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HomeMy WebLinkAboutCovernty_359_PA-2014-00017 CITY OF ASHLAND February 14, 2014 Notice of Final Decision On February 14, 2014, the Community Development Director approved the request for the following: Planning Action: 2014-00017 Subject Property: 359 Coventry Place Applicant: Les Addison Description: Request for a Conditional Use Permit for a 660 square foot Accessory Residential Unit located in the basement of the home located at 3 59 Coventry Place. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-5; ASSESSOR'S MAP: 39 lE 05AA TAX LOTS: 400 The Community Development Director's decision becomes final and is effective on the 13'b 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) 488-5305. cc: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us ~ SECTION 18.108.070(B)2 Effective Date of Decision and Appeals. B. Actions subject to appeal: 2. Type I Planning Actions. a. Effective Date of Decision. The final decision of the City for planning actions resulting from the Type I Planning Procedure shall be the Staff Advisor decision, effective on the 13th day after notice of the decision is mailed unless reconsideration of the action is approved by the Staff Advisor or appealed to the Commission as provided in section 18.108.070(B)(2)(c). b. Reconsideration. The Staff Advisor may reconsider Type I planning actions as set forth below. i. Any party entitled to notice of the planning action, or any City Agency may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the party asking for "reconsideration, which in the opinion of the staff advisor, might affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. ii. Reconsideration requests shall be received within five (5) days of mailing. The Staff Advisor shall decide within three (3) days whether to reconsider the matter. iii. If the Planning Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the decision for purposes of reconsideration. The Staff Advisor shall decide within ten (10) days to affirm, modify, or reverse the original decision. The Staff Advisor shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. iv. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. c. Appeal. i. Within twelve (12) days of the date of the mailing of the Staff Advisor's final decision, including any approved reconsideration request, the decision may be appealed to the Planning Commission by any party entitled to receive notice of the planning action. The appeal shall be submitted to the Planning Commission Secretary on . a form approved by the City Administrator, be accompanied by a fee established pursuant to City Council action, and be received by the city no later than 4:30 p.m. on the `12th day after the notice of decision is mailed. ii. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the city and whose boundaries include the site. iii. The appeal shall be considered at the next regular Planning Commission or Hearings Board meeting. The appeal shall be a de novo hearing and shall be considered the initial evidentiary hearing required under ALUO 18.108.050 and ORS 197.763 as the basis for an appeal to the Land Use Board of Appeals. The Planning Commission or Hearings Board decision on appeal shall be effective 13 days after the findings adopted by the Commission or Board are signed by the Chair of the Commission or Board and mailed to the parties. iv. The appeal requirements of this section must be fully met or the appeal will be considered by the city as a jurisdictional defect and will not be heard or considered. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winbum Way Fax: 541-552-2050 r Ashland, Oregon 97520 TTY: 800-735-2900 y I www.ashland.or.us k ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA-2014-00017 SUBJECT PROPERTY: 359 Coventry PI OWNER/APPLICANT: Les Addison DESCRIPTION: Request for a Conditional Use Permit for a 660 square foot Accessory Residential Unit located in the basement of the home located at 359 Coventry Place. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-5; ASSESSOR'S MAP: 39 lE 05AA TAX LOTS: 400 SUBMITTAL DATE: January 6, 2014 DEEMED COMPLETE DATE: January 17, 2014 STAFF APPROVAL DATE: February 14, 2014 FINAL DECISION DATE: February 27, 2014 APPROVAL EXPIRATION DATE: February 27, 2015 DECISION The subject parcel is located within the Quiet Village subdivision, north of Nevada and Oxford streets, at the far end of city limits. The property and surrounding uses are zoned R-1-7.5, Single- Family Residential, with the adjacent lot to the north being Parks-owned and known as the Ashland Ponds. The property has an average downhill slope of approximately 27 percent to the north, terminating at a eight-foot CMU block wall constructed in 2005 (BD-2005-01631). The approximate 8,854 square foot lot contains a 2,332 square foot single-family home with daylight basement, a 676 square foot detached, two story garage located in the rear of the property, accessed by a steep driveway approximately 80 feet long. Coventry is improved with curbs and gutters but no sidewalks. The property is predominantly covered with building footprints and pavement, although established landscaping and trees are in place on the upper portion of the lot. The application proposes to convert a portion of the existing- basement into a 660 square foot Accessory Residential Unit (ARU), leaving 1,340 square feet of combined floor space remaining for the primary residence. 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 applicant's findings explain that with a shrinking family that the additional floor space is not utilized, and would like to rent it as an independent residential unit. Because the proposed unit is located within the existing footprint of the structure, the property remains in compliance with both solar setbacks and lot coverage standards. In accordance with the AMC 18:96.030, accessory units greater than 500 square feet require two additional parking spaces to be provided on-site, in addition to the three required for a single family home with a flag drive. The property currently has three parking spaces located on-site at the bottom of the long driveway. In addition, there is approximately 30 feet of uninterrupted curb abutting the property, excluding the yellow painted curb and hydrant located along the street frontage. An on-street parking credit can be given for every 22 feet of uninterrupted curb abutting the property. Therefore, in order to accommodate a fourth parking space on site, the PA k014-00017 359 Coventry PIAT Page 1 l applicant has proposed to minimally widen the existing curb cut in order to allow a parking space to be constructed at street level on the applicant's property. The applicant argues that because of the steep topography, placing additional parking spaces further downhill creates more disturbances and further complicates existing parking restrictions. Additionally, AMC 18.92.080 generally prohibits vehicle parking in the front yard in all residential zones. Furthermore, the applicant asserts that the proposal is consistent with the surrounding neighborhood since all of the surrounding properties have curb cuts wide enough for two cars. Therefore, the applicant feels that with additional landscaping surrounding the proposed street-level parking space, the proposed parking configuration can be both attractive and functional. 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 ensures that adequate capacity of public facilities are available to serve the use, and that no adverse impacts will affect the established neighborhood. The proposed street level parking area presents a unique challenge in comparison of potential impacts to the neighborhood. The applicant has considered a number of alternatives to the parking configuration, all of which would result in more site disturbance and unnecessary impervious surfaces. In justifying the request, staff feels that the proposed parking configuration is a unique solution to an atypical situation, and similar to those instances on Scenic and Ridge streets for example, where parking is placed closer to the street because of the steep slopes. Although the surrounding neighborhood has varying housing types, the proposed unit would be largely unnoticed due to being below the finished floor of the existing home and below street grade. Therefore, staff finds the proposed unit architecturally compatible and similar in bulk, scale, and coverage with the surrounding neighborhood. In reviewing the application in terms of the Site Design and Use Standards, staff finds that the application presents a good orientation to Coventry by providing an entry feature and landscaping that demotes a private entryway leading to the unit. The trash and recycling area as well as two bike-parking racks will be provided adjacent the unit. 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 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. 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. 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. PA 92014-00017 359 Coventry PUNT Page 2 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 18.20.030.11, 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 PA-2014-00017is 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 PA-2014-00017is 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 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 the applicant sign in favor of a Local Improvement District (LID) for street improvements to Coventry Place. 4) That any construction within the right-of-way first obtain a Public Works permit, and be the minimum possible. The permit shall clearly indicate the hydrant location, length of yellow striping, and at least 22 feet of uninterrupted curb measured from the bottom of the aprons. PA #2014-00017 359 Coventry PIA T Page 3 5) That building permit submittals shall include: a) Detail on the square footage of the proposed unit, fire separation measures, b) A revised landscape plan showing the retaining wall for parking area, and the surrounding landscaping and path leading to the unit. c) 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. d) Calculations indicating impervious surfaces, floor area requirements, and other pertinent information be clearly shown on the building permit. e) Exterior lighting details demonstrating that the lights are appropriately shrouded, so there is no direct illumination of adjacent properties. f) 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 installed according to approved plans, 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 Coventry 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 from the Public Right-of-Way. Maria Harris, Planning Manager Date Department of Community Development PA #2014-00017 359 Coventry PUMP Page 4 AMAd-09-008-6 wdn-dod paogaa 01 A019AGA ;ustuoWep ( ®096s ®amy l!aege6 al zesllh.n wea,nN'eN aI zal1day ap suag e mnanb144 wo,~Uane• aP asIad a saI-u PA-2014-00017 391 E05AA 400 PA-2014-00017 391 E04BB 5300 PA-2014-00017 391 E04BB 5100 ADDISON LESTER D/KALIA TERESA -ATHANAS MICHAEL L/ALICE E BEACH GARY LEE/TANYA ENDERS 359 COVENTRY PL 351 OXFORD ST 250 MORGAN RIDGE CT ASHLAND OR 97520 ASHLAND OR 97520 HEALDSBURG CA 95448 PA-2014-00017 391 E05AA 1500 PA-2014-00017 391 E05AA 500 PA-2014-00017 391 E04BB 5200 BENDAT KENNETH B BLACK LESLIE A/FUNKE IDA M BROWN CAROLYN S ET AL 455 COURTNEY ST 361 COVENTRY PL 350 COVENTRY PL ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2014-00017 391 E05AA 600 PA-2014-00017 391 E04BB 4600 PA-2014-00017 391 E05AA 800 EDMONDSON JAMES M TRUSTEE ENGORN ROB /LOUISE W GREENE DAVID E TRUSTEE 365 COVENTRY PL 345 COVENTRY PL 167 OXFORD ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2014-00017 391 E05AA 2500 PA-2014-00017 391 E04BB 4800 PA-2014-00017 391 E05AA 700 JAMES NANCY B/DALMASO JORGENSEN ROY KIMMONS RONALD D RICHARD J PO BOX 368 363 OXFORD 361 OXFORD ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2014-00017 391 E04BB 4700 NICHOLS DAVE/DIANE Southern Oregon Tree Care 2/14/2014 349 COVENTRY PL P.O. Box 5140 NOD ASHLAND OR 97520 Central Point, OR 97502 r WLa6p3 do-dod asodxa jaded paaj P ®0965 aleldwal @fuand asn :w109b8b001 Gull 6uole puce slage-I ®laad Ase3 Alpuapp33 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 February 14, 2014 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 #2014-00017, 359 Coventry Place NOD. r P Signature of Employee Documentl2/1312014 CITY OF Planning Department, 51 Winburo Way, Ashland, Oregon 97520 541-488-5305 Fax: 541-552-2050 www,ashland.or.us TTY:1 800 735 2900 NOTICE OF APPLICATION PLANNING ACTION: PA-2014-00017 SUBJECT PROPERTY: 359 Coventry PI OWNER/APPLICANT: Les Addison DESCRIPTION: Request for a Conditional Use Permit for a 660 square foot Accessory Residential Unit located in the basement of the home located at 359 Coventry Place. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-5; ASSESSOR'S MAP: 39 1 E 05AA TAX LOTS: 400 NOTICE OF COMPLETE APPLICATION: January 17, 2014 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: January 31, 2014 SUBJECT PROPERTY: 359 Coventry Place 39 1 E 05AA 400 3.9 355 JGI i 349 C 34, ON 365. ~~~~1 N rml~rl 0 1020 40 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\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2014\PA-2014-00017 359 C / I A2l3AV°09°008°6 r ,wdn-dod pjogaj al jalanaj luawaBjep f ®096S ®AH3AV l!aege6 ei zesimn ap SUBS W03-A ane• ; ap ui}e ajnq)eq e) a zellda8 jeled a selpe} saganbiq PA-2014-00017 391 E05AA 400 PA-2014-00017 391 E04BB 5300 PA-2014-00017 391 E04BB 5100 ADDISON LESTER D/KALIA BEACH GARY LEE/TANYA TERESA S ATHANAS MICHAEL L/ALICE E ENDERS 351 OXFORD ST 359 COVENTRY PL ASHLAND OR 97520 250 MORGAN RIDGE CT ASHLAND OR 97520 HEALDSBURG CA 95448 PA-2014-00017 391 E05AA 150.0 PA-2014-00017 391 E05AA 500 PA-2014-00017 391 E04BB 5200 BENDAT KENNETH B BLACK LESLIE A/FUNKE IDA M BROWN CAROLYN S ET AL 455 COURTNEY ST 361 COVENTRY PL 350 COVENTRY PL ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2014-00017 391 E05AA 600 PA-2014-00017 391 E04BB 4600 PA-2014-00017 391 E05AA 800 EDMONDSON'JAMES M ENGORN ROB /LOUISE W GREENE DAVID E TRUSTEE TRUSTEE ET AL 345 COVENTRY PL 167 OXFORD 365 ASHLAND OR COVENTRY PL 97520 ASHLAND OR 97520' -ASHLAND OR 97520 AS PA-2014-00017 391 E05AA 2500 PA-2014-00017 391 E04BB 4800 PA-2014-00017 391 E05AA 700 JAMES, NANCY B/DALMASO JORGENSEN ROY KIMMONS RONALD D .RICHARD J PO BOX 368 363 OXFORD 361 OXFORD ST ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520 PA-2014-00017 391 E04BB 4700 NICHOLS DAVE/DIANE 13 349 COVENTRY PL 359 Coventry PI ASHLAND OR 97520 1----8=014 NOC"'"- T r W.La5p3 do-dod asodxa jaded paaj r ®0965 aaeldwaj ®IGany asn 'wi09t,8f,, 1`/! ► i ox aull 6uo►e pusa ® sIa®e-1.0aaa Rse3 houam-4oxi 400 i 40D 4W*. 41 l~~3 460 15[ 3gitu 15 TOO 52N 49 0 a, 20 D MID 2 51 +v _ A,n r' p i7 ~`J tl ip 5 [l it u+ "fi VD 1121, 5 ~,u u I I WPClnPSdav Jan{iarv 08 9014 8.48.35 AM 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 January 17, 2014 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 # 2014-00017, 359 Coventry Place. Signature of Employee G:Icomm-devlplanninglTemplateslTEMPLATE_Afidavit of Mailing-Planning Action Notice.dot 111712014 I Jan 16, 2014 Les Addison/Teresa Kalla ARU 359 Coventry Place Ashland, Or. 97520 Additional Findings on Removal of Spruce Tree 1. The professional arborist that surveyed the site was not confident that the tree would survive and has suggested it be removed for the project. The reason being that the shallow (within top 2' of soil) tension roots for the tree, which is presently not a large tree, approximately ' tall, are in the location where the pad will be located. All alternate sites for the pad were considered and found unsuitable. This site meets all criteria for the Ashland Land Use Ordinance requirements and standards. See included site map illustration for specifics of the pad dimensions and location. 2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks. The arborist' opinion is that there are probably too many trees on the property already and that removing this tree may have positive benefits in that sense. 3. Removing this tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the subject property. 4. Regarding mitigation of the removal of the tree, the arborist suggested we consider replanting a different species tree that has a root system that doesn't run as shallow as that of a spruce. Alternately, shrubs were discussed as an alternative. Our plans do include the replanting of a tree or shrubs to replace the tree being removed. r' • 1 ~ ®Oe ! ftkt4lt 9 °Oe °e • e •e `e ee ♦1~ rp, M e r 1 1 1 . 1 0 o 4-0, 1 1 Co 1 4g•-4,. 1 ' 1 i 1 / 1 1 `e ee •o r • °e ~j •e ee •e o • •e e °00 eOe f e• °eo f ae oo I oe eo ee ° e• r e1~ 1 rri r ~ r r (1 71 I ~I 1 P i 148 e® Les Addison/Teresa Kalla ARU 359 Coventry Place Ashland, Or. 97520 January 6, 2014 Final Submission with ARU Clarifications Curb-cut Extension : With regard to the the provision cited, our plan extending the apron and curb cut to allow the additional required parking space already allows 3' for a future sidewalk installation then extends for the required distance, at minimum 16', into the property to create the parking area. The site map could have been a little more clear on this. Placing the space adjacent to the west property line was discussed but it was decided that space was insufficient plus trees and shrubs would have to be removed there even if space had been sufficient. Putting the space behind the tree, while also discussed, is impractical because it disturbs much more earth and would still impact the tree in the same fashion, by disturbing the shallow root system. The curb cut extension is the practical and aesthetically most sound decision and it also fits in. The neighbors at 340, 355, 36o and 365 Coventry Place all have a double cut for their driveway entrance so it is consistent with the context of the established neighborhood pattern. Arborist Report for the Spruce : The arborist report is included with his comments. The area to be included in creating the parking space is inescapably where the tension roots of this tree are. In this species these roots lie relatively near the surface, so disturbing that soil makes the survival of the tree questionable. While not great news, the arborist explained that removing the tree and replanting would be the best course, because the spruce is a young tree and a replacement would be almost half the diameter of the existing tree to begin with and repositioned more appropriately. He said the tree might survive but probably would not. An elaborate report on the digging around root zones was not applicable here. He recommends cutting then replanting. This he tells us would be true whether the drive then turned to run behind the tree or remained straight. The best solution is consistent with our site plan. It is the least disturbing of earth, plants and trees and fits best with the neighborhood scheme of driveway arrangements while placing the parking pad adjacent to the ARU access from the street. Clarification of Floor Area: The entrance is not included in the 66o sq ft GHFA. A 36" entry door was removed between the kitchen/dining area and this covered entry but can be reinstalled to more exactly comply with the standard if a slight exception for the covered entry cannot be accommodated. This modification was made in part to place an entry door facing the t street per the planning departments initial recommendation, but if we must close it off again we will. The area is an unheated space, not tied into the heating and air. ARU Private Open Space: My initial results were inaccurate. I recalculated the square footage of the property and arrived at approximately 8584 Sq Ft total. As 8% of this area is roughly 687 sq ft, I have provided a site map showing the ARU open space, which I calculate to be 806 sq ft. The areas included are shown with measurements. Possible Rear Yard Encroachment: I have included a copy of the City of Ashland contour map submitted in 2005 when the retaining wall was constructed. This drawing of the proposed retaining wall was made based on the survey pin located with the help of my neighbor to the west when I purchased the property in 1994• Using this contour map I then illustrated where I believed the lines to be and we have submitted our plans based on this, they were approved, the wall was duly inspected and pronounced well built and there was never a question regarding the issue. When Michael Pina and I viewed the aerial image of the property, it seemed apparent to both of us that the super-imposed property lines on the aerial photo may not be perfectly accurate as the shape of the property to the west appears to hew more closely to the contour drawing than the aerial view. However, I can see now from a vantage point I did not have before that this perspective does make it appear that the tip of the wall, not the garage in my opinion, may be encroaching a bit into the Ashland Pond/Bear Creek Greenway area. If this is the case I would be open to an opinion on how this type of situation should be handled, apologizing in advance for any errors which may have been made. invoice P.O. Box 5140 Invoice No: 805 Central Point, OR 97502 Date: Dec 30, 2013 541-772-0404 Fax: 541-772-0804 Due Date: Jan 13, 2014 www.sotreecare.com Bill To: Les Addison 359 Coventry Place Ashland, OR 541-261-0282 I IFS 'ii'i cl~l}1' 1/2 hr. on site consult with Willie Gingg, regarding Blue Spruce tree and driveway excavation. $50.00 Notes: Tree is not likely to survive purposed excavation and could become destablized. Recommended removal before construction. Total $50.00 Paid $50.00 Balance u 0.00 111 S Aowlllllh~ IL C;UVENTKY PL PNaPf ML~E FIRE WAJER HYDRANT 19 1 Js'-M, .14 0 ob 1 i 11 1 ow i ~ --E -5F' 1 I m '1 1 y 1 -sue PATH 1 I TRIG SERy,cE PROPEUK j 1 i JB'_J BEY ~T ~e_ " 359 COVENTRY PL 1 6 PR PERtt LINE 1 R ESDENC 1 1 E I 81K E 4ND A 1 i ~ V i 1 ;n y I 1 ~ 1- ~E 1 ' 3 Y8 1 1 L Gq 1 i / qG 1 1 ' ; N I ~ 1 1 '1 1 ~ ' I 1 1 '1 FENCE UNE / ' / , PROPERTY UNE - / _ - - i - ~ _ ~ - - i - ~ ~ _ 3 ir. _ i ~ ~ ~ ~ i i ~ _ - _ _ ' i _ ~'f ~ i` - - ~i r ~ .s ~ ~ i ~ ~ ~ ~ i ~C _ ~ _ ~ 4 t r'~ ~ ~ ~ ~ ~ 3 ~ ikq a i j ; ` f' i~ f ~ r ~ t ~ ~ ,1 ~ ~ - ~ t ~ ~7 i , ~l ~ '1 j _ ~ ~j r - ` J~ ~ 1 r ` - ' _ s ~ , y s?~ s~3r.~>!r°aa:•~ ,~tRsR,~a~~ Il~v ~ e^. ~a ~te~r ~ ~ ~~1 - ~t.~} p1119 II„s•ti1 1 r sd w 7 <a r „ Y a as ~3a-•pl -s!~ ~ 3 ~ ^E S~~~tr s~{ 'a; ~.#-~~.d.> r., ) . n v'a' F te.%^.,. t R •lf. >gR) f'` $1 ~ ~ s~ Y~ I~•✓~ J a 1 ,e s :J a.vy 't ••.t H E Y I o'. 6 • ` a A$ a I} •9 J 3'~1a, S('-i - f E ' 4a'1 ' E (fL J y -1 a 1 W y ir,+ s-`a. .r.,,i._. 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Map No. 391E 05AA Tax Lot 400 Written Findings Addressing Criteria for a Conditional Use Permit Chapter 18.104.050 (A) The use of the ARU is in conformance with accepted standards for such use. There is no impact upon landscaping or trees. There is no net increase in the number of inhabitants as it is designed for one or two additional people to dwell independently of the Main Home, in the same space where two of the members of a family of four once resided. There is adequate parking for the ARU on street, when consideration is given, as shown in other included materials to this presentation. The ARU is also in the spirit of infilling in Ashland's comprehensive plan for the city. (B) There is is adequate capacity for City facilities for water, sewer and paved access to and through the developed property. Storm drainage is unaffected however the single electrical meter presently in use will be replaced by twin meter per Dave Tigerson' site visit, which may require additional line to street transformer, which is to yet to be determined. (C) As noted, the number of people dwelling on this property will likely have decreased due to the limited square footage of the ARU, while remaining the same (was four) at a maximum. This will insure that there is no greater adverse material effect on the livability of the areas, as compared with its target use, because 1. The similarity in scale, bulk and coverage is virtually unchanged. 2. The impact on traffic, effects on surrounding streets, increases in pedestrian, bicycle, or mass transit use will be negligible. Perhaps another bike. 3. There is no architectural incompatibility as the changes are interior modifications. 4. There is nothing associated with this project that will interfere in anyway with air quality, including generation of any dust, odors, or other environmental pollutants. 5. Occasional use of skilsaws and other power tools. No light or glare generation. 6. Adjacent properties are not affected or part of this project. 7. Other factors maybe relevant Chapter 18.20.03oH for an Accessory Residential Unit 1. The proposal conforms with the overall maximum lot coverage and setback requirements of the underlying zone. 2. The maximum number of dwelling units will be 2 on this lot. 3. The GHFA of the ARU is less than 50% of the GHFA of the primary residence and does not exceed looo sq. ft. GHFA. 4. Additional parking is in conformance with the latest off-street parking provisions for ARU's, with considerations mentioned elsewhere in this presentation. Chapter 18.72 for Site Review approval A. All applicable City Ordinances have been or will be met by the proposed development. B. All the requirements of the Site Review Chapter have been or will be met. C. The development complies with the Site Design Standards for the following: -Landscaping p. 13- Buffering is provided on the east side of the building by an existing cedar fence and mature stand of bamboo. Side yard for ARU of approximately 10'x 20' provides outdoor space and a covered area for a bike and area for trash/recycling. 'There is no landscaping involved in this project, as the property is already landscaped and the ARU is an interior only modification. -Basic Site Reviews Standards for Multi-Family development p. 13-16 The orientation of the ARU is toward the street. The setback from the street is over 20'. The access to the ARU is from the street area. The ARU design blends with the existing design. Materials and finish color ~ t are identical to that of the existing building. The approach to the ARU is through a decoratively landscaped yard. Additional strategically placed lighting will be added. Outdoor space is provided for with the open front approach and the approx 200 sq.ft. sideyard. The design encourages open space and provides a sunny/ private area for the ARU resident, as well as space for both bike parking and a trash/recycling area. -Parking Lot Landscaping and Screening Standards p.29-30 The street parking area for the ARU is abutted by a row of rosebushes, a garden area and a large tree. It provides a natural buffer to the property as well as reducing sounds and odors from the street. -Street 'T'ree Standards p. 31-32 The existing trees abutting the street meet the setback requirements and so do the shrubs . No modifications will be made to existing landscaping with regard to this project. Chapter 18.10 0.0 20 for a Variance (if applicable to the final proposal) i Statements and Evidence: If a variance is deemed necessary A. Unique and unusual circumstances apply here. Required on street parking area is substantially reduced by the fire hydrant and its yellow no parking zone. B. Two compact vehicles can be parked in the available space (see included site plan and photos), meeting the city's requirements and with the infilling effect of the ARU, the Comprehensive plan of the city. C. The reduced off street parking conditions are not self-imposed. Two (2) Copies of Plans as required for Conditional Use Permit approval in 18.104.040 have been provided. A. The plans and drawings submitted include: 1. Vicinity map 2. North Arrow indication 3. Depiction and names of streets abutting the subject property 4. Depiction of the subject property, including lot line dimensions. 5. Location and use of all buildings existing on the subject property along with schematic architectural elevations. There are no proposed new buildings. 6. Location of all parking areas and spaces. Ingress and egress are evident from the included drawings and photos. 7. Schematic landscaping is shown on the included site plan and already exists. 8. The City of Ashland's topographic map is included, with the buildings shown in their respective positions on the property. 9. No natural features will be disturbed in this case. B. The application for the conditional use permit is / is not being made concurrently with the required application for site design approval. Two (2) Copies of Plans as required for Site Review in 18.72.o6o Two Copies of plans have been provided which provide the following: A. Project name B. Vicinity map C. Scale drawn plans D. North Arrow E. Date F. Street names and locations of all existing and proposed streets within or on the boundary of the proposed development. G. Lot layout with dimension of all lot lines. H. Zoning designations adjacent to the proposed development. J. Location and use of all proposed and existing buildings, fences and structures K. Location and size of all public utilities in and adjacent to the proposed development with the locations shown of:. Illustrated on Site Map 1. Water lines and meter sizes 2. Sewers, manholes and cleanouts 3. Storm drainage and catch basins 4. Recycle site/ Garbage collection area L. The proposed location of: (Shown on Site Map) 1. The connection to the City water system 2. The connection to the City sewer system k` F 3. The connection to the City Electric utility system 4. The connection to the Avista Natural Gas supply 5. The proposed method of drainage of the site M. Location of drainage ways or public utility easements in and adjacent to the proposed development (Shown on Site Map ) N. There are no contemplated or existing public areas within the proposal 0. All fire hydrants (Site Map) P. The City of Ashland topographic map is included in the documents provided Q. Location of all parking areas, spaces and circulation (shown on Site Map) R. Use designations for all areas not covered by buildings (Site Map ) S. Locations of existing natural features, trees of all sizes, shrubs (Site Map) T. A landscape plan showing the location, type and variety of other features of the landscape (Site Map). No additional landscaping or irrigation is being added. U. There are no signs for the development V. Not in a Historic District W. Exterior elevations of the residence/ARU are provided with building plans X. 1. This is not a commercial or industrial development 2. For this residential development: a. The total square footage is _580 b. The number of dwelling units is _2_. The existing home is a 3 br, the ARU is a i br c. Percentage of lot covered by structures approx 30%, by driveway 15%. The remaining area is recreation/landscaped area (55%) 3. For this development the method and type of energy used are as follows: Main Home (Heat pump system i, gas, furnace). Ashland City Meter i ARU (Heat pump system 2, electric furnace) Ashland City Meter 2 The estimate is for the annual heating and cooling bills of each of the above The Main Home : The average City of Ashland Bill in the past has averaged $175/mo or $2100 year and includes electric, water and sewer charges. This will likely remain pretty close to what it is now. The method used estimates from actual Ashland City Bills calculations. The main home has gas hot water, gas furnace, gas range and gas clothes dryer. The ARU: The heating and cooling requirements for the ARU will likely be approximately 30% of that of the property as a whole. At under 6oo sq.ft., the space is about 37% of the total sq.ft. of the Main home and ARU combined. Using the above as a yardstick, this might amount to $ 70-8o per month ($840-96o annually) due to the additional charges for separate electrical service, electric furnace for heat and electric hot water and electric dryer and range. The separate heating and cooling system for the ARU works very minimally as the ARU is built into the side of the hill and the earths constant 57 degree temperature makes heating and cooling very efficient. Two (2) Copies of a Tree Protection Plan as required in AMC 18.61.2oo A. There are no trees added or affected by the proposal, therefore no tree plan to submit O Jff N n 0 m At ow ~ I lOH a N D J V) ~ Ltl I O t l ~ ~ I ®0 11 I M N Q _ r UW I I _ Us I W W ui V) tf~-,6 I L, a I0 O9 C r I I ~ W Y M 77 I © I „E8 - , b ® 33 1 ~w dYind dWnd ~ 1V3H 1V3H t U O W D M « 6 . «'~-,02 REVISIONS: BY, 'REV1 BY1 iREV2 BY2 REV3 BY3 REV4 BY4 REV5 BY5 REV6 BY6 T-111 SIDING REV7 BY7 THROUGHOUT REV8 BY8 REV9 BY9 ELECTRIC T-111 SIDING S MACE THROUGHOUT MMLLLLJ 0 0 . YEEER f9~ NE4i PUMP HEAT PUMPS.. . -AND GRADE NOT %M T-LIT SIDING THROUGHOUT oil 11#11 1#1 vM1, 7-111 SIDING 1HRWGHOUT J z Cl- 0 n, W z O W O O = Q~go N cn O-SEn WLncnr Jr-o<m b t ~I 1 ~~S DR"" "Y" EBLING CHECKED: DATE 9-11-13 SCALE ELEVATIONS SHEEC SHEM . i'\ov % )013 } V P l~ e_ III OF SHEETS I _ _J/.. ZONING PERMIT APPLICATION Planning Division 9 51 Winburn Way, Ashland OR 97520 C I T Y OF 541-488-5305 Fax 541-488-6006 FILE ASHLAND - DESCRIPTION OF PROJECT E , DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YES fNO Street Address 4 91 Assessor's Map No. 391E Tax Lot(s) Zoning Comp Plan Designation APPLICANT cc ca) d. ce) wl Name Phone E-Mail Address City ip PROPERTY OWNER Name r 4. 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. /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/ further understand that if this request is subsequently contested, the burden will be on me to . establish; 1) that If produced sufficient factual evidence at the hearing to support this request; .2) that the findings of fact fumished 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 beremo ed ofexpepap. If I have any doubts,/ am advised to seek competent professional advice and assistance, - Applicant's Signature Date As owner of the ProPertY invoked 10 this request, I have read and understood the complete application and its consequences to me as a property owne. , Property Owner's Signature (required) Date [ro be completed by City Stattj Date Received -14 Zoning Permit Type ~ Filing Fee $ lf. ~ OVER GAcamm-deiAplaaaingTorms&HandoutslZoaingPermit AppGration.dac - F~v_ Job Address: 359 COVENTRY PL Contractor: ASHLAND OR 97520 Address: C A Owner's Name: ADDISON LESTER D/KALLA TERE 0 Phone: P Customer 07595 N State Lic No: L T City Lic No: L ADDISON LESTER D/KALLA TERE Applicant: 2020 N HIGHWAY 99 28 R I Address: ASHLAND OR 97520 A C C Sub-Contractor: A Phone: T Address: N Applied: 01/06/2014 0 T Issued: Expires: 07/05/2014 R Phone: State Lic No: Maplot: 391 E05AA400 City Lic No: DESCRIPTION: CUP for ARU VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount CUP Accessory Residential 649.00 CONDITIONS OF APPROVAL 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 CITY ® F -ASHLANU