HomeMy WebLinkAboutRock_563_PA-2016-02095
CITY
ASHLAND
February 17, 2017
Notice of Final Decision
On February 17, 2017, the Community Development Director approved the request for the
following:
Planning Action: 2016-02095
Subject Property: 563 Rock Street
Applicant: Advantage Building & Design
Owner: Michael & Maxine McNab
Description: A request for Site Design Review to allow for the construction of a 990
square foot second dwelling unit at 563 Rock Street. The project involves restoring the existing
historic contributing residence and the construction of a new second dwelling unit located off of
Maple Street. The proposal also requests an Exception to Site Development and Design Standards
to allow for a parking buffer less than eight feet from a residential structure. Seven non-hazardous
trees are proposed for removal from the subject property as part of the application.
COMPREHENSIVE PLAN DESIGNATION: Low Density Multiple Family Residential;
ZONING: R-2; ASSESSOR'S MAP: 39 lE 05 DA; TAX LOT: 5200.
The Community Development Director's decision becomes final and is effective on the 12'h 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
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www, ashland. or.us ' C _
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. Time 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 ofNotice 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 H 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: 541488-5305
51 Winbum Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
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ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PL ING ACTION: PA-2016-02095
SUBJECT PROPERTY. 563 Rock Street
APPLICANT: Advantage Building & Design
OWNER: Michael & Maxine McNab
DESCRIPTION: A request for Site Design Review to allow for the construction of a
990 square foot second dwelling unit at 563 Rock Street. The project involves restoring the
existing historic contributing residence and the construction of a new second dwelling unit
located off of Maple Street. The proposal also requests an Exception to Site Development and
Design Standards to allow for a parking buffer less than eight feet from a residential structure.
Seven non-hazardous trees are proposed for removal from the subject property as part of the
application. COMPREHENSIVE PLAN DESIGNATION: Low Density Multiple Family
Residential; ZONING: R-2; ASSESSOR'S MAP: 39 lE 05 DA; TAX LOT: 5200.
SUBMITTAL DATE: November 4, 2016
DEEMED COMPLETE DATE: November 29, 2016
STAFF APPROVAL DATE: February 17, 2017
FINAL DECISION DATE: March 1, 2017
APPROVAL EXPIRATION DATE: September 3, 2018
DECISION
The application involves a request for Site Design Review approval to construct a new secondary
dwelling unit on a low density multiple-family residential (R-2) property located at 563 Rock
Street. In addition, the applicant is restoring the existing historic contributing single-family
dwelling. The applicant also requested an Exception to Site Development and Design Standards
to allow for a parking buffer less than eight feet from a residential structure. The subject property
is located on the southwest corner of the intersection of Maple and Rock Street. The property is
rectangular in shape, with an area of approximately 8,800 square feet. The subject property
gently slopes from west to east downhill toward Rock Street. There are currently 16 mature trees
located on or adjacent to the subject property. Of the 16 trees, seven are proposed for removal as
part of this application. The subject parcel and its immediate surrounding uses are zoned R-2,
Low Density Multiple-Family Residential. Rock Street is identified as a Neighborhood Street
and is improved with paving, curb and gutters in place. Maple Street is identified as an Avenue
and is improved with paving curb and gutters in place. According to Jackson County tax records
and the application materials provided, the subject property, tax lot 5200, currently has a 1,720
square foot single-family dwelling constructed in about 1890. The existing single-family
dwelling has city facilities including water, sewer, gas, and electric service.
Site Design Review
Where secondary dwelling 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 92016-02095
563 Rock StreetlMMS
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,
building height, building orientation, architecture, and other applicable standards. " The
proposed secondary dwelling 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. The proposed single-family dwelling is setback approximately 58
feet from the front lot line, six feet from the left side lot line, 28 feet from the right side lot line,
and 10 V2 feet from the rear lot line. The proposed single-family dwelling is approximately 990
square feet and the existing dwelling unit is 1,720 for a total floor area of 2,710 square feet and
therefore does not exceed the Maximum Permitted Floor Area (MPFA) within the historic
district per Ashland Municipal Code section 18.2.5.070.G (8,800 sq. ft. x 0.77 = 6,776 x 0.40 =
2,710.4 sq. ft.). The proposed garage is detached from both dwellings by more than six feet and
does not count towards the MPFA calculation. The application materials state the property will
be covered with approximately 40.3 percent (3,544 square foot) impervious surfaces. Thus, the
proposed secondary dwelling unit meets the code requirements for setbacks and lot coverage.
The second approval criterion is that, "The proposal complies with applicable overlay zone
requirements (part 18.3). " The proposal complies with all standards for the Historic District
Overlay including Maximum Permitted Floor Area (MPFA) and Historic District Design
Standards. The building materials are compatible with the surrounding area and include smooth
finish, hardi-plank siding with board and batten or wood shingle detail in the eaves, vinyl
windows, and composite shingles. The applicant will avoid the use of bright or neon paint colors.
The roof pitch of the second unit is lower than the historic contributing structure, which retains
the focal point on the property as the primary dwelling. The Ashland Historic Commission
reviewed the current proposal at the regular meeting on January 4, 2017 and February 8, 2017.
The commission recommended several changes to the design of the proposed primary and
secondary dwelling unit as well as the garage. Furthermore, the proposed restoration and
renovation of the existing historic contributing home complies with the standards with the new
unit and detached garage also in compliance with the Historic District Overlay (AMC
18.3.12.050). The Ashland Historic Commission was supportive of the design of the proposal
overall and recommended approval of the application with the recommended changes. The
recommendations will be added as a condition of approval.
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 E. " The
secondary dwelling unit will be oriented towards Maple Street with a covered front porch and
vehicle access taken from an existing curb cut on Maple Street. The existing primary residence at
563 Rock Street will retain its. orientation towards Rock Street including a walkway to
connecting the house to Rock Street. In addition, the required vehicle parking spaces will be
accommodated in the proposed garage, recessed behind the street facing fagade of the primary
dwelling on Rock Street and the vehicle parking spaces for the proposed second unit are located
behind the front fagade of the unit facing Maple Street. Two parking spaces are required for the
PA #2016-02095
563 Rock StreeVN MS
Page 2
existing single-family dwelling, and a two are needed for the proposed second dwelling unit. The
application notes that all four off-street vehicle parking spaces will be provided either in the
proposed garage or as surface parking. The applicant requested an Exception to Site
Development and Design Standards to allow the surface vehicle parking to be less than eight feet
from a residential structure. Due to the secluded location of the parking behind the existing
primary dwelling and to the side of the proposed second unit the approval criteria to allow for an
exception have been met (AMC 18.5.2.050.E). Four bicycle parking spaces will be provided, two
located in a parking structure to the east of the surface vehicle parking and two within the
proposed garage structure. Trash and recycling facilities are proposed directly adjacent to the
units and will be screened from the public right-of-way.
The applicant has submitted a conceptual landscaping and irrigation plan. The application
materials show compliance with landscaping and open space requirements in which there is more
than eight percent of the site available as open space including 68 square foot front porch and
680 square foot of private yard area. The application notes that there are three existing street j
trees along the properties frontage and three new street trees are proposed. A condition will be
added to require a revised landscaping and irrigation plan prior to issuance of a building permit.
The applicants Tree Protection and Removal Plan notes that there are 16 trees on or adjacent to
the site and of these seven are proposed to be removed. The removal of the trees will not have
significant negative impacts because most of the trees proposed for removal are leftover from an
old orchard. The landscaping plan provides for the mitigation of five of the seven trees to be
removed. A condition of approval has been added to require a revised Tree Protection and
Removal Plan prior to issuance of a building permit.
The fourth criterion is that, "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. " Rock Street is paved, with curbs and gutters in
place along the subject property's full frontage. Maple Street, classified as an Avenue is also
paved with curbs and gutters already existing. A five foot pedestrian easement is proposed along
Maple Street to allow for a future sidewalk installation. New utility services including water,
sewer, electric, and storm drainage will be provided for the proposed second dwelling unit. A
new electric service will be installed on the existing house at 563 Rock Street and run
underground to the new building.
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-2
zone and the minimum requirements of the Site Design Review chapter of the Ashland
Municipal Code.
The criteria for Site Design Review approval are described in AMC Chapter 18.5.2.050 as
follows:
PA #2016-02095
563 Rock StreeVMMS
Page 3
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 I 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.
In staff s assessment, with conditions, the application complies with applicable ordinances and
meets all required criteria for approval of the construction of a multiple family development.
Planning Action #2016-02095 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 #2016-02095 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
PA #2016-02095
563 Rock StreetJMMS
Page 4
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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
and approved prior to issuance of a building permit.
3) That building permit submittals shall include:
a) Solar setback calculations demonstrating that all new construction complies with
Solar Setback Standard A in the formula [(Height -6)/(0.445 + Slope) = Required
Solar Setback] and elevations or cross section drawings clearly identifying the
highest shadow producing point(s) and the height(s) from natural-grade.
b) Lot coverage calculations including all building footprints, driveways, parking,
and circulation areas. Lot coverage shall be limited to no more than 65 percent as
required in AMC 18.2.5.030.A.
c) That storm water from all new impervious surfaces and runoff associated with
peak rainfalls must be collected on site and channeled to the City storm water
collection system (i.e., curb gutter at public street, public storm pipe or public
drainage way) or through an approved alternative in accordance with Ashland
Building Division policy BD-PP-0029. On-site collection systems shall be
detailed on the building permit submittals.
4) That a revised Tree Protection Plan consistent with the standards described in 18.4.5 be
submitted for review and approval by the Staff Advisor prior to the issuance of a building
permit. The plan shall identify the location and placement of fencing around the drip lines
of trees identified for preservation. The amount of fill and grading within the drip line
shall be minimized. Cuts within the drip line shall be noted on the tree protection plan,
and shall be executed by handsaw and kept to a minimum. No fill shall be placed around
the trunk/crown root.
5) That a Verification Permit shall be applied for and approved by the Ashland Planning
Division. The tree protection shall be inspected and approved by the Ashland Planning
Department prior to site work, storage of materials and/or the issuance of a building
permit. The tree protection shall be chain link fencing six feet tall and installed in
accordance with 18.4.5. No construction shall occur within the tree protection zone
including dumping or storage of materials such as building supplies, soil, waste,
equipment, or parked vehicles.
6) That street trees, 1 per 30 feet of street frontage, shall be installed on the Fairview Street
frontage prior to the issuance of a certificate of occupancy. All street trees shall be chosen
from the adopted Street Tree List and shall be installed in accordance with the
specifications noted in Section E of the Site Design and Use Standards. The street trees
shall be irrigated.
7) That a landscaping and irrigation plan to include irrigation details satisfying the
requirements of the Site Design and Use Standards under AMC 18.4.4.030 and showing
park row improvements shall be provided prior to issuance of a building permit.
PA #2016-02095
563 Rock Street/MMS
Page 5
8) That all recommendations of the Ashland Historic Commission, where consistent with
the applicable ordinances and standards and with final approval of the Staff Advisor,
shall be conditions of approval unless otherwise modified herein.
9) That all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent proprieties.
10) That all public improvements including but not limited to the sidewalk, street trees, and
street lighting shall be installed to City of Ashland standards under permit from the
Public Works Department and in accordance with the approved plan prior to Certificate
of Occupancy.
11) That prior to the issuance of a certificate of occupancy:
a) That a separate electric service and meter for the unit shall be installed in
accordance with Ashland Electric Department requirements.
b) That a separate address for the accessory residential units 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.
c) That all landscaping in the new landscaped areas shall be installed according to
the approved plan, and tied into the existing irrigation system, prior to the
issuance of a certificate of occupancy.
d) That the bicycle parking facilities shall be installed prior to Certificate of
Occupancy.
e) That the trash and recycling area shall be installed in accordance with the Site
Design and Use Standards prior to the Certificate of Occupancy.
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Bip]1 olnar, j rector Date
Department oCommunity Development
PA #2016-02095
563 Rock StreeVMMS
Page 6
AFFIDAVIT OF MAILING
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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 17, 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 #2016-02095, 563 Rock Street NOD.
Signature of Employee
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Documend 2117/2017
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PA-2016-02095 391E05DB 90001 PA-2016-02095 391E05DB 90002 PA-2016-02095 391E05DA 5700
ADDICOTT LLC ET AL ALBERS KENNETH L TRUSTEE ET AL ALEMAN HECTOR L JR TRUSTEE ET
115 BROOKS LN 569 SCENIC DR 135 COOLIDGE ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
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PA-2016-02095 391E05DA 4800
HEALTHCARE SERVICES
ASANTE ASHLAND SNF VENTURES LLC
280 MAPLE ST
731 BLACK OAK DR 101 7700 NE PARKWAY DR 300
ASHLAND, OR 97520
MEDFORD, OR 97504 VANCOUVER, WA 98662
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PA-2016-02095 391E05DB 90003 PA-2016-02095 391E05DB 2602 PA-2016-02095 391E05DB 2500
BECKWITH PETER JONATHAN BRIGHT CASEY/JENNIFER M CAMP WILLIAM M ET AL
567 SCENIC DR 531 SCENIC DR 701 VISTA LN
ASHLAND, OR 97520 ASHLAND, OR 97520 CHEYENNE, WY 82009
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PA-2016-02095 391E05DA 6000 PA-2016-02095 391E05DA 6001 PA-2016-02095 391E05DB 90004
CARLISLE WALTER O III/LINDA R DELUCA RONALD L TRUSTEE ET AL 1 GRAUER JAMES
95 COOLIDGE ST 228 MORNINGLIGHT DR 565 SCENIC DR
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
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PA-2016-02095 391E05DA 5302 PA-2016-02095 391E05DA 5400 PA-2016-02095 391E05DA 5900
LEONARD JESSICA L LILLY JOSEPH FLINT LPP COOLIDGE LLC
546 SCENIC DR 535 ROCK ST 610' ORCHARD ST
ASHLAND, OR 97520 i ASHLAND, OR 97520 ASHLAND, OR 97520
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PA-2016-02095 391E05DA 5100 PA-2016-02095 391EOSDA 5600 PA-2016-02095 391E05DA 5200
MAYNARD JIM MC RAE M J/V L MORELL MCNAB MICHAEL J/MAXINE DALE
559 S MOUNTAIN 151 COOLIDGE ST 561 ROCK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02095 391E05DA 5301 PA-2016-02095 391E05DA 5800 PA-2016-02095 391E05DA 5500
MENDOZA THERESA MIHAILOV TERRY ANN TRUSTEE ET NOVICK VICTOR C/TSUTAE H i
50 HORGAN AVE 51 55 LAKE HAVASU AVE S F166 532 SCENIC DR
REDWOOD CITY, CA 94061 I LAKE HAVASU CITY, AZ 86403 ASHLAND, OR 97520
PA-2016-02095 391E05DA 6200 ! PA-2016-02095 391E05DA 6300 PA-2016-02095 391E05DB 300
PADILLA GISELA PHILLIPS EDWIN L TRUSTEE ET AL SARTORIUS DEIRDRE TRSTE FBO
112 MAPLE ST 950 EXECUTIVE WAY 41901 HUMBUG WAY
ASHLAND, OR 97520 REDDING, CA 96002 PORT ORFORD, OR 97465
PA-2016-02095 PA-2016-02095 j
ADVANTAGE BUILDING AND DESIGN ROGUE PLANNING & DEVELOPMENT
535 W NEVADA 1424 S IVY STREET
ASHLAND, OR 97520 MEDFORD, OR 97501
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ASHLAND HISTORIC COMMISSION
Planning Application Review
February 8, 2017
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PLANNING ACTION: PA-2016-02095
SUBJECT PROPERTY: 563 Rock Street
APPLICANT: Advantage Building & Design
OWNER: Michael & Maxine McNab
DESCRIPTION: A request for a Site Design Review to allow for the construction of a 990
square foot second dwelling unit at 563 Rock Street. The project involves restoring the existing
historic contributing residence and the construction of a new second dwelling unit located off of
Maple Street. The proposal also requests an Exception to Site Development and Design
Standards to allow for a parking buffer less than eight feet from a residential structure. Seven
non-hazardous trees are proposed for removal from the subject property as part of the
application.
COMPREHENSIVE PLAN DESIGNATION: Low Density Multiple Family Residential;
ZONING: R-2; ASSESSOR'S MAP: 39 1 E 05 DA; TAX LOT: 5200.
Recommendation:
The Historic Commission recommends approving the application with the following condition:
1) North Elevation - Windows should be single hung with no divided lights.
2) East Elevation - Double casement windows with 3 inches in between (2nd story of house).
Single hung windows (1St floor of house). Lower the garage plate height to 8 feet with a 7 foot
garage door (Garage). Single hung windows with 3 inches in between (Garage). Dormer
should be setback 3 feet from the exterior garage wall (Garage). Carriage style door should be
used (Garage).
3) South Elevation - Single hung windows (Garage).
4) All Elevations - 4 to 6 inch smooth textured siding should be used for the garage and
second dwelling unit.
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Department of Community Development Tel: 541488-5305
20 East Main St. Fax: 541-552-2050 !
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
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Maple 5treet N
+ It Species DBH(") Helght(') Drip Line(') Condition Notes
1101 1 Prunus spinosa (chestnut) 10" 25 12 goad
Prunus avium (cherry) 6" 6 5 fair
oy le,p Pmnuspersica(peach) 6 6 1 poor REMOVE, 50% diseased
Acer(maple) 11 35 15 good
Ulmus pumlls(elm) 6 15 10 fair REMOVE, acwded and will be damaged by garage demo
Pmnus duicis(almond) 14 22 12 fair REMOVE, overgrown and will be damaged In garage demo
Pmnusdulds(almond) 1 25 12 good
FKISIINGDRIVEWAY; EXISTINGGURBGUT- EXI5TINO CURB CUT Pmnusdulcls(almond) 4mult1tmnk 20 15 fair REMOVE, overgrown, crowding other trees,needs
pruning
piEXISTINGFENGENDCURBCUT ~1 m Pmnusdulcis(elmond) 1 20 12 fair needs pruning
° I \ \ \ \ \ I 0 \ \ bdw 10 Prunus dulls (almond) 6 20 12 fair REMOVE, needs pruning, crowding
p it Poplar 5 trees muliftmnk 25 6 poor REMOVE, 10% dead
a m6" ELM' `vV`l v~vvvvv
6"CHERRY 12 Pmnus(apple) it 15 16 fair some dead branches needs pruning
m \ \ V~~ \ V A Ap 10"CHESTNUT> Q7 13 Plae pungens(spmce) 11 40 20 good
ZR w 14 Pmnus "um (cherry) 6 15 15 fair possible Issue u4h driveway area
I EXISTING OARAGE\ \ \Ex FENCE
15 Betula(blrch) 1 12 5 dead REMOVE, 1001, dead
14"Almond \ \ 1 I Vi=m------
MM 4" mUld-trunk 16 Acacla 1 8 4 fair REMOVE, to close to foundation, replant
r -Almond I d F' I I kJ a different landscape shrub away from house
11" MAPLE
5~~-~~ \ \I
I \ \ \ \ \ DEAD TREES TO BE REMOVED
1T"AGACIA
\ V V V V \ V A \ rid 1 SEVERALLY DISEASED TO BE REMOVED
\ \ \ II FAIR CONDITION TREE5 TO BE REMOVED, replace with approved street tree. Acer,Fraxdnus,etc
7" Almond 12-5 5116 r 4~
6"Alm aL~-~_ ~J TREE PROTECTI0 N AND REMOVAL NOTF
5•
® I \ \ \ PR9R05EB RESIDENC
w I \ \ \ \ it112 6-TORY ® 1. Fences must be erected to protect trees to be preserved as sham In diagram. Fencing shall be 6'tall temporary chalnlink
' 0 \ \ \ panels Installed with metal connections to all panels In area. These fences shall be Installed so that It does not allow passage of
Z ` ` ` ` ` `
U-1 pedestrians and/or vehicles through It. Fences define a specific protection zone for each tree or group of trees. Signs to be
LL I HATCHED LINES ARE ®L posted onfencing identlyngprotected tree zone.
Z I as \ EXI5TINGRESIDENCEFOOTPRINT 2. Constructiontrallersandtraficandstorageareasmustremainoutsidefencesareasatalltimes.
N \ \ \ \ \ \ \ \ 3. All proposed underground ulllllfee and drain or Inigallon lines shall be routed outside the tree protection zone If possible.
If lines
PROPOSED RESIDENCE \ \ \ \ \ \ ®L must cross the protected area they shall be tunneled or hand dug through the tree roots.
15TORY -,BIRCH, 100% DEAD p~ 4. Nomaterial,equipment, loll or waste water may be deposited or placed uitlrtn the tree protection zone, fenced area.
5. Any herbicides placed under paving materials must be safe for use around trees and labeled for that use.
6. The project General Contractor must monitor any grading, construction, demolition or other work that Is expected to encounter
to tree roots, a tree professional must be consulted prior to excavation around roots.
Z I T. Tree that are remaining should be mulched prior to start of excavatlon and watered blmonthy during the months of no natural
1® II tu a," CHERRY ) q} relnfall.1migallantoprovide deep water toroots atleast 24'belowgrade.
% / z 6. Erosion control devices such as sift fencing, debris basins and water diversion structures shall be Installed to prevent siltation
or
Z ul F erosion within the tree protection zones.
0 X \ u 9. Any roots that are exposed during grading or construction shall be exposed to sound tissue and cut cleanly at a 50 degree angle
I w 10 to the root w41h a saw. Place damp Boll around all at roots to a depth equaling the existing finish grade within a4 hours of ruts
10' PUE A z being made.
gn 0 10. No bum piles or debris plies shall be placed within the tree protection zone.
v 1 X 11. Do not raise the loll level within the drip lines to achieve positive drainage, except to match grades Ath sidewalk and curbs and
In those areas, feather the added topsoll back to existing grade with approximately 3;1 slope.
\ \ \ \ \ 'I J ' - 12. All tree protection measures shall be Instituted prior to any development activities and shall be removed only after
completion of
exist ng she p all construction actIvfiy.
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TREE INVENTORY AND PROTECTION PLAN obeREMOVEDINGS
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LOT SIZE; 8,800 sq R
A m PR0P05ED: U Q
0 - m "'S V ~Recreation area: 150 sq it z u
Percent recreation area: 8.52% A I
Jr__ o -2Building foot print; 2,511
S rt 5 impervious paving and paths: 1,20q o z
total ImpervIOUs: 3,00 ~ z Xy
ExiSnNG PATIO zf-
Percent Impervlous:41.g3% g I
300 sq ft
1 0 ~EXISTING: m o
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45 eq ft
J PROJECT N-,1, n ror2 residentlal Units one
y d1 ~debohed garage
E o A..RE95: 563 Rock St,Ash land OR 97520
on
co 2
s' LEGALAOOAESS: 391 EOSDA 5200
-'1-EXI5TING FENCE
Ell FIRE DISTRICT. Ashland
TOTAL LOT SIZE: 8,800
° (WATER DISTRICT. Ashland { }
SCALE 118"'1'7
EXI5TING IMPERVIOUS: 2,030 SO FT C m
4 EXI5TINO CURB GUTS m e^y m STORMWATERx DramtoRaeksoaal o
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YM4'% BLDG PERMITM O t <O
'13UILDINGAREA: REStH;F1-00R1&21,150&5S0 SO.FTI a ~Vr'
-
N.E.1/4, S.E.Ir4, SEC), T]95., RAF.. 14.h1. RES BI; FLOOR I: 997 SQ. FT w 'n
FOUNDATION BOTH: 2,131 50. FT.
]ACKSONCOUNTY 2 M po
,,.v F/r GARAGE ao9sG FT ~mm
ITOTAL BUILDING FOOTPRINT: 2,481 SO. FL
- j =rv,rn.a. FOO.N
PORCHES: 95 SO. FL O
II vnnLEAREA, 2.777 S0. FT.
\\1 DATE:
A- 5-1
1/25/2017
LEST r C , U \
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%~i/ L PLANT SCHEDULE
NUMBER QTY COMMON NAMES SCIENTIFIC NAME STARTING AGE m
nco 40' ~~:•?i)ii} ° EIL-G➢ ma i- P01 8 ORE6ONG E MAHONIAAQUIFOLIUM 1GALLON a
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m POT 2 OAKLEAF HYDRANGEA HYDRANGEA QUERCIFOLIA 1 GALLON 3 m m
P09 5 PORCUPINE 6RA55 M15CANTHUS SINEN515 1 GALLON v p y.
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o P10 4 TRIDENT MAPLE ACER BUEROERANUM I" CALF
P11 3 RAPE MYRTLE LAGERSTROEMIA PETITE VR 2 GALLON
P12 12 ILOSABROOM 6ENI5TAPIL05A GALLON
2" MULL BE EEN PLANTS
DATE:
1/25/2017
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DATE:
1J25/2017
SCALE:
NORTH ELEVATION 14'-1'6
in 24X36
MAPLE 5T VIEW
SCALE, 1/4"=1'0" IN 24x36 FORMAT SHEET:
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PROPOSED CARRIAGE H005E FOUN-IIDN
FOUNDATION OF-STING HOUSE DATE;
1/25/2017
WEST ELEVATION
50ALE: 1/4"=1'0" SCALE:
in 24X96
SHEET: I
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GENERAL CONTRACTOR:
ADVANTAGE BUILDING AND DESIGN z
MELANIE SMITH
52-6' 541-301-0910
Y-6" 7 ELECTRIC:
Z ELECTRIC
2-n' 3'-6"-~ 541-665-5386
MECHANICAL:
NATIONAL HEAT AND AIR
- 541-535-4687 '
15' PLUMBING:
7-11--l roposed114" newdeck/porch _ FREEMAN PLUMBING
not covered -0 541-200.9668
U~ ( s
Ka m o;
Q" y o °'pJ.
EXI5TING RE51DENCE z
BEDROOM 11-1/2STORY
144 5Q FT - !1,120 50 FT TOTAL !
F_ 7 2`Y 112" 51-10" 2'-7112" 1984 50 FT 15T FLOOR p
ATTIC :o !,736 50 FT 2ND FLOOR z
w~ NEWHYAC vsQFr
p Ow° ° REPLACE EX 'r LIVING -
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(«1 ! RENOVATION SCHEDULE: lu 'Q
1) NEW FOUNDATION, AS NEEDED. TO BE DETERMINED IN PROCESS z
o iv 2) REMOVE OLD CHIMNEYS AND FIREPLACE p f
a
IL REMOVE CHIMNEY EX FIREPLACE 15 SUNKEN BELOW FIF m
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6 v r r CHIMNEY`5 ARE CRACKED AND LEAKING ~q-
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Fr REMOVES z
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LOSE REMOVE EX CHIMNEY
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- Ou m. a Y TD
KITCHEN ADD NEW5HOWERTOUPSTAIRS BATH
-REMOVE GHIMNEYn 00 AND CHIMNEY nz sQ FT ALL OTHER FIXTURE COUNT TO REMAIN THE SAME a d
o N $ LOCATIONS MAY CHANGE WITHIN EXISTING SPACES w w w P
N o 5 w w m _ 4) NEW KITCHEN, INC FIXTURES, APPLIANCES Z',y i
0 N a 5) NEW HVAC 5Y5TEM,REPLACE EX GAS FURNACE WITH NEW m p
w~ ry - - 1 G ADD AC UNIT Zm
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DUCTING TO BE DETERMINED w 0
BEDROOM ,ern z 0 w o
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LL
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3LO ro 7-4°4'7-4"3`-0" 4112° v m G~m m
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BTU GAS: TOTAL 150,000 BTU'S j
RANGE: FORCED
i
ERHAA~RRNACE:60,000BTU t
2'-q 112
4'-2 1l;~g J SQUARE FOOTAGE TO REMAIN THE SAME 1,120
57 QFi FOOTPRINT TO REMAIN THE SAME
- IF ANY BEARING OPENING 51ZE5, m
INCLUDING WINDOW5ANDDOOR5, o °c
.w ARE ALTERED THE FOLLONING SHALL APPLY;
L
iHEADER5PEGIFIGATION5: 5
0 0
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~<6'USE4"X10"OF N4 OR BETTER
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0
DATE:
1/25/2017
RENOVATION PLAN
5EGOND FLOOR sca~E:
RENOVATION PLAN 114"=1'0"
FIRST FLOOR
SHEET;
R-13
rt
ASHLAND HISTORIC COMMISSION
Planning Application Review
January 4, 2016
PLANNING ACTION: PA-2016-02095
SUBJECT PROPERTY: 563 Rock Street
APPLICANT: Advantage Building & Design
OWNER: Michael & Maxine McNab
DESCRIPTION: A request for a Site Design Review to allow for the construction of a 990
square foot second dwelling unit at 563 Rock Street. The project involves restoring the existing
historic contributing residence and the construction of a new second dwelling unit located off of
Maple Street. The proposal also requests an Exception to Site Development and Design
Standards to allow for a parking buffer less than eight feet from a residential structure. Seven
non-hazardous trees are proposed for removal from the subject property as part of the
application.
COMPREHENSIVE PLAN DESIGNATION: Low Density Multiple Family Residential;
ZONING: R-2; ASSESSOR'S MAP: 39 1 E 05 DA; TAX LOT: 5200.
Recommendation:
i
The Historic Commission recommends that the public hearing be continued to allow the
applicant the opportunity to make revisions to the original application submittals.
The Historic Commission made specific recommendations to include the following revisions in
the new application submittals:
1. Submit revised materials including the Site Design Review Information listed under
Ashland Municipal Code (AMC) section 18.5.2.040.B.1;2;3;4;7;8. More specifically the
Historic Commission requested the following information including a comprehensive set
of building plans with elevation drawings existing and proposed, siding details, trim
details, window details, material details, two foot contour intervals, and photographs of
the site.
Department of Community Development Tel: 541488-5305
20 East Main St. Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.orms
t
IN THE MATTER OF PLANNING ACTION #2016-02095, A request for a Site ) REQUEST FOR
Design Review to allow for the construction of a 990 square foot second dwelling ) AN
unit at 563 Rock Street. The project involves restoring the existing historic ) EXTENSION
contributing residence and the construction of a new second dwelling unit located ) OF THE 120-
off of Maple Street. The proposal also requests an Exception to Site Development ) DAY TIME
and Design Standards to allow for a parking buffer less than eight feet from a ) LIMIT
residential structure. Seven non-hazardous trees are proposed for removal from the ORS 227.175(1)
subject property as part of the application.
APPLICANTS: Advantage Building and Design / Melanie Smith
Applicants request a 30-day extension to the time limits set forth in ORS 227.178(1).
Ile
Me anie Smith, applicant Date
l
[Note: ORS 227.178(5) provides that the "120-day period set in (ORS 227.178(1)) may
be extended for a specified period of time at the written request of the applicant. The total
of all extensions may not exceed 245 days. " J
Planning Department, 51 WinL.. Way, Ashland, Oregon 97520 CITY
541-488-5305 Fax: 541-552-2050 www,ashland.or,us TTY: 1-800-735-2900 -ASHLJ-i Y
NOTICE OF APPLICATION
PLANNING ACTION: PA-2016-02095
SUBJECT PROPERTY: 563 Rock Street
OWNER: Michael & Maxine McNab
APPLICANT: Advantage Building & Design
DESCRIPTION: A request for a Site Design Review to allow for the construction of a 990 square foot second dwelling unit
at 563 Rock Street. The project involves restoring the existing historic contributing residence and the construction of a new
second dwelling unit located off of Maple Street. The proposal also requests an Exception to Site Development and Design
Standards to allow for a parking buffer less than eight feet from a residential structure. Seven non-hazardous trees are
proposed for removal from the subject property as part of the application. COMPREHENSIVE PLAN DESIGNATION: Low
Density Multiple-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 391 E 05 DA; TAX LOT: 5200.
NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday January 4, 2017 at 6:00 PM in the Community
Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, January 5, 2017 at 6:00 PM in the Community
Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: December 22, 2016
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: January 5, 2017
SUBJECT PROPERTY 603 Rock Street
PA-2016.02096
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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
18.5.1.050.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-dev\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2016\PA-2016-02095 RENOTICE.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 183).
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.
TREE REMOVAL PERMIT
18.5.7.040.B
1. Hazard Tree. A Hazard Tree Removal Permit shall be granted if the approval authority finds that the application meets all of the following criteria, or can
be made to conform through the imposition of conditions.
a. The applicant must demonstrate that the condition or location of the tree presents a clear public safety hazard (i.e., likely to fall and injure persons or
property) or a foreseeable danger of property damage to an existing structure or facility, and such hazard or danger cannot reasonably be alleviated
by treatment, relocation, or pruning. See definition of hazard tree in part 18.6,
b. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to section 18.5.7.050. Such mitigation requirements shall
be a condition of approval of the permit.
2. Tree That is Not a Hazard. A Tree Removal Permit for a tree that is not a hazard shall be granted if the approval authority finds that the application meets
all of the following criteria, or can be made to conform through the imposition of conditions.
a. The tree is proposed for removal in order to permit the application to be consistent with other applicable Land Use Ordinance requirements and
standards, including but not limited to applicable Site Development and Design Standards in part 18.4 and Physical and Environmental Constraints
in part 18.10.
b. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or
existing windbreaks.
c. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the
subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable
alternative exists to allow the property to be used as permitted in the zone.
d. Nothing in this section shall require that the residential density to be reduced below the permitted density allowed by the zone. In making this
determination, the City may consider alternative site plans or placement of structures of alternate landscaping designs that would lessen the impact
on trees, so long as the alternatives continue to comply with the other provisions of this ordinance.
e. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to section 18.5.7.050. Such mitigation
requirements shall be a condition of approval of the permit.
GAcomm-dev\planning\Planning Actions\Noticing PolderWailed Notices & Signs\2016\PA-2016-02095 RENOTICE.docx
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
i
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 12/22/161 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 #2016-02095, 563 ROCK.
Signature of Employee
DocumeW 12/22/2016
PA-2016-02095 391 E05DB 90001 PA-2016-02095 391 E05DB 90002 PA-2016-02095 391 E05DA 5700
ADDICOTT LLC ET AL ALBERS KENNETH L TRUSTEE ET AL ALEMAN HECTOR L JR TRUSTEE ET AL
115 BROOKS LN 569 SCENIC DR 135 COOLIDGE ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02095 391 E05DA 4701 PA-2016-02095 391 E05DB 2400 PA-2016-02095 391 E05DA 4800
ASANTE ASHLAND COMMUNITY HEALTHCARE SERVICES ASHLAND SNF VENTURES LLC
731 BLACK OAK DR 101 280 MAPLE ST 7700 NE PARKWAY DR 300
MEDFORD, OR 97504 ASHLAND, S 97520 VANCOUVER, WA 98662
PA-2016-02095 391 E05DB 90003 PA-2016-02095 391 E05DB 2602 PA-2016-02095 391 E05DB 2500
BECKWITH PETER JONATHAN BRIGHT CASEY/JENNIFER M CAMP WILLIAM M ET AL MIKE CAMP
567 SCENIC DR 531 SCENIC DR 701 VISTA LN
ASHLAND, OR 97520 ASHLAND, OR 97520 CHEYENNE, WY 82009
PA-2016-02095 391 E05DA 6000 PA-2016-02095 391 E05DA 6001 PA-2016-02095 391 E05DB 90004
CARLISLE WALTER 0 III/LINDA R DELUCA RONALD L TRUSTEE ET AL GRAUER JAMES
95 COOLIDGE ST 228 MORNINGLIGHT DR 565 SCENIC DR
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02095 391 E05DA 5302 PA-2016-02095 391 E05DA 5400 PA-2016-02095 391 E05DA 5900
LEONARD JESSICA L LILLY JOSEPH FLINT LPP COOLIDGE LLC
546 SCENIC DR 535 ROCK ST LICINDA PERRY PATTERSON MGR
ASHLAND, OR 97520 ASHLAND, OR 97520 610' ORCHARD ST
ASHLAND, OR 97520
PA-2016-02095 391 E05DA 5100 PA-2016-02095 391 E05DA 5600 PA-2016-02095 391 E05DA 5300
MAYNARD JIM MC RAE M J/V L MORELL MCNAB MICHAEL/MAXINE
559 S MOUNTAIN 151 COOLIDGE ST 561 ROCK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02095 391 E05DA 5301 PA-2016-02095 391 E05DA 5800 PA-2016-02095 391 E05DA 5500
MENDOZA THERESA THERESA MIHAILOV TERRY ANN TRUSTEE ET AL NOVICK VICTOR C/TSUTAE H
MENDOZA 55 LAKE HAVASU AVE S F166 532 SCENIC DR
50 HORGAN AVE 51 LAKE HAVASU CITY, AZ 86403 ASHLAND, OR 97520
REDWOOD CITY, CA 94061
PA-2016-02095 391 E05DA 6200 PA-2016-02095 391 E05DA 6300 PA-2016-02095 391 E05DB 300
PADILLA GISELA PHILLIPS EDWIN L TRUSTEE ET AL SARTORIUS DEIRDRE TRSTE FBO
112 MAPLE ST 950 EXECUTIVE WAY 41901 HUMBUG WAY
ASHLAND, OR 97520 REDDING, CA 96002 PORT ORFORD, OR 97465
PA-2016-02095 PA-2016-02095 563 ROCK
ADVANTAGE BUIDING AND DESIGN ROGUE PLANNING & DEVELOPMENT NOC (RENOTICE) 12/22/16
535 W NEVADA 1424 S IVY ST 26
ASHLAND, OR 97520 MEDFORD, OR 97501
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Planning Department, 51 WiriuUrn Way, Ashland, Oregon 97520 [ Y
541-488-5305 Fax: 541-552-2050 www,ashland.or.us TTY: 1-800-735-2900
NOTICE OF APPLICATION
PLANNING ACTION: PA-2016-02095
SUBJECT PROPERTY: 563 Rock Street
OWNER: Michael & Maxine McNab
APPLICANT: Advantage Building & Design
DESCRIPTION: A request for a Site Design Review to allow for the construction of a 990 square foot second dwelling unit
at 563 Rock Street, The project involves restoring the existing historic contributing residence and the construction of a new
second dwelling unit located off of Maple Street. The proposal also requests an Exception to Site Development and Design
Standards to allow for a parking buffer less than eight feet from a residential structure. Seven non-hazardous trees are
proposed for removal from the subject property as part of the application. COMPREHENSIVE PLAN DESIGNATION: Low
Density Multiple-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 391 E 05 DA; TAX LOT: 5200.
NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday December 7, 2016 at 7:00 PM in the Community
Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way,
i
NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, December 8, 2016 at 6:00 PM in the Community
Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: November 29, 2016
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: December 13, 2016
SUBJECT PROPERTY ,
563 Rock Street
PA-2016-02095 I "
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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 E
Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. r
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.
I
If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305. I
Wcomm-dev\planning\Planning Actions\Noticing Folder\ritailed Notices & Signs\2016\PA-2016-02095.docx ?
i
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,
TREE REMOVAL PERMIT
18.5.7.040. B
1, Hazard Tree. A Hazard Tree Removal Permit shall be granted if the approval authority finds that the application meets all of the following criteria, or can
be made to conform through the imposition of conditions,
a. The applicant must demonstrate that the condition or location of the tree presents a clear public safety hazard (i.e., likely to fall and injure persons or
property) or a foreseeable danger of property damage to an existing structure or facility, and such hazard or danger cannot reasonably be alleviated
by treatment, relocation, or pruning. See definition of hazard tree in part 18.6.
b. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to section 18.5.7.050. Such mitigation requirements shall
be a condition of approval of the permit.
2. Tree That is Not a Hazard. A Tree Removal Permit for a tree that is not a hazard shall be granted if the approval authority finds that the application meets
all of the following criteria, or can be made to conform through the imposition of conditions.
a. The tree is proposed for removal in order to permit the application to be consistent with other applicable Land Use Ordinance requirements and
standards, including but not limited to applicable Site Development and Design Standards in part 18.4 and Physical and Environmental Constraints
in part 18.10,
b. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or
existing windbreaks.
c. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the
subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable
alternative exists to allow the property to be used as permitted in the zone.
d. Nothing in this section shall require that the residential density to be reduced below the permitted density allowed by the zone. In making this
determination, the City may consider alternative site plans or placement of structures of alternate landscaping designs that would lessen the impact
on trees, so long as the alternatives continue to comply with the other provisions of this ordinance.
e. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to section 18.5.7.050. Such mitigation
requirements shall be a condition of approval of the permit.
i
G:\comm-dev\planning\Planning Actions\Noticing Polder-Wailed Notices & Signs\2016\PA-2016-02095.docx
ti
AFFIDAVIT OF MAILING
I
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 11/29/161 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
G
person's name for Planning Action #2016-02095, 563 Rock.;
~,KC
Signature of Employee
i
DocumenQ 11129/2016
PA-2016-02095 391 E05DB 90001 PA-2016-02095 391 E05DB 90002 PA-2016-02095 391 E05DA 5700
ADDICOTT LLC ET AL ALBERS KENNETH L TRUSTEE ET AL ALEMAN HECTOR L JR TRUSTEE ET AL
115 BROOKS LN 569 SCENIC DR 135 COOLIDGE ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02095 391 E05DA 4600 PA-2016-02095 391 E05DB 2400 PA-2016-02095 391 E05DA 4800
ASHLAND COMMUNITY HEALTHCARE
ASANTE SERVICES ASHLAND SNF VENTURES LLC
731 BLACK OAK DR 101 7700 NE PARKWAY DR 300
MEDFORD, OR 97504 280 MAPLE ST VANCOUVER, WA 98662
ASHLAND, OR 97520
PA-2016-02095 391 E05DB 90003 PA-2016-02095 391 E05DB 2602 PA-2016-02095 391 E05DB 2500
BECKWITH PETER JONATHAN BRIGHT CASEY/JENNIFER M CAMP'WILLIAM M ET AL MIKE CAMP
567 SCENIC DR 531 SCENIC DR 701 VISTA LN
ASHLAND, OR 97520 ASHLAND, OR 97520 CHEYENNE, WY 82009
PA-2016-02095 391 E05DA 6001 PA-2016-02095 391 E05DB 90004 PA-2016-02095 391 E05DA 5302
DELUCA RONALD L TRUSTEE ET AL C/0
THE VILLAGE APARTMENTS OFFICE GRAUER JAMES LEONARD JESSICA L
ROYAL AVE 565 SCENIC DR 546 SGEN(CDR
725
725 ORD, AV 97504 ASHLAND, OR 97520 ASHLAND,;:QR 97520
MEDF OR
PA-2016-02095 391 E05DA 5400 PA-2016-02095 391 E05DA 5900 PA-2016-02095 391 E05DA 5100
LPP COOLIDGE LLC LICINDA PERRY
LILLY JOSEPH FLINT PATTERSON MGR MAYNARD JIM
535 ROCK ST 559 & MOUNTAIN
ASHLAND, OR 97520 610' ORCHARD ST ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02095 391 E05DA 5600 PA-2016-02095 391 E05DA 5200 PA-2016-02095 391 E05DA 5300
MC RAE M JN L MORELL MCNAB MICHAEL J/MAXINE DALE MCNAB MICHAEL/MAXINE
151 COOLIDGE ST 563 ROCK ST 561 ROCK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02095 391 E05DA 5301 PA-2016-02095 391 E05DA 5800 PA-2016-02095 391 E05DA 5500
MENDOZA THERESA MIHAILOV TERRY ANN TRUSTEE ET AL NOVICK VICTOR C/TSUTAE H
50 HORGAN AVE 51 55 LAKE HAVASU AVE S F166 532 SCENIC DR
REDWOOD CITY, CA 94061 LAKE HAVASU CITY, AZ 86403 ASHLAND, OR 97520
PA-2016-02095 391 E05DA 6200 PA-2016-02095 391 E05DA 6300 PA-2016-02095391 E05DB 300
PADILLA GISELA PHILLIPS EDWIN L TRUSTEE ET AL SARTORIUS DEIRDRE TRSTE FBO
112 MAPLE ST 950 EXECUTIVE WAY 41901 HUMBUG WAY
ASHLAND, OR 97520 REDDING, CA 96002 PORT ORFORD, OR 97465
PA-2016-02095 391 E05DA 6000 PA-2016-02095 'PA-2016-02095
SWALES COLIN WILLIAM TRUSTEE ADVANTAGE BUILDING AND DESIGN ROGUE PLANNING & DEVELOPMENT
95 COOLIDGE ST 535 W NEVADA 1424 S IVY ST
ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97501
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11/29/16 NOC
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Mark Schexnayder
From: Bill Molnar
Sent: Tuesday, November 08, 2016 10:48 AM
To: Mark Schexnayder
Subject: FW: 563 Rock Street - Demolition Permit
Please put a copy in the file.
From: Bill Molnar
Sent: Thursday, November 03, 2016 2:42 PM
To: Carolyn Schwendener
Cc: Jeremy Payne
Subject: FW: 563 Rock Street - Demolition Permit
Carolyn
Would you place a copy of Ms. Smith's response in the file. Thank you
From: Melanie Smith fmailto:minismith@gmail.com]
Sent: Thursday, November 03, 2016 2:34 PM
To: Bill Molnar
Cc: Amy Gunter; Maria Harris
Subject: Re: 563 Rock Street - Demolition Permit
Hi Bill,
Thank you for your email
I request that you let us have additional time for review to delay the decision, if we (applicant and
City) agree.
Last week we placed plastic over the areas of the roof that were missing shingles and our worker
stepped through the roof over the dining room . The roof is rotted and the beams are seriously
degraded. This is the kind of thing we are concerned about discovering. If we have to removed the
roof and front wall of the house then we are substantially changing the street frontage walls. We
don't want to be in a position of having to be stopped if the structure is seriously compromised by
additional items we might encounter.
Because we don't know the full condition and will need more time to investigate the structure more
thoroughly we would like to delay processing of the demo application.
Thank you
Melanie Smith
On Thu, Nov 3, 2016 at 12:07 PM, Bill Molnar <bill.molna @ashland.or.us> wrote:
Dear Melanie:
i
t
On Tuesday, November 1St, Ashland Building -Official, Jeremy Payne, and myself determined that the
information provided with the demolition application was insufficient to conclude that the existing structure:
cannot be rehabilitated or reused on site as part of any economically beneficial use of the property; or
is structurally unsound despite efforts by the owner to properly maintain the structure.
Consequently, the next step would be for the City to deny the application and provide you the opportunity to
appeal the decision to the Demolition Review Committee. Additionally, you have the option of delaying a final
decision in order to present additional information, or request additional time in order to determine the most
appropriate time when it would be convenient to appear before the Demolition Review Committee. Please let
me know at your earliest convenience your preferred course of action.
Sincerely,
Bill
Bill Molnar, Director
Community Development Department
20 East Main Street, Ashland OR 97520
(541) 552-2042, TTY: 1-800-735-2900
FAX: (541) 552-2050
bill.molnargashland. or. us
°
This email transmission is official business of the City of Ashland,
and it is subject to Oregon Public_ Records law for disclosure and
retention- If you have received this message in error, please contact
me at (541)552-2042. Thank you.
2
i
Melanie Smith
Advantage Building and Design
advantagebd. com
Whole Systems Foundation
whole-systems.org
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ZONING PERMIT APPLICATION
Planning Division
51 Winburn Way, Ashland OR 97520
Y ° 541-488-5305 Fax 541-488-6006 FILE # Q~ 02-Q~
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DESCRIPTION OF PROJECT
Pursuing LEEDO Certification? ❑ YES ❑ NO
DESCRIPTION OF PROPERTY Street Address `
Assessor's Map No. 39 1 E v lr~ Tax Lot(s)
Zoning 1l - Comp Plan Designation
APPLICANT
Name Phone -Mail--
Address City Zip
PROPERTY OWNER
Name Phone ' E-Mail 4
Address City ` Zip
SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER
lZo6u [~iNNI~Je, 4 DEU~~vr; u,vr
Title TU')mA)1 W_', (::~?Afui - Name Amt C~ur~ rr Phone E-Mail
Address / i y ; city .M Olcx p Zip
Title Name Phone E-Mail
Address City Zip
f 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, 1 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. 1 further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that 1 produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or improvements are properly located on the ground.
Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed at my expe s have any doubts, I am advised to seek competent professional advice and assistance.
Applicants Signature Date
As owner of the property involved in this request,/ have read and understood the complete application nd its consequences to me as a property
owner. I
Property Owner's Si ture (required) Date
[ro be completed by City Staff]
Date Received Zoning Permit Type N(X Filing Fee JL
OVER 0
G:\co=-dev\pla ing\Forns&Handouts\Zoning Permit Applicadon.doc
ZONING PERMIT SUBMITTAL REQUIREMENTS
❑ APPLICATION FORM must be completed and signed by both applicant and property owner.
❑ FINDINGS OF FACT - Respond to the appropriate zoning requirements in the form of factual statements or
findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include
information necessary to address all issues detailed in the Pre-Application Comment document.
❑ 2 SETS OF SCALED PLANS no larger than 11"x17". Include site plan, building elevations, parking and landscape
details. (Optional -1 additional large set of plans, 2'x3', to use in meetings)
❑ FEE (Check, Charge or Cash)
❑ LEED® CERTIFICATION (optional) -Applicant's wishing to receive priority planning action processing shall
provide the following documentation with the application demonstrating the completion of the following steps:
• Hiring and retaining a LEED® Accredited Professional as part of the project team throughout design and
construction of the project; and
• The LEED® checklist indicating the credits that will be pursued.
NOTE:
• Applications are accepted on a first come, first served basis.
• Applications will not be accepted without a complete application form signed by the applicant(s) AND property
owner(s), all required materials and full payment.
• All applications received are reviewed for completeness by staff within 30 days from application date in accordance
with ORS 227.178.
• The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission.
meeting. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission, which
meets at 7:00 pm on the second Tuesday of each month. Meetings are held at the City Council Chambers at 1175 East Main St).
• A notice of the project request will be sent to neighboring properties for their comments or concerns.
• If applicable, the application will also be reviewed by the Tree and/or Historic Commissions.
G:lcomm devlplannin ff oms & Handouts~Zoning Pemut Application.doc
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i
y
November 14, 2016
SITE DESIGN REVIEW APPLICATION
Subiect Property
Addresses: 563 Rock Street
Map & Tax Lot: 39 1E 05DA; Tax Lot 5200
Property Owner: Michael and Maxine McNab
561 Rock Street
Ashland, OR 97520
General Contractor/Applicant: Advantage Building & Design
Melanie Smith
535 Nevada Street
Ashland, OR 97520
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Planning Consultant: Rogue Planning and Development Services
Amy Gunter
1424 S Ivy Street
Medford, OR 97501
Lot Information: 8,800 square feet
Zoning: R-2
Project Proposal
Request for Site Design Review for the construction of a 990-square foot, detached, second unit to the rear of the
historic contributing structure located at 563 Rock Street. This proposal includes the construction of a detached,
1 %2 story garage. The existing residence will undergo a significant restoration and renovation project.
The property owners are concerned that as the home is prepared for restoration and rehabilitation, the actual
structural conditions may warrant demolition (more than a 40% removal of the exterior walls or the removal of
the structures fagade (two, street facing frontages) requires a demolition permit). If a demolition is triggered due
to the conditions, and work on the structure has commenced, the delay caused by a stop work and then site
review for replacement could take up to 120 days to process is a very costly delay for the winterization of the
structure and for the contractorthat has employees and subcontractors on the job that are depending on a steady
paycheck.
The intention of the proposal is to renovate the existing structure and construct a new second unit.
i
1
Property Description:
The subject property is on the west side of Rock Street, south of i 2 ,
Maple Street at the intersection of Rock and Maple Streets. The °MAPLE ST.
subject property was originally platted as Lot 4, Block 36 of the o °5'9883
6200
Ashland Woolen Mills Addition in 1883. The property is zoned R-2. % 52 0-2000
oOMAC, . 63
The adjacent properties are also zoned R-2. Properties within 200- ` CS-6957 E m 0.17
suno 5 CS-2128
- 4 .am 4 5
feet of the property are zoned Employment (E-1) and Healthcare -5301 5300
(HC) q 0.08 AC. ,'0.20 6100
x530291 0.40 AC.
0.08nc. 2° 35
The lot is 8,800 square foot with 80-feet of frontage on Rock Street «.u ° 8
5500 5400 0 1
AC.
and 110-feet of frontage on Maple Street. X021
361 0 0.16AC o 0900 00°C.
71 r 2 6000
The property has an 11 percent grade change from west to east. 2 022 AC
5600 57D0 5800
Within the rear yard setback up towards Scenic Drive, a more
significant slope is present. Many of the trees on the site are old fruit and nut trees in fair to poor health. They
range in size from 4-inch DBH Almond up to 11-inch DBH apple. There is an 11-inch diameter at breast height
(DBH) spruce to the south of the residence and an 11-inch DBH maple tree to the west of the residence. A detailed
tree inventory is attached.
The property has four curb cuts, three are on Maple Street, one leads to a garage structure that is located
immediately adjacent to the Maple Street right-of-way. There is also a driveway curb cut that accesses a driveway
that is 12-feet from the south property line on Rock Street. This driveway curb cut exists less than the required
24-foot separation form the adjacent property's driveway approach, no changes to this driveway are proposed.
Maple Street is classified as an Avenue in the Transportation System Plan. Maple Street has a 40-foot right of way
and is improved with curb and gutter. There is limited right-of-way between the existing curb line and the north
property line. Rock Street is classified as a neighborhood street and is improved with curb and gutter as well.
There are no sidewalks on either street along the property frontage. There are curbside sidewalks across Maple
Street from the subject property from Maple Street.
There is an 8-inch water main in Maple Street, and an 4-inch water main in Rock Street. There is a 6-inch sanitary
sewer main in Maple Street and a 6-inch sanitary sewer main in Rock Street. The property is served by a 15-inch
storm sewer main in Maple Street and a 12-inch storm sewer main in Rock Street. Electric service to the property
is from an overhead power pole on north side of Maple Street. A two-pack meter base is proposed in the location
of the existing service that will serve both structures.
The subject property and the properties to the immediately adjacent properties are zoned Low Density Multi-
Family Residential (R-2), within 200-feet of the property to the west is Asante, Ashland Community Hospital which
is zoned Healthcare (HC). To the east on N Main and Maple are some Employment (E-1) zone properties. Across
Maple Street there are primarily healthcare facilities, namely Linda Vista, an assisted living home. Across Rock
Street is a 1960s-ranch style home and a 1960s-apartment complex. The property to the west is a duplex.
The site is occupied by a 1,720-square foot, 1 % story single family residence on the site. Five feet to the west of
the residence, there is a 482-square foot detached carriage shed/garage directly adjacent to Maple Street. A 145-
sf garden shed / chicken coop is to the west of the house near the south property line.
2
The residence was constructed in about 1890 and is considered a Historic Contributing Resource due to its
"presence of original features and retention of the historic characteristics". Presently, the structure has little
presence of original features as the front porch has been closed in, the windows are a mixture of vinyl and
aluminum with one wood window in the second story of the early 1900's addition, the siding is a poorly installed,
rotting fiberboard and the roofing is a red, three-tab asphalt shingle. The original footprint is the portion of the
structure that runs parallel to Maple Street with the gable facing Rock Street. Sometime prior to 1907, a 1 % story
addition with a saltbox style roofline was added. The rear addition on the salt box portion of the L was added in
the 1920s. It is unclear when the front porch was added because it does not appear until after 1950s. A major
"renovation" was undertaken in the 1960s and it is possible the porch was added at that time.
The structure was purchased by the current owners, who also own the adjacent property at 561 Rock Street in
December 2015. The structure was previously owned by SunTrust Bank which began foreclosure proceedings on
the property in 2013 and finalized the foreclosure in August 2015.
The structure has been vacant since at least early 2013 (winterization stickers from 2013 and 2014 intact). In
December 2015, utilities were disconnected from the property.
The property owners purchased the property somewhat out of necessity due to the condition of the house which
was having a negative impact on the neighborhood and on their property values. After multiple attempts to sell
the property that no-one else wanted, the property owners purchased. The condition of the structure for the two
years leading up to purchase by the property owners, while in foreclosure, prompted complaints to City of Ashland
Code Compliance.
Though there are problems with the structure, the intention is to preserve the residence by removing the
fiberboard siding, the roof structure will require removal (the roofing contractor's feet went through the roof
when tarping the structure), opening the floors and walls and removal of the fire place chimneys to get a better
idea of the structural conditions of the building.
The property is the corner stone of the district yet the existing structure requires an immense amount of work to
rehabilitate and restore. Every effort is going to be made to retain the residence as part of the proposed site
design review. The existing fiberboard siding will be removed and a smooth finish cement board siding with six-
inch revel will be installed. The non-conforming (side by side sliders) windows will be replaced with single hung
vinyl windows. The roof will be removed and reconstructed. Composition shingles will be installed on the new
roof. The front porch that has been converted to a breakfast nook will be returned to a front porch. Details such
as corner boards and trim will be installed to return the structure to its original look.
The findings on the following pages address the site design review as they apply to the construction of the new
unit on the south west half of the property, the construction of a new, detached garage with bonus room above
and the preservation of the historic contributing structure.
3
P n
CRITERIA from the Ashland Land Use Ordinance
Site Development Design Standards Approval Criteria:
Ashland Municipal Code 18.5.2.050
A. Underlying Zone. The proposal complies with 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.
The subject property is zoned R-2, Low Density Multiple Family Residential. The parcel is 8,800 square feet and
complies minimum lot area and minimum lot dimensions in the zone.
The proposed 990 square foot, single story second unit will be located to the west of the existing residence. The
structure complies with the required setback to the north side (6' on south side and 28' 5 Y4" (Maple Street). The
rear setback is proposed at 10' 6" from the westproperty line. The proposed structure is located more than 12 feet
from the existing structure.
The proposed second unit will utilize smooth finish concrete board horizontal siding. In the gable ends a board and
batten style or shingle is proposed. The structure is proposed to have a lower pitch roof than the historic home
with 6.12 pitch proposed Historically compatible paint has been selected for the structure with a green body,
avocado gables and cream trim (see attachment on page 19)
There are varying roofforms and heights to break up the `front" of the structure into smaller roofforms. A front
porch facing Maple Street has been proposed. The proposed windows are single hung vinyl with divided light
uppers. The proposed finishes, including the windows and doors are consistent with the development pattern in the
vicinity. Four-inch window trim is proposed.
A 361-square foot garage is proposed to be accessed via the existing Rock Street curb cut. The structure is proposed
to have a bonus room above. The garage is setback from Rock Street 20 feet which is recessed behind the fagade
of the historic residence. A shed roof dormer is proposed on the east and west sides of the structure. The proposed
roofpitch of the garage will match the pitch of the existing historic structure at 8:12. A `cottage style' metal garage
door has been proposed. The windows in the downer will be consistent with the windows on the existing residence
and the proposed second unit.
The solar setback standards are met with the development because Maple Street is the northern property line for
the purposes of determining the solar setback. Maple Street has a 40 foot wide right-of-way.
Density: The proposed density complies with the allowed density standards found in AMC 18.2.5.080.
Allowed Density 18.2.5.080. 8,800 square feet = lots greater than 7, 000 square feet are allowed two units
Proposed Density: two units
Lot Coverage: The proposed new impervious area including new building footprint, patios, pathways, driveways,
parking areas in addition to the existing footprint of the residence is 3,544 square feet. The maximum coverage is
the zone is 65 percent, (5,720 si the proposed lot coverage of 40 percent, is less than the maximum of 65 percent
in the zone.
Parking. Four parking spaces are required for the development of the property. A two-vehicle garage accessed
from Maple Street is proposed. Two surface parking spaces are proposed to the east of the proposed second unit.
These spaces are setback back beyondthe facade of theproposedstructure, more than 22 feet fi°om thepublic right-
4
of-way with a small hammer head to allow for vehicle turn around on the site to provide safe access to Maple Street.
The parking pad is closer than eight feet to the existing residence. Exception findings are provided below.
Four bicycleparking spaces are required. A bicycleparking structure for two spaces isproposed to the east of the
surface parking spaces. Adjacent to the bike parking structure is a trash and recycle area that will be screened fronn
view from the public right-of-way. Bike parking will also be accommodated for within the proposed garage for the
primal y residence.
Energy Usage: The new unit will be constructed to the most current standards of the State of Oregon Building
Standards for residential construction. The unit will be high performance, using the best practices and innovative
construction technologies to gain efficiencies in design, energy systems, and materials for increased energy
efficiency, superior indoor air quality, lower water usage and responsible use of natural resources. The restoration
of the historic home will include measures to increase the energy efficiencies of the structure. The windows consist
of a mixture of wood double hung in the upper story and a variety of vinyl and metal windows on the ground floor.
New vinyl single hung windows will be installed in the structure.
Maximum Permitted Floor Area (MPFA): The allowed MPFA on the property is 2,710.4 square feet. With the
proposal to retain the existing structure which has 1, 720 square feet of heated habitable space and the addition of
the 990-square foot second unit, the MPFA in the zone has been complied with. The proposed garage, detached by
six feet does not count towards the MPFA calculation.
B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3).
The property is in the Skidmore Academy Historic District. The proposed restoration and renovation of the existing
historic contributing home complies with the standards and the new unit and detached garage also can be found to
comply with the standards. Findings addressing the Historic District Development Standards are found on the
following pages.
C. Site Development and Design Standards.
The proposed site development complies with the applicable Site Development and Design Standards of part 18.4,
except as provided by subsection E, below.
The proposedparking for the historic structure is within a recessed garage accessed from Rock Street, and for the
second unit, on a surface pad that is to the east of the proposed structure. The layout and design does not provide
for vulnerable areas that are not visible from the units and open space. The trash /recycle area is directly adjacent
to the units and will be screened in accordance with the screening standards. The cans will not be visible from the
public right-of-way.
Each unit will have shrouded exterior lights that provides down-lighting and security for the units but will not
directly illuminate adjacent properties. Fences that comply with the fence ordinance are shown along the property
lines, a fence permit will be obtained prior to construction of the fence. No plant materials are proposed thatprevent
surveillance of the open space or the semi private patios and balconies.
More than eight percent of the site is available as open spaces for the use of the residents. There is 704 square feet
of open space required. There is a 68-square foot front porch on the proposed unit and a 300-square foot private
yard area. More than 380 square feet of private yard area is proposed to the rear of the proposed garage. This 748
square feet accounts for the required open space.
5
Building Orientation.
Building Orientation to Street. Dwelling units shall have their primary orientation toward a street. Where
residential buildings are located within 20 feet of a street, they shall have a primary entrance opening toward the
street and connected to the right-of-way via an approved walkway.
The primary residence at 563 Rock Street will retain its primary orientation towards Rock Street, this orientation
will not be affected by the construction of Unit #2. Proposed Unit #2 is oriented towards Maple Street. A covered
front porch to provide an enhanced sense of entry has been provided. The structure is more than 20 feet from the
street yet with have a clear primacy entrance.
A walkway is proposed to connect the existing residence to Rock Street.
Limitation on Parking between Primary Entrance and Street. Automobile circulation or off-street parking is not
allowed between the building and the street. Parking areas shall be located behind buildings, or on one or both
sides.
No parking is proposed between the buildings and the street. The garage is recessed behind the streetfacingfagade
on Rock Street and the surface parkingpad is to the side of Unit#2 and is behind the front fagade (Maple Street).
Build-to Line. Where a new building is proposed in a zone that requires a build-to line or maximum front setback
yard, except as otherwise required for clear vision at intersections, the building shall comply with the build-to line
standard.
The existing front building is setback from the front property line the approximately 12 feet. This setback is not
proposed to be altered.
Garages. Alleys and Shared Drives. Where a lot abuts a rear or side alley, or a shared driveway, including flag
drives, the garage or carport opening(s) for that dwelling shall orient to the alley or shared drive, as applicable,
and not a street.
Vehicular access to the site is via the existing driveway curb cuts accesed from the public streets. There are no
shared, driveways or alleys.
Setback for Garage Opening Facing Street. The minimum setback for a garage (or carport) opening facing a street
is 20 feet. This provision does not apply to alleys.
The garage is setback from Rock Street by 20 feet.
Building Materials. Building materials and paint colors should be compatible with the surrounding area. Very
bright primary or neon-type paint colors, which attract attention to the building or use, are unacceptable.
The building materials are compatible with the surrounding area. The materials are typical building materials such
as smooth finish, hardi plank siding with board and batten or wood shingle elements in the eaves. Vinyl windows
and composite shingles. The paint colors are historically compatible and will not be brightprimary or neon colors.
6
Historic District Compliance:
The roof pitch of the second unit is lower than the roof pitch of the historic contributing structure at 563 Rock
Street. This is to retain the focal point on the property as the historic structure.
The roof pitch of the proposed garage is similar to the historic roof pitch of residence. The addition of the shed
dormers modifies the features enough so that the historic architectural styles and associated features will not be
replicated in the new building.
There is only one wood window in the structure, it is unknown if there is a historic photograph that documents
the original architectural features. Where they are able to be documented, they will be restored as much as
possible. Replacement finishes on exterior walls of historic buildings shall match the original finish where it is able
to be documented. There is siding under the fiberboard that appears original.
No imitative materials including but not limited to asphalt siding, wood textured aluminum siding, and artificial
stone are proposed. There is only one wood window in the structure, the windows in the ground floor are
historically inappropriate side by side vinyl sliders. The new windows will be vinyl but will be a single hung with a
divided light upper. If the roof requires reconstruction, the pitch and form of the original roof will be retained.
Asphalt or composition shingle roofs in a grey color will be installed.
The proposed detached garage and the second unit, will be compatible with the associated historic building.
1. Transitional Areas. The property is at the edge of the Skidmore Academy Historic District and near high intensity
medical facilities. The structures are designed to reflect the residential development on the south side of Maple.
2. Height.
The proposed buildings are both lower in height than the historic contributing structure and are proposed within
range of historic building heights on and across the street.
3. Scale.
The proposed height, width, and massing of new buildings conform to historic buildings in the
immediate vicinity.
4. Massing.
The proposed second unit and the detached garage both have small varied masses through the incorporation of
various gables, dormers and varied roof pitch heights.
5. Setback.
The proposed second unit faces the side yard setback and is recessed behind the existing structures side yard
setback. The proposed garage is setback behind the fagade of the existing historic structure.
6. Roof.
The proposed roof shape, pitches, and materials are consistent with historic buildings in the immediate vicinity.
7. Rhythm of Openings.
The windows and door openings proposed in the new unit and the detached garage maintain a compatible width
to height ratio of the existing residence and historic structures in the vicinity.
8. Base or Platforms.
A clearly defined base, with an exposed foundation is proposed for the new second unit. The poured concrete
foundation is evident of the time of construction verses the stacked block and rock that makes up the foundation
of the existing residence.
9. Form.
The proposed second units' form is consistent with that of adjacent buildings. The proposed pitch is similar to the
roof pitch on the adjacent properties and is compatible to the primary pitch but does not replicate it. The form of
the detached garage is compatible with the historic structure on the subject property and with the shed dormer,
references the adjacent structure to the south.
10. Entrances.
The proposed second unit will have a well-defined primary entrance with a covered porch that has a separate
gable end from the primary roof line.
11. Imitation of Historic Features.
The restoration of the historic structure will be an accurate restoration of original architectural features on the
historic building.
12. Additions.
No additions are proposed.
13. Garage Placement.
The proposed detached garage is placed behind the primary historic building fagade.
Streetscape. One street tree chosen from the street tree list shall be placed for each 30 feet of frontage for that
portion of the development fronting the street pursuant to subsection 18.4.4.030.E.
In addition to the three existing trees that are along the street frontages, three new street trees are proposed. The
street trees will be 1. S inch caliper, eight feet tall and planted in accordance with AMC 18.4.4.030.
Landscaping and Recycle/Refuse Disposal Areas. Landscaping and recycle/refuse disposal areas shall be provided
pursuant to chapter 18.4.4.
Area for a trash and recycle container is proposed. The trash can area will be screened to prevent view of the cans
from the public street.
18.4.4.030 Landscaping and Screening
The landscape plan reflects the footprint of the proposed replacement residence. The landscaping between the
residence and Rock Street will be installed utilizing the same materials as provided on the proposed landscape plan.
The final landscaping plan and the irrigation plan that will be submitted with the building permits complies with
the Irrigation and Water Conserving Landscaping requirements of the City ofAshland. The conceptual landscaping
plan submitted with the application has been designed so that plant coverage of 90 percent within five years of
planting is met. Two-inches of mulch will be provided in all non-turf areas after planting. Turf areas are limited in
order to comply with the Water Conserving Landscaping requirements. The proposed landscaping has been
designed for crime prevention and defensible space to allow for natural surveillance. While providing screening of
the residences from the busy streets.
All landscaping shall be maintained in good condition and replaced by the property owner.
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.
Adequate city facilities exist to service the new and existing units.
There is an 8-inch water main in Maple Street, and a 4-inch water main in Rock Street. There is a 6-inch sanitary
sewer main in Maple Street and a 6-inch sanitary sewer main in Rock Street. The property is served by a 15-inch
storm sewer main in Maple Street and a 12-inch storm sewer main in Rock Street. Electric service to the property
is from an overhead power pole on north side of Maple Street. A two pack meter base, is proposed in the location
of the existing service that will serve both structures. In discussion with the representatives ()f117(-' various City of
8
Ashland utility departments, the utilities on and in proximity to the property are adequate for the new 990-square
foot structure.
Maple Street is classified as an Avenue. It is paved with curb, gutter along the frontage of the property which
provides paved access to the development. Rock Street is a Neighborhood Collector it is paved with curb, gutter
along the frontage of the property. A five foot public pedestrian access easement is proposed along Maple Street to
allow for a future installation of sidewalks until a later date when the properties to the east and west develop
sidewalks. The are no sidewalks on the south side of Rock Street for the entire block between Maple and Wimer.
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.
An exception to the required eight foot buffer zone is requested from the parking pad for the new unit to the rear of
the historic contributing residence. The structures location is fixed and the parking area is slightly elevated above
the residence. In order to meet all of the spacing standards, either the parking pad is reduced by one foot to create
a compact space or an exception to reduce the buffer by merely inches is requested. There is not demonstrable
difficulty in achieving compliance as the parking pad could be reduced in width but the site layout and design is
beingproposed in manner thatprovides for additional density on the property, provides off-streetparking, complies
with all other standards and the few inches of reduction are de minimis and will not have a negative impact on the
property or on adjacent properties.
Tree Preservation, Protection, and Removal
18.4.5.030 Tree Protection: A tree protection and preservation plan has been provided with the application. The
trees along the north property line adjacent to the street will be protected by a six-foot tall, chain linkfence installed
at grade, at the dripline of the trees to be inspected by the City of Ashland and to remain in place throughout the
duration of the project.
18.5.7 Tree Removal:
B. Tree Removal Permit.
a. The tree is proposed for removal in order to permit the application to be consistent with other applicable Land
Use Ordinance requirements and standards, including but not limited to applicable Site Development and Design
Standards in part 18.4 and Physical and Environmental Constraints in part 18.3.10.
There are 16 trees on or adjacent to the subject property. Of these, seven trees on the property are proposed for
removal. The trees to be removed include a 14-inch DBHAlmond, H-inch DBHApple (keeping without tree fencing
due to proximity to construction but intend to not remove unless necessary), 8-inch DBH, elm, almond and peach
trees, also included is the removal of a 7-inch DBHAcacia tree, a 4-inch multi-stem Almond, three small poplar
trees and a dead Birch tree.
b. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters,
protection of adjacent trees, or existing windbreaks.
The removal of the trees will not have impacts on erosion, soil stability, flow of surface waters, and protection of
adjacent trees or existing windbreaks. Most of the trees proposed for removal are remnant orchard trees and
uncared for landscape trees, none of the trees are significant in size or stature. None of the trees are part of a
windbreak and there are no surface waters on the site.
9
c. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species
diversity within 200 feet of the subject property. The City shall grant an exception to this criterion when
alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property
to be used as permitted in the zone.
There are many deciduous and confer trees within 200 feet of the property. The removal of the seven tree will not
have a negative impact on the densities, sizes, canopies or species diversity. Fruit trees are typically not a desirable
tree and require substantial irrigation to produce fruit.
d. Nothing in this section shall require that the residential density to be reduced below the permitted density
allowed by the zone. In making this determination, the City may consider alternative site plans or placement of
structures of alternate landscaping designs that would lessen the impact on trees, so long as the alternatives
continue to comply with the other provisions of this ordinance.
The proposal complies with residential densities. There are two units proposed for the property which complies
with the density standards.
e. The City shall require the applicant to mitigate forthe removal of each tree granted approval pursuant to section
18.5.7.050. Such mitigation requirements shall be a condition of approval of the permit.
The landscapingplan provides for the mitigation offive of the seven tree will be mitigated for on-site. The mitigation
trees will be planted and maintained per the requirements.
ii
10
Attachments:
A) Clips of 1898, 1907 and 1928 Sanborn Fire Insurance Maps
B) Historic Resources Inventory
C) Color examples
D) Existing Condition Site Plan
E) Option #1 proposal
11
Sanborn Fire Insurance Map 1898
y s. s, - - -y. - - - -
36 - - - -
+
35
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Sanborn Fire Insurance Map 1907
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~ .Iurt1907 C
97 1 If ASHLAND
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° MECHANIC
MAPLE
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36 35
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12
Sanborn Fire Insurance Map 1928
160
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61
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Historic Resources Inventory
87.0 Survey #759
NEWELL: BAILFY HOUSE 1890
563 ROCK ST 391E05DA 5200
Architect: Builder:
Other: Vernacular [L-House] Historic Contributing
Theresa Newell purchased this site from J. L. Handsaker in 1887 and probably began construction of
the house shortly thereafter. Newell sold the property to Henrietta Bailey in 1904 for $600. In 1909
Hosea Holmes, of Holmes Brothers grocery, purchased the house and the family retained ownership
until 1938. In 1948 Francis Cox lived here.
The Newell-Bailey House is a one and one-half story vernacular I, form and retains its original siding.
Although the shed porch has been enclosed and several windows have been altered with non-compatible
replacement sash, the house retains sufficient integrity to relate its period of construction,
13
SW 2826 SW 7002
Colonial Revival Green Stone Downy
Interior /Exterior
Interior / Exterior Locator Number: 267•C3
TRIM
BODY GABLES & ACCENTS
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Fj" ;Building foot print: 2,511 w
;impervious paving and paths: 1,20q ?
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.U W IADDR ODRESB; 563 Rack St, Ashland OR 07520
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-a-EX15TING FENGE m 0 w LEGALADDRESS:.1E95DA 5200
FIRE DISTRICT: Ashland
NJATERDI57R1CT Ashland
TOTAL LOT SIZE: S,500 SCALE : ve°=role II
EXI5TIN6 IMPERVIOUS: 2,030 50 FT u ro
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BllILDINO AREA: RE51fi;FLOOR7821.769 &i69 SQ. FL
N.[`_UQ, S F 14 SEC 5,'il9s RI F..1 M. RES 821 Fl-OOF 1: 997 SQ. FT Vr 4N V
FOUNDATION BOTH: „ 191 S0. FT. U m X
74CK9pN~tt COONTY GARAGE, 499 Sp FT. z ~,pm
TOTAL BUILDING FOOTPRINT; 2,481 S4. FT. U
PORCHES: 96 SQ. FT O
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I., LIVABLEAREA- 2717 S0 FT
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amo NUMBER QTY COMMON NAMES SGIENTIFIGNAME 5TART1NGA6E }
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F71 3 GRAPE M RILE LAGER5TROEMIA`FETITE VP 2 GALLON °
Ail 12 PIL05A BROOM GENISTA PIL05A 1 GALLON -
MULL BE EEN PLANTS
DATE:
11/16/ZOib I,
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DATF:
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ROCK STREET VIEVI SCALE,
EAST ELEVATION 1/8 _1
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NI Species DBH(") Height(') Drip Line(') condition Notes j
1101 V 1 Prunus spinosa(Chestnut) 10" 25 12 good t-
99 Prunus avium(cherryy) 6" 8 5 fair 2
®i Prunus perslca(peach) 8 8 7 poor REMOVE, 50% diseased
tt
Ater (maple) 11 35 15 good W
5 Ulmuspumlle (elm) 8 15 10 fair REMOVE, crowded and will be damaged by garage demo
6 Prunus dulls (almond) 14 22 12 fair REMOVE, overgrown and will be damaged In garage demo
1 Pmnus dulcls (almond) 1 25 12 good
EXISTING CURB GUT - -EXI5TING CURB GUT 8 Prunus dulcls (almond) 4 multitrunk 20 15 fair REMOVE, overgrown, crowding other trees,needs pruning
a EXI5TING DRIVEWAY- - - -
-
EXI5TIN6 PENCEND CURB OUT a N 9 Prunus dulcls (almond) 1 20 12 fair need. pruning
3 9 10 Prunus dulcls (almond) 8 20 12 fair REMOVE, needs pruning, Crowding
o A V A A 0 A w poor REMOVE, q0/ dead
a > A \ V A V ~0 > 70 11 Poplar 3hees mullttrunk 25 B
vb"ELM 4 ~0
o \ \ \ \ \ \ W b° CHERRY 12 Pmnus (apple) 11 15 16 fair some dead branches needs pruning
\ \ \L~ \ \ \ Qp 10"CHESTNUT) ~7 13 Plcea pungens(spruce) 11 40 20 good
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A V A V V V\\ 22 ,
EXISTING GARAGE\ \Ex FENCE In 1 14 Prunus evium (cherry) 8 15 15 fair possible issue with driveway area
\ V A \1 \ / 15 Betula(birch) 1 12 5 dead REMOVE, 100/ dead 14" Almond \ \ \ _ I Ir~20)
\ \7\ \ U O 16 Asada 1 Z
8 4 fair REMOVE, to close to foundation, replant
4" multi-trunk r
W 2 _ a different landscape shrub away from house
\-Almond 1~_ dF"°11 1 L
11 MAPLE m~--7 - \ \,I
- T ACACIA DEAD TREE5 TO BE REMOVED
\ \ \ \ \
_L__J \ \ \ \ \ \ \ \ \ v 15EVERALLY DISEASED TO BE REMOVED
\ \ \ 9 5 FAIR CONDITION TREES TO BE REMOVED, replace with approved street tree. Acer, Fra#Inus, etc
7Almond \ \ 12/11 tU
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$"Almond R PROTECTION A DREMOVAL NOTES:
® \ \ \.FIR POSED RE51DEN6E
U r \ \ 1-112 STORY 1. Fences must be erected to protect trees to be preserved as shman In diagram. Fencing shall be O tall temporary chalnllnk
panels installed with metal connections to all panels in area. These fences shall be installed so that it does not allow passage of W
tU \
Z l \ \ \ \ \ \ \ \ \ \ pedestrians and/or vehicles through It Fences deflne a speciflc protecton zone for each tree or group of trees. 51gns to be
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LL € \ ATCHED LINES ARE V A ~ pasted on fencing identifying protected tree zone.
z ( \ EXI5TIN6 RESIDENCE FOOTPRINT 2. Construction krallers and traffic and storage areas must remain outside fences areas at all times.
10 H ~A V A A A A A A\ N W
N \ \ \ \ \ \ \ \ \ 3. All proposed underground utilities and drain or irrigation lines shall be routed outside the tree protection zone if possible.
If Imes W Z
PROPOSED RESIDENCE \ \ \ \ \ \ , \ o must cross the protected area they shall be tunneled orhand dug through the tree roots. } Z
1 STORY \ \ \ \ \ \ rL- BIRCH, 100% DEAD 4. No material, equipment, soft or waste water may be deposited or placed within the tree protection zone,
fenced area. X $
5. Any herbicides placed under paving materials must be safe for use around trees and labeled for that use, r~
6. The project General Contractor must monitor any grading, construction, demolition or other work that is expected to encounter LL
W / tree roots, a tree professional must be consulted prior to excavation around roots. _J W W s
Z Q \ I 7. Tree that are remaining should be mulched prior to start of excavation and watered bl-monthly during the months of no natural Z
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t® ti LL 8"CHERRY } rainfall. Irrigation to provide deep waterto roots at least 24" below grade. mkt)
0 ®de B. Erosion control devices such as sift fencing, debris basins and ureter diversion structures shall be installed to prevent siltation or ,Z
u
Z H erasion within the tree protection zones. Z 0 w o
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p X \ of 9. Any roots that are exposed during grading or construction shall be exposed to sound tissue and cut cleanly at a q0 degree angle 0 Z
w W C1 I to the root with a saw. Place damp soft around all rut roots to a depth equaling the existing flnlsh grade within a 4 hours of cub m Q
10' PUE a Z being made.
1
10. No bum piles or debris piles shall be placed within the tree protection zone.
X Z 11.
Do not raise the Boll level within the drip lines to achieve positive drainage, except to match grades with sidewalk and Curbs and
to In those areas, feather the added topsoll back to existing grade with approximately 3:1 slope.
12. All tree protection measures shall be instituted prior to any development activities and shall be removed only after completion of
exl5ting Shed all Construction activity.
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TREE INVENTORY AND PROTECTION PLAN EX6UILDINGS ~mm
to be REM REMOVED
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PROPOSED NEW DATE;
( a""r~a~e"tea 11/3/2016
ESCAELESCALE 118"=1'0"
Pv 7012 267-C3
= . Downy
i'
Job Address: 563 ROCK ST Contractor:
ASHLAND OR 97520 Address:
I
C
Owner's Name: MICHAEL/MAXIENE MCNAB ® Phone:
P Customer 07690 N State Lie No:
ADVANTAGE BUILDING & DESIGN T City Lie No:
L Applicant: PO BOX 964 R
Address: ASHLAND OR 97520 A
C C Sub-Contractor:
A Phone: (541) 301-4970 T Address:
N Applied: 11/04/2016 0
T Issued: R
Expires: 05/03/2017 Phone:
State Lie No:
Maplot: 391 E05DA5200 City Lie No:
DESCRIPTION: Type 1 site design 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
Residential Site Review 1,158.00
CONDITIONS OF APPROVAL
COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 East Main St. Fax: 541-488-5311
Ashland, OR 97520 TTY: 800-735-2900
www.ashland.or.us
Inspection Request Line: 541-552-2080 C I Y F
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: $ 1,158.00 $ 1,158.00
or local laws, ordinances, or regulations rests solely with the
Sub-Total: $ 1,158.00
applicant. Fees Paid: $ 1,158.00
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