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HomeMy WebLinkAboutManzanita_121_PA-2014-00725 CITY ®F June 19, 2014 Notice of Final Decision On June 19, 2014, the Community Development Director approved the request for the following: Planning Action: 2014-00725 Subject Property: 121 Manzanita Street Applicant: Laura Westerman Description: A request for a Conditional Use Permit for an Accessory Residential Unit. The application includes a request for Conditional Use Permit to intensify the use of the existing non-conforming carriage house which is proposed to be converted to the Accessory Residential Unit for the property located at 121 Manzanita Street. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 lE 05 DD; TAX LOT: 7100. The Community Development Director's decision becomes final and is effective on the 13th 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 Amy Gunter in the Community Development Department at (541) 488-5305. 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 1W www.ashland.orms 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 parry 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. is 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 12u' 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 fmdings 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: 541488-5305 51 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY; 800-735-2900 www.ashland.or.us ASHLAND PLANNING COMMISSION FINDINGS & ORDERS PLANNING ACTION: PA-2014-00725 SUBJECT PROPERTY: 121 Manzanita APPLICANT: Northwest Design and Build OWNERS: Laura Westerman DESCRIPTION: A request for a Conditional Use Permit for an Accessory Residential Unit. The application includes a request for Conditional Use Permit to intensify the use of the existing non- conforming carriage house which is proposed to be converted to the Accessory Residential Unit for the property located at 121 Manzanita Street. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 lE 05 DD TAX LOT: 7100 SUBMITTAL DATE: May 1, 2014 DEEMED COMPLETE DATE: May 21, 2014 STAFF APPROVAL DATE: June 19, 2014 FINAL DECISION DATE: July 1, 2014 APPROVAL EXPIRATION DATE: Julyl, 2015 DECISION The applicant is requesting a Conditional Use Permit (CUP) to convert an existing non-conforming garage to a 456 square foot Accessory Residential Unit (ARU). The lot is approximately 14,400 square feet and is zoned R-1-7.5. The lot is approximately 6,900 square feet larger than is required by the zoning. There is an existing single-family residence on site. It is known as the William & Jemima Clyde House, a Historic Contributing residence constructed in 1886. The existing single-family residence is approximately 1,572 square feet according to the Jackson County Assessor's data. Accessory residential units are limited in size to a maximum of one-half of the gross habitable floor area of the primary residence or, to 1,000 square feet, whichever is less. The proposed accessory residential unit contains 456 square feet of living space, and meets the size requirements. The proposal requires two off-street parking spaces to serve the primary residence and one to serve the accessory unit. A large driveway that fits four vehicles is available on-site and the property also has more than 22-feet of un-interrupted curb frontage on both Manzanita and High Streets and qualifies for one on-street parking credit. The existing garage is considered non-conforming because when it was constructed, it was built too close to the rear (north) property line. The standard rear and side yard setbacks for a garage or accessory structure that is more than 50-feet from the street, less than 15-feet in average height and more than ten- feet from other structures on the lot are three-feet. The structure is approximately two-feet, nine-inches away from the rear property line. Standard setbacks for a residence are six-feet on the side and ten-feet in the rear. There are no changes or additions proposed for the non-conforming structure and the non- conformity is not being increased. There are windows along the north side of the structure which are proposed to be modified, no additional openings are proposed on the north side of the structure. The height of the structure will remain the same. 2014-00725 121 M'anzanita/adg Page 1 The applicant has proposed some exterior modifications to the structure the proposed modifications are to make the unit a residence. These include removal of the garage door and replacing it with an entrance door and large window. The proposed ARU is similar in scale, bulk, and coverage to the other single- family residences and accessory structures in the neighborhood. Utilities, including water, sanitary sewer, and storm drainage, are in place to serve the existing home and the proposed ARU. There are existing sidewalks and parkrow improvements in place in front of the property. There are a number of trees greater than 6-inches diameter-at-breast-height (dbh) on the site. The applicant is not requesting to remove any trees and due to the construction occurring within the existing structure and construction staging in the existing driveway a tree protection plan was not necessary. The applicant has proposed a fenced, private patio space in front of the ARU. The applicant will be installing a screening enclosure for the trash and recycle bins adjacent to the driveway. The proposed accessory unit within a non-conforming structure that has stood on the property for many years is compatible to the historic residence on the site and other residences and accessory buildings in the vicinity. The conversion of the garage to a residence will not have adverse effect on the livability of the impact area. Staff finds that the conversion of the existing non-conforming garage into an Accessory Residential Unit complies with the minimum requirements of the Conditional Use chapter of the Ashland Municipal Code, and is hereby approved. 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. 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 offacilities. 3. Architectural compatibility with the impact area. 4. Air quality, including the generation of dust, odors, or other environmental pollutants. 5. Generation of noise, light, and glare. 6 The development of adjacent properties as envisioned in the Comprehensive Plan. 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use. The criteria for an Accessory Residential Unit are described in AMC Chapter 18.20.030.H, as follows: H. Accessory residential units, subject to the Type I procedure and criteria, and the following additional criteria.- 2014-00725 121 Manzanita/adg Page 2 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 2014-00725 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 2014- 00725 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 this Conditional Use Permit approval shall be submitted and approved prior to issuance of a building permit. 3) That building permit submittals shall include: a) Exterior lighting details demonstrating that the lights are appropriately shrouded, so there is no direct illumination of surrounding properties. b) A storm water drainage plan for review and approval by the Ashland Building Division. 4) That prior to the issuance of the building permit: a) That a Local Improvement District (LID) agreement for the future improvements to Manzanita and High Streets shall be signed by the property owner. 5) That prior to the issuance of a certificate of occupancy: a) That an opportunity to recycle site shall be located on the site, or an individual recycle bin shall be provided to all units in conformance with 18.72.040. Screening for the trash and recycling enclosure shall be installed in accordance with the Site Design and Use Standards b) That a separate electric meter for the accessory residential unit shall be installed in accordance with Ashland Electric Department requirements. c) That a separate address for the accessory residential units shall be applied for approved by the -__-City- of Ashland Engineering Division. Addressing shall be visible from Public Street. d) T at a stre 2- b, Bill Mo ar, irector Date D partin of Community Development 2014-00725 121 Manzanita/adg Page 3 f do-dod pjoqas aI jaI. anaj ;uawabAeN~ f Aa3Ab'-09-6 , ~w , @09 LS ®A2!3Ad Wege6 al zasilafl tuo3-AA8Ae'MMM ap ul a aan4.3e4 el . zal daa ap sues , e I , salad a sall,e} sauanbp PA-2014-00725 391 E05DD 5800 ----P-A-2014-00725-39-1-E05DD-6905 PA-2014-00725-391 E05DD-5900 ALEXANDER JOSEPH R JR TRUSTEE BERK GAILA TRUSTEE ET AL CANNON ANNE W. ET AL PO BOX 822829 137 MANZANITA ST 451 S SIERRA, BONITA AVE VANCOUVER, WA 98682 ASHLAND, OR 97520 PASADENA, CA 91106 PA-2014-00725 391 E05DD 6000 PA-2014-00725 391 E05DD 4501 PA-2014-00725 391 E05DD 7402 COMBS CHRISTOPHER W TRUSTEE CRAWFORD ROBERT DIWENDY G CULLEN PATRICIA P TRUSTEE ET AL 10670 ROCHESTER AVE 310 HIGH ST 205 MARGO WAY LOS ANGELES, CA 90024 ASHLAND, OR 97520 PISMO BEACH, CA 93449 PA-2014- E05DD 4600 PA-2014-00725 391 E05DD 4400 PA-2014-00725 391 E05DD 7401 JO RGENSEN SEN 00725 391 PETER R S S & & BEVERLY FALJ FALCON INVESTMENTS LP HEYCKE TORSTEN ERNST TRUSTEE ORG F JORG 2040 ASHLAND MINE RD 323 HIGH ST 285 HETIGH AL ASHLAND, OR 97520 ASHLAND, OR 97520 285 H ASHLAND, , OR 97520 PA-2014-00725 391 E05DD 8900 PA-2014-00725 391 E05DD 5501 PA-2014-00725 391 E05DD 7000 KING JEANI TRUSTEE ET AL KOVTUNOVICH THEODORE J TRUSTEE LOMBARD BERNADETTE P 0 BOX 2749 276 ALMOND ST 133 MANZANITA ST WHITE CITY, OR 97503 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00725 391 E05DD 6900 PA-2014-00725 391 E05DD 4500 PA-2014-00725 391 E05DD 5704 LUNT JAY S TRUSTEE ET AL MILLER LAUREL/SHERMAN MITCHELL MITCHELL KATHLEEN K TRUSTEE ET AL 141 MANZANITA 550 COVE RD 124 MANZANITA ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00725 391 E05DD 7300 PA-2014-00725 391 E05DD 7200 PA-2014-00725 391 E05DD 4700 PEARSON FAMILY TRUST ET AL ROLLE WAYNE ERNEST TRUSTEE RUSSELL JEANETTE M POSTON 315 HIGH ST 311 HIGH ST 283 HIGH ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520. PA-2014-00725 391 E05DD 80002 PA-2014-00725 391 E05DD 7100 PA-2014-00725 391 E05DD 80001 UHERBELAU JUDITH H WESTERMAN LAURA L YOUNG MARILYNN TRUSTEE ET AL PO BOX 488 252 TIMBERLAKE DR 69 MANZANITA ST 1 ASHLAND,.OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00725 NORTHWEST DESIGN & BUILD 333 LORRAINE AVE EAGLE POINT, OR 97524 121 Manzanita 6/20/2014 NOD 22 wba6P3 do-dod asodxa jaded paaA ®0966 a}elduaal ofumv asn 'wi09iv ® of eull buole puse - i slaga=l alead Ase3 AIpualjAo:)3 4 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On June 20, 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 #2014-00725, 121 Manzanita NOD. Signature of Employee Documend 6/2012014 ASHLAND HISTORIC COMMISSION Meeting Minutes June 4, 2014 Community Development/Engineering Services Building - 51 Winburn Way - Siskiyou Room REGULAR MEETING - CALL TO ORDER: 6:07 p.m. - SISKIYOU ROOM in the Community Development/Engineering Services Building, located at 51 Winburn Way Historic Commissioners Present: Mr. Skibby, Mr. Shostrom, Ms. Renwick, Mr. Whitford, Mr. Giordano, Ms. Law Commission Members Absent: Mr. Swink, Ms. KenCairn Council Liaison : Mike Morris, Absent Staff Present: Staff Liaison: Amy Gunter, Assistant Planner APPROVAL OF MINUTES: Historic Commission regular meeting of May 7, 2014. Mr. Whitford motioned that minutes be approved and Mr. Giordano seconded. Motion passed unanimously. PUBLIC FORUM: Ray Kistler, from Kistler, Small & White, at 545 A St, spoke on behalf of the Plexis building on A Street. It is part of the old shop of Oak Street, Tank and Steel. The owner would like to demolish the 2 story space and make it a 3 story space inside. Mr. Kistler stated that somehow the project has come through without complying with the 10% rule for open space. Mr. Kistler explained that because it's a large scale building, in order for it to comply you have to setback an additional 12 feet the length of the building to make up the plaza space for the whole site. The commissioners agreed that a 3 story building may not fit in to the scale of the railroad district. Presently, there are no 3 story buildings within the railroad district. Mr. Kistler asked some questions that the commission could not address at this time. It was suggested by Mr. Skibby and Ms. Gunter that Mr. Kistler submit for a pre-application conference to better answer their questions. COUNCIL LIAISON REPORT: No council liason was present to give the report. PUBLIC HEARING: Mr. Skibby gave the requirements for public hearings. PLANNING ACTION: PA-2014-00729 SUBJECT PROPERTY: 182 Scenic Drive APPLICANT: Jon Bauer Ms. Gunter gave a presentation on the proposed land partition. Mr. John Bauer, homeowner, explained the proposal and the ensuing conditional use permit. No changes to the exterior building or property would be made. He explained that the structure is not visible from Scenic Drive. With no other comments or questions to be made, Mr. Skibby closed the public hearing for staff comments. Mr. Whitford motioned to approve PA-2014-00729, Ms. Renwick seconded. Motion passed unanimously. PLANNING ACTION: PA-2014-00725 SUBJECT PROPERTY: 121 Manzanita APPLICANT: Northwest Design and Build OWNERS: Laura Westerman Ms. Gunter gave a presentation on the proposed conditional use permit for an accessory residential unit. A man door has been proposed at the residence per the state code. This man door would be in place of french doors. No changes will be made to the main residence. Ms. Gunter reported that one elevation change will be made, and one landscaped area (courtyard)has been added. Ms. Laura Westerman, explained how they will use the residence. The parking will not be covered but eventually they would like some sort of carport. She added, all parking will be head in only. Ms. Gunter explained that they have not addressed the bike parking as of yet, and that one space would be required for bicycles. Ms. Gunter said that she has received no comments from neighbors. With no other comments or questions to be made, Mr. Skibby closed the public hearing Mr. Giordano motioned for approval of PA-2014-00725, and Ms. Renwick seconded. Motion passed unanimously. 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: 92 Skidmore Academy Historic District, Ashland, OR 250.0 CODER, LAWRENCE & ALMEDA HOUSE 1947c 133 MANZANITA ST 391E05DD 7000 Modern Period: 1940s Era Cottage Historic Contributing This one and one-half story dwelling was constructed following the partition of the site from the Clyde House parcel, to the north, in 1946. (JCD 270:224) The original and longtime owners were Lawrence and Almeda Coder, prominent Ashland residents. Mrs. Coder, who lived to be more than 100 years old, was a descendent of Ashland's founder, Abel Helman. The Coders, who lived on Willow Street in 1942, are listed at this address in the 1948 city directory. Mr. Coder was a principal in the Ashland Iron Works, an important local manufacturing concern. The Coder House is a stucco-clad gable volume with a projecting gable porch and twin shed dormers. A shed extension is located on the south-facing elevation. The house is a somewhat idiosyncratic mixture of a bungalow-like volume with the minimal eave detailing of a 1940s-era cottage. The Coder House retains sufficient integrity to relate its period of construction. 251.0 Survey #640 CLYDE, WILLIAM & JEMIMA HOUSE 1886c 121 MANZANITA ST 391E05DD 7100 Late Victorian: Classical Revival Historic Contributing This single-story dwelling was likely built in 1885, following sale of the property from J. O. Willetts to William Clyde. Clyde, a Presbyterian minister, was born in Scotland and for many years served as the minister of the Presbyterian Church in Phoenix until retiring to Ashland in the 1870s. Jemima Mercer Clyde, William's widow, continued to reside in the house until 1921 when she sold the property to Albert Leggett. In 1946 subsequent owners R. C. and Lucy Talbot under a renovation project, reported in the local newspaper as totaling $150. (Ashland Daily Tidings 26-Nov-1946, 3:3) This may relate to the installation of the large picture window at the north of the fagade. The Clyde House is a fine example of the Classical Revival Style and retains its symmetrical fagade design, centered upon the entry door with surrounding sidelights and transom panel. Several narrow vertically-oriented double-hung windows remain. The primary gable volume is augmented by an early appearing hipped extension to the north. Despite the installation of the picture window, probably during the period of significance, the Clyde House retains substantial integrity and effectively relates its original design. 252.0 Survey #849 SHOUDY, IRA HOUSE 1910 311 HIGH ST 391E05DD 7200 20`x' Century American: Bungalow Historic Contributing In May 1910 the local newspaper reported that Ira Shoudy, who had joined his brother D. M. Shoudy in Ashland in 1905, has sold an earlier parcel on Almond, as High Street was then known. 1 g r IWO ~I .X1 ~ r ? 01, _ ` YP~-mac ~ ~ 7 s- b V~r kn 1 ~y S a\ p Ik . F`_ _ ~ - fs. i rn N I x ~ E N I - it, I - tt ion, a x Ki, i t F' -`VV 'P ' h h N4 L li•ts~ ! sm Tk 0 N I k . h e p ~z, C'r' bJ~u Planning Department, 51 Win burn Way, Ashland, Oregon 97520 C I T Y OF 541-488-5305 Fax:541-552-2050 www.ashland,or.us TTY:1-800-735-2900 ASHLAND NOTICE OF APPLICATION PLANNING ACTION: PA-2014-00725 SUBJECT PROPERTY: 121 Manzanita APPLICANT: Northwest Design and Build OWNER: Laura Westerman DESCRIPTION: A request for a Conditional Use Permit for an Accessory Residential Unit. The application includes a request for Conditional Use Permit to intensify the use of the existing non-conforming carriage house which is proposed to be converted to the Accessory Residential Unit for the property located at 121 Manzanita Street. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 1 E 05 DD; TAX LOT: 7100. NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday, June 4, 2014 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: May 21, 2014 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: June 4, 2014 131 ~U) <UWE PR~F£RT'! \ 121 h4MJZAtdI A57 ----1 / 391E 05UOliao ,i v~ MANZANITA ST I Rnpen y li-I are for ncfrrence only, nat 111l1a6.e 0 15 30 60 Feet The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.108.040) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services Building, 51 Winburn Way, Ashland, Oregon 97520. If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305. Wcomm-dev\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2014\PA-2014-00725.docx CONDITIONAL USE PERMITS 18.104.050 Approval Criteria A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the imposition of conditions, with the following approval criteria. A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. C. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone; 1. Similarity in scale, bulk, and coverage. 2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. 3. Architectural compatibility with the impact area. 4. Air quality, including the generation of dust, odors, or other environmental pollutants. 5. Generation of noise, light, and glare. 6. The development of adjacent properties as envisioned in the Comprehensive Plan. 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use. Wcomm-dev\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2014\PA-2014-00725.docx PA-2014-00725 391 E05DD 5800 PA-2014-00725 391 E05DD 6905 PA-2014-00725 391 E05DD 5900 ALEXANDER JOSEPH R JR TRUSTEE BERK GAIL A TRUSTEE ET AL CANNON ANNE W. ET AL PO BOX 822829 137 MANZANITA ST 451 S SIERRA BONITA AVE VANCOUVER, WA 98682 ASHLAND, OR 97520 PASADENA, CA 91106 PA-2014-00725 391 E05DD 6000 PA-2014-00725 391 E05DD 4501 PA-2014-00725 391 E05DD 7402 COMBS CHRISTOPHER W TRUSTEE CRAWFORD ROBERT D/WENDY G CULLEN PATRICIA P TRUSTEE ET AL 10670 ROCHESTER AVE 310 HIGH ST 205 MARGO WAY LOS ANGELES, CA 90024 ASHLAND, OR 97520 PISMO BEACH, CA 93449 PA-2014-00725 391 E05DD 4400 PA-2014-00725 391 E05DD 7401 PA-2014-00725 391 E05DD 4600 FALJ FALCON INVESTMENTS LP HEYCKE TORSTEN ERNST TRUSTEE JORGENSEN PETER S & BEVERLY F 2040 ASHLAND MINE RD 323 HIGH ST JORG ET AL ASHLAND, OR 97520 ASHLAND, OR 97520 285 HIGH ST ASHLAND, OR 97520 PA-2014-00725 391 E05DD 8900 PA-2014-00725 391 E05DD 5501 PA-2014-00725 391 E05DD 7000 KING JEANI TRUSTEE ET AL KOVTUNOVICH THEODORE J TRUSTEE LOMBARD BERNADETTE P 0 BOX 2749 276 ALMOND ST 133 MANZANITA ST WHITE CITY, OR 97503 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00725 391 E05DD 6900 PA-2014-00725 391 E05DD 4500 PA-2014-00725 391 E05DD 5701 LUNT JAY S TRUSTEE ET AL MILLER LAUREL/SHERMAN MITCHELL MITCHELL KATHLEEN K TRUSTEE ET AL 141 MANZANITA 550 COVE RD 124 MANZANITA ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00725 391 E05DD 7300 PA-2014-00725 391 E05DD 7200 PA-2014-00725 391 E05DD 4700 PEARSON FAMILY TRUST ET AL ROLLE WAYNE ERNEST TRUSTEE RUSSELL JEANETTE M POSTON 315 HIGH ST 311 HIGH ST 283 HIGH ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00725 391 E05DD 80002 PA-2014-00725 391 E05DD 7100 PA-2014-00725 391 E05DD 80001 UHERBELAU JUDITH H WESTERMAN LAURA L YOUNG MARILYNN TRUSTEE ET AL PO BOX 488 252 TIMBERLAKE DR 69 MANZANITA ST 1 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00725 NORTHWEST DESIGN & BUILD 333 LORRAINE AVE EAGLE POINT, OR 97524 121 Manzanita 5/21/14 NOC 22 ' 200] F 7 601 10:3 0 7401 i WOO STTJ2 7100 tJ I ~ 6904 7Om [r{3 25;- 5701 47M I ti , (F t 9 11200 o 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 May 21, 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 #2014-00725, 121 Manzanita. C- Signature of Employee Document? 5/20/2014 Findings for Proposal ARU: Stahler House addition I was raised in our late 1800's Victorian home and it has been in my family for over 60 years. It is located on a 1/3 acre corner lot at the upper corner of Manzanita & High Street. I had proposed doing this project in 2006, but the economy got in the way and I had to put it on hold. We currently also live in Ashland and will relocate after retirement to my family home. My daughter who is currently living in the Bay area will be moving back to Ashland and will reside in the cottage. I wish to convert the garage which was built many years ago to a residential living space to allow my daughter a place to live. I have thoughtfully tried to design the conversion to have minimum impact on the existing house and neighborhood. Conditional Use Criteria The existing garage is a non-conforming structure due to its placement within one to two feet of the rear property line. Upon review by the staff is generally supportive of the required CUP to intensify the non-conforming rear yard setback given that the structure is existing and the proposed change is in occupancy rather than an increase in the mass of the structure. The design of the conversion has been chosen to compliment the character of the neighborhood. Ten years ago a remodel was done on the existing three bedroom home, and on the exterior I added a wraparound porch which was reviewed by the Historical Committee and met compliance. It was done in a manner to compliment the home, add more usable space, and also to enhance the look of the house and enhance the neighborhood while blending into the original style of our home. This change is also designed to preserve the integrity of the existing late 1800's Victorian style home, and convert an existing garage into a small cottage which will accommodate one, possibly two individuals. Siding, windows, and trim will all be selected to be compatible with the existing house and the structure. The proposal conforms with all setback requirements and overall maximum lot coverage of the underlying zone R-1-10. It is also in conformance with relevant comprehensive plan policies that are not implemented by any City, State, or Federal law or program. Sufficient space for an ARU exists as it will within an existing garage. The structure is well within the 50% of the primary dwelling as it measures 19" X 24" overall for a total of 456 Sq. Ft. therefore in compliance of this additional CUP approval. The slab floor will have an insulated floor to meet Building issues. Site Design & Use Standards: Site Improvements A designated area will be set up for trash and recycling as indicated on the site plan. A fence to match the current fence on the property will be installed to compliment the cottage, and additional landscaping/shrubs to enhance to overall look of the cottage. In front of the fence where the entry to the gate will be landscaped with shrubs and sculptured planting area. Also to the right of the current garage will additionally be planted with shrubs to allow privacy to both areas. The unit is fairly unseen from the street and will result in a better presence to the street thus satisfying both the Conditional use and Site Design criteria. The courtyard of the cottage will have a cement patio, with sculptured lawn area inside the courtyard. Stepping stones will be placed between the gate and the patio and cottage entrance. Any exterior lighting will be directed downward to prevent glare. Orientation The entrance to the cottage faces Manzanita Street the same as the current residence. The existing trees provide a buffer separate from the current residence, along with the fence to allow privacy for both areas. Parking The proposed ARU is 456 square feet requiring two additional parking spaces. There will be no additional parking impacts as my daughter will primarily be using street parking which is allowed but never used and if at a later date wishes to park in the driveway area a special parking space will be set apart that does not restrict any movement of her car or the homeowners entering or leaving the residence. The entrance to the cottage faces Manzanita Street the same as the current residence. Historic Compatibility The property is within the Skidmore Academy Historic District and will have the current siding which fits the look of the current property. It will also be a white structure as is the current home. Windows /doors that are visible from the street will be the same as on the current residence side entry, matching to blend in with the current home. The doors will be French doors, double pane energy efficient and will further enhance the neighborhood street appeal. Since we are not increasing the mass or volume of the existing structure, realizing that it does not meet the non conforming rear yard setback but because it is existing it will not add any additional impact to the existing residence. Electric Service The ARU does not require a separate electrical service/meter per Dave Tygerson of the City of Ashland Electric Department which verified service requirements. F ~ ~ ~ ~ - _ ~ ~ _ - - ~ ~ ,.z „ Y Wit:: ~ ,ti ~ - - - ; ~ I 1 x _ i - ~t ~ " i. 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AA 4W ZONING PERMIT APPLICATION LL ry Planning Division ci.rr o 51 Winburn Way; Ashland OR 97520 FILE # r 541-488-5305 Fax 541-488-6006 ASHLAND DESCRIPTION OF PROJECT D~ DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YES ❑ NO Street Address Assessor's Map No. 391 E Tax Lot(s) Zoning Comp Plan Designation APPLICANT : . Name df1,4 1~14Phone E-Mail r Address City- Zip ? PROPERTY OWNER -Name ab, O_ ellsj 4 A Phone E-Mail -Address City Zip SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title Name Phone: E-Mail Address city zip l 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.showrl on the drawings and visible-upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to . establish: 1) that I produced sufficient factual evidence at the hearing to support this request; • 2) that the findings of fact furnished justifies the granting of the request; 3) that the findings. of fact furnished by me are adequate; and further 4) that all structures or improvements are property located on the ground, Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to be removed at my expense: !f have any ubts, I am advised to seek competent professional advice and assistance, Applicant's : Signature Date' As owner of the property involved in this request, I have read and understood the complete application and its consequences to me as a property owner. Property Owner's Signature (required) Date ITo be completed by City Stall] Date Received t Zoning Permit Type = Filing Fee $ OVER Job Address: 121 MANZANITA ST Contractor: ASHLAND OR 97520 Address: C A Owner's Name; WESTERMAN LAURA L 0 Phone: P Customer 03264 N State Lic No: L T City Lic No; P WESTERMAN LAURA L Applicant: 252 TIMBERLAKE DR R Address: ASHLAND OR 97520 A C C Sub-Contractor: A Phone: T Address: N Applied: 05/01/2014 0 T Issued: R Expires: 10/28/2014 Phone: State Lic No: Maplot: 391 E05DD7100 City Lic No: DESCRIPTION: CUP for an ARU & Site Review VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL I ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount CUP Accessory Residential 649.00 Residential Site Review 998.00 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.ocus CITY Request Line: 541-552-2080 OF -AS H LA NN D