HomeMy WebLinkAboutVista_373_PA-2013-01781
CITY Of
ASHLAND
January 16, 2014
Notice of Final Decision
On January 16, 2014, the Community Development Director approved the request for the following:
Planning Action: 2013-01781
Subject Property: 373 Vista Street
Applicant: David Michael Owen
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Description: Request for a Residential Site Review approval to construct -a new 499-
square foot dwelling unit located in the basement of the property located at 373 Vista Street; and
a Conditional Use Permit approval to reconstruct and relocate a non-conforming porch on
existing home's facade. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-
Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 lE 09131); TAX LOTS: 10800
The Community Development Director's decision becomes final and is effective on the 13'' 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 Pima in the Community
Development Department at (541) 488-5305.
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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'
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 13t` 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(3)(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
parry 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 12a' 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: 541188-5305
51 Winbum Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.onus
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ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: PA-2013-01781
SUBJECT PROPERTY: 373 Vista Street
OWNER/APPLICANT: David Michael Owen
DESCRIPTION: Request for a Residential Site Review approval to construct a new 499
square foot dwelling unit located in the basement of the property located at 373 Vista Street; and a
Conditional Use Permit approval reconstruct and relocate a non-conforming porch centrally on existing
home's facade.
COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-Family Residential; ZONING:
R-2; ASSESSOR'S MAP: 39 lE 09BD; TAX LOTS: 10800
SUBMITTAL DATE: November 18, 2013
DEEMED COMPLETE DATE: December 16, 2013
STAFF APPROVAL DATE: January 16, 2014
FINAL DECISION DATE: January 28, 2014
APPROVAL EXPIRATION DATE: January 29, 2015
DECISION
The subject parcel is located mid-block on the north side of Vista Street, approximately 124 feet west
of Gresham. The property and the lots north of Vista are zoned R-2, Low Density Multi-Family
Residential, while those south of Vista are zoned R-1-7.5, Single-Family; all are within the Siskiyou-
Hargadine Historic District. The 5,714 square foot parcel is generally rectangular, and has an average
downhill slope of approximately 24 percent to the northeast. The terraced property contains a 1,180
square foot single-family home, and a new storage shed located in the northwest corner of the lot. The
property is moderately landscaped with shrubs, lawn, with a few established trees in the rear yard.
Vista Street has a 50-foot right-of-way with an improved width of 32 feet, and has curbs and gutters,
but no sidewalks or street trees. Approximately thirteen feet of right-way exists between property line
and the curb.
The home is known as the `J.K. Reader Rental House 2', a "modest structure" built sometime between
1907 and 1910. The hipped volume with gable dormer and offset shed-roofed porch retains original
siding, trim, and other detail that "retains very high integrity and accurately relates its appearance
during the period of significance", therefore, considered a Historic-Contributing resource. Properties
located within a historic district are subject to a Maximum Permitted Floor Area (MPFA), which
includes the total floor space of all floors (gross floor area) of the primary dwelling measured to the
outside surfaces of the building. However, basements, detached garages, detached accessory structures,
or detached accessory residential units shall not apply towards the MPFA of the property. At 5,714
square feet, the MPFA of the property for two units is 2,148 square feet, [5,714 x .94 x .40 = 2,148]:
The applicant has demonstrated that the lowest level is considered a "basement" as defined in AMC
18.08.078, and therefore does not count towards the overall MPFA of the residence.
The application is for a 499 square foot Accessory Residential Unit (ARU) located in the basement of
the primary dwelling. Site Review approval criteria require that the proposed use complies with all
applicable land-use ordinances, including the Site Review Chapter (18.72) and the Site Design and Use
Standards. The 5,714 square foot property is not large enough to accommodate a full dwelling unit on-
PA 92013-01781
373 Vista StAW
Page 1
site. However, Ashland Municipal Code (AMC) 18.24.24.040 allows an ARU not to meet density or
minimum lot area requirements provided the unit is not more than 50 percent of the Gross Habitable
Floor Area (GHFA) of the primary dwelling, and does not exceed 500 square feet. In this case, the
primary dwelling will become 1,617 square feet following development, thus meeting the requirement.
In reviewing the application in terms of the Site Design and Use Standards, the application presents a
good orientation to Vista Street by providing architectural features to emphasize the ARU; such as a
gabled roof porch over the entrance, and a sidewalk adjacent to the new off-street parking space
leading to the unit. The applicant has proposed to co-locate electric services to the west side of the
home, along with a trash and recycling enclosure. Bicycle parking is shown underneath the stairs on
both sides of the home. 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 application states the existing
landscaping is well established, however includes a landscape and irrigation plan that notes drip
watering will be added,' in addition to a communal garden area in the rear of property with additional
water available.. The property is subject to Solar Setback Standard A, which cannot cast a shadow on
the north property line more than a six-foot fence. The applicant has provided calculations
demonstrating compliance with Solar Setback A, and will be verified at time of building permit.
In accordance with the AMC 18.96.030, accessory units less than 500 square feet require one
additional parking space to be provided, for a total of three required parking spaces. An existing curb
cut is located on the west side of the property, and appears to cross boundary lines. Due to the
development of the parcel and neighboring properties, the curb cut is not utilized, and subsequently has
a bank of mail boxes placed within the cut. The applicant proposes to remove the existing curb cut, and
relocate it to the eastern portion of the lot in order to provide one off-street parking space, and retain
two on-street parking credits for 44 feet of uninterrupted curb abutting the property.
In order to accommodate the walkway leading to the proposed unit, the proposed standard parking
space of 9 by 18 feet is located 5.5 feet from the home, thus leaving only 1-foot, 6-inches from the east
property line. Therefore, the applicant requests an administrative exception to the parking buffer
requirement between parking spaces and adjacent property boundaries. The applicant has explored
alternatives to provide additional parking in the rear of the home, all of which would have resulted in
more disturbances, the need for retaining, excess of impervious surfaces, and an overall reduction in
available open space for the tenants. Additionally, the applicant has provided evidence of a 5 foot
parking easement granted in 1929 from the adjacent parcel to the west for access, which was a vacant
lot at time of recording. Staff believes that the historic development pattern of the property and
adjacent uses limit options available to the applicant to provide for additional off-street parking, and
has demonstrated difficulty in meeting this standard. Moreover, with the current proposal, the on-
street demand is not increased, and is adequately mitigated by providing the singular off-street space.
The applicant has also requested a Conditional Use Permit (CUP) to retain/expand the current porch's
non-conforming setback of 6-feet, 10-inches. In exploring alternatives, the applicant's findings note
that the front yard general exception would only allow for a minimum setback of 10-foot, 1-inch from
the front property line [7'+ 102" = 20'2" / 2 = 10'1"]. Therefore, in order to "move the porch over" at
the current setback, a CUP is required (AMC 18.68.090.A.c). The applicants findings note that front
porches are commonly found on Ashland's historic residences, and in order to provide the required off-
street parking space, alternatives would be either eliminate only a portion of the porch, which would
leave it smaller than the City's standard porch dimension, or remove entirely, which would be out of
character of the neighborhood. Staff agrees that retaining a porch on the home's fagade is consistent
PA 92013-01781
373 Vista St.i T
Page 2
with the established neighborhood pattern. Therefore, the expansion of an existing non-conforming
setback will not have an adverse impact on the property or adjacent uses.
The Historic Commission at their January 8, 2014 meeting discussed the proposal, and expressed
concerns that the plans did not provide the detail needed to demonstrate compliance with the historic
district design standards, which is an element of the Site Review application. Therefore, the Historic
Commission provided specific recommendations concerning the design of the building that more
closely meets the design standards. These recommendations include hipping the addition's gable ends,
show porch and eyebrow on roof framing and elevation details, match siding standards for the entire
project, and that windows should be double hung, not horizontal sliders. Staff concurs with the Historic
Commission's recommendations, and a condition has been added below to make these
recommendations conditions of the approval.
In staff's view, the proposed second unit meets the minimum requirements of the Site Review chapter
of the Ashland Municipal Code and is compatible with similar small units located in this established
neighborhood.
The criteria for Site Review Approval are described in AMC Chapter 18.72.070, as follows:
A. All applicable City ordinances have been met or will be met by the proposed development.
8. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council for
implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the development,
electricity, urban storm drainage, and adequate transportation can and will be provided to and through the
subject property. All improvements in the street right-of-way shall comply with the Street Standards in
Chapter 18.88, Performance Standards Options.
The criteria for an Exception to the Site Design and Use Standards described in AMC Chapter
18.72.090, as follows:
A. There is a demonstrable difficulty in meeting the specific requirements of the Site Design and Use
Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and
approval of the exception will not substantially negatively impact adjacent properties, and approval of the
exception is consistent with the stated purpose of the Site Design and Use Standards; and the exception
requested is the minimum which would alleviate the difficulty; or
8. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will
result in a design that equally or better achieves the stated purpose of the Site Design and Use
Standards. (Ord 3054, amended 1211612011)
The criteria for a Conditional Use Permit are described in AMC Chapter 18.104.050 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.
8. 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
PA 92013-01781
373 Vista StAT
Page 3
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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 application with the attached conditions complies with all applicable City ordinances.
Planning Action 2013-01781 is approved with the following conditions. Further, if any one or more of
the following conditions are found to be invalid for any reason whatsoever, then Planning Action
2013-01781 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 not in
substantial conformance with those approved as part of this application, an application to modify
the current Site Review and Conditional Use permit approvals shall be submitted and approved
prior to issuance of a building permit.
3) That the applicant sign in favor of an Local Improvement District (LID) for improvements to
Vista Street.
4) Building permit submittals shall include:
a. That the building permit submittals shall incorporate the recommendations of the Historic
Commission's January 8, 2014 meeting, including: hipping the addition's gable ends, show
porch and eyebrow on roof framing and elevation details, match siding details for entire
project, and that windows should be double hung, not horizontal sliders, with the final
approval of the Staff Advisor.
b. Solar setback calculations demonstrating that all new construction complies with Solar
Setback Standard A [(Height - 6)/(0.445 + Slope) = Solar Setback] and elevations or cross
section drawings clearly identifying the highest shadow producing point(s) and the
height(s) from natural grade.
C. Lot coverage calculations including all building footprints, driveways, parking, and
circulation areas. Lot coverage shall be limited to no more than 65 percent as required in
AMC 18.24.
d. That the applicant submit an electric design and distribution plan reviewed and approved by
the Electric, Building and Planning Departments prior to the issuance of a building permit.
e. That the building materials and the exterior colors shall be identified in the building permit
submittals for the review and approval of the Staff Advisor to demonstrate compliance with
Site Design and Use Standards requirements that the materials and colors be compatible
with the surrounding area.
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PA #2013-01781
373 Vista SUMP
Page 4
f. That the exterior lighting shall be directed onto the property and shall not directly
illuminate adjacent proprieties. Exterior lighting details shall be provided on building
permit submittals.
6) That prior to the issuance of a certificate of occupancy:
a) That the screening for the trash and recycling enclosure shall be installed in accordance
with the Site Design and Use Standards prior to the Certificate of Occupancy. An
opportunity to recycle site of equal or greater size than the solid waste receptacle shall be
included in the trash enclosure in accordance with 18.72.115.B.
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b) The inverted u-racks shall be used for the bicycle parking. All bicycle parking shall be
installed in accordance with design and rack standards in 18.92:060.I and J prior to the
issuance of the certificate of occupancy. The building permit submittals shall verify that the f
bicycle parking spacing and coverage requirements are met in accordance with 18.92.060.1.
c) That a new address for the accessory unit be applied for and submitted to the GIS
Department for approval.
d) The requirements of the Ashland Fire Department, including addressing and fire access
shall be complied with prior to issuance of a certificate of occupancy.
4!
e) That one street tree shall be installed along the Vista Street frontage prior to the issuance of
a certificate of occupancy. All street trees shall be chosen from the adopted Recommended
Street Tree Guide and shall be installed in accordance with the specifications noted in
Iction E o the Site
Bi olnar, irector Da
Elqartmc,r~tlof Community Development
PA #2013-01781
373 Vista RAT
Page 5
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Easy Peel Labels See Instruction Sheet; *AVERY@s16o@
~Fe~ aper for Easy Peel Featur e
Use Avery@ TEMPLATE 51600
PA-2013-01781391 E09BD 10500 PA-2013-01781 391 E09BD 14400 PA-2013-01781391 E09BD 14200
ASHCRAFT SANTINA BARTH RICHARD M TRUSTEE BIERMANN ROBIN TRUSTEE ET AL
71 GRESHAM ST - 91 GRESHAM STREET 16456 JERSEY ST
ASHLAND, OR 97520 ASHLAND, OR 97520 GRANADA HILLS, CA 91344
PA-2013-01781391 E09BD 9900 PA-2013-01781 391 E09BD 10200 PA-2013-01781 391 E09BD 14900
BLAKE ARCHIE E/GEORGI S BOARDMAN RANDY J COWAN CHARLES A/J CARPENTER
8 BEACH AVE PO BOX 322 342 VISTA ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2013-01781 391 E09BD 9200 PA-2013-01781 391 E09BD 11400 PA-2013-01781 391 E09BD 10000
CUTLER STEVEN A/PATRICIA J DAVIS JACK DE GROOT LARRY DEVIN
165 LITTLE PARK LN 515 E MAIN ST 425 ENA RD 504A j
LOS ANGELES, CA 90049 ASHLAND, OR 97520 HONOLULU, HI 96815
PA-2013-01781391 E09BD 9500 PA-2013-01781391 E09BD 8800 PA-2013-01781391 391E09BD 8900
EPSTEIN FRED TRUSTEE ET AL GADBOIS LAURIE A ET AL GANGITANO FAMILY TRUST
PO BOX 613 54 GRESHAM ST PO BOX 318185
ASHLAND, OR 97520 ASHLAND, OR 97520 SAN FRANCISCO, CA 94131.
PA-2013-01781 391 E096D 9700 PA-2013-01781391 391E09BD 14600 PA-2013-01781391 391E09BD 11000
HOLT REBECCA L KNOPPOW WILLIAM KOENIGSBERG W M TRUSTEE FBO
410 BORDEAUX WAY 445 WILSON RD P 0 BOX 399
WINDSOR, CA 95492 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2013-01781 391 E09CA 8100 PA-2013-01781391 E09BD 11500 PA-2013-01781391 391E09BD 9300
LEDBETTER PROPERTIES LLC MURPHREE ROSEMARY F TRUSTEE OREGON SHAKESPEARE FESTIVAL
112 NUTLEY ST 1105 TALBOT AVE 15 S PIONEER
ASHLAND, OR 97520 ALBANY, CA 94706 ASHLAND, OR 97520
PA-2013-01781 391 E09BD 10800 PA-2013-01781 391 E09BD 10400 PA-2013-01781 391 E09BD 10100
OWEN MICHAEL DAVID PATERSON THOMAS G PILOT ROCK PEAK LLC
PO BOX 201 63 GRESHAM ST 38950 SW LAURELWOOD RD
GASQUET, CA 95543 ASHLAND, OR 97520 GASTON, OR 97119
PA-2013-01781 391 E09BD 9400 PA-2013-01781 391 E09BD 10401 PA-2013-01781 391 E09BD 8700
PRESTON JOHN R/KATHLEEN M REITINGER MARK/BECKY REYNOLDS D L JR/PHYLLIS B
PSC 22 BOX 155 625 B ST 64 GRESHAM ST
APO, AE 09421 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2013-01781 391 E09BD 10900 PA-2013-01781 391 E09BD 9600 PA-2013-01781 391 E09BD 9800
SCHOLOM PETER M TRUSTEE ET AL STOBER MARJORIE C WILSON COURTNEY/CANNING PETER
365 VISTA ST 348 HARGADINE 6 BEACH AVE
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2013-01781 391 E09BD 10300 PA-2013-01781 391 E09BD 9100 373 Vista
WINCHESTER PATRICE A TRUSTEE WRIGHT VINCENT 1/16/2014 NOD
PO BOX 1893 25 GRESHAM ST 29
SANTA ROSA, CA 95402 ASHLAND, OR 97520
9tiquettes faclles a peter Consultez lafeuille www.averycom
Utilisez le gabarit AVERYO 51600 Sens de chargement d'instruction 1-800-GO-AVERY
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
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The undersigned being first duly sworn states that:
1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On January 16, 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 #2013-01781, 37 Vista NOD.
Signature of Employee
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Documentl 1/16/2014
HISTORIC COMMISSION
Meeting of January 8, 2014
PLANNING APPLICATION REVIEW
PLANNING ACTION: PA-2013-01781
SUBJECT PROPERTY: 373 Vista Street
OWNER/APPLICANT: David Michael Owen
DESCRIPTION: Request for a Residential Site Review approval to construct a new 499
square foot dwelling unit located in the basement of the property located at 373 Vista Street; and a
Conditional Use Permit approval reconstruct and relocate a non-conforming porch centrally on existing
home's facade.
COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-Family Residential; ZONING: R-
2; ASSESSOR'S MAP: 39 1E 0913D; TAX LOTS: 10800
Recommendation to staff:
Recommend continuance of the proposed action to allow for the following concerns to be
addressed:
1) Important details missing from the plans, i.e. dimensions on window sizes, trim.
2) Findings state roof to be hipped, drawings do not show a hipped roof
3) Roof plan does not show porch.
4) Siding dimensions inconsistent. New siding shall match reveal of existing siding.
5) The style of the porch should remain the same and not change to a craftsman style (closed
in). Use the turned post railings.
6) Windows should be double hung and not horizontal.
Department of Community Development Tel: 541-488-5305
20 East Main St. Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashiand.or.us
NPS Form 10-900-A OMB Approval No. 1024-0018 (8-86)
United States Department of the Interior
National Park Service
National Register Historic
Continuation
Section Number: 7 Page: 54 Siskiyou-Hargadine Historic District, Ashland, OR
128.00 Survey #424
J. K. READER RENTAL HOUSE 2 [FRENCH-SivEDEmuRG HousE7] 1910C
373 VISTA ST 391E09BD10800
STYLE: OTHER: VERNACULAR, HIPPED-ROOF COTTAGE HISTORIC CONTRIBUTING
A small single-story volume, this house was built between 1907, when it does not appear on Sanborn
Fire Insurance Maps, and 1910, when it is shown on County Assessor Field books, owned by J. K.
Reader (JCD 28:499). Reader, who lived in the house at 71 Gresham, which at the time was a part
of the same tax lot, owned several rentals in this area. Reader's tenants included Elizabeth French in
1910 and Axel Swedenburg, brother of a long-prominent Ashland physician, in 1914. By 1920 the
parcel had been partitioned and was owned by Albert Williams, with the sale "in escrow" according
to the Assessor's Field books. Donald D. and Doris Beach are the ,property owners and occupants in
1949 (JCD 298:327).
This hipped volume with a gable dormer and shed roofed porch retains original siding, trim and other
detail. A modest structure, the Reader Rental retains very high integrity and accurately relates its
appearance during the period of significance.
129.00 Survey #425
WILLARD SCULLEN HOUSE 1905
365 VISTA ST 391E09BD10900
STYLE: OTHER: VERNACULAR, QUEEN ANNE ELEMENTS HISTORIC CONTRIBUTING
This house was probably built after J. K. Reader sold the lot to Willard S. and Elizabeth Scullen in
August 1901 (JCD 42:324). The house is shown on the Sanborn Fire Insurance Map of the area
published in 1907. The Scullen's apparently used the house as rental, with various tenants listed at
the address in city directories. By 1920 the parcel had been transferred to Herman Scullen, a son
(JCD 102:54) who in May of that year sold it to W. S. Kee (JCD 159:280). In 1949 the property
was owned by W. P. and Eileen Wright (JCD 292:295-6).
A hipped volume with a projecting bay facing Vista, the Scullen House retains original boxed soffits,
corner brackets, siding, windows and window trim. A shed porch, presumably an early alteration, is
located at the east. The Scullen retains sufficient integrity to relate its appearance during the period
of historic significance.
7 The Ashland Cultural Resource Inventory refers to this structure as the "French-Swedenburg House," after two
early tenants but appears to confuse this property with the western portion of Lot 3 of the Deuval's
Addition, owned by the Scullen family. Because of various partitions, coupled with multiple structures on a
single lot, owned by Reader, some uncertainty regarding the ownership of the dwellings remains.
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Planning Department, 51 Wir:, im Way, Ashland, Oregon 97520 - 1 T Y
541-488-5305 Fax: 541-552-2050 www,ashland.or,us TTY: 1-800-735-2900
NOTICE OF APPLICATION
PLANNING ACTION: PA-2013-01781
SUBJECT PROPERTY: 373 Vista Street
OWNERIAPPLICANT: Michael David Owen
DESCRIPTION: Request for a Residential Site Review approval to construct a new 499 square foot
dwelling unit located in the basement of the property located at 373 Vista Street; and a Conditional Use Permit
approval to reconstruct and relocate a non-conforming porch on existing home's facade, COMPREHENSIVE PLAN
DESIGNATION: Low-Density Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 391E 09BD; TAX
LOTS: 10800
NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday, January 8, 2014 at
6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: December 16, 2013
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: December 30, 2013
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SUBJECT PROPERTY:
373 Vista St, 1- ! - -
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39 1 E 09BD 10800 Ln
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1 - - ALLISON ST
VISTA ST N
Property tines are Jor referenre only, not -leable
051020 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 Staffs 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.
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,
SITE DESIGN AND USE STANDARDS
18.72.070 Criteria for Approval
The following criteria shall be used to approve or deny an application:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate
transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street
Standards in Chapter 18.88, Performance Standards Options.
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PA-2013-01781391 E09BD 10500 PA-2013-01781 391 E09BD 14400 PA-2013-01781391 E09BD 14200
ASHCRAFT SANTINA BARTH RICHARD M TRUSTEE BIERMANN ROBIN TRUSTEE ET AL
71 GRESHAM ST 91 GRESHAM STREET 16456 JERSEY ST
ASHLAND, OR 97520 ASHLAND, OR 97520 GRANADA HILLS, CA 91344
PA-2013-01781 391 E09BD 9900 PA-2013-01781 391 E09BD 10200 PA-2013-01781 391 E09BD 14900
BLAKE ARCHIE E/GEORGI S BOARDMAN RANDY J COWAN CHARLES AM CARPENTER
8 BEACH AVE PO BOX 322 342 VISTA ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2013-01781 391 E09BD 9200 PA-2013-01781 391 E09BD 11400 PA-2013-01781 391 E09BD 10000
CUTLER STEVEN A/PATRICIA J DAVIS JACK DE GROOT LARRY DEVIN
165 LITTLE PARK LN 515 E MAIN ST 425 ENA RD 504A
LOS ANGELES, CA 90049 ASHLAND, OR 97520 HONOLULU, HI 96815
PA-2013-01781 391 E09BD 9500 PA-2013-01781 391 E09BD 8800 PA-2013-01781 391 E09BD 8900
EPSTEIN FRED TRUSTEE ET AL GADBOIS LAURIE A ET AL GANGITANO FAMILY TRUST
PO BOX 613 54 GRESHAM ST PO BOX 318185
ASHLAND, OR 97520 ASHLAND, OR 97520 SAN FRANCISCO, CA 94131
PA-2013-01781 391 E09BD 9700 PA-2013-01781 391 E09BD 14600 PA-2013-01781 391 E09BD 11000
HOLT REBECCA L KNOPPOW WILLIAM KOENIGSBERG W M TRUSTEE FBO
410 BORDEAUX WAY 445 WILSON RD P 0 BOX 399
WINDSOR, CA 95492 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2013-01781 391 E09CA 8100 PA-2013-01781 391 E09BD 11500 PA-2013-01781 391 E09BD 9300
LEDBETTER PROPERTIES LLC MURPHREE ROSEMARY F TRUSTEE OREGON SHAKESPEARE FESTIVAL
112 NUTLEY ST 1105 TALBOT AVE 15 S PIONEER
ASHLAND, OR 97520 ALBANY, CA 94706 ASHLAND, OR 97520
PA-2013-01781 391 E09BD 10800 PA-2013-01781 391 E09BD 10400 PA-2013-01781 391 E09BD 10100
OWEN MICHAEL DAVID PATERSON THOMAS G PILOT ROCK PEAK LLC
PO BOX 201 63 GRESHAM ST 38950 SW LAURELWOOD RD
GASQUET, CA 95543 ASHLAND, OR 97520 GASTON, OR 97119
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PA-2013-01781 391 E09BD 9400 PA-2013-01781 391 E09BD 10401 PA-2013-01781 391 E09BD 8700
PRESTON JOHN R/KATHLEEN M REITINGER MARK/BECKY REYNOLDS D L JR/PHYLLIS B
PSC 22 BOX 155 625 B ST 64 GRESHAM ST
APO, AE 09421 ASHLAND, OR 97520 ASHLAND, OR 97520
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PA-2013-01781 391 E09BD 10900 PA-2013-01781 391 E09BD 9600 PA-2013-01781 391 E09BD 9800
SCHOLOM PETER M TRUSTEE ET AL STOBER MARJORIE C WILSON COURTNEY/CANNING PETER
365 VISTA ST 348 HARGADINE 6 BEACH AVE
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2013-01781 391 E09BD 10300 PA-2013-01781 391 E09BD 9100 373 Vista
WINCHESTER PATRICE A TRUSTEE WRIGHT VINCENT 12116/13 NOC
PO BOX 1893 25 GRESHAM ST 29
SANTA ROSA, CA 95402 ASHLAND, OR 97520
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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 December 16, 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 #2013-01781, 373 Vista.
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Signature of Employee
DocumenO 12/16/2013
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FINDINGS OF FACT
M. David Owen -Remodel and Addition
373 Vista Street, Ashland, Oregon 97520
15.04.210 Demolition or relocation of structures
Complies: The only demolition currently proposed is of structurally unsound portions:
the shed kitchen at the rear of the home and the front porch.
18.24.020 Permitted uses
A. Single family dwelling with accessory residential unit
18.24.040 R-2 General Requirements
A. Permitted Density and Minimum Lot Dimensions
La. An accessory residential unit is not required to meet density or minimum lot area
requirements, provided the unit is not more than 50% of the gross habitable area of the single
family residence and does not exceed 500 square feet ofgross habitable floor area
Complies: the area of the proposed primary residence is 1617 square feet including both
floors. The accessory residential unit is 499 square feet.
2. Exceptions to minimum density standards:
2.a. Lots less than 10, 000 square feet in existence prior to the effective date of this
ordinance.
Due to the lot being below the minimum lot size for 2 units, AMC 18.24.040 provides for
an exception to have and ARU on-site provided it does not exceed 50% of the primary dwelling,
and no more than 500 square feet, therefore, the proposed ARU complies.
D. Standard Yard Requirements - Within the Historic Interest Area: Front yard, twenty
feet; side yards, six feet; rear yard, ten feet plus ten feet for each story in excess of one story.
The proposed structure complies with the required setback on all sides, except the front.
Please see discussion regarding Front Yard General Exception.
G. Maximum Coverage: 65%
Complies: Structure coverage =1552 square feet, Parking space= 1-62 sq. ft., walkways
125 sq ft, Shed =192 sq ft., total = lot size 5714 square feet = 36%
H. Outdoor Recreation Space: At least 8%...
Findings of Fact - M. David Owen Remodel and Addition - 373 Vista Street, Ashland 2
Complies: 1000 square feet of gardening space at rear of property =17.5% - see sheet
A0.1
1. Maximum Permitted Floor Area:
Complies:
Lot area: 5714 sf. Limit to WFA= 5714x.94x.40 = 2148.49 sf.
GFA Primary dwelling =1617 sf.
Lowest level = basement.
DEC 0 G 2Di3
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Findings of Fact - M. David Owen Remodel and Addition - 373 Vista Street, Ashland 3
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18.68.110 Front Yard-General N
Exception
Un lol
A. If there are dwellings or ._.W_ ,
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accessory buildings on both
abutting lots (even iif i
separated by an alley or -
private way) with front or
side yards abutting a public
street with less than the
required setback-for the _
district, the front yard for the
lot need not exceed the !
average yard of the abutting
structures.
it~was~3 Av~~~ao a aaoo~a
The adjoining neighbors have
setbacks of about 13' and 7'
~,brn iaa
respectively, as their front ON1 b,d
porches are recessed. This I r
property has an existing 6- --r--
foot s` ''r i
wide front porch with a::
setback of about 6-10". The j
porch is structurally unsound.
It is proposed to build a new ! 4 Q
porch of the same depth, a
narrower, and located slightly (
to the west of the existing ( _
porch in order to allow for the o -
new driveway and parking W
space. This will retain much 1 r
(n,
the same character as the o !
6 8'-10" 13'= 5
25 2i
U3
existing porch which does not a 2
meet front yard setback t
standards. A porch meeting
front yard setback standards ; j
would be unusable and look + Q
out of place. The 6-10"
setback to the new front aNn log '
porch, while technically less 1
than required by the I z J
standard, is mitigated by the
13'-2" between the city street
curb and the legal lot line
which is actually in the middle M i
of the yard. See sketch at
T'
right. j6
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9:
13-2-- DEC 0 2013
Findings of Fact - M. David Owen Remodel and Addition - 373 Vista Street, Ashland 4
18.70.040 Solar Setbacks
Complies: See drawing sheet SC. 20-6/.445-.167 = 50.36 required. 65 feet shown
18.72 Site Design Review
18.72.060 Plans Required
The application for this project provides the information required in Items A through X.
For item X.3: The new and added spaces will be heated by electric heat pumps or natural gas.
Electric air conditioning will be provided. Annual usage will modeled by an ASHRAE-certified
Building Energy Modeling Professional.
18.72.070 Criteria forApproval
The following criteria shall be used to approve or deny an application: j
A. All applicable City ordinances have been met or will be met by the proposed development
Complies: The applicant has attempted to meet all applicable city ordinances of the R-2
Historic District with the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met
Complies: All applicable requirements of the Site Review Chapter have been met or will be
met other than previously outlined requests for administrative variances.
C. The development complies with the Site Design Standards adopted by the City Council for
implementation -of this Chapter.
Complies: All applicable requirements of the Site Design Standards have been met or will be
met other than previously outlined requests for administrative variances.
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. (Ord. 2655,1991; Ord 2836 S6,
1999)
Complies: Adequate facilities exist per following (see sheet A0.01 for locations)
Water: The existing City water line in Vista Street extends across the front of the lot. A
single water meter is existing and will be used to service both the main and accessory residential
units.
Sanitary Sewer: Existing 6" city sanitary sewer service runs through the rear of the
property on the down hill side.
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Findings of Fact - M. David Owen Remodel and Addition - 373 Vista Street, Ashland 5
Electricity: Existing electrical service will be replaced with two new electrical service
panels as shown on Survey and at D/A3.1. A 200-amp service will be provided for the main
residence, and a 100-amp service will be provided for the accessory residential unit.
Urban Storm Drainage: Existing curb and drain system at the Vista Street Curb will
remain.
18.72.090 exception to the Site Design and Use Standards
An exception to the requirements of this chapter may be granted with respect to the requirements
of the Site Design Standards adopted under section 18.72.080 if, on the basis of the application,
investigation and evidence submitted, all of the following circumstances are found to exist:
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A. There is a demonstrable difficulty in meeting the specific requirements of the Site Design and
Use Standards due to a unique or unusual aspect of an existing structure or the proposed use of
a site; and approval of the exception will not substantially negatively impact adjacent
properties; and approval of the exception is consistent with the stated purpose of the Site Design
and Use Standards; and the exception requested is the minimum which would alleviate the
difficulty; or
B. There is no demonstrable difjiculty in meeting the specific requirements, but granting the
exception will result in a design that equally or better achieves the stated purpose of the Site
Design and Use Standards.
On-street credits provide 66% of the required parking spaces. This exceeds City of Ashland
standard. Also, Clearance between the parking space shown and the adjacent lot line is
about 18". However, the first five feet of the adjacent property was dedicated as driveway in
accordance with the easement recorded March 2nd, 1921 (copy attached). The adjacent lot,
Tax Lot 10401, contains a residence built with a minimal side yard setback (see sheet A0.1),
which effectively precludes use of the recorded driveway easement for benefit of the subject
and adjacent lots. The first five feet are landscaped and would provide screening from
parking as shown. The parking space shown at A0.1 is T-6" from the existing home on the
subject property. This space would be covered by a sidewalk leading to the ARU and a small
landscaped area.
At the time of preliminary conversations and pre-application conference with planning staff,
the option of providing two parking spaces at the rear of the lot was explored. In order to
provide two spaces with adequate turnaround space according to parking design standards,
almost all of the back yard (shown as garden/recreation space) would need to be paved.
The access to this parking space could conceivably be at the west or east side of the lot. In
review with fire department, it was determined that the parking lot would be considered to
be a flag lot requiring a 12-foot driveway. The space available at the west side of the lot is
only 11 feet wide. It is felt that it would be aesthetically inappropriate to pave a 12 foot
driveway at about 17% grade down the east side of the lot to a parking lot that would cover
most of the back yard in order to provide parking to meet city standards. It would be much
better to provide the parking lot near the street as shown.
See also, Section 18.92.050 - "Parking Management Strategies"
LE _2 13
Findings of Fact - M. David Owen Remodel and Addition - 373 Vista Street, Ashland 6
18. Landscaping Standards
A. Area Required. The following areas shall be required to be landscaped in the following zones:
R-2: 35% of the total developed lot area.
Complies: Landscaped area=2300 sf. Lot area = 5714 sf. Landscaping 40%.
18.72.115 - Recycling Requirements
All commercial and multi family developments, requiring a site review as indicated in 18.72.040,
shall provide an opportunity-to-recycle site for use of the project occupants.
B. Multi Family Residential. All newly constructed multi family units, either as part of an
existing development or as a new development, shall provide an opportunity-to-recycle site in
accord with the following standards:
1. Multi family developments NOT sharing a common solid waste receptacle shall provide an
individual curbside recycling container for each dwelling unit in the development.
2. Multi family developments sharing a common solid waste receptacle shall provide a site of
equal or greater size adjacent to or with access comparable to the common solid waste
receptacle to accommodate materials collected by the local solid waste franchisee under its
residential on-route collection program for purposes of recycling. Both the opportunity-to-
recycle site and the common solid waste receptacle shall be screened by fencing or landscaping
such as to limit the view from adjacent properties or public rights-of-way.
Complies: Screened Trash and Recycling storage is located at the left side of the building as
noted at A/A0.1.
18.72.140 Light and (flare Performance Standards
There shall be no direct illumination of any residential zone from a lighting standard in any
other residential lot, C-1, E-1 or M-1, SO, CM or HC lot.
Complies: development shall not have direct illumination on the adjacent residential zones.
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18.72.160 Landscaping Maintenance
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A. All landscaped areas must be maintained in a weed free condition.
B. All landscaped areas required by this Chapter, must be maintained according to the approved
landscaping plans.
Complies: Owner agrees to maintain all landscaped areas according to these requirements.
18.92 Off-Street Parking
18.92.030 Automobile Parking Spaces Required
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Findings of Fact - M. David Owen Remodel and Addition - 373 Vista Street, Ashland 7
Uses and standards are as follows:
A. Residential Uses. For residential uses the following automobile parking spaces are required
1. Single family dwellings. Two spaces for the primary dwelling unit and the following for
accessory residential units:
a. Studio units or 1-bedroom units less than 500 sq. ft. --1 space/unit.
Summary of parking requirements:
Proposed dwelling unit of less than 500 square feet: 1 space
2-bedroom dwelling: 2 spaces
Total spaces required: 3 spaces
18.92.050 Parking Management Strategies
The amount of required ostreetparking may be reduced up to 50% through the application o
off- of
the following credits.
A. On-Street Parking Credit. The amount of off-street parking required shall be reduced by the
following credit provided for on-street parking: one off-street parking space credit for every one
on-street parking space.
On-street parking available: 2 spaces
Credit: 2 spaces
Required off-street parking 1 space
See also, Section 18.72.090 -"EXCEPTION TO SITE DESIGN AND USE STANDARDS".
18.92.060 Bicycle Parking
A. All uses, with the exception of detached single-family residences and uses in the C-1-D zone,
shall provide a minimum of two sheltered bike parking spaces.
B. Every residential use of two units or more per structure, and not containing a garage, shall
provide bicycle parking spaces as follows:
Multi-Family Residential: One sheltered space per studio and 1-bedroom unit
Bicycle Parking Requirement:
Main residence: 2 spaces
Accessory residential unit: 1 space
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Findings of Fact - M. David Owen Remodel and Addition 373 Vista Street, Ashland 8
Complies: ARU bicycle storage near ARU entrance. Main residence bicycle storage under
staircase at left rear of building. See A0.1- Site Plan and A3.1/A3.2 - Elevations.
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18. Parking, Access and Circulation Design
A. Parking Location.
2. Except as allowed in the subsection below, automobile parking shall not be located in a
required front and side yard setback area abutting a public street, except alleys.
3. In all residential zones, all off-street parking of automobiles, trucks, trailers and recreational
vehicles in the front yard shall be limited to a contiguous area which is no more than 25% of the
area of the front yard, or a contiguous area 25 feet wide and the depth of the front yard,
whichever is greater. Since parking in violation of this section is occasional in nature, and is
incidental to the primary use of the site, no vested rights are deemed to exist and violations of
this section'are not subject to the protection of the nonconforming use sections of this ordinance.
However, a 24-hour warning notice of violation shall be provided prior to the issuance of a
citation to appear in Municipal Court, and it shall be rebuttable presumed that the vehicle was
parked with permission of the person in control of the property. Subsequent violations shall not
require a warning notice.
Complies.
B. Parking Area Design Required parking areas shall be designed in accordance with following
standards and dimensions.
1. Parking spaces shall be a minimum of 9 x 18 feet.
Complies.
3. Parking spaces shall have a back-up maneuvering space no less than twenty-two (22) feet,
except where parking is angled, and which does not necessitate moving of other vehicles.
Complies.
D. Driveways and Turn Arounds Design. Driveways and turn-arounds providing access to
parking areas shall conform to the following provisions:
1. A driveway for a single dwelling shall have a minimum width of nine feet, and a shared
driveway serving two units shall have a width of 12 feet.
Complies.
4. Vertical Clearances. Driveways, aisles, turn-around areas and ramps shall have a minimum
vertical clearance of 13'6 "for their entire length and width.
Complies.
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Findings of Fact M. David Owen Remodel and Addition - 373 Vista Street, Ashland 9
5. Vision Clearance. No obstructions may be placed in the vision clearance area except as set
forth in Section 18.68.020.
Complies.
E. Parking and Access Construction and Maintenance. The development and maintenance as
provided below, shall apply in all cases, except single-family dwellings.
1. Paving. All required parking areas, aisles, turn-arounds and driveways shall be paved with
concrete, asphaltic, pervious paving, or comparable surfacing, constructed to standards on file
in the office of the City Engineer.
2. Drainage. All required parking areas, aisles and turn-arounds shall have provisions made for
the on-site collection of drainage waters to eliminate sheet flow of such waters onto sidewalks,
public rights-of-way, and abutting private property.
3. Driveway approaches. Approaches shall be paved with concrete surfacing constructed to
standards on file in the office of the City Engineer.
5. Wheel stops. Wheel stops shall be a minimum of four inches in height and width and six feet in
length. They shall be firmly attached to the ground and so constructed as to withstand normal
wear. Wheel stops shall be provided where appropriate for all spaces abutting property lines,
buildings, landscaping, and no vehicle shall overhang a public right-of-way.
Engineered design will provide compliance with 1-3 and S.
7. Landscaping. In all zones, all parking facilities shall include landscaping to cover not less
than 70o of the area devoted to outdoor parking facilities, including the landscaping required in
subdivision 6(a) above. Said landscaping shall be uniformly distributed throughout the parking
area, be provided with irrigation facilities and protective curbs or raised wood headers. It may
consist of trees, plus shrubs, ground cover or related material. A minimum of one tree per seven
parking spaces is required.
Landscaping plan addresses this requirement.
8. Lighting of parking areas within 100 feet of property in residential zones shall be directed into
or on the site and away from property lines such that the light element shall not be directly
visible from abutting residential property. (Ord 2951, amended, 0710112008)
Lighting plan will comply.
18.92.090 Pedestrian Access and Circulation
A. Site Layout and Design. To ensure safe, direct, and convenient pedestrian circulation, all
developments, except single-family dwellings on individual lots and accessory uses and
structures, shall provide a continuous walkway system. The walkway system shall be based on
the standards in subsections 1-4, below:
Not applicable.
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Findings of Fact - M. David Owen Remodel and Addition - 373 Vista Street, Ashland 10
DESIGNAND USE STAND S
Orientation and Scale: The accessory residential unit will be located off the street and will be
accessed through a sidewalk adjacent to the new off-street parking space. The entrance to the
ARU will be emphasized through the use of architectural features including a gabled roof and
porch over the entrance.
Pedestrian Access: will be via the sidewalk noted above, and will be shared with pedestrian
access to the primary residential unit as shown at A/A0.1.
Trash and Recycling: will be provided at the side of the building, near the front, as shown at
A/A0.1. cans will be screened by a wooden enclosure.
Street Trees: The subject property has no street trees; Owner would prefer to add no street trees
as the neighboring properties to the east, west and north have numerous very large evergreen
trees which provide heavy shade year-round, rendering solar exposure negligible. The subject
property remains cool in summer and cold in winter. A single tree will be added if planning
requirements are inflexible in this requirement.
Landscaping: The subject property is fully mature and is landscaped at the front as shown on the
landscaping plan L0.1. Drip watering will be added as required as an aid to landscape
maintenance. No lawn area will be provided. The communal garden area at the rear of the lot
will be provided with hose bibs for use in annual vegetable gardening.
STORK DISTRICT DEVELOPMENT
The existing contributing historic resource building was originally constructed in 1910 - the
exterior of the original building will remain intact except for repairs and porch relocation as
described below.
The original windows at the front (south) and east side (left) were probably replaced in the 40s
with larger, picture windows. Because this replacement was within the period of historic interest,
they are as much a part of the history of this building as the original ones were.
The existing front porch may have been built during the latter part of the period of historic
interest, or it may be original. Planning/l istorical file photos show it as it is now in about 1960.
It is proposed to remove the porch, for three reasons: 1. it is structurally unsound; 2. The east
portion of the porch will need to be removed in order to provide the required parking space; 3.
This space is also needed to provide access to the ARU.
A new front porch will be constructed in a style complementary and contemporaneous to the
existing structure as shown at E/A3.1 and Al. 0. An entry porch will be provided at the ARU,
complementary to the front porch.
Findings of Fact - M. David Owen Remodel and Addition - 373 Vista Street, Ashland 11
The kitchen and bedroom at the rear of the existing house are an addition evidently constructed
about the time natural gas became available. The construction is substandard with a foundation
that is now "sliding" down the hill to the point where the foundation and framing are 3 inches out
of level from east to west. The roof was attached to the existing structure without adequate
support. This structure will be demolished and the new addition will replace it with a properly
engineered structure.
The new addition to this property will be constructed with a hip roof similar to the existing
building, with a lower ridge. A small part of the addition roof will be a shed roof, required in
order to meet solar access requirements. Siding on the addition will be cement board with a 4-
1/2" exposure. Siding color will be Sherwin Williams "Teasing Peach" 6623 with Trim in
"Flower Pot" 6334 or similar (swatches attached). Windows which can be seen at the same time
as windows on the original building will be compatible in proportion, shape, and size as
windows on the historic structure. Roofing will be asphalt or composition shingles matching
existing.
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Findings of Fact - M. David Owen Remodel and Addition - 373 Vista Street, Ashland 10
Addendum:
The existing non-conforming porch will be removed, and the new porch will be located as shown. The
new porch will also be non-conforming, but this will be the most aesthetically pleasing of the other
options proffered. The degree of non-conformance will be less than the existing porch, and is the best
option of the available choices as it improves on the existing situation, replaces the structurally unsound
existing porch, adds off-street parking and supports the desired outcome of adding an ARU while
improving and updating the existing functionally obsolete residence.
C'OATDITIOAT4L USE FERAETS
15.104.050 Approvcfl 01tei-0
A conditional use permit shall be granted if the approval authority finds that the proposed use
conforms, orcan 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.
Porch
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.
Ti
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,
i- i
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.
tot in
q. Air quality, including the generation of dust, odors, or other environmental pollutants.
T1 kc n- ffr rf- -,r A3 ,I odor, or er-i-,7k n-ie€lW poi ut nt".
5. Generation of noise, light, and glare.
ise,
6. The development of adjacent properties as envisioned in the Comprehensive Flan.
7. Other factors found to be relevant by the Hearing Authority for review of the proposed use.
rga
'.8'fnd Of A81071#1W STOW 0h' OBS001V
CoantttolJackmd I
W®DI7AH'PY r&rtDb rerfity sal the aaaend iw,,lro^ {
_LOtI. B..BEiDSg stoat Of m UIV mdi rtt¢trtd da fke! for
TO r4vrdd1_14Q0_,e 0aA+V..ax
t 180 r,,lw n°an _
1 - _ dab of Ndvnmber 19E4.a
t( Gbnafderadfan
i D.e1111a Stevens ►lay9zOltrk
ALBSRT WILLIAM XT uS S-11A•AA Bb DOW#
i
'tffie•ZNDBNTDBf° WZTtp1T6SFYRH, Thet_I, Lou_S. Baader, (Widow) of the County of
Taokson and State of pregon_for and in consideration of Ten polUns to me paid, have Bargained
f and Sold, and by these presents do Bargain, Bell and convoy, unto Alba" Williams and b'stalla
a., Williams, husband end wife,.attd to the survivor of either, of tha,oounty of Jaakaon.and .
State of OregoA, t.00 following desoriOod premisos, situate e44.being in, the County of Taokaon
and Dtato of Oregon, to-wit..
That portion of lota Noo. 1, 8 and 8 of Deuval'e West.Virginie Addition to the
Oily of Ashland, Oregon, deoaribed as follows; Beginning at the. southgeat coiner of lob
number Two pf said Dauvalws .Weat.yirginia Addition to the City of Ashland, Oregon, thena
went.alopg the 0011th line. of Lot. S; maid so4iyions a diptanoe -of thIriy feet; thane north
a distanoe of 198.7 Peat, more or leas, to the* north line of Dat;v4lfs Nest Virginia Addition
to Ashland;. thegoe boat along the Aprth._lina os eald,Adflltion a diatenae or 50 'feet; thanCa
south 198.9 foot, more.or lees to the north side line pf Via" Street,..dn,Asb]And, Oragop;
theses west slong•sald.nonth aide of,Viata 8traat twenty toot to place,Q$ beginning.,
Also, beginuing.at, a point, twenty feet east of the squthwsst oornpr of,lot 8 of
DauvaVe,West Virginia Addition•to Ashland, thence North 08 feet, more or 799a,, to the north
line QP said lot d; than?o.eget along,said north Sipe.of said lot 8, ten faatF theses south
56 feet, more, cm lone to the north line of Vista Street, in As4),and; Oregon; ehenoa-y,eot ton. ~
I feat to ptaoe of beginning. ResgpFUg.hg{weyer from the laab dea0ribe0 tRaat oR land, right
or waY 9VOr sail tap Root. strip for the use of the gwgera of dote 1.a0d,•4,.4;4d,4A044?n,
and to.quir agooeasors tp Interest, for drive way. I
TO.H,4" A11D.TO.40LD the said promises, with their app}trtenenaes, unto the said
el ekt R0111eans sod' $stelie4 Milliec,a, huebaQd and wits, their heirs "I.aaslSns forever.
. Andy, thq. vaid*Wr'•-Flea4or,.do here tly oovengnt to end pith the sgio Albert pilliema anct
~Wolla 0. VU lt"s, tbgir haiga a?1$ aeaigaa., thgt F atj the owner ip fee aig4Pl'-4 of said r )
premises; thgt;they pre.Yrop trppa 4.),inQembraAoe and that ~ 04 warrgnt aqd Ae#eAd the
0mme.fraa all lawPgl claims , wge60QovQr.
3N;.RFT W. A F..?!tkYe b0ra}~n_to set ~v .bona and •spei this $no. doy..gf.MAgojk
"AeD. l9Dlr ,
1
. ..Done 1n the PpoeanQ.o of ;
Re111.o'Dio$ey Lou N. Rsador
oaf
N. IT., Mor99
0ATA6saea,
BT,ATB os -oi~o~
IOOUtiTT Og JAO880N ) as
On .this Eq$ day oil listen 4. D, Ell, before ma, the underaignod, a notary public
in and for the above named Bounty anS(•pt0te, pgra0ne}ly,appta?ed Wv,x. Reader,"to me persohoU i
known tb bq the indiv1du01.dosoribed in agd.wbo sxoouted thq,within apnveyapoe, end aaknpWiq$ge
to me. that. eqe, exeoutaa tb0 same free&. AM voluntarAly.
Fu teatamonY.wheraor.I have hereunto apbecrlAod.my nmma.aad atfixg¢ my offlotal
seal' be day and year last above written.
ltp#arial Beal of , Rollie Dipk
iiob®ry Pu611o for Opagon,
R$llie. Dtokoy 6ly':0o saipn, explx@a 1g,
Noy. , 14k8.
DoOgmon kry 13't mp0
' opnea7,a44.. • ~ .
BR 64 ,,N.W..V4,GEfi4,T3$6,UK,WAd. 373 VISTA 391E09BD
+
PROPERTY CORNER 7AC&'31CaiPN"I'Y ASHLAND ~ p
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PROPERTY CORNER Al QGta ..__K 1751 1 i'a 1j
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CORr
EXISTING 6' HIGH 'DLCas 11ARGARDINEST. IgI1 Wz Q
FENCE PROVIDES °11 16e00 1 18000 \ 8000'" i 4 it W
SCREENING FROM omu !t amk a \9494 alt 1 a1ekC801W 1 1I U N
Ank 90W 9400 1 1 1'd 9700 Q 2 d
8 `9 E npk 5 f 9b90 91W ~ aek W
NEIGHBOR ACTIVITIES F9701 / Q~ f i 2
SAN SAN SAN itt S SAN SAN q ~d4'• ® 0. P + \ y~ A - a&* % C9T610// / / a W I-
(E) 6° CEWER y 93W
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.I es asoo
AREA, SHARED
UN PERMITTED ~d OPBEEN DACE ~ET~ 1 fank IHOk o.u 0 1 Wm1W 10mOkO I 8800
p STORAGE BED. ( "'a Li~l lank "494 ela d
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ED 94949 HOLMAN
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(CURRENTLY
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CONSTRUCTION) ¢ 8951 adlu X16 fw5k A i pk ¢d0
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PMVATEPA770 0
Ooh AREA -FOR ARU TU p 1 i
(182 S0 , 0 CBAiifi 1 4 n \ o ,4W0 1/BW i1700 14W0 514200 lj 0.1.1 LU
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PRIMARYVAgTPPoVAIE 46 r\ I g C) O
DDO DECK AREA .(ae50 ASSESSOR MAP OF AREA
SHARED PROPERTY CORNERS
PEVASSESSORTW_ Q Q ~
sPACErsTORAGE rCRACE ?oR SCALE: F J
ACCESS (33850 OS~ SK dNgV SE A U) WW g
BICYCLE STORAGE \ 61 A 9P~ Q I- 1n
UNDER STAIRS PRIMARY UNIT, MAIN FLOOR: 0 Q
e'-D8~" o AREA=1170 SO FT W
io PRIMARY UNIT,
BASEMENT LEVEL:
AREA=447 SO FT
39" 810E i ACCESSORY UNIT:
STAIRCASE J AREA=499 SO FT
1 0
PITCHED ROOF OVER ENTRY
PORCH ACCENTS ARU DECK
ENTRANCE
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m CAS SERVICE 0 BASEMENT LEVEL FIRST LEVEL
0 SCALE; 1"=16'-0°
ARU PEDESTRIAN ACCESS
5-6° AREA ANALYSIS:
z
\ QHB ~ NEIGHBORING NWS PRIMARY UNIT AREA: 1170 + 447 = 1617 SF LI ~h
p ACCESSORY UNIT AREA: 498 SF
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TRASH AND RECYCUNG NEW COVERED PORCH (N) LOT SIZE 5713 SQUARE FEET J
STORAGE ON COVERED OFF-STREET Q 0
CONCRETE PLATFORM I PARKING PARKING PAD 3 FEET
' BELOW MAIN FLOOR MEETS PERMITTED DENSITY AND MINIMUM LOT DIMENSIONS UNDER
18.24.040.A.,.n o W N 5
LEVEL AND 6 FEET
0 205 BELOW STREET LEVEL PROJECT INFORMATION
J LOT LINE eo PROJECT NAME "VISTA PLACE REMODEL/ADOI710N° 0
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S \ o PROPERTY CORNER OWNER: M. DAVID LL Q
SITE ADORERS: 373 3 VISTA ST. ASHLAND, OR N o
5^ MAP AND TAX LOT ID: 391E098D 10800 LL
- NZONING: EW AN R-2 HARGADINE HISTORIC AREA I~.
o SEMIPUBLIC NEW AND EXISTING CONSTRUCTION TYPE: WOOD FRAME O U)
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d (N) CURB CUT AND 22 FT BACKUP
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B \ STEPS. \
0
v \ \ PERCENT LOT COVERAGE:
LOT WE 5714. SF
Dete, 11-08.2013
+ PARKING SPACES: 062.
ACCESSORY SLOG 196. DRAWING SHEET LIST - PLANNING SET Drawn: MDO
£ HOUSE 1407, A0.1 SITE PLAN
FRONT PORCH 143. A1.0 FLOOR PLANS P Ned a:
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SUM 1908 A2.2 ROOF PLANS
PERCENT OF TOTAL 33% A3.1 ELEVATIONS Sheet No:
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- . - APARTMENT 498 SF
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ti - - - ON NEW WORK (TYP) Prged No
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6° REVEAL LAP SIDING FIRST FLOOR LEVEL, 4" FLOOR LEVEL Sheet No:
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NINA PERMIT APPLICATION
Planning Division
ci.rr o 51 Winburn Way; Ashland OR 97520 FILE
541-488-5305 Fax 541-488-6006
ASHLAND.
DESCRIPTION OF PROJECT I A
DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YES 0
Street Address i
Assessor's Map No, 391 E 0 0, 19 P Tax Lot(s) 10800
Zoning Comp Plan Designation f+a r
APPLICANT
Name 1 - I 'C5. Q We K Phone 1. E-Mail v® %1®
Address i City Ole- Zip
PROPERTY OWNER
Name Phone E-Mail
Address co Zip
SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER
Title Name Phone E-Mail
Address City Zip
Title Name Phone E-Mail
Address City Zip
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. I understand that all property pins must be_shown on the drawings and visible upon the site inspection. In the event'the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to .
establish;
1) that 1 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 fumished by me are adequate; and further
4) that all structures or improvements are properly located on the ground.
Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed y exp nse: If I have any doubts, I am advised to seek competent professional dvice an assistance,
it l l
Applicant's Signature Dad
As owner of the property involved in this request, I have read and understood the complete application and its consequences tome as a property
owner.
►9 i
Property Owner's Signature (required) Date
[To be completed by City Stsffl /
Date Receivedf
Zoning Permit Type Filing Fee $
OVER 0
r.:\comm-dcv~pleaning)Forms & E3eadouts\Zaning Permit Applicatiamdoc
Job Address: 373 VISTA ST Contractor:
ASHLAND OR 97520 Address:
C
A Owner's Name: MICHAEL DAVID OWEN
P Phone:
Customer 07281 N State Lic No:
L MICHAEL DAVID OWEN T City Lic No:
L Applicant: PO BOX 201 R
Address: GASQUET CA 95543 A
C C Sub-Contractor:
A Phone: (707) 951-3975 T Address:
N Applied: 11/18/2013 0
T Issued: R
Expires: 05/17/2014 Phone:
State Lic No:
Maplot: 391 E09BD10800 City Lic No:
DESCRIPTION: Site Review for an ARU
Parking Variance
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
Variance (Type 1) 998.00 Residential Site Review 1,064.00
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 OF
LA