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HomeMy WebLinkAboutGreenmeadows_2398_PA-2016-02326 CITY F ®y~ 1 i I LA 242 February 2, 2017 Notice of Final Decision On February 1, 2017, the Community Development Director approved the request for the following: Planning Action: PA-2016-02326 Subject Property: 2398 Greenmeadows Applicant: Rama Malone Description: A request for a Site Design Review to allow for the conversion of an existing detached art studio of approximately 858 square feet to an Accessory Residential Unit (ARU) on the subject property. The applicant is not proposing any exterior changes to the existing structure and no trees are proposed for removal as part of this application. COMPREHENSIVE PLAN DESIGNATION: Single-Family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 1E 23 BA; TAX LOT: 2000. The Community Development Director's decision becomes final and is effective on the 12th day after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months 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) 18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(G). 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 Mark Schexnayder in the Community Development Department at (541) 488-5305. cc: Parties of record and property owners within 200 ft i COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 ` dvww.ashland. or•,us [ %f i SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice) E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision. F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below. 1. Any party entitled to notice of the planning action, or any City department 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. 2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall decide within three days whether to reconsider the matter. 3. If the 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 days to affirm, modify, or reverse the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. 4. 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. G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following: 1. Who May Appeal. The following persons have standing to appeal a Type I decision. a. The applicant or owner of the subject property. b. Any person who is entitled to written notice of the Type I decision pursuant to subsection 18.5.1.050.B. c. Any other person who participated in the proceeding by submitting written comments on the application to the City by the specified deadline. 2. Appeal Filing Procedure. a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050. G. 1, above, may appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection. 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. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. b. Tune for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of decision is mailed. c. Content of Notice ofAppeal. The notice of appeal shall be accompanied by the required filing fee and shall contain. i. An identification of the decision being appealed, including the date of the decision. ii. A statement demonstrating the person filing the notice of appeal has standing to appeal. iii. A statement explaining the specific issues being raised on appeal. iv. A statement demonstrating that the appeal issues were raised during the public comment period. d. 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. 3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation, and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant ordinance provision. 4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type 11 public hearing procedures, pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of Appeals, pursuant to ORS 197.805 - 197.860. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA-2016-02326 f SUBJECT PROPERTY. 2398 Greenmeadows Way APPLICANT: Rama Malone OWNER; Robert & Ciele Jupe' DESCRIPTION: A request for a Site Design Review to allow for the conversion of an existing detached art studio of approximately 858 square feet to an Accessory Residential Unit (ARU) on the subject property. The applicant is not proposing any exterior changes to the existing structure and no trees are proposed for removal as part of this application. COMPREHENSIVE PLAN DESIGNATION: Single-Family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 1E 23 BA; TAX LOT: 2000. SUBMITTAL DATE: December 14, 2016 DEEMED COMPLETE DATE: January 9, 2017 STAFF APPROVAL DATE: February 2, 2017 FINAL DECISION DATE: February 15, 2017 APPROVAL EXPIRATION DATE: August 15, 2018 DECISION The application involves a request for Site Design Review approval to convert an existing art studio into an Accessory Residential Unit (ARU). The proposal is to convert approximately 858 square feet of existing habitable floor are into an Accessory Residential Unit. No exterior modifications to the building footprint are proposed and no trees are being removed on the subject property. The subject parcel is rectangular in shape and is located at the southeast corner of the intersection of Tolman Creek Road and Greenmeadows Way. Tax lot 2000 is approximately 0.29 acres (12,632 square feet). The subject parcel is zoned R-1-7.5, Single-Family Residential. The parcel is adjacent to public right-of-way to the north and east, while the adjacent parcel to the south is located outside the city limits. The parcel located to the west of the subject property is zoned R- 1-7.5. The city identifies Greenmeadows way as a Neighborhood Street and is improved with paving, curb and gutters in place. Tolman Creek Road is identified by the city as an Avenue and is improved with paving. According to Jackson County tax records, the subject property, tax lot 2000, currently has a 2,360 square foot single-family home constructed about 1972. The applicant is seeking approval of an Accessory Residential Unit (ARU) in compliance with the Ashland Municipal Code (AMC). According to the application materials, there will not be more than two dwelling units on this property per AMC 18.2.3.040.A.1. Site Design Review Approval Criteria Where accessory residential units are allowed, they are subject to Site Design Review under chapter 18.5.2. Accordingly, applicants are required to demonstrate compliance with the criteria PA #2016-02326 2398 Greenmeadows Way/MMS Page 1 for Site Design Review approval. The following text addresses the applicant's proposal and the applicable criteria. The first criterion for Site Design Review approval is that, "The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, ii building height, building orientation, architecture, and other applicable standards. " The applicant's proposal includes adding one accessory residential unit. on the subject lot, which contains only one single-family dwelling. The proposed accessory residential unit conforms to the underlying zone's density and floor area requirements, maximum building height, lot coverage, area and dimensions, setbacks, building orientation, and architecture. In the Unified Land Use Ordinance, chapter 18 of the Ashland Municipal Code (AMC), sizes of ARU's are limited to 50 percent of the Gross Habitable Floor Area (GHFA) of the primary residence, and, no greater than 1,000 square feet. In this case, the accessory residential unit will contain 858 square foot of heated space, all in the existing art studio while the primary residence is approximately 2360 square feet. The existing art studio has a right side yard setback of six feet, a left side yard setback of 30 feet, a rear yard setback of 31 feet, and a front yard setback of 93 feet. All setbacks for the existing structure conform to current code requirements and no exterior building modifications are proposed with this application. The application materials state the property is covered with approximately 39 percent impervious surfaces (4,915 square feet), which is consistent with city GIS data. Thus, the proposed ARU meets the code requirements for setbacks, lot coverage, density, and floor area. The second approval criterion is that, "The proposal complies with applicable overlay zone requirements (part 18.3). " The proposal is complies with all standards for applicable overlay zone requirements. The subject property is not located within a special district or overlay zone. The third approval criterion is that, "The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection K " The application materials note that the existing structure will have no exterior modifications to the building when it is converted. In addition, the application materials indicate that approximately 61 percent of the lot is currently landscaped and has been for many years with trees, bushes, plants, and bark. The entire property has automatic Talent Irrigation District (TID) irrigation for all landscaped areas with drip lines and sprinklers. Outdoor recreation space will be provided as 1,011 (eight percent) square feet of brick patio, concrete patio, walkway, and other landscaped area located in front of the building, the sides, and rear. The application materials include a landscaping and irrigation plan including a tree preservation plan. Trash and recycling facilities will be provided behind the proposed ARU and adjacent to the existing garden shed. Three bicycle parking spaces will be provided in the eight foot by 12 foot garden shed. Two off-street vehicle parking spaces are required for the existing residence, and two additional spaces is are required for the proposed ARU. The application materials indicate that one off-street vehicle parking space will be provided as a nine foot by 18 foot parking space in the existing single-car garage off of Greenmeadows Way. The three remaining vehicle parking spaces are provided in a parking area off of Tolman Creek Road. The fourth criterion is that, "The proposal complies with the applicable standards in section PA #2016-02326 2398 Greenmeadows Way/MMS Page 2 i i 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. " The application materials indicate the proposed ARU utilities will remain connected and have been for some time. In addition, the existing art studio is already serviced by a separate electric meter. Although the existing art studio has an address (1451 Tolman Creek Road), it only assigned to the electric meter for identification purposes. The applicant will need to apply for a new legal address for the accessory residential unit and as such a condition of approval has been added. The site is served by existing paved city streets with curb and gutter. CONCLUSION No public comments were received with regard to the proposal. Therefore, with the conditions below, staff finds that the proposed unit would be in conformance with the standards of the R-1- 7.5 zone, the minimum requirements of the Accessory Residential Unit and Site Design Review chapters of the Ashland Municipal Code. The criteria for an Accessory Residential Unit are described in AMC Chapter 18.2.3.040, as follows: A. R-1 Zone. Accessory residential units in the R-1 zone shall meet the following requirements. 1. One accessory residential unit is allowed per lot, and the maximum number of dwelling units shall not exceed two per lot. 2. Accessory residential units are not subject to the density or minimum lot area requirements of the zone, except that accessory residential units shall be counted in the density of developments created under the Performance Standards Option in chapter 18.3.9. 3. The maximum gross habitable floor area (GHFA) of the accessory residential unit shall not j° exceed 50 percent of the GHFA of the primary residence on the lot, and shall not exceed 1,000 square feet GHFA. 4. The proposal shall conform to the overall maximum lot coverage and setback requirements of the underlying zone. 5. Additional parking shall be provided in conformance with the off-street parking provisions for single-family dwellings in section 18.4.3.040, except that parking spaces, turn-arounds, and driveways are exempt from the paving requirements in subsection 18.4.3.080.E.1. C. R-2 and R-3 Zones. Accessory residential units in the R-2 and R-3 zones shall meet the standards in subsection 18.2.3.040.A, except that the maximum gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50 percent of the GHFA of the primary residence on the lot, and shall not exceed 500 square feet GHFA. The criteria for Site Review approval are described in AMC Chapter 18.5.2.050 as follows: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying PA #2016-02326 2398 Greenmeadows Way/MMS Page 3 zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards. The approval authority may approve k exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. r; 1. There is a demonstrable difficulty meeting the specific requirements of . the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site, and approval of the exception will not substantially negatively impact adjacent properties, and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. In staff's assessment, with conditions, the application complies with applicable ordinances and meets all required criteria for approval of the conversion of the existing garage to an Accessory Residential Unit. Planning Action #2016-02326 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 #2016-02326 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 specifically modified herein. 2) That all necessary building permits and associated fees and charges, including permits and service connection fees for the new electrical service to the accessory residential unit, and any applicable system development charges for water, sewer, storm water, parks, and transportation shall be paid prior to the issuance of a building permit. The building permit submittals shall include: a) That the plans submitted for the building permit shall be in 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 Site Review approval shall be submitted PA #2016-02326 2398 Greenmeadows Way/MMS Page 4 and approved prior to issuance of a building permit. 3) That prior to the issuance of an address for the accessory residential unit all systems development changes (SDC's) for water, sewer, storm water, parks, and transportation be paid and a special inspection completed. I G 4) That prior to the issuance of a certificate of occupancy: a) That a separate address for the accessory residential unit shall be applied for approved by the City of Ashland Engineering Division. Addressing shall meet the requirements of the Ashland Fire Department and be visible from the Public Right-of-Way. b) That the trash and recycling area shall be installed in accordance with the Site Design and Use Standards prior to the Certificate of Occupancy. c) That the bicycle parking facilities shall be installed prior to Certificate of Occupancy. (r_ill i ll Molnar Planning Director Dat e artmeo of Community Development PA #2016-02326 2398 Greenmeadows Way/MMS Page 5 i AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On February 2, 2017 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 #PA-2016-02326, 2398 Greenmeadows Way. 29M Signa e of Employee C:IUsersltrapp6DesktoplTemplates%AFFIDAMT OF MAILING_Regan.docx 2/112017 T Ab3AV-09-008-6 , ,Wdn-dod pjogaj 01 1919n91 luap a anj q, ► ®0965 @Aa3AV IWW6 Of zosi~i~.n W0:)'f.iane•nnnnnn ap up ajnq)eq el q zagda8 s a91ad q sali:wI sallanba3 PA-2016-02326 391 E23BA 2100 PA-2016-02326 391 E23BA 1900 PA-2016-02326 391 E231702 BECICH JOAN N BURKE JAMES L/LUCILLE E CORMIA NEIL J/PATRICIA H 1450 TOLMAN CR RD 23~ 8 GREENMEADOW WAY 52 OAK VALLEY DR ASHLAND, OR 97520 ASHLAND, OR 97520 NOVATO, CA 94947 E PA-2016-02326 391 E23BA 1700 PA-2016-02326 391 E23BA 2000 PA-2016-02326 391 E231703 ENGELKING DONALD W TRUSTEE DUPE ROBERT L TRUSTEE ET AL LANSING KENNETH F/LINDA A 2368 GREEN MEADOWS WAY PO BOX 1558 1501 TOLMAN CREEK RD ASHLAND, OR 97520 ORINDA, CA 94563 ASHLAND, OR 97520 ~ h PA-2016-02326 391 E23BA 1800 PA-2016-02326 391 E23BA 900 j PA-2016-02326 391 E231700 LYON LELAND TRUSTEE NELSON-MUNSON PAMELA/BRIAN K PARENT SHARI L ET AL P 0 BOX 155 2365 GREENMEADOWS WAY 1457 TOLMAN CR RD ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 j j PA-2016-02326 391 E23BA 800 PA-2016-02326 391 E23 2400 PA-2016-02326 391 E23BA 600 PAVLIK MICHAEL S TRUSTEE ET AL PRICE PATRICIA L TRUSTEE ET AL RATHSAM ALAN D TRUSTEE ET AL 2375 GREENMEADOWS WAY 1480 TOLMAN CREEK RD 2395 GREENMEADOWS WAY ASHLAND, OR 97520 I ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2016-02326 391 E231701 RAMA MALONE ~ PA-2016-02326 391 E23BA 700 WIDUP DAVID P ET AL WILSON GORDON B TRUSTEE 836 836 MASON WAY D, OR 97501 1495 TOLMAN CREEK RD 2385 GREEN MEADOW WAY ASHLAND, OR 97520 ASHLAND, OR 97520 NOD 2/2/2017 15 2398 Greenmeadows 1 I i i I 1 j i i T wla6p3 do-dod asodxa jaded paaj 00965 aleldwei @fumy asn ®0965 @)AIMAV i ol aull Buole puas slagel @1913d Ase3 Planning Department, 51 Winburn Way, Ashland, Oregon 97520 I - >F -AST 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 NOTICE OF APPLICATION i PLANNING ACTION: 2016-02326 SUBJECT PROPERTY: 2398 Greenmeadows Way APPLICANT: Rama Malone OWNER: Robert & Ciele Jupe DESCRIPTION: A request for a Site Design Review to allow for the conversion of an existing detached art studio of approximately 858 square feet to an Accessory Residential Unit (ARU) on the subject property. The applicant is not proposing any exterior changes to the existing structure and no trees are proposed for removal as part of this application. COMPREHENSIVE PLAN DESIGNATION: Single- Family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 1E 23 BA; TAX LOT: 2000. NOTICE OF COMPLETE APPLICATION: January 9, 2017 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: January 23, 2017 a. GREENMEADOWS WY ~ ~ t w 1 i U 2 I i _ Q El E:1 \ S BU JECT PROPERTY r 2398 Greenmeadows Way I PA-2016-2326 L~ i 1:600 N 1 inch = 50 feet ra I I. a~na.neu~ W '11y y y. 25 Aa,t All ieeiv(ea, structures, fuiai bo cnaement m or roedvaoy iocatlona o e h-ld he Intlapendontly /kid -Itkd for ..Iatence endlor locotlon. 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 18.5.1.050.G) 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-de0planningPlanning Actions\Noticing Folder-Wailed Notices R Signs\2017\PA-2016-02326.docx SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. ACCESSORY RESIDENTIAL UNITS 18.2.3.040 Where accessory residential units are allowed, they are subject to Site Design Review under chapter 18.5.2, and shall meet all of the following requirements. A. R-1 Zone. Accessory residential units in the R-1 zone shall meet the following requirements. 1. One accessory residential unit is allowed per lot, and the maximum number of dwelling units shall not exceed two per lot. 2. Accessory residential units are not subject to the density or minimum lot area requirements of the zone, except that accessory residential units shall be counted in the density of developments created under the Performance Standards Option in chapter 18.3.9. 3. The maximum gross habitable floor area (GHFA) of the accessory residential unit shall not exceed 50 percent of the GHFA of the primary residence on the lot, and shall not exceed 1,000 square feet GHFA. 4. The proposal shall conform to the overall maximum lot coverage and setback requirements of the underlying zone. 5. Additional parking shall be provided in conformance with the off-street parking provisions for single-family dwellings in section 18.4.3.040, except that parking spaces, turn-arounds, and driveways are exempt from the paving requirements in subsection 18.4.3.080.E.1. GAcomm-dev\planning\Flanning Actions\Noticing FolderWailed Notices R Signs\2017TA-2016-02326.docx i AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) i c i The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On January 9, 2017 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 #2016-02326, 2398 Greenmeadows. Signature of Employee I I` G:Icomm-devlplanning\Templates\TEMPLATE_Affidavit of Mailing-Planning Action Nodce.dotx 1/9/2017 i Easy Peel@ Labels i ® Bend along line to I ® ® 51600 ' Use Avery© Template 51600 j Feed Paper expose Pop-up EdgerM j PA-2016-02326 391E23BA 2100 PA-2016-02326 391E23BA 1900 PA-2016-02326 391E23 1702 BECICH JOAN N BURKE JAMES L/LUCILLE E CORMIA NEILJ/PATRICIA H 1450 TOLMAN CR RD 2388 GREENMEADOW WAY 52 OAK VALLEY DR ASHLAND, OR 97520 ASHLAND, OR 97520 NOVATO, CA 94947 I I PA-2016-02326 391E23BA 1700 PA-2016-02326 391E23BA 2000 PA-2016-02326 391E23 1703 ENGELKING DONALD W TRUSTEE JUPE ROBERT L TRUSTEE ET AL LANSING KENNETH F/LINDA A 2368 GREEN MEADOWS WAY PO BOX 1558 1501 TOLMAN CREEK RD ASHLAND, OR 97520 ORINDA, CA 94563 ASHLAND, OR 97520 i PA-2016-02326 391E23BA 1800 PA-2016-02326 391E23BA 900 PA-2016-02326 391E23 1700 LYON LELAND TRUSTEE NELSON-MUNSON PAMELA/BRIAN K PARENT SHARI LET AL P 0 BOX 155 2365 GREENMEADOWS WAY 1457 TOLMAN CR RD ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2016-02326 391E23BA 800 PA-2016-02326 391E23 2400 j PA-2016-02326 391E23BA 600 PAVLIK MICHAEL S TRUSTEE ET AL PRICE PATRICIA L TRUSTEE ET AL RATHSAM ALAN D TRUSTEE ET AL 2375 GREENMEADOWS WAY 1480 TOLMAN CREEK RD 2395 GREENMEADOWS WAY ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2016-02326 391E23 1701 PA-2016-02326 391E23BA 700 I PA-2016-02326 WIDUP DAVID P ETAL WILSON GORDON B TRUSTEE 2326 1495 TOLMAN CREEK RD 2385 GREEN MEADOW WAY RA MALONE 20 RA ASHLAND, OR 97520 ASHLAND, OR 97520 836 MASON WAY MEDFORD, OR 97501 1 Etiquettes faciles a peter Repliez a la hachure afin de www.avery.com Sens de i! reveler le rebord Pop-upMc 1-800-GO-AVERY ' Utilisez le 9abarit AVERYO 51600 chargement y j ~ 314 v ~uU 401 6 i 101 h~ I 6 IT 104 I 502 I ~ Ilyi I 1 € i`{lk Ill L~~llll ~ Lll9~ i HU j 1 a n n yob j r 170Z 1x03 MID 7-4 T rot r I~ I I 9 I g ~ nk 1 LOOM, It Dec 09 2016 12:08PM Jupe 15102321020-- page 2 PERMIT PlanningDivision ZONING APPLICATION c 1 Tr a. 51 Winburn Way, Ashland OR 97520 FILE _ L - D-lb -15 M LAN 1) 541-486-5305 Fax 541-48&6006 { .i T ' uri~ DES IPTION OF PROJECT v c UN(krv DESCRIPTION OF PROPER'LX Pursuing LEEDS Cedificationfi [ ES 0 NO Street Address 7` ~'t -°t<z ti r~r r R 1 1 u Q n J-) Assessor's Map No, 391E 2 a]?NES Tax Lot(s) -2- 00C) t~ Zoning 40" - ` Corp Plan Designations c ra.~t ,~-fAfr~ni APPLICANT Name CLrn~~ V,r ,leiC rri_ Phone -Mail M~C'Y~ac is& Address 826 'C'l`kt.f.>cn City ~ ' itsc'c~ Zip 1y'~"~ 1 PROPERTY OWNER Cr ClX4F' 9T1- SRO, a CI OW @ 41104-0• V140- Name Pt>~'e. q 2- y' Address D _o bo-& Sss Glty! 4a'. _l- Zip S\ (i:121 SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER A ( 1C I Title Name phone ---Mail Address City Zip Title Name Phone E-Mail Address City Zip I hereby certify that the statements and Information contained in this appdcation, trWudtng the enclosed drawings and the required findings of fact, are in allrespect$, true and correct, I understand that aft propody pins must he shown on the drawings and visible upon the site inspection. In the event the pins are not shown ortheir location found to be incorrect, the owner assumes full responsibility, f further understand that if this request fs subsequently contested, tho burden wN be on me to establish: 1) that I produced sufltclent Mchral evidence at the hearing to support this request; 2) (hat the findings of fact famished jusfi4s the granting of the request 3) (hat the lfndings of tact fvrnlshed by me are adequate, and further 4) that ell structures or kiwovemants are property foaled on the ground. Fallure in this regard wilt result most likely In not onty the request being set aside, but also possibly in my structures being built In reliance thereon being required to be at my expense. if I bave eny doubts, t am adv/sed to seek compateni pm/esslDnal advice and assistance. . r r m.-... Applicant's Signature Date As owner of fhe properly Involved In re st, f ha d understood the complete application and Its consequences to me as a properly o ar.~ Property C1 er Sig tare {required) Date Ra a com{~le~f bj ay std Date Received Zoning Permit Type Filing Fee $ OVER CT;eem~ndevtFiannlagU'otmr k I IartdouM7aning Pmrit Appficatian.doc ZONING CAN NARRATIVE CONVERSION OF AN EXISTING ART STUDIO TO AN ACCESSORY RESIDENTIAL UNIT December 13, 2016 Applicant: Rama Malone 836 Mason Way, Medford, OR 541-857-8508 Ramalisel7@gmail.com Owner: Robert & Ciele lupe PO Box 1558, Orinda, CA Legal Description: 39 1E 23BA Tax Lot 706 Nature of Project: No physical changes at this location - existing studio, just needs legal zoning change to an ARU. General Information: Victorian style home on 0.29 acre site with TID Irrigation. Main home is 2 story with sublevel basement and is 2,360 sq.ft., has 3 bedrooms, 2 full baths & 2 half baths, with 980 sq.ft. basement storage/workshop area. The ARU will be the existing single story art studio, 1 bed/1.0 bath (858 sq.ft.). Existing landscaping includes both sprinklers and drip irrigation system throughout the property, and has patios with trellises, fountain and pond. There is 3 separate off street parking areas including RV parking. The main home was built in 1972, as was the studio. ARU Set Backs: Rear Side of ARU to Property Line: 6' Front Yard of ARU: 28' Distance from Side of ARU to ARU Parking: 9' Distance from Side of ARU to Street: 30' Back of ARU to Rear of Property: 31' Lot Size: Lot size: .29 acres or 12,632 sq. ft. Main Existing house: 2360 Sq. Ft. Existing Studio/ARU: 858 Sq. Ft. Parking for Main House: Single Car Garage plus additional off street parking of 576 sq. ft. Parking for Studio/ARU: 625 sq. ft. Additional Parking: RV Parking 350 Sq. Ft Garden Shed/ARU Bike Storage: 96 Sq. Ft Landscaped Area: 7,767 sq. ft. (includes patios and walkways as they are part of the landscape design) Total Impervious Surfaces: 4,848Sq. Ft. (Includes structures, porches, paved and brick walkways, paved driveway and patios) Answers to Issues identified by on the Pre-Application Conference Summary Zoning permits the ARU in this district, subject to site design review. There is only one ARU on this lot. The gross habitable area of the ARU is less than 50% of the GHFA of the primary residence, and is under 1,000 sq. ft. Proposal conforms to the overall maximum lot coverage and setback requirements of the zone. There is adequate off street parking for both the main house and the ARU. There are spaces for 2 cars each to park for both the main house and the ARU, and there is additional RV parking that could be used for extra parking if necessary. Parking conforms to off-street parking provisions for both areas as there is a total of 5 parking spaces plus an enclosed garage. All setbacks and required landscape buffer areas comply with regulations. Other Issue Responses Please see the site plan for building placement, and remember this is already built and existing, we are proposing to change nothing. We are not proposing a 60 unit apartment complex; just a single bedroom ARU, which already exists as a studio. This site meets all the requirements for placement, orientation and design standards of the Ashland Municipal Code. Landscaping and Open Spaces: The ARU meets the parameters for landscaping and open space allocation - see site plan. This property is immaculately landscaped all around, photos attached for reference. The area directly in front of the ARU, to the sides and rear are all areas that will be available for ARU resident usage. Landscape buffers: There is more than 5' between the surface/off street parking and the property lines, and there is a 9' setback from the structure which is a planter and a fence, between the parking and the side of the ARU. Landscape Plan: Please see landscape/irrigation plan submitted with this filing. Additional Elements: Exterior lighting is present on the outside of the ARU on the front, rear and side. Trash, recycling storage is available behind the ARU next to the existing garden shed, as noted on the plan. Secure/sheltered Bike parking for the main house is available in the garage, the ARU can utilize the secure 8'x 12' garden shed for multiple bike sheltering/parking. Building Issues: No changes necessary in existing studio. System Development Charges: Will pay whatever is necessary. Building is currently already connected to all utilities, and has been since construction in the 70's. New Electric Service: Existing studio is serviced by its own meter. Utility connections: All utilities are connected and have been since construction in the 1970's. New Address: The studio has already been issued a separate address from the main house off of Greenmeadows. The Studio/proposed ARU address is 1451 Tolman Creek Rd. Lot Coverage: 60% of the lot is made up of landscaped areas, of which there is far more than 8% dedicated to outdoor recreation space counting the rear garden area and the patio areas. Roughly 38% of the lot is covered in impervious surfaces consisting of the dwellings, paved areas for parking and walkways as well as patio areas. Photos of the Main Horne FRONT VIEW OF MAIN HOME AND PARKING AREA qloil f_ j a REAR OF MAIN HOME , iilc x V .!i+Y i 4 ,.ids REAR OF MAIN HOME C r " L - INTERIOR OF MAIN HOME F ` All jL- r{ i t klf4 /n i K r FRONT & SIDE OF STUDIO/ARU 15- r 4 Y K A t ~ - I 's 1 r, r r Gr c y) t r ~ 56 r r° REAR OF STUDIO/ARU WITH GARDEN SHED/BICYLE STORAGE AND TRASH/RECYLE AREA IN REAR , ZA, rz I INTERIOR OF STUDIO/ARU 1 -6 1 17 HiL ,-F 7 , Date 05/19103 GW Account # 1-009392-6 Property Address 2398 GREENMEADOWS WAY ~Y i City State Zip Reason SFD i.~ i~ Map/Tax Lot 391E23 2000 MA 2 30 0' c 4 Carport ° a 300 0 ft2 35 0' 47 0' 199 Ao®N Main Floor Second Floor 00 1348.0 ft2 N 00 N 1012.0 ft2 iu 14 0' 110, 20 I 6 0' 6 2 0' s o' 11 a' 2 0' 6 0' 23 0' 35 0' i UBSMT STUDIO 980 0 FT2 oooo 858.0 ft2 M i ! 110, _ o r 12 0' Scale 1 n~20 AREA ALCEbATtdN3 SUMMARY LNIN LDING AREA m1m C0* fticelp" F TOWS Brnkdow iFLR Main Floor 1 00 1348.00 153 3 Main Floor STUDIO 1 00 858.00 134 0 3906 00 2 0 x 6 0 12 p0 I i2FLR 00cond Floor 1 00 1012.00 129 3 1012 00 osx 2 o x 9 0 2; 100 UESUT U89NT 1.00 980.00 126 0! 980 00 0 5 x 2 0 x 2 01 S bo 'CPT carport 1.00 300 00 80 01 300 00 2 0 x 6 0 12 b0 ° 05x 2 o x 20 900 { 0 5 x 2 0 x 2 0 2 00 28 0 x 47 0 1316 00 STUDIO I 13 0 x 44 0 528 PO it 0 x 30 0 330 po ' Second Floor 0 5 x 2 0 x 2 0 2 ~10 2 0 x 6 0 12 b O o s x 2 0 x 2 0 2 ~O TOTAL ENABLE (rounded) 321$ s remaining calculations 1976 pa TOTAL BUILDING (rounded) 980 17 Areas Total (rounded) 419 APEX SOFTWARE eoo-06"M Apx77 AyW1 I plnogs,1 njeal II`d Z 6ulddeW Z G C.aC-.~ wL~ N h oy" ► C~ u~ i.. b41- 61\ 1 J20" /try ! , ~ - • i ~ , irk, ~ ` 1'Z,% ~ - -cl 0 onw 4 ! 13 l3 t i s L/ mow` J- ! 3 I-emu i ? ~ 5 rvv4' 75 C, V W N v ? 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Q vl In 817x Z L 6ui s I'o a` -c 'OF Wd I-L eo „ o a a ZL ~DegiaS Ez A m pdelk ap!$ 53 e as a0 pie), -pis ! 0 09L Gull (aaadoad ISO/ - v m~ c o U v;E 3 - ~ a.ba e, g . i i v a o F ro °j Q a' ~ N S F O Y c v w v (u v- C 1 v -6 mr- d O a N2 3 Q_ _O N O a d C 25 ~f o ° ate' - m m c o"m c ooN mo a a - o a>"~ s W-C o v LL D c o u~ v n " 10 > v = m c a+ d o) p a• R c v a a ° 2o, ~ c corn c~=o ° c a Q o y O a O O 'v L" < 2 c o n ¢ o o c o N a E a a v v = m o m d m c c H > o v l7 0 a v m m Q) (u C) N(D m d~ N v O-6 mS„v0- W ti O v0, GLV w ,n ~vcn V m m N ° oO 2m m y <r x rn - c c >Ms as - a. rid d.-4 =0- 4CC C0 Sc vi I-m d._d +v I-d'~, F- COI-OAS w z u~ I o_ F I j. I ~d t 6uiIaed F v Uievy . O LO li~ CL co V O \--3 t0 O - N ~ O m m 4 O Q > 6 _ I ~ O C m m -7 E 'E k, y J ^ fs .•tC d 1. „-E r arY - t 4 .i',,.3,, W p N Y u'~ i•+ i C l6 e,'M..~ } E'er $~5/Y € S .{.d A a 4f, r`.~ Y ' t L ;~T (6 C 4 s i Z3 "6 ON i. -t':3 7 - 'eye. fi u m O O r - _ _ - cn ~ ,n rn t - L`+ y ^d^24 u- - N o ~ r o) -a z5 v fl- y',.: a c v O Y v d - c m v v v 1) CL m c) LZ -Wj N v a, c -o o v r R c a Q v a) as s.~_.; »vi+ar~ ✓ ~ O al •~C'J O ~ Q ti F- O t- O'S '01, Job Address: 2398 GREENMEADOWS WAY Contractor: ASHLAND OR 97520 Address: C Owner's Name: JUPE ROBERT L/CIELE M O P Phone: Customer 05165 N State Lic No: P JUPE ROBERT L/CIELE M T City Lic No: L Applicant: PO BOX 1558 R Address: ORINDA CA 94563 A C C Sub-Contractor: A Phone: T Address: N Applied: 12/14/2016 U T Issued: Expires: 06/12/2017 Phone: State Lic No: Maplot: 391 E23BA2000 City Lic No: DESCRIPTION: Turning the art studio into an ARU VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount CUP Accessory Residential 664.00 CONDITIONS OF APPROVAL COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.or.us CITY F Inspection Request Line: 541-552-2080 vS H1 LAN D -I f t: is I hereby certify the contents of this application to be correct to the best of my knowledge, and furthermore, that I have read, Fee Summary Paid Amounts understood and agreed to the following: Building: $ 0.00 $ 0.00 1. This permit shall remain valid only in accordance with code State Surcharge: $ 0.00 $ 0.00 or regulation provisions relating to time lapse and revocation Development Fees: $ 0.00 $ 0.00 (180 days). 2. Work shall not proceed past approved inspection stage. All Systems Development Charges: $ 0.00 $ 0.00 required inspections shall be called for 24 hours in advance. Utility Connection Fees: $ 0.00 $ 0.00 3. Any modifications in plans or work shall be reported in advance to the department. Public Works Fees: $ 0.00 $ 0.00 4. Responsibility for complying with all applicable federal, state, Planning Fees: $ 664.00 $ 664.00 or local laws, ordinances, or regulations rests solely with the applicant. Sub-Total: $ 664.00 Fees Paid: $ 664.00 Applicant Date Total Amount Due: $ 0 COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.or.us Inspection Request Line: 541-552-2080 CITY F 0 Is