" mulch will be provided in newly planted areas. The irrigation system will include adequate stations to service a future garden area, as shown on plans. 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 i 6 All utilities are currently installed or can be installed to serve the proposed garage and ARU, specifically: 1. Domestic water is currently provided to the lot by an existing water meter located on Taylor Street. The applicant shall provide a "T" off the the existing water line to serve the new construction. 2. There is an existing 4" ABS sewer line located generally beneath the area of the proposed ARU. A remote video inspection has shown that this sewer line is in excellent condition and is connected to the City sewer main located in Taylor Street. The applicant will use this line for disposal of waste water from the new unit. 3. There is an existing overhead electric power drop to an electric meter on the South wall of the main residence. As requested by the City electric department, the applicant shall add a second, discreet electric meter, near the existing electric meter, to serve the new construction. 4. Storm water from the proposed roof and other impervious surfaces can be run to an approved location, via existing underground piping connected to the City storm sewer located in Holly Street. [NOTE: the proposal actually decreases the area of impervious surfaces on the site by ± 756 sq. ft.] 5. The subject site is served by existing fully paved City streets, and can be accessed easily be vehicles, pedestrians and bicycles. The site is within a few blocks of the public transportation (bus) which runs through Ashland. C i I i i REQUEST FOR ACTION: The applicant respectfully requests that the City of Ashland Planning Staff take the following actions: 1) Issue a Conditional Use Permit for the proposed ARU. i Conclusion: Although every effort has been made to provide complete and accurate information in this narrative, findings and the attached preliminary plans, we understand that there may be issues which have been unintentionally omitted, or a need for more information regarding specific aspects of the proposal. Please contact us if anything further is required. Finally, we ask that staff carefully review this submittal and issue the requested approval(s) in a timely manner. i Slncerly, Peter Cipes, for Daniel & Pam Greenblatt i 7 -----U062.10 'pUB~liSy '"3S fl~~OH Ob{s - am. 960L-88V-L ro9• OL3z6..5.0'p..,gW {-ITS -W 4N~N zL8 J I io; I!uq Ajossaaad AkoNj V a a A 2) d a> wo b~rcK wz ° mm,°~~am"9 a°m n w° o o i ~ a pa < >LZ °g F ~doo gm4z ood n« m _ a K ~ ~ rc m > ~ °>u" ~ gyp- d4wz o 6 ~p~ « Q>. ®iV O d 0 0 ~av m rc u F®wF m 7> Kwz- ax< o f- y mw ? f®.m ? m> N Ali di N K ° m 0.p Z as<° mode roa> 'o° m ~z ~drc v ~t w Me ul Aa rc ° Lu e d~~>o^ w>W z JU !1- z- n w~KV x omf~ t z a K °'a ffiaa~ h > a °o -oo' a m obm f rc a ou x w o z rc K O K o> K > a X48'. A w LU Z i0 'laa~0 mLL~+ z°~O m F Om~~mO O ..0~,omm F~ ® a~ u<°~ w a n oz m el ~rcrF- o=au.of wai-z orca z a.: o mu- 6,°~m o B-.. ~e K° K .q rc z iocim voKEZ oamK a i`rz ¢ -Kf oom. m o a ".i t '*''m. {w AUmi=o5 a rc i zrm o Z~ ~a°ma ~wOK= omwwo i. 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I F i I k I us d . - uD ~ at9 - I lu a ® i x ro - 61D m o 0 ~ z 0 ~ U z U I ❑ ~ F m o k U ~ O ~ A .A-.LL °L w _ W --1 of o d z % pp s k a - 4 = W o O m s" - I I U I I I ~r II I Attxo= I ~ I I I I II °I z } loo ~m _mo :I Q 4 I ~ gxw o ox I° m I w I } ~ ~z o n= I Flo - - y } . a I , - zn rol .o-.LL VAN L► yEEYING, LL,C I January 10, 2013 Daniel Greenblatt 501 Allison 5treet Ashland, Oregon 97520 Re: 5lope Analysis 5urvey 490 Holly 5treet, Ashland Assessor's Map No. 391E 09 CD, Tax Lot 5900 Dear Daniel: We have recently completed the Olope Analysis 5urvey of the above referenced property located at 490 Holly 5treet in Ashland. Follow! no are my findings as to the applicability of City of Ashland Land Use Ordinance 18.62.010 & 18.62.050. The residence on the subject property constructed on Holly 5treet in 1900 and later upgraded in 1958 that lies near the foot of a steep grade running uphill to the south adjacent to Taylor 5treet with an approximate 13% grade. Because of the steep grade, with the existing slopes were terraced by typical cut and fill methods, whereas the uphill portion of the street was cut into the hillside and the lower portion being filled utilizing the cut material in order to "balance" the cut and fill. As "significant natural features" i5 defined in Chapter 18.62.010 to include "slope of the land", the nearest undisturbed original ground on each end of the cross section was located and surveyed between the uphill sides of Holly 5treet and the top of a retaining wall on the south property line that determined the original natural existing slope to be 145 percent slope through the garage perpendicular to the slope which is well under the 25 percent maximum as defined in 18.62.050. The slope along the natural grade cross sections running parallel with the east and west property lines were 11.6 percent and 12.1 percent as shown on the accompanying map. I'leaee don't hesitate to call if you have any questions. Yours truly, i Shawn Kampmann Professional Land 5urveyor 5Aourvey5\757-12\Greenblatt 51ope Analyei5 Report-490 Holly.doc I P. 0. Box 459, Ashland, Oregon 97520 Phone: (541) 402-5009 Fax: (541) 450-0797 Mobile: (541) 601-3000 - www.polarissurvey.aom I c~ ~ o Z n ~ N li w 6S ~ ® N I ®a QI ~ 4 Z ~ nj to ti o~~ I I l y I w ~xWN ~o iL Z A - - - LAJ Uw0 \ Ns \ s I ~ I \ _ Q z SOU y o - \ W W~U Q \ < ~ a o I \ I p~ M Z o ~ ~ I ~ o M a~ ~ oma~ / ~ o !jig cy !R \ M aaCa a z I Q a ~ I I 1\ I 1 f ~ I I I ~ ~ ~1 II 11 A I'1 ® H~ I1, I t ~R NI PERMIT APPLICATION Planning Division f 51 Winburn Way, Ashland OR 97520 FILE C I T Y o .541-488-5305 Fax 541-488-6006 -ASHLAND DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? DYES D NO ~ IStreet Address Assessor's Map No. 391 E Tax Lots Zoning Comp Plan Designation APPLICANT Name _ Phone _ E-Mail . e.` e F. Address`. - ` City Zip s.> PROPERTY OWNER Name { Phone E. Mail Address City Zip SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title Name ( S Phone E-Mail (Y11vYi~ , Address City Zip l C Title Name Phone E-Mail Address City Zip i 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. I 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 b7moved at my expense. If i have any doubts, l awadvlsed to sQek competent professional advice and assistance, Applicant's Signature Date As owner of the property involved in this request, I have Tpd~and understood the complete application and.its consequences to me as a property Winer. 7 C__ X _ .7- `F roperty Owner's Signature (required) Date [To be completed by City SWM Date Received Zoning Permit Type Filing Fee OVER 0 GAcomm-dev\p1amW10Drms &Handouts\ZoTng Permit Applicetion.doc Job Address: 490 HOLLY ST Contractor: ASHLAND OR 97520 Address: C P Owner's Name: GREENBLATT DANIEL S TRUSTEE ® Phone: Customer 07124 N State Lic No: L GREENBLATT DANIEL S TRUSTEE T ~ City Lic No: Applicant: 501 ALLISON ST R Address: ASHLAND OR 97520 A C Sub-Contractor: A Phone: N Applied: 02/25/2013 T Issued: Expires: 08/24/2013 " Maplot: 391 E09DC5900 DESCRIPTION: CUP for ARU 0 1, Occupancy Type Construction Unit: E Total for Valuation: 3C - ~_v i Fee Description it Residential Site Review i 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 CITY F Inspection Request Line: 541-552-2080 I