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HomeMy WebLinkAboutSkidmore_172_PA-2014-01283 CITY OF ASHU August 19, 2014 Notice of Final Decision On August 19, 2014, the Community Development Director approved the request for the following: Planning Action: #2014-01283 Subject Property: 172 Skidmore Applicant: Val Backmayer Description: A request for a Conditional Use Permit to operate a five-unit (four guest units and one owner's unit) Travelers Accommodation, and a Site Review Permit request for 343 square feet of additional space added to the main structure for the property located at 172 Skidmore. A 301 square foot first floor addition to the owner's residence is proposed as a common dining room, while a 42 square foot second floor addition would expand an existing dormer on the south elevation. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-family; ZONING: R-2; ASSESSOR'S MAP: 39 lE 05DD; TAX LOT: 1000. The Community Development Director's decision becomes final and is effective on the 13`h day after the Notice of Final Decision is mailed. Approval is valid for a period of one year and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.108.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.108.070(B)(2)(c). The ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be made directly to the Oregon Land Use Board of Appeals. If you have any questions regarding this decision, please contact Michael Pina in the Community Development Department at (541) 488-5305. cc: Property owners within 200 ft I i COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-088-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 A.; 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 13t1i day after notice of the decision is mailed unless reconsideration of the action is approved by the Staff Advisor or appealed to the Commission as provided in section 18.108.070(B)(2)(c). b. Reconsideration. The Staff Advisor may reconsider Type I planning actions as set forth below. i. Any party entitled to notice of the planning action, or any City Agency may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the party asking for reconsideration, which in the opinion of the staff advisor, might affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. ii. Reconsideration requests shall be received within five (5) days of mailing. The Staff Advisor shall decide within three (3) days whether to reconsider the matter. iii. If the Planning Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the decision for purposes of reconsideration. The Staff Advisor shall decide within ten (10) days to affirm, modify, or reverse the original decision. The Staff Advisor shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. iv. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. c. Appeal. i. Within twelve (12) days of the date of the mailing of the Staff Advisor's final decision, including any approved reconsideration request, the decision may be appealed to the Planning Commission by any party entitled to receive notice of the planning action. The appeal shall be submitted to the Planning Commission Secretary on a form approved by the City Administrator, be accompanied by a fee established pursuant to City Council action, and be received by the city no later than 4:30 p.m. on the 12th day after the notice of decision is mailed. ii. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the city and whose boundaries include the site. iii. The appeal shall be considered at the next regular Planning Commission or Hearings Board meeting. The appeal shall be a de novo hearing and shall be considered the initial evidentiary hearing required under ALUO 18.108.050 and ORS 197.763 as the basis for an appeal to the Land Use Board of Appeals. The Planning Commission or Hearings Board decision on appeal shall be effective 13 days after the findings adopted by the Commission or Board are signed by the Chair of the Commnission or Board and mailed to the parties. iv. The appeal requirements of this section must be frilly met or the appeal will be considered by the city as a jurisdictional defect and will not be heard or considered. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 L f. ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA-2014-01283 SUBJECT PROPERTY: 172 Skidmore OWNER/APPLICANT: Val Backmayer DESCRIPTION: A request for a Conditional Use Permit to operate a five-unit (four guest units and one owner's unit) Travelers Accommodation, and a Site Review Permit request for 343 square feet of additional space added to the main structure for the property located at 172 Skidmore. A 301 square foot first floor addition to the owner's residence is proposed as a common dining room, while a 42 square foot second floor addition would expand an existing dormer on the south elevation. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-family; ZONING: R-2; ASSESSOR'S MAP: 39 lE 05DD; TAX LOT: 1000; INITIAL SUBMITTAL: July 22, 2014 DEEMED COMPLETE: July 29, 2014 STAFF APPROVAL: August 19, 2014 APPEAL DEADLINE: September 1, 2014 APPROVAL EXPIRATION: September 2, 2015 DECISION The subject property is located on the east side of Skidmore Street, between North Main and Van Ness Ave, and is zoned R-3, High-Density Multi-Family Residential. The properties to the north and east are also zoned R-3, while those to the south and west are zoned R-2. The 10,000 square foot lot is an existing multi-family residential complex located within the Skidmore Academy Historic District; and has four structures on-site. The property has an approximate six percent downhill slope to the northeast, and one 30=inch Diameter at Breast Height (DBH) Locust tree near Skidmore Street in addition to established landscaping already in place. Skidmore is improved with curbs, gutters, and curbside sidewalks along the street frontage. The property is approximately 98 feet from North Main Street, an arterial according Ao the City's street classification listing, and bound by a 16-foot alley to the south. The main structure on-site is known as the Stone-Casebeer House, a Historic Contributing resource that was built circa 1883. The City's historic resource survey document notes that the one and one-half story gable volume has been somewhat modified to accommodate long-term rental use, although retains its early siding, front porch, and other elements that enable it to effectively relate to its period of significance. The other buildings were brought onto site sometime in the mid- to late-forties, as a 1948 city directory lists six tenants oii-site.. The property does not presently conform to the density requirements for the zone, as the lot size would allow for four residential units [.22 acre x 20 units per acre = 4.59]. However, since a number of the units are less than 500 square feet, today the Ashland Municipal Code (AMC) 18.24.040 notes those units count as .75 of a unit. Either way, since all the units were in use prior to the adoption of the Land Use Ordinance, the residential units are considered a legal non-conforming. PA-2014-01283 172 Skidmore SUMP Page I The. application proposes a five=unit Travelers Accommodation unit, including the owner's unit, and a Site Review to add a common dining room onto the main structure, and expand an existing dormer on the south side elevation of the primary building on-site. In accordance with AMC 18.24.030.K,.the approval of Travelers Accommodations requires that the property owner live on-site, the structure be at least 20 years old, be within 200 feet of an arterial or collector, provide a parking space per each unit, plus two for the owners unit, and have an average area of 400 square feet per unit.. The applicant submitted materials to the Planning Department that respond to the approval criteria for a Conditional Use Permit, as well as addressing. the requirements for operation of a travelers' accommodation within the R-3 district. The maximum number of units allowed. is calculated by dividing the total square footage of the lot by 1800. This would allow up to five units (10,000 --1800 = 5.5). Given the. aforementioned non-conforming number of units, the applicant has proposed to -combine four small residential units into two accommodation units. Additionally, in order to offset the square footage requirement of 400 square feet per unit, the applicant has proposed a 301 square foot addition to the owners' unit that will be utilized as a common space for allocation towards the size-per-unit requirement, and expanding an existing dormer in order to provide more headroom. The application indicates that nine parking spaces are provided when only six are required. Two are placed via an existing curb cut at the north end of the property accessed off Skidmore, while four additional spaces are provided off the alley at the south end of the property. Three additional parking can be claimed as on-street credits for an excess of 66 feet of uninterrupted curb abutting the property. The application proposes an addition to a historic contributing resource, therefore the project is subject to Residential Site Review Standards and Historic District Design Standards. These standards require that the materials, building and roof form, and colors match the original or existing buildings, and be compatible with the district overall. The proposed single story addition is placed at the rear of the building, internal to the site, and subordinate to the main structure. The elevations show that the siding and color will match the existing structure, with a composite roof The existing windows in the dining room that will be reused, and any new windows will be fiberglass with mutins. The dormer expansion will use casement windows. The Historic Commission reviewed the application at their August 6, 2014 regular meeting. In justifying the request, Commission found that the proposed addition is architecturally compatible with the surrounding neighborhood, and meets the Historic District Design Standards, as the proposed addition would not detract from the contributing resource on-site. Moreover, the proposed addition is internal to the site, and complies with standard and solar setbacks for the zone. The lot coverage will increase to 40 percent of the site, well below the maximum lot coverage of 75 percent for the R-3 zone. Residentially zoned properties located within Ashland's Historic Districts are also subject to a Maximum Permitted Floor Area (MPFA), limitation based on the lot size and number of units proposed. This limitation is intended to preserve the historic character of Ashland's National Register historic districts by insuring that -development is architecturally and historically compatible with historic development patterns and fits well into the fabric. of these well- established historic neighborhoods. The MPFA for the property is calculated to be 3,066 square PA-2014-01283 172 Skidmore SUMP Page 2 feet of gross habitable floor area (GHFA). Including the proposed addition; the GHFA of the site will be approximately 2,908 square feet, below maximum permitted by Lode. There. is established, well maintained landscaping with an irrigation system in place on site; a landscape plan was submitted with the application for approval to construct the residential unit which will be used as the travelers accommodation, delineating the existing landscape materials and irrigation system specifications. Adequate public facilities, including. water, sewer, storm drainage, and electric are already in place to serve the existing units. In summary, the operation of a single-unit Traveler's Accommodation, given the proximity to services and-destinations, will not have an adverse impact on the neighborhood, and consistent with the target use of the zone which is multi-family development. The number of vehicle trips per day will match those of a multi-family residence, and will likely result in more pedestrian activity. Additionally, with the small-scale addition proposed, and with adequate capacity of services already in place to serve the property, the change in use will have little or no discernible impact upon the neighborhood as proposed, and comparable to the target use of the zone. Therefore, staff finds that the request for a five-unit Traveler's Accommodation meets the approval criteria of the Ashland Municipal Code. Approval Criteria for a Conditional Use Permit (18.104.050): 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, Approval criteria for a Travelers' Accommodation. (18.24.030.IK): 1. That all residences used for travelers accommodation be business-owner occupied.: The business-owner shall be required to reside on the property occupied by the accommodation, and occupancy shall be determined as the travelers' accommodation location being the primary residence of the owner during operation of the accommodation. "Business-owner" -shall be defined as a person or persons who own the property and accommodation. outright; or who'have entered into a lease agreement with, the property owner(s) allowing for the . operation of the accommodation. Such lease agreement to specifically state that the property owner is not involved in the day to day operation or financial management of the accommodation, and that the business- owner is wholly responsible for all operations associated with the accommodation, and has actual ownership of the business. (ORD 2806 S1, 1997) 2.. That each accommodation unit shall have 1 off-street parking space, and the owners shall have 2 parking PA=2014-01283 172 Skidmore St. MP Page 3 ~ f spaces. All spaces shall be in conformance with the requirements of the Off-Street Parking section of this Title. 3. That only one ground or wall sign, constructed of a non plastic material, non-interior illuminated of 6 sq. ft. maximum size be allowed. Any exterior illumination of signage shall be installed such that it does not directly illuminate any residential structures adjacent or nearby the travelers' accommodation in violation.of 18.72.110. 4. That the number of accommodation units allowed shall be determined by the following criteria: a. That the total number of units, including the owner's unit, shall be determined by dividing the total square footage of the lot by 1800 sq; ft, Contiguous lots under the same ownership may be combined to increase lot area and the number of units, but not in excess of the maximum established by this ordinance. The maximum number of accommodation units shall not exceed 9 per approved travelers' accommodation with primary lot frontage on arterial streets. The maximum number of units shall be 7 per approved travelers' accommodation with primary lot frontage on designated collector streets; or for travelers' accommodations not having primary frontage on an arterial and within 200 feet of an arterial. Street designations shall be as determined by the Ashland Comprehensive Plan. Distances shall be measured via public street or alley access to the site from the collector or arterial, b. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 sq. ft. of gross interior floor space remaining per unit. 5. That the primary residence on the site be at least- 20 years old. The primary residence may be altered and adapted for travelers' accommodation use, including expansion of floor area. Additional structures may be allowed to accommodate additional units, but must be in conformance with all setbacks and lot coverages of the underlying zone. 6. Transfer of business-ownership of a travelers' accommodation shall be subject to all requirements of this section, and subject to Conditional Use Permit approval and conformance with the criteria of this section. All travelers' accommodations receiving their initial approvals prior to the effective date of this ordinance shall be considered as approved, conforming uses, with all previous approvals, conditions and requirements remaining in effect upon change of business-ownership. Any further modifications beyond the existing approvals shall be in conformance with all requirements of this section. 7. An annual inspection by the Jackson County Health Department shall be conducted as required by the laws of Jackson County or the State of Oregon. (Ord. 2776 S1, 1996) 8. That the property on which the travelers' accommodation is operated is located within 200 feet of acollector or arterial street as designated in the City's Comprehensive Plan. Distances shall be measured-via public street or alley access to the site'from the collector or arterial. The application accompanied by the attached conditions meets. all applicable criteria for Site Review approval and a Conditional Use Permit for reconstruction of a non-conforming building. Planning Action PA-2014-01283 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 PA-2014-01283 is denied. The following are the conditions and they are attached to the approval: 1) That all proposals of the applicant be conditions of approval unless otherwise modified here. 2) That the approval shall be for four guest units and one owner's unit only; and that any future expansion of the footprint, changes of business ownership or manager-occupancy, or other modifications to the original proposal shall be subject to the conditional use permit procedure. 3) That prior to use, all units shall obtain final occupancy from the Building Division. 4) That a City of Ashland business license shall be obtained prior to operation of the . travelers' accommodation, and apply for the City's Transient and Occupancy Tax- PA-2014-01283 172 Skidmore StAYT Page 4 5) That only one wall or ground sign is permitted onsite in conjunction with the Traveler's Accommodation. The sign shall be constructed. out of a non-plastic material, and non- internally illuminated with a maximum size of 6 square feet, and have a maximum overall height of five feet. Any exterior illumination shall not direct light on any adjacent residential uses. That a sign permit in compliance with Chapter 18.96 of the Ashland Land Use Ordinance shall be obtained prior to the placement of any signage on the property. 6) That 172 Skidmore must be the primary residence (AMC 18.08.605) of the business owner. 7) That advertisement for the Travelers Accommodation unit must include the City of Ashland Planning Action number assigned to the land-use approval. B' oln Date ommuni Development Director I PA-2014-01283 172 Skidmore St.1ka Page 5 PA-2014-01283 391E05DD 1100 PA-2014-01283 391E04CC 13000 PA-2014-01283 391E05DD 1000 ALEXANDER KEVIN ET AL ALSING ALLEN A TRUSTEE ET AL BACHMAYER VAL 832 30TH 970 WALKER AVE PO BOX 971 SEATTLE, WA 98122 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-01283 391E04CC 12600 PA-2014-01283 391E04CC 12400 PA-2014-01283 391E04CC 10500 BISHOP DONNA BRISCOE JAMES CHRISTOPHER CHIANG CHRISTIE ET AL 173 N LAUREL ST 287 4TH ST 230 VAN NESS AVE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-01283 391E05DD 900 PA-2014-01283 391E04CC 12500 PA-2014-01283 391E04CC 12900 CORNWALL CHARLES M ET AL DALEY SUSAN L TRUSTEE FBO FOSTER TAMARA K 1168 GLEN AVE 610 HELMAN ST 147 N LAUREL ST BERKELEY, CA 94708 ASHLAND, OR 97520 ASHLAND, OR 97520 I I PA-2014-01283 391E05DD 2900 PA-2014-01283 391E05DD 2300 PA-2014-01283 391E05DD 9100 GALLOWAY GLENN OAMELDA D HAYDEN KASEY ET AL HOFER DENNIS/DEBORAH 311 N MAIN ST 224 CENTRAL ST 132 SUSAN LANE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-01283 391E05DD 600 PA-2014-01283 391E05DD 700 PA-2014-01283 391E05DD 2800 HOLLENBECK ANDRA KIRKPATRICK REAL ESTATE LLC KRANZ KEITH D/WENDY K 195 SKIDMORE 610 E MAIN 520 W NEVADA ST ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND, OR 97520 PA-2014-01283 391E04CC 10600 PA-2014-01283 391E04CC 80004 PA-2014-01283 391E05DD 9200 LAURSEN ERIC TRUSTEE ET AL ROGERS PAIGE ROGERS WANDA ENID 46 UNION ST 101 SAN GABRIEL DR 276 VAN NESS AVE ASHLAND, OR 97520 FAIRFOX, CA 94903 ASHLAND, OR 97520 PA-2014-01283 391E04CC 10400 PA-2014-01283 391E05DD 2500 PA-2014-01283 391E04CC 12800 SCHIFFMAN FAMILY TRUST ET AL SCHOOL DISTRICT 5 STRINGER JAMES G JR/MARY HELEN 1530 EASTSHORE DR 885 SISKIYOU BLVD 1144 HAVEN GLEN LN NE ALAMEDA, CA 94501 ASHLAND, OR 97520 ATLANTA, GA 30319 PA-2014-01283 391E04CC 12700 PA-2014-01283 391E05DD 401 PA-2014-01283 391E05DD 2700 STRINGER KATHRYN/MICHAEL THOMMES MARTIN J TRUSTEE THORNTON RICHARD H OF THE 159 LAUREL ST N 549 AUBURN ST 490 THORNTON WAY ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-01283 391E04CC 12300 PA-2014-01283 391E05DD 1200 PA-2014-01283 TOBIASSON JOSEPH N/TOBIASSON WITEMBERG NATHAN CASCADIA DESIGN HOUSE 3055 HWY 66 245 VAN NESS AVE 785 COLUMBINE WAY, ASHLAND, OR 97520 ASHLAND, OR 97520 CENTRAL POINT, OR 97502 172 Skidmore 8/19/14 NOD 27 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On August 19, 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 #2014-01283, 172 Skidmore. r z Signature of Employee Documenl5 8/19/2014 the house. Mr. Swink also stated that it is a nice continuation of a historic home. Mr. Giordano said that he likes the sharing of the driveway. Ms. Renwick motioned to approve PA-2014-00710 and Mr. Swink seconded. Motion passed unanimously. PLANNING ACTION: 2014-00711 SUBJECT PROPERTY: 135 Nutley Street APPLICANT/OWNER: Robert Baldwin DESCRIPTION: A request for a Conditional Use Permit (CUP) approval to exceed maximum permitted floor area (MPFA) in the Skidmore Academy Historic District for the addition of 1,220 square feet on to the existing 856 square foot residence on the property at 135 Nutley Street. The request is to exceed the allowed MPFA of 1,821 square feet by 14.5 percent or 264 square feet. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 1 E 08AD TAX LOTS: 2300. Ms. Gunter gave a report on the planning action. Mr. Skibby opened the public hearing. Gary Caperna, Architect, 2908 Hillcrest Road, Medford, OR 97504. Mr. Caperna stated that once again they are dealing with a small compact lot. They are utilizing the single driveway. He said they have changed the plans quite a bit from the original, to more of a bungalow style. He stated that part of the mass issue is the sloped property and that it does exaggerate the building mass on the downhill side. The plates have been dropped down, on one side of the house, to 7ft to try to carve out the building mass and use the hill. Mr. Caperna said they are keeping a dormer style gable to tie it all in but that they did get rid of some of the gables. Mr. Skibby stated that this is a big improvement from the original plans. Mr. Giordano said that the porch height should be lowered because it's physically small and small in regards to the front elevation, There was much discussion on the bulk and scale of the windows. Mr. Skibby closed the public hearing. Mr. Skibby closed the public hearing. The Commission recommended reducing the porch height by approximately one foot to be even with the freeze board. Lowering the bedroom window bay on the right to be even with the gutter line and use the straight cut concrete shingles. Mr. Giordano motioned to approve PA-2014-00711. Mr. Shostrom seconded, no one opposed. Motion passed unanimously. PLANNING ACTION: 2014-01283 SUBJECT PROPERTY: 172 Skidmore APPLICANT/OWNER: Val Bachmayer DESCRIPTION: A request for a Conditional Use Permit to operate a five-unit (four guest units and one owner's unit) Travelers Accommodation, and a Site Review Permit request for 343 square feet of additional space added to the main structure for the property located at 172 Skidmore. A 301 square foot first floor addition to the owner's residence is proposed as a common dining room, while a 42 square foot second floor addition would expand an existing dormer on the south elevation. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi- family; ZONING: R-2; ASSESSOR'S MAP: 39 1 E 05DD; TAX LOT: 1000; Ms.Gunter gave her staff report. Mr. Skibby opened the public hearing Val Bachmeyer, Owner of 172 Skidmore, Ashland, OR 97520. Ms. Bachmeyer stated that she wants to expand the living and dining area and have a gathering room for up to 18 people. One side of the expansion will be set up for a common area. Ms. Bachmeyer presented the commission with pictures of the property and explained what her expansion entails. Mr. Skibby closed the public hearing. Mr. Skibby said that it will blend in nicely with the neighborhood and really liked the historical marker in the yard. Mr. Swink says the windows on the corners look contemporary and Ms. Bachmeyer stated that she wants to use the existing windows due to finances, It was suggested by the Commission that Ms. Bachmeyer, use the existing windows and move them 2 feet from the corner. Mr. Whitford motioned to approve with the above condition and Mr. Swink seconded. No one opposed. Motion passed unanimously. NIPS Form 10-900-A OMB ApproL~ No. 1024-0018 (8-86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Section Number: 7 Page: 67 Skidmore Academy Historic District, Ashland, OR 180.0 Survey #714 NEW OFFICE COMPLEX 1983 290 MAIN ST N 391E05DD 900 Builder: Siskiyou Construction Inc. Modern Period: Neo-Traditional Non-Historic, Non-Contributing Built on a site that was the longtime location of the Darby family, this modern office building was completed in 1983. 181.0 Survey #794 STONE-CASEBEER HOUSE 1883c 172 SKIDMORE ST 391E05DD 1000 Builder: Stone, C. B. [Attrib] Other: Vernacular [I-House ] Historic Contributing C. B. Stone purchased this property from Thomas Smith in 1882 and probably built the house himself afterwards. Stone, a carpenter, was born in Indiana. In 1887 he sold the house to Josiah Casebeer, an elderly man who relocated to Ashland to be near his son. 'Following Josiah's death, his widow remained here. The couple's son, Jacob Casebeer, was a successful farmer in Ashland and lived nearby on North Main Street. After his mother's death, Jacob sold the house to J. W. Abbott in 1906. The house eventually came into rental use, with the 1948 city directory listing six tenants at either 172 or 1721/2 Skidmore. The Stone-Casebeer House is a one and one-half story gable volume with a prominent shed dormer, almost certainly an early but undated alteration. Somewhat modified to accommodate the long-term multiple rental use, the Stone-Casebeer House nevertheless retains its early siding, front porch detailing and other elements that enable it to effectively relate the period of significance, which includes it conversion to multiple-rental use. 182.0 Survey #795 BAGLEY, E.E. RENTAL HOUSE I 1895c 176 SKIDMORE ST 391E05DD 1100 Other: Vernacular [Front Facing Gable] Historic Contributing According to Sanborn Fire Insurance Maps, and supported by its absence from the 1890 birdseye view, this house can not be documented at this location prior to 1911. The early vernacular form and construction materials, however, suggest a late 19`h century construction and it is probable that the residence was relocated to this site from some undocumented site elsewhere in Ashland after 1907. Susie Allen, a prominent Ashland realtor purchased the property in 1908 and sold it to Elmer Bagley in February 1910. Those dates likely coincide with the relocation. The Bagley Family probably used the house as a rental and retained ownership until 1938. The Bagley House, although of uncertain origin, is a fine example of the vernacular style. A one and one-half story gable volume with a full-width hipped porch, the house retains its wide frieze, narrow L 1 { sl xs ~ ~ ~4 S ~ I/ J s I - u. 1~°•; 473 " h 20 Emit rf ( ~ 1 y +6 'I;F I: t i 00 I I~ I , r ~ ti ~ II INI 00 1, j N,_ IJ oN k 1 C ~ E p woe s Eff I ~m r P - • , ij ~r iz K5 FVV ~ I 00 r - , 4*1 - Planning Department, 51 Winbuin Way, Ashland, Oregon 97520 c°; 1 T F 541-488-5305 Fax: 541-552-2050 www.ashland.or,us TTY: 1-800-735-2900 T Ji NOTICE OF APPLICATION PLANNING ACTION: 2014-01283 SUBJECT PROPERTY: 172 Skidmore OWNERIAPPLICANT: Val Bachmayer DESCRIPTION: A request for a Conditional Use Permit to operate a five-unit (four guest units and one owner's unit) Travelers Accommodation, and a Site Review Permit request for an addition to the main structure of 343 square feet for the property located at 172 Skidmore. A 301 square foot first floor addition to the owner's residence is proposed as a common dining room, while a 42 square foot second floor addition would expand an existing dormer on the south elevation. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-family; ZONING: R-2; ASSESSOR'S MAP: 391 E 05DD; TAX LOT: 1000. NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday, August 6, 2014 at 6:00 PM in the Community Development and Engineering Services building (Sislciyou Room), located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: July 29, 2014 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: August 12, 2014 i 231 172 1 -l 1]2 2 1]2 22D 1]2 3 172 17- -1 171 ] O1]2 O 171 290 \/163 \ 159 -v2 SUBJECT PROPERTY: Jam, 172 Skidmore 39 1 E 05DD 1000 147 I-TTTTTTTI ra~ve~y rules a.e~~ r re,«~ o, ry. , ~r s~areavre 0 1020 40 Feet The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division 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. o0Y 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. TRAVELER'S ACCOMODATIONS 18.24.030.K Approval Criteria K. Traveler's accommodations, subject to the following: 1. That all residences used for travelers accommodation be business-owner occupied. The business-owner shall be required to reside on the property occupied by the accommodation, and occupancy shall be determined as the traveler's accommodation location being the primary residence of the owner during operation of the accommodation. "Business-owner" shall be defined as a person or persons who own the property and accommodation outright; or who have entered into a lease agreement with the property owner(s) allowing for the operation of the accommodation. Such lease agreement to specifically state that the property owner is not involved in the day to day operation or financial management of the accommodation, and that the business-owner is wholly responsible for all operations associated with the accommodation, and has actual ownership of the business. (ORD 2806, 1997) 2. That each accommodation unit shall have 1 off-street parking space, and the owners shall have 2 parking spaces. All spaces shall be in conformance with the requirements of the Off-Street Parking section of this Title. 3. That only one ground or wall sign, constructed of a non-plastic material, non-interior illuminated of 6 sq. ft. maximum size be allowed. Any exterior illumination of signage shall be installed such that it does not directly illuminate any residential structures adjacent or nearby the traveler's accommodation in violation of 18.72.110. 4. That the number of accommodation units allowed shall be determined by the following criteria: a. That the total number of units, including the owner's unit, shall be determined by dividing the total square footage of the lot by 1800 sq. ft. Contiguous lots under the same ownership may be combined to increase lot area and the number of units, but not in excess of the maximum established by this ordinance. The maximum number of accommodation units shall not exceed 9 per approved traveler's accommodation with primary lot frontage on arterial streets. The maximum number of units shall be 7 per approved traveler's accommodation with primary lot frontage on designated collector streets; or for traveler's accommodations not having primary frontage on an arterial and within 200 feet of an arterial. Street designations shall be as determined by the Ashland Comprehensive Plan. Distances shall be measured via Public Street or alley access to the site from the collector or arterial. b. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 sq. ft. of gross interior floor space remaining per unit. 5. That the primary residence on the site be at least 20 years old. The primary residence may be altered and adapted for traveler's accommodation use, including expansion of floor area. Additional structures may be allowed to accommodate additional units, but must be in conformance with all setbacks and lot coverage's of the underlying zone., 6. Transfer of business-ownership of a traveler's accommodation shall be subject to all requirements of this section-and conformance with the criteria of this section. All traveler' s accommodations receiving their initial approvals prior to the effective date of this ordinance shall be considered as approved, conforming uses, with all previous approvals, conditions and requirements remaining in effect upon change of business-ownership. Any further modifications approvals shall be in conformance with all requirements of this section. 7. An annual inspection by the Jackson County Health Department shall be conducted as required by the laws of Jackson County or the State of Oregon. 8. That the property on which the traveler's accommodation is operated is located within 200 feet of a collector or arterial street as designated in the City's Comprehensive Plan. Distances shall be measured via public street or alley access to the site from the collector or arterial. 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. GAcomm-dev\planningTianning Actions\Noticing FolderWailed Notices & Signs\2014TA-2014-01283.docx L. . L: L _ Lam: I r_ i . _ J 1J 1~..-J ~rz r t~ L. _ L r-1 rM L.; I r r, L.J r 11 r1 ! r ~ I '1 IL L r ~1 - 6 I;. - I 1 'L~j _ r- 4(5- ell - set r . - L I, F 1 LL I j i . 1:71 L= c~ rI - c Ls_ y rin 1:-I (..I t-.a (J Lj L: L.J L-1 L J b I C~ L.-r. Li r 1 _ r7-. P - 77, L S r.j L-__ L'.J rte f''i L J _i r9 r ~ ~ EcoFriendly Easy Peel@ Labels i J Rend along line to i ®4E460T"~ j eed Paper expose Pop-up EdgeT"' Use Avery@ Template 51600 PA-2014-01283 391E05DD 1100 PA-2014-01283 391E04CC 13000 PA-2014-01283 391E05DD 1000 ALEXANDER KEVIN ET AL ALSING ALLEN A TRUSTEE.ET AL BACHMAYER VAL 832 30TH 970 WALKER AVE PO BOX 971 SEATTLE, WA 98122 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-01283 391E04CC 12600 PA-2014-01283 391E04CC 12400 PA-2014-01283 391E04CC 10500 BISHOP DONNA BRISCOE JAMES CHRISTOPHER CHIANG CHRISTIE ET AL 173 N LAUREL ST 287 4TH ST 230 VAN NESS AVE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-01283 391E05DD 900 PA-2014-01283 391E04CC 12500 PA-2014-01283 391E04CC 12900 CORNWALL CHARLES M ET AL DALEY SUSAN L TRUSTEE FBO FOSTER TAMARA K 1168 GLEN AVE 610 HELMAN ST 147 N LAUREL ST BERKELEY, CA 94708 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-01283 391E05DD 2900 PA-2014-01283 391E05DD 2300 PA-2014-01283 391E05DD 9100 GALLOWAY GLENN O/IMELDA D HAYDEN KASEY ET AL HOFER DENNIS/DEBORAH 311 N MAIN ST 224 CENTRAL ST 132 SUSAN LANE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-01283 391E05DD 600 PA-2014-01283 391E05DD 700 PA-2014-01283 391E05DD 2800 HOLLENBECK ANDRA KIRKPATRICK REAL ESTATE LLC KRANZ KEITH D/WENDY K 195 SKIDMORE 610E MAIN 520 W NEVADA ST ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND, OR 97520 I PA-2014-01283 391E04CC 10600 PA-2014-01283 391E04CC 80004 PA-2014-01283 391E05DD 9200 LAURSEN ERIC TRUSTEE ET AL ROGERS PAIGE ROGERS WANDA ENID 46 UNION ST 101 SAN GABRIEL DR 276 VAN NESS AVE ASHLAND, OR 97520 FAIRFOX, CA 94903 ASHLAND, OR 97520 PA-2014-01283 391E04CC 10400 PA-2014-01283 391E05DD 2500 PA-2014-01283 391E04CC 12800 SCHIFFMAN FAMILY TRUST ET AL SCHOOL DISTRICT 5 STRINGER JAMES G JR/MARY HELEN 1530 EASTSHORE DR 885 SISKIYOU BLVD 1144 HAVEN GLEN IN NE ALAMEDA, CA 94501 ASHLAND, OR 97520 ATLANTA, GA 30319 PA-2014-01283 391E04CC 12700 PA-2014-01283 39IE05DD 401 PA-2014-01283 391E05DD 2700 STRINGER KATHRYN/MICHAEL THOMMES MARTIN J TRUSTEE THORNTON RICHARD H OF THE 159 LAUREL ST N 549 AUBURN ST 490 THORNTON WAY ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-01283 391E04CC 12300 PA-2014-01283 391E05DD 1200 PA-2014-01283 TOBIASSON JOSEPH N/TOBIASSON WITEMBERG NATHAN CASCADIA DESIGN HOUSE 3055 HWY 66 245 VAN NESS AVE 785 COLUMBINE WAY, ASHLAND, OR 97520 ASHLAND, OR.97520 CENTRAL POINT, OR 97502 12tiquettes faciles a peter ; Repliez a la hachure afin de ; www averycorn ; i Wirenv le nmhnr:+ evPRV® g7tin® i - Sens de_1 reveler le rehord Poo-unmc ! 1-800-GO-AVERY AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On July 29, 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 #2014-01283, 172 Skidmore. Signature of Employee Documend 7129/2M r PROJECT DESCRIPTION AND FINDINGS OF FACT FOR ASHLAND GUEST COTTAGES 172 SKIDMORE STREET ASHLAND, OREGON J J J I i SUBMITTED TO CITY OF ASHLAND PLANNING DEPARTMENT ASHLAND, OREGON I SUBMITTED BY I' BACHMAYER PROPERTIES, LLC VAL BACHMAYER, OWNER 172 SKIDMORE ST, ASHLAND, OR 97520 206-650-3000 PROJECT INFORMATION: PROJECT NAME: ASHLAND GUEST COTTAGES ADDRESS & LEGAL DESCRIPTION: 172 Skidmore Street; 391E 05DD 1000 COMPREHENSIVE PLAN DESIGNATION: Multi-Family Residential ZONING DESIGNATION: R-3 High-Density, Multi-Family Residential 1 ADDITIONAL INFO ATION: LOT STATISTICS: Total Area: .23 acres (10,000 sq. ft.) Total Lot Coverage: 48% (75% permitted) Lot Slope: 4% North Slope: 4% APPLICABLE ORDINANCES: High Density Multiple-Family Residential, Chapter 18.28 Conditional Use Permits, Chapter 18.104 SUBJECT SITE: R-3 High-Density, Multi-Family Residential ADJACENT ZONING/USE: WEST: R-2 Low-Density, Multi-Family Residential (Mini-Market) EAST: R-3 High-Density, Multi-Family Residential SOUTH: R-2 Low-Density, Multi-Family Residential (Business Offices) NORTH: R-3 High-Density, Multi-Family Residential PROPOSAL AND PROJECT DESCRIPTION: The applicant, business owner, Val Bachmayer, resides on the property. She desires to convert four of the site's seven units into Traveler's Accommodation units. The applicant would continue to reside in Unit #3 and four Travelers Accommodations; and one unit along with the laundry room will be used as aggregate square footage to compensate for the units that are under 400 sq. ft., similar to how square footage requirements work for B&B'S. This situation will be in place until such time as the dining room addition to the owners unit is complete. The applicant plans to capture some income from remainder of season rentals, and then complete the dining addition in the fall after the season ends. Because it is extremely difficult to combine renting a long term over a short tern the applicant plans to merge Unit 1 and 2; and Unit #4 and Unit #5. They will be advertised as, "sleeps 3 - 6" which would again allow for families, which is a typical flexibility for the times. And if only one of the merged units is chosen to be rented, then the other unit will not be rented. You can check this status at any time to check; actually you can do that for any unit at any time. It would not be worth it to me to jeopardize my business and livelihood. 2 RESPONSE TO APPLICABLE CRITERIA: As shown in the graph below, Units #6 and #7 of the proposed Travelers Accommodation Units are below the 400 sq. ft. requirement of Ashland Municipal Code, Section 18.28.030.4.b, which reads as follows: b. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 sq. ft of gross interior floor space remaining per unit. Because of this, the applicant proposes utilizing Unit #5 and the Laundry common area as aggregate square footage to compensate for the shortage, until such time as the dining/laundry room expansion of the owners Unit #3 is complete. Interior unit calculation for Travelers Accommodations: Owners Unit: Unit 3 462 sq. ft. *ProposedAddition 279 sq. $t. "Laundry Ran 55 Travelers Accommodation Units: Unit I & 2 867 sq. ft. Unit 4 & 5 703 sq. ft. Unit 6 336 sq. ft. Unit 7 263 sp. ft. Total 2,965 sq. ft. The applicant proposes the following to run concurrently: 1. Apply for a building permit to expand the dining/laundry room of the applicant/owners unit by approximately 279 sq. ft. The proposed addition will be added on to the existing Unit #3 dining area (55 sq. ft. + 279 sq. ft. + 55 sq. ft. common laundry = 385 sq. ft.) which once constructed, will be used as a common area for the guest laundry, dining, library, TV, computer room and will provide more than enough square footage to compensate for the 224 sq. ft. needed as aggregate square footage for two of the Travelers Accommodation Units. The building permit also includes widening an existing dormer in Unit #2 by 84 inches. This will create better head room in the bedroom. It is below 7 feet so the applicant did not include in the sq. ft. calculations. 2. Until such time as the proposed owners' unit expansion is complete, the owner will not rent Unit #5, but utilize it as the aggregate common area; ie, Computer/TV/Game Room. All guests will be able to use the area. NIPFA The Maximum Permitted Floor Area for multiple dwellings on a single lot within the Historic District shall be determined by the criteria in Ashland Land Use Code: 18.20.040 J.1. Calculations for the Primary dwelling below: 3 Existing Floor Area UNIT 1 311 SF UNIT 2 300 SF (REDUCED DUE TO CEILING SLOPE) UNIT 3 500 SF TOTAL EXISTING FLOOR AREA 1,111 SF *PROPOSED FIRST FLOOR ADDITION 301 SF *PROPOSED 2N" FLOOR ADDITION 42 SF (DECREASED SLOPED CEILING AREA) TOTAL NEW FLOOR AREA 343 SF TOTAL FLOOR AREA OF MAIN RESIDENCE 1,454 SF Conditional Use Permit: As the owner of the property, the Owner/applicant/resident/business owner is very enthused to operate a Traveler's Accommodation business at 172 Skidmore St. Traveler Accommodation uses within the R-3 (Multi-Family) zoning district are subject to a number of standards as noted in 18.28, as well as the Conditional Use Permit criteria which are noted below in "bold" font and followed by the applicant's findings in "standard" font: Standards - Ashland Municipal Code, Section 18.28.030 I: Travelers Accommodations Subject To The Following: 1. During the operation of a traveler's accommodation, the property on which the traveler's accommodation is sited must be the primary residence of the business-owner. "Business-Ow rier" shall be defined as a person or person who own the property and accommodations outright; or who have entered into a lease agreement with the property owner(s) allowing for the operation of the accommodation. Such lease agreement to specifically state that the property owner is not involved in the day to day operation or financial management of the accommodation, and that the business-owner is wholly responsible for all operations associated with the accommodation, and has actual ownership of the business. The Property Owner and Business owner are one in the same, Bachmayer Properties, LLC is owned by Val Bachmayer, who resides on the property and will be the responsible party for operation, collection and management of the property. Ms. Bachmayer has been the owner & operator of Bachmayer Properties, LLC for over 11 years; services of her company include, but are not limited to property management of long and short term rentals. Thus she has strong j knowledge and work experience to adequately handle the day to day operations of the units. Living on site she can respond and handle any issues that arise. Her company in Washington was a live work situation. ! 2. The property is located within 200 feet of a boulevard, avenue, and neighborhood collector as identified on the official Street Dedication Map on the City's Comprehensive Plan. Distances to the property from a boulevard, avenue or neighborhood collector shall be measured via a public street or public alley to a lot line. The lot is 100' from North Main Street. 4 3 That the number of accommodation units allowed shall be determined by the following criteria: a. That the total number of units, including the owner's unit, shall be determined by dividing the total square footage of the lot by 1800 sq. ft. Contiguous lots under the same ownership may be combined to increase lot area and the number of units, but not in excess of the maximum established by this ordinance. The maximum number of accommodation units shall not exceed (9) nine per approved travelers accommodation with primary lot frontage on arterial streets. For travelers accommodations without primary lot frontage on a designated boulevard, but within 200 feet of a boulevard, avenue, or neighborhood collector street, the maximum number of units shall be (7) seven. Street designations shall be as determined by the Ashland Comprehensive Plan. Distances to the property from a boulevard, avenue or neighborhood collector shall be measured via public street or public alley to a lot line. The total .number of traveler accommodation units being applied for, including the Owners Unit is 5 Units. b. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 sq. ft. of gross interior floor space remaining per unit. Due to the historic nature of the property, the size and placement of the unit occurred from 1883 to 1948. (details below in 4) The applicant is asking to utilize the combined square footage of unit #5 and the common area laundry room as aggregate square footage necessary offset units #1, #6 and #7, which are below 400sq. ft. Additionally, when the dining room expansion of the owners unit occurs there will be enough common area to be used in the same manner as above, then Unit #5 will be merged with Unit #4 to create a larger 2 bedroom unit, as mentioned in detail in the second paragraph of the Proposal and Project Description above: 4. That the primary residence on the site be at least 20 years old. The primary residence may be altered and adapted for travelers's accommodation use, including expansion of floor area. Additional structures may be allowed to accommodate additional units, but must be in conformance with all setbacks and lot coverage's of the underlying zone. The property has four detached structures including the primary structure; which was constructed in 1883c as a single family house and the other units were all constructed or moved to the property prior to 1948. i Due to the historic nature of the property, the size and placement of the units occurred from 1883 C to 1948. The zones setbacks would be grandfathered for all of the proposed accommodation units. 5. That each accommodation unit shall have 1 off-street parking space and the owners shall have 2 parking spaces. All spaces shall be in conformance with the requirements of the Off-Street Parking section of this Title. A total of six parking spaces are located on site and there are three along the Skidmore Street frontage (9 spaces). As recognized in the 2007 application (PA-2007-01940), the number of parking spaces were "grandfathered" as the site is a historic site and does not have total off street 5 4 the parking spaces required by today's standards. However, because there are three on-street parking spaces directly in front of the property, it was understood a "historic" pattern was established and that these on-street spaces were applied to the property and therefore meet the required eight space minimum. In addition, the application included a parking variance in order to "not" pave the historic spaces as it would affect the integrity of the streetscape. . 6. That only one ground or wall sign, constructed of a non-plastic material, non-interior illuminated of 6 sq. ft. maximum size be allowed. Any exterior illumination of signage shall be installed such that it does not directly illuminate any residential structures adjacent or nearby the travelers' accommodation in violation of 18.72.110. At this time, no signs are proposed, but if a sign is proposed in the future, it will comply with these standards and be reviewed by the Ashland Historic Commission for compatibility. 7. Transfer of business-ownership of a traveler's accommodation shall be subject to all requirements of this section; and conformance with the criteria of this section. All travelers's accommodations receiving their initial approvals prior to the effective date of this ordinance shall be considered as approved, conforming uses, with all previous . approvals, conditions and requirements remaining in effect upon change of business- ownership. Any further modifications beyond the existing approvals shall be in conformance with all requirements of this section. The applicant/property owner is aware of this provision. g. An annual inspection by the Jackson County Health Department shall be conducted as required by the laws of Jackson County or the State of Oregon. The applicant/property owner is aware of this provision. 9. Traveler's accommodations must meet all applicable building, fire and related safety codes at all times and must be inspected by the fire department before occupancy following the approval of a conditional use permit and periodically thereafter pursuant to Chapter 15.28. The applicant/property owner is aware of this provision. 10. The Business-owner must maintain a city business license and pay all transient occupancy tax in accordance with Chapter 4.24 and 6.04 of this code as required. The property is registered with the City of Ashland. Ashland Guest Cottages has a Business License and Tax Registration No. BL-008551. 11. Advertising for any traveler's accommodation must include the City of Ashland Planning Action number assigned to the land use approval. The applicant/property owner is aware of this provision. 12. Offering the availability of residential property'for use as traveler's accommodation without a valid Conditional Use Permit approval, current business license, and Transient Occupancy Tax registration is prohibited and shall be subject to enforcement procedures. 6 The applicant/property owner is aware of this provision. Conditional Use Criteria - Ashland Municipal Code, Section 18.104.050: 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. The use of this property will essentially remain residential and all standards of the R-3 zoning district and Comprehensive plan will continue to be complied with. The applicant also contends all City, State and Federal laws are being complied with. R. 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. Adequate capacity of City facilities for water, sewer, and paved access to and through the development, electricity, urban storm drainage, and adequate transportation is and will continue be provided to and through the subject property. In fact, the demand on such facilities is less as accommodation units then standard apartment units. 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: j'- 1. Similarity in scale, bulk, and coverage. The applicant/property owner is proposing to expand the existing dining room of the principle residence/owner unit, to provide a common area Dining/Computer/TV/Game Room for all occupants to utilize. This will be great for groups of multiples to dine together, etc. The proposed. changes are at the rear of the main house, the site's structures will continue to retain their historic streetscape appearance, and would enhance the operation of the proposed Traveler Accommodation units. 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. Traveler Accommodation units typically generate less vehicle trips than standard residential apartments, especially when located in close proximity to the downtown as tenants typically arrive by vehicle and walls to their destinations. As in the case of the proposed property which is 4 blocks from downtown. So, no additional traffic generation is expected. Actually, considering the central location of the property and its. close proximity to downtown Ashland and surrounding services (Minute Market, Food Co-Op, RVTD bus shelter, OSF, etc.), the likeliness of the site visitors walking or using alternative modes of transportation remains high, so in all likelihood would reduce vehicle trips. 7 3. Architectural compatibility with the impact area. The proposed expansion of the owners dining area will create minimal exterior changes that will be minimally noticeable from the street and the site's structures will continue to retain their historic streetscape appearance. 4. Air quality, including the generation of dust, odors, or other environmental pollutants. Traveler Accommodation units operate similar to standard apartment units and do not generate an impact on the air quality or increase dust, odors, or other environmental pollutants. S. Generation of noise, light, and glare. Traveler Accommodation units operate similar to standard apartment units and do not generate additional noise, light and glare. 6. The development of adjacent properties as envisioned in the Comprehensive Plan. Traveler Accommodation units operate similar to standard apartment units and will not have an impact on the adjacent properties anymore than standard apartments. In this case, there is a mix of uses adjacent to the site, ranging from residential to commercial, all of which are compatible to the proposed use. 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use. The applicant is not aware of any other factors the Hearing Authority may have as it relates the proposed use's impact with the uses permitted outright in the zone. As stated previously, traveler accommodation units do not have any tangible impacts that are greater than a typical rental unit. However, if for any reason the Hearing Authority believes the proposed traveler's accommodation will cause some tangible concerns, the applicant would like to have the opportunity to address such concerns. Site Review Ashland Municipal Code, Section 1 .72 Subiect To The Following; A. All applicable City ordinances have been met or will be met by the proposed development. The use of this property will essentially remain residential and all standards of the R-3 zoning district and Comprehensive plan will continue to be complied with. The applicant also contends all City, State and Federal laws are being complied with. B. All requirements of the Site Review Chapter have been fleet or will be met. To applicants knowledge the property is consistent with all requirements of the Site Review Chapter have and will be met.. Consistant with the design chapter, meeting C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. 8 Residential Site Review & Historic District Design Standards: The property is within the Skidmore-Academy Historic District and the site's primary structure (Stone-Casebeer House) is listed as a Historic Contributing Resource on the district's National Register of Historic Places nomination document. To be consistent with the City of Ashland's, Site Design and Use Standards, Section IV; Historic District Development, Rehabilitation Standards; IV-B 1 thru B 12 the dining room addition is consistent with the Height, Scale, Massing, Setback, Roof design and Form. It is oriented in the back of the house and will not extend past the existing covered porch area. It is not obvious from Skidmore St. and is designed to be consistent with the'Historic Architectural style associated with and will be matched to the features of the original house built in the late 1800's: There are existing windows with Mutins in the dining room which will be reused and any new window and doors will be made of fiberglass and with Mutins. The windows for the dormers will be casement windows with Mutins. Landscaping & Screening Standards: Parking screening from the street will be facilitated by landscaping and a future fence. One large tree 30" diameter at breast height, sits between the principal house and the alley, somewhat screening the four on-site parking spaces behind the, tree. In* case anyone is wondering about the 46' Maple tree which screened most of the parking; it was diseased !hollow up to 33" at the base of the trunk. The tree posed a hazard to main house. A permit was issued and the tree removed. The owner has significantly upgraded the landscaping; adding several trees and shrubs that will provide additional screening of the parking along with a fence. Street Free Standards: No parklane in front between the.sidewalk and Skidmore St, thus no room for street trees. Several trees have been planted on site in close proximately to the street. See above under Landscaping and Screening Standards. Water Conserving Landscaping Guidelines & Policies: The applicant has_ designed the landscape by giving great consideration and utilizing the Water Conserving Landscaping Guideline & Policies. 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. Adequate capacity of City facilities for water, sewer, and paved access to and through the development, electricity, urban storm drainage, and adequate transportation is and will continue be provided to and through the subject property. In fact, the demand on such facilities is less as accommodation units then standard apartment units. 9 C®NCLUSSI®N: The approval of this application allows for four Travelers Accommodation units, one to be an owners unit, and one to be common area until the expansion of the applicant/owners unit is complete. The owner encourages the City Staff to check unit # 5's status randomly and at any time. The owner/applicant is excited be have the opportunity to own her own business that will provide a live work situation, which she has had for years. Also, because of the close proximity to'the downtown area it will also provide accommodations for travelers who visit Ashland from outside of the area to park and walk, providing reduced the traffic impacts to the downtown during the Shakespeare Festival Season. Finally, Travelers Accommodations are permitted uses as a Conditional Use within established residential neighborhoods primarily as a means to provide owners an option to financially support renovations to older historic homes. This is a correct statement and was very much part j of the dialogue when the City adopted such regulations in the early 1980's. By providing some flexibility and at the same time having standards such as owner-occupancy, the City's historic resources could "renovate" and infuse capital into these structures with limited impact on surrounding properties. The applicant has infused over $100,000:00 in Restorations, Rehabilitation and Remodeling since the purchase of the property less than a year ago. 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II ~ I , 11,~I1 J 11i W 2! ~ b C oc:~ wS W a m 100.00- NEW WALK C V c it p I s` ~'1 O yF~ I §V o O s m ~ V ;a r m a cn NIT (UPSTAIRS) ~F8 Z z la M7 a -I - Z I Z o ~ z z m jl ~i c $ I ~i y I r _ _ cn - b! ti I 1 U ` A +J i 100 ALLEY 000 q 0000000000000 z 00000 a a r Ca D _ D < N ~ S m U ~ N D m m < ~ a m O - < ~ A fi) Z o r 2 O ~ ~ " m v. x - v 9 N v -_I O r z O A c D m m O a D D q - O O D a n z z N N _ ~ - ti ti 0 m n i ' o N to 'z m D n r N ~ .Z o m m > m N °c m mm 0 z x N ° m PROPOSED COMMON AREA ADDITION FOR Cascadia N H ~ zy Bachmayer Properties, LLC Design House 172 SKIDMORE STREET g _ ASHLAND, OREGON 785 Columbine Way. Central Point. OR 57502 C - i ZONING PERMIT APPLICATION Planning Division C I T Y OF 51 Winburn Way, Ashland OR 97520 541-488-5305 Fax 541-488-6006 FILE ASHLAND DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YES 171 NO Street Address Assessor's Map No. 391 E Tax Lot(s) - r Zoning Comp Plan Designation APPLICANT Name Phone E-Mail Address City Zip PROPERTY OWNER Name Phone E-Mail Address City Zip i SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER Title Name i 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 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 fumished by me are adequate; and further 4) that all structures or improvements are properly located on fh nd. F a i f u r e ` n t h i s regard y 1 1 1 r e s u l t m o s t l i k e l y in not only the req est being set aside, but also possibly in my structures being built in reliance thereon being required to be rem ved at my expense. If 1 We any doubts; I am advised to seek competent professional advice and assistance, G Applicant's Signature Dot As owner of the property involved in this request, l have madand-understood the complete application and its consequences to me as a property owner. v Property Owner's Signature (requited) Date ITo be completed by City Stan) Date Received Zoning Permit Type y° Filing Fee $ OVER 0* GAcomm-dev\p1=nin0For= & Hando=\Zooing Permit AppGcation.doo i Job Address: 172 SKIDMORE ST Contractor: ASHLAND OR 97520 Address: A C P Owner's Name: VAL BACHMAYER O Phone: P Customer 07499 N State Lie No: L VAL BACHMAYER T City Lie No: Applicant: 172 SKIDMORE ST R Address: ASHLAND OR 97520 A C C Sub-Contractor: A Phone: (206) 650-3000 T Address: N Applied: 07/22/2014 T Issued: O Expires: 01/18/2015 R Phone: State Lie No: Maplot: 391 E05DD1000 City Lic No: DESCRIPTION: CUP and Site Review 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 Conditional Use Permit Type 1 1,012.00 Residential Site Review 1,012.00 CONDITIONS OF APPROVAL f 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 -ASHLANU