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HomeMy WebLinkAboutB_228_PA-2017-01417 CITY F ASHLAND September 15, 2017 Notice of Final Decision On September 15, 2017, the Community Development Director approved the request for the following: -1Pla-nning Action: 2017-01417 Subject Property- 228 B Street rr Applicant: Hani HaJe/Kerry KenCairn Description: A request for Site Design Review, Conditional Use Permit approval, and Tree Removal Permit for the property located at 228 B Street. The proposal involves the development of a two-story, 1008-square foot detached addition to accommodate two additional Traveler Accommodation units. A Tree Removal Permit is also requested to remove five Leyland Cypress trees, one 7" in diameter pine tree, and one 9" in diameter flowering plum tree. The requested approval would allow operation of a seven-unit traveler accommodation including six guest units and one owner's- unit. COMPREHENSIVE PLAN DESIGNATION: Multifamily Residential; ZONING: R2; ASSESSOR'S MAP: 39 lE 16AD; TAX LOT #:6200 The Community Development Director's decision becomes final and is effective on the 121' 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 Platming Commission as provided in ALUO 18.5.1.05(YG). 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 Brandon Goldman 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 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 I www.ashland.or.us [ I SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice) E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to subsection-18.5.1.050,-G; a Type I decision becomes effective 12 days after the-City mails the notice of decision. F. Reconsideration. The S-taff 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. a 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. r. Content of Notice of Appeal. 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 nova hearings before the Planning Commission. The appeal shall not be limned- 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 an relevant ordinance provision. 4. Appeal Hearing Procedure, Hearings on appeals of Type I decisions follow the Type IT. public hearing procedures, pursuant to-section 18.5.1.060, subseytions 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 , ASHLAND PLANNING DEPARTMENT FINDINGS & ORDERS PLANNING ACTION: PA-2017-01417 SUBJECT PROPERTY: 228 B Street OWNER/APPLICANT: Hani Hajje / Kerry KenCairn DESCRIPTION:-A request for Site Design Review, Conditional Us_e Permit approval, and Tree Removal Permit for the property located at 228 B Street. The proposal involves the development of a t=wo-story, 1008-square foot detached addition to accommodate two additional Traveler Accommodation units. A Tree Removal Permit is also requested to remove five Leyland Cypress trees, one 7" in diameter pine tree, -and one 9" in diameter flowering plum tree. The requested approval would allow operation of a seven- unit traveler accommodation including six guest units and one owner's unit. COMPREHENSIVE PLAN DESIGNATION: Low Density Multiple-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 lE 09 BA; TAX LOT: 5600. SUBMITTAL DATE: July 25, 2017 DEEMED COMPLETE DATE: August 28, 2017 STAFF APPROVAL DATE: September 15, 2017 DEADLINE TO APPEAL (4:30 p.m.): September 27, 2017 FINAL DECISION DATE: September 28, 2017 APPROVAL EXPIRATION DATE: March 28, 2019 DECISION The subject property is located at 228 B Street, Assessor's Map 39 lE 09 BA, tax lot 5600 and is known as the historic Pelton House built in 1887. The tax lot is within the-Railroad Addition Historic District and is zoned R-2, Low-Density Multi-Family Residential. The property is a corner property rectangular in shape and has pedestrian access on the north and west sides along B Street and l't Streets respectively. Vehicle access to on-site parking is located off of the rear alley located to the south. The properties to the east, north and west are within the R-2 zoning district. The property immediately to the south is zoned C-1 and is occupied by the US Post Office. According to Jackson County records, the property is approximately 0.30 acres, or 13,068 square feet in area. The property was initially converted into traveler's accommodation in 1993 when it was approved as a 5 unit traveler's accommodation with 4 units available for guest, and one owner's unit (PA93-064). This approval was again addressed in 2003 when new owners purchased the property and received a conditional use permit for the transferof ownership. At this time, the property has beer recently purchased by the current applicants and they began operation of the traveler's accommodation in 2016 consistent with the prior approvals. The owners unit and two guest units are within the existing primary home. Two additional guest units are presently located in an existing two story carriage house behind the main home. The current proposal requests the addition of two more traveler's accommodation- units for a total of 7 units on site, one of which is owner occupied. A new two story building adjacent to the rear alley is proposed to accommodate one new guest unit on each floor. The Ashland Municipal Code (AMC) contains specific requirements for the conversion of residential uses to Travelers' Accommodations. Such requirements include that the business owner shall live on-site during the rental; that the structure be at least 20 years old; that the structure be within 200 feet of an arterial or collector street; and that the Travelers' Accommodation have an average area of 400 square feet PA-2017-01417 228 B Street - bg Page 1 4 available per guest unit. The applicants have submitted materials to the Planning Department that demonstrate compliance with these approval standards and with the criteria within the Conditional Use section of the Ashland Municipal Code. They note that the applicants will remain the owners/managers of the property and it will serve as their primary residence. The applicants are aware of the requirement to r obtain a business license subsequent to Conditional Use Permit approval.. Furthermore, the application emphasizes the subject property is correctly zoned R-2 and is located on B Street, an Avenue. Also -stated in the application submittal, the primary residence on the property was built circa 1884 and that the 13,068 square foot lot area can accommodate the requested single unit Travelers' Accommodation. The proposed k' c Travelers' Accommodation unit will meet the minimum 400 square foot size requirement. ; The applicant's proposal to operate a Travelers' Accommodation requires eight parking spaces. Two vehicle parking spaces are required for the owner occupant, and one parking space is required for the Traveler's Accommodation units. The prior approval for the four unit traveler's accommodation provided four on-site parking spaces accessed off of the alley, and two on-street parking credits along 1st Street.. Given the parking demand for public parking in the neighborhood, no additional on-street parking credits are requested by the applicant. As identified on the applicant's site plan, the property has adequate space to expand the existing four space parking lot into a six space lot, of which one space will be ADA accessible. As such of the eight parking spaces required for the use, six will be located on-site, and the two previously approved on-street parking -credits will be utilized. The applicant is further required to provide three bicycle parking spaces. The application site plan shows four covered bike parking spaces under the proposed stairs (two U-racks). The application proposes to remove five Leyland Cypress trees, one 7" in diameter pine tree, and one 9" in diameter flowering plum tree. Each of these trees is within the footprint of the proposed parking lot expansion, the foot print of the proposed carriage house, or in the immediate proximity. Mitigation for the tree removal is required for the pine tree and the plum tree. The applicant proposes two replacement trees on site. The removal of the row of five Leland Cypress will. not require mitigation as these trees were planted as a hedge and thus their removal does not require a tree removal permit. The Tree Commission reviewed the tree removal request at their September 7th meeting and recommended that the application for tree removal be approved as submitted. Based on previous approvals, there are adequate public water, sewer, storm drain, and electric facilities are in place for the existing buildings and uses. The proposed two unit carriage house will connect to city water, sewer, and electric services and the application- states the existing -public infrastructure can accommodate this use. Staff can not verify the piping sizes located on the private property to determine if whether they may need to be upgraded to accommodate water, sewer and storm water based on the additional demand proposed. Specifically the applicant is advised to verify the private utility line capacities on site prior to submission of a building permit. Additionally, the applicable city departments have not expressed any concern with the applicant's proposal. Bus service is available on Lithia Way and East Main Street, less than 1/4 of a mile from the subject property. The-applicant's anticipate their guests to generate few vehicle trips. The Historic Commission reviewed the proposal at their September 6th regular meeting and recommended the following: the porch on south elevation have a beam added across the top and wrap post or use 6 x 6 posts; add belly band at second level to match carriage house; add water table band or skirt at bottom of the carriage house; match balustrades and hand rails of main house for staircase; and consider tucking stairs tight to -building or covering. Through incorporation of the Historic Commission's recommendations regarding the architectural elements and details present of the carriage house the new building will better match the historic integrity the existing home and district. Staff PA-2017-01417 228 B Street - bg Page 2 i recognizes that the proposed staircases location provides for covered bike parking and although not covered or adjacent to the structure, it will not be readily visible from the public right of way. Therefore the relocation suggested for consideration-by the Historic Commission is not a condition of this- approval. The remaining recommendations regarding architectural details are included as a condition of approval. It is the opinion of Staff that the property has adequate landscaping to meet-all standards in AMC 18.4.4. As previously stated, the additional Travelers' Accommodation units at the subject property will have minimal impact on public facilities. With the attached conditions the proposal will not have a negative effect on the impact area vis-d-vis architectural compatibility, air quality, generation of noise, light and glare, and the development of adjacent properties. The approval criteria for a Travelers' Accommodation are detailed in AMC 18.2.3.220 as follows: Where travelers' accommodations and accessory travelers' accommodations are allowed, they require a Conditional Permit under chapter 18.5.4, are subject to Site Design Review under chapter 18.5.2, and shall meet the following requirements. See definitions of travelers' accommodation and accessory travelers' accommodation in part, 18-6. A. Travelers' Accommodations and Accessory Travelers' Accommodations. Travelers' accommodations and accessory travelers' accommodations shall meet all of the following requirements. 1. An accommodation must meet all applicable building, fire, and related safety codes at all times and must be inspected by the Fire Department before occupancy following approval of a Conditional Use Permit and periodically thereafter pursuant to AMC 15.28. 2. The business-owner of a travelers' accommodation or the property owner of an accessory travelers' accommodation must maintain a City business license and pay all transient occupancy tax in accordance with AMC 4.24 and AMC 6.04 as required. 3. Advertising for an accommodation must include the City planning action number assigned to the land use approval. 4. Offering the availability of residential property for use as an accommodation without a valid Conditional Use Permit approval, current business license and transient occupancy tax registration is prohibited and shall be subject to-enforcement procedures. B. Travelers'Accommodations. In addition to the standards described above in section 18.23.220.A, travelers' accommodations shall meet all of the following requirements. 1. The property is located within 200 feet of a boulevard, avenue, or neighborhood collector as identified on the Street Dedication Map in the Comprehensive Plan. Distances to the property from a boulevard, -avenue, or neighborhood collector shall be measured via a public street or public alley to a lot line; 2. During operation of a travelers' accommodation, the property an which the travelers' accommodation is sited must be the primary residence of the business-owner. "Business-owner" shall be defined as a person or persons who own the property and accommodation outright; or who-have entered into a lease agreement with the property owner(s) allowing for the operation-of the accommodation. Such lease agreement must specifically state that the property owner is not involved in the day-to-day operation or financiahmanagement of the accommodation and that the business-owner has actual ownership of the business and is wholly -responsible for all operations associated with the accommodation, and has actual ownership of the business. 3. The primary residence on the site must be at least 20 years old. The primary residence may be altered and adapted for travelers-' accommodation use, including expansion of floor area. Additional structures may be allowed to accommodate additional units, but must be in conformance with all setback and lot coverage standards of the underlying zone. 4. The number of travelers' accommodation units allowed shall be determined by the following criteria. PA-2017-01417 228 B Street - bg Page 3 a. The total number of units, including the business-owner's unit, shall be determined by dividing the total square footage of the lot by 1,800 square feet. Contiguous lots under the same ownership may be combined to increase lot area and the number of units, but not in excess of the maximum established by this ordinance. The maximum number of accommodation units shall not exceed nine per approved traveler's accommodation with primary lot frontage on boulevard streets. For travelers' accommodation without primary lot frontage on a designated boulevard, but within 200 feet of a boulevard, avenue, or neighborhood collector street, _the maximum number of units shall be seven. Street designations shall be as determined by the Street Dedication Map in the Comprehensive Plan. Distances to the property from a boulevard, avenue, or neighborhood collector shall be measured via a public street or public alley to a lot line. b. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 square feet of gross interior f oor space remaining per unit. 5. Each accommodation must have one off-street parking space and the business-owner's unit must have two parking spaces. All parking spaces shall be in conformance with chapter 18.4.3. 6. Only one ground or wall sign, constructed of a non-plastic material, non-interior illuminated, and a maximum of six square feet total surface area is allowed. Any exterior illumination of signage shall be installed such that it does not directly illuminate any residential structures adjacent or nearby the travelers' accommodation in accordance with subsection 18.4.4.050.C.1. 7. An annual inspection by the Jackson County Health Department shall be conducted as required by the laws of Jackson County or the State of Oregon. 8. Transfer of business-ownership of a travelers' accommodation shall be subject to all requirements of this section and conform with the criteria of this section. Any further modifications beyond the existing approval shall be in conformance with all requirements of this section. The approval criteria for a Conditional Use Permit are detailed in AMC 18.5.4.050.A as follows: A Conditional Use 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. 1. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. 2. That adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved-access to and throughout the development, and adequate transportation can and will be provided to the subject property. 3. That the conditional use will have no greater adverse material effect on-the livability of the impact area when compared to the development of the subject lot with the target use of the zone, pursu-ant with subsection 18.5.4.050.A.5, below. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone. a. Similarity in scale, bulk, and coverage. b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered- beneficial regardless of capacity of facilities. c. Architectural compatibility with the impact area. d. Air quality, including the generation-of dust, odors, or other environmental pollutants. Generation of noise, light, and glare. f. The development of adjacent properties as envisioned in the Comprehensive Plan. g. Other factors found to be relevant by the approval-authority for review of the proposed use. 4. A conditional use permit shall not allow a use that-is prohibited or one that is not permitted pursuant-to this ordinance. 5. For the purposes of reviewing conditional use permit applications for conformity with the approval criteria of this subsection, the target uses of each zone are as follows [a, b, d -1, not included as not applicable]. PA-2017-01417 228 B Street - bg Page 4 c. R-2 and R-3. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones. The approval criteria for Site Design Review are detailed in AMC 18.5.2.050 as follows: An application for Site Design Review shall be approved if the proposal meets the criteria in subsections A, B, C, and D below. The approval authority may, in approving the application, impose conditions of approval, consistent with the applicable -criteria. 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 or2, 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. The approval criteria for a Tree Removal Permit are detailed in AMC 18.5.7.040.13 as follows: B. Tree Removal Permit. 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 n7itigation_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 PA-2017-01417 228 B Street - bg Page 5 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 alternativescontinue to comply with the other provisions of this ordinance. j 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. In Staff's review, the application with the attached conditions meets all applicable criteria for approval of a Travelers' Accommodation, Conditional Use Permit and Site Design Review. Planning Action # 2017-01417 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 # 2017- 01417 is denied. The following are the conditions and they are attached to the approval: 1. That all proposals of the applicant be Conditions of Approval unless otherwise modified here. 2. That prior to issuance of a building permit for the proposed two story carriage house: a. That all necessary fees and charges including applicable system development charges for water, sewer, storm water, parks, and transportation, shall be paid b. That a revised Landscape Plan shall be provided showing the location and species of the two new trees to be planted to mitigate for the trees to be removed as part of this approval. c. 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 to be retained. 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. d. That a Verification-Permit shall be applied for and approved by the Ashland Planning Division prior to site work, tree removal, and/or storage of materials. The Verification Permit is to inspect the identification of the trees to be removed and the installation of tree protection fencing.' 3. That the recommendations of the Ashland Historic Commission shah be reflected in the building permit submittal to include: a. the porch on south elevation have a-beam added across the top, b. the porch supports shall be 6' x 6" posts, or shall wrapped to appear to meet this dimension, c. a belly band shall be incorporated at the second level of the carriage house, d. a water table band or skirt shall be incorporated at bottom of the carriage house, e. the balustrades and hand rails on the new staircase shall be designed to match those on the PA-2017-01417 228 B Street - bg Page 6 main house. 4. That the Travelers' Accommodation shall meet all applicable building, fire, and related safety codes at all times. 5. That an annual inspection by the Jackson County Health Department shall be conducted as required-by the laws of Jackson County or the State of Oregon. 6. That the applicants shall obtain and maintain a city business license and register for and pay all transient occupancy tax as required in AMC 4.24 and AMC 6.04 prior to the operation of the Travelers' Accommodation. 7. That only one wall or ground sign is permitted on site in conjunction with the Traveler's Accommodation. The sign shall be constructed out of a non-plastic material, shall not be internally illuminated, and shall have a maximum sign area of six square feet and a maximum overall height of five feet. Any exterior illumination shall not direct light on to any adjacent residential uses. A sign permit demonstrating compliance with these conditions and with the regulations in the Ashland Municipal Code section 18.2.3.220.F and chapter 18.4.7 shall be obtained prior to the alteration of any signage on the property. 8. That the subject property shall remain the primary residence of the applicants as business-owners, and evidence of primary residence (i. e. valid Oregon Drivers Licenses or Identification Card reflecting this address) shall be provided for the review of the Staff Advisor prior to the issuance of a business license as required in AMC section 18.2.3.220.A. 9. That any advertisement for the Travelers' Accommodation unit must include the City of Ashland Planning Action number assigned to this city land use approval (PA#2017-01417). 10. Prior to issuance of a certificate of occupancy for the two new guest units and occupancy as travelers accommodation units: a. All bicycle parking shall be installed in accordance with design and rack standards in 18.4.3.070.1 and J. b. That two trees shall be planted- on site to mitigate for the tree removal. c. The guest units shall be inspected by the Fire Department before commencing operations and periodically thereafter pursuant to AMC 15.28. d. That the applicants sign an agreement that states that no more than four full time dwelling units shall be permitted on the property in the event the use-as a traveler's accommodation is dis ontinued. t September 14, 2017 kill Molnar, irector Date Co nnevelopment Department PA-2017-01417 228 B Street - bg Page 7 ASHLAND TREE COMMISSION PLANNING APPLICATION REVIEW COMMENT SHEET September 7, 2017 PLANNING ACTION: PA-2017-01417 SUBJECT PROPERTY: 228 B St OWNER: Hani Hajje APPLICANT: Kerry KenCairn DESCRIPTION: A request for Site Design Review, Conditional Use Permit approval, and Tree Removal Permit for the property located at 228 B Street. The proposal involves the development of a two-story, 1008-square foot detached addition to accommodate two additional Traveler Accommodation units. A Tree Removal Permit is also requested to remove five Leyland Cypress trees, one 7" in diameter pine tree, and one 9" in diameter flowering plum; tree. The requested approval would allow operation of a seven unit traveler accommodation including six guest units and one owners unit. COMPREHENSIVE PLAN DESIGNATION: Multifamily Residential; ZONING: R2; ASSESSOR'S MAP: 39 1E 16AD; TAX LOT #:6200 The Tree Commission recommends approving the application as submitted. i Department of Community Development Tel: 541-488-5350 C I T Y F 51 Winburn Way Fax: 541-552-2050 1% Sw'F LAN D" Ashland, Oregon 97520 TTY: 800-735-2900 1A ri i AFFIDAVIT OF MAILING i STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On September 15, 20171 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 #2017-01417, 228 B Street NOD. Signature of Employee i Document2 9/15/2017 'A-2017-01417 391E09BA 1700 PA-2017-01417 391E09BA 4900 PA-2017-01417 391E09BA 5000 -IARVARD PATRICK W ET AL RUSSELL SCOTT M SHAFFER BONNIE L TRSTEE FBO 'O BOX 1327 327 W 10TH ST 1971 DEAD INDIAN MEMORIAL RD kSHLAND, OR 97520 EUGENE, OR 97401 ASHLAND, OR 97520 'A-2017-01417 391E09BA 5100 PA-2017-01417 391E096A 5200 PA-2017-01417 391E09BA 5300 sEECHAM NORMA M ETAL COOPER LAURENCE ETAL CHESTER GENE R '69 B ST 259 B ST 249 B ST kSHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR- 97520 'A-2017-01417 391E09BA 5400 PA-2017-01417 391E09BA 5500 RA-2017-01417 391E09BA 5600 ;CHNITZER LEE ELLIOT AND PAMELA JE ET 3RD ST PROPERTIES LLC HAJJE HANI H TRUSTEE ET AL ?560 N VALLEY VIEW RD 64 N THIRD ST 708 CLAY ST kSHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 'A-2017-01417 391E09BA 5700 PA-2017-01417 391E09BA 5800 PA-2017-01417 391E09BA 6000 /AN HEUIT KATHLEEN R LOCKLIN KIMBERLYNN/AGAKHANOV LOCKLIN KIMBERLYNN 157 TAYLOR ST VADIM 521 SCHOFIELD ST ASHLAND, OR 97520 131 MEADE ST ASHLAND, OR 97520 ASHLAND, OR 97520 'A-2017-01417 391E096A 9400 PA-2017-01417 391E09BA 9500 PA-2017-01417 391E09BA 9600 :INNEY ERIC/ERIN JORDAN CLAUDINE W BROWN WILLARD LTRUSTEE ET AL .59 N SECOND ST 153 N SECOND ST 630 LEONARD ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 'A-2017-01417 391E09BA 9700 PA-2017-01417 391E09BA 10100 PA-2017-01417 391E09BA 12400 ;CHULTZ & ASSOCIATES WC FIRST PLACE PARTNERS LLC SPIERINGS K A TRUSTEE FBO 'O BOX 863 815 ALDER CREEK DR PO BOX 1315 kSHLAND, OR 97520 MEDFORD, OR 97504 PHOENIX, OR 97535 'A-2017-01417 391E09BA 12500 PA-2017-01417 391E09BA 12700 PA-2017-01417 391E09BA 12800 MGERS MICHAEL.GLENN/KATHY ANNE HOUSER THOMAS J/WILSON CHERYL B MARKS MICHAEL ANTHONY )78 CAPITOLA WAY 185 B ST 2778 LONG VIEW RD ,ANTA-CLARA, CA 95051 ASHLAND, OR 97520 YUCCA VALLEY, CA 92284 'A-2017-01417 391E09BA 12900 PA-2017-01417 391E09BA 13401 PA-2017-01417 tOYLE B STREET PROPERTIES LLC ASHLAND FOOD COOPERATIVE KERRY KENCAIR-N 'O BOX 751 237 FIRST ST N 545 A STREET SUITE 3 'ANYONVILLE, OR 97417 ASHLAND, OR 97520 ASHLAND, OR 97520 'A-2017-01414 -IANI HAJJE i1o LIBERTY STREET 6H-LAND, QR 97520 i ASHLAND HISTORIC COMMISSION Planning Application Review September 6, 2017 PLANNING ACTION: PA-2017-01417 SUBJECT PROPERTY: 228 B St. APPLICANT/OWNER: Kerry KenCairn/Hani Hajje DESCRIPTION: A request for Site Design Review, Conditional Use Permit approval, and Tree Removal Permit for the property located at 228 B Street. The proposal involves the development of a two-story, 1008-square foot detached addition to accommodate two additional Traveler Accommodation units. A Tree Removal Permit is also requested to remove five Leyland Cypress trees, one 7" in diameter pine tree, and one 9" in diameter flowering plum tree. The requested approval would allow operation of a seven-unit traveler accommodation including six guest units and one owner's unit. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 391E 16AD; TAX LOT: 6200 Recommendation: The Historic Commission recommends approving the application as submitted subject to the specific recommendations below. ® Porch on south elevation - add beam across the top and wrap post or use 6 x 6 posts. ® Add belly band at second level to match carriage house. ® Add water table band or skirt at bottom. ® Match balustrades and hand rails of main house for staircase. ® Consider tucking stairs tight to building or covering. 1 I Planning Department, 51 Winburn Way, Ashland, Oregon 97520 , 1 _V i F 541-488-5305 Fax: 541-552-2050 www,ashland.or.us TTY: 1-800-735-2900 8 ~a NOTICE OF APPLICATION PLANNING ACTION: 2017-01417 SUBJECT PROPERTY: 228 B Street OWNER: Hani Hajje APPLICANT: Ket y KenCairn DESCRIPTION: A request for Site Design Review, Conditional Use Permit approval, and Tree Removal Permit for the property located at 228 B Street, The proposal involves the development of a two-story, 1008-square foot detached addition to accommodate two additional Traveler Accommodation units. A Tree Removal Permit is also requested to remove five Leyland Cypress trees, one 7" in diameter pine tree, and one 9" in diameter flowering plum tree, The requested approval would allow operation of a seven-unit traveler accommodation including six guest units and one owner's unit. COMPREHENSIVE PLAN DESIGNATION: Multifamily Residential; ZONING: R2; ASSESSOR'S MAP: 39 I E 16AD; TAX LOT #:6200. NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday September 6, 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, September 7, 2017 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION. August 28, 2017 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: September 11, 2017 237 2-- 249 i 184 259 . - 269 l _._..283 r, co 166 C0 -252 254 ! ~I~~~III i Subject Property 276 / co t 228 B St. 292 F318 PA#2017-01417 ,l .278 f ~ A 292 The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.G) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services Building, 51 Winburn Way, Ashland, Oregon 97520. If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305. i, i CONDITIONAL USE PERMITS 18.5.4.050.A A Conditional Use 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. 1. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. 2. That adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the development, and adequate transportation can and will be provided to the subject property. 3. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone, pursuant with subsection 18.5,4.050.A.5, below. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone, a. Similarity in scale, bulk, and coverage. b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities, c. Architectural compatibility with the impact area. d. Air quality, including the generation of dust, odors, or other environmental pollutants. e. Generation of noise, light, and glare, f. The development of adjacent properties as envisioned in the Comprehensive Plan. g. Other factors found to be relevant by the approval authority for review of the proposed use. 4. A conditional use permit shall not allow a use that is prohibited or one that is not permitted pursuant to this ordinance. 5. For the purposes of reviewing conditional use permit applications for conformity with the approval criteria of this subsection, the target uses of each zone are as follows. a. WR and RR. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones, b. R-1. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones. c. R-2 and R-3. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones. d. C-1. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area ratio, complying with all ordinance requirements; and within the Detailed Site Review overlay, at an intensity of 0.50 floor to area ratio, complying with all ordinance requirements. e. C-1-D. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 1.00 gross floor to area ratio, complying with all ordinance requirements. f. E-1. The general office uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area ratio, complying with all ordinance requirements; and within the Detailed Site Review overlay, at an intensity of 0.50 floor to area ratio, complying with all ordinance requirements. g. M-1. The general light industrial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, complying with all ordinance requirements. h. CM-C1. The general light industrial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.50 gross floor to area ratio, complying with all ordinance requirements. i. CM-OE and CM-MU. The general office uses listed in chapter 18.3,2 Croman Mill District, developed at an intensity of 0.60 gross floor to area, complying with all ordinance requirements. k. CM-NC. The retail commercial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross floor to area ratio, complying with all ordinance requirements. 1. HC, NM, and SOU. The permitted uses listed in chapters 18.3.3 Health Care Services, 18.3.5 North Mountain Neighborhood, and 18.3.6 Southern Oregon University District, respectively, complying with all ordinance requirements. 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. GAcomm-dev\planningTIanning Actions\Noticing FolderWailed Notices & Signs\2017\PA-2017-01417.docx TREE REMOVAL PERMIT 18.5.7.040.B E 1. 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. r 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. 1 I~ I G:\comm-dev\planning\Planning ActionANoticing Poldet-Wailed Notices & Signs\2017\PA-2017-01417.docx 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 August 28, 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 #2017-01417, 228 B Street. Signature of Employee Documend 8128/2017 5160® i Easy Peel' Address Labels ~ i G® to ave ctrl/tetra laces' i Bend along line to expose Pop-up Edge' I' Use Avery Template 5160 i I PA-2017-01417 391E09BA 5500 PA-2017-01417 391E09BA 13401 PA-2017-01417 391E0913A 5100 3RD ST PROPERTIES LLC ASHLAND FOOD COOPERATIVE BEECHAM NORMA M ET AL 54 N THIRD ST 237 FIRST ST N 269 B ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2017-01417 391E09BA 9600 I PA-2017-01417 391E09BA 5300 PA-2017-01417 391E09BA 5200 BROWN WILLARD LTRUSTEE ET AL CHESTER GENE R COOPER LAURENCE ET AL 630 LEONARD ST 249 B ST 259 B ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2017-01417 391E09BA 9400 PA-2017-01417 391E09BA 10105 PA-2017-01417 391E09BA 5600 FINNEY ERIC/ERIN FIRST PLACE PARTNERS LLC HAJJE HANI H TRUSTEE ET AL 159 N SECOND ST 815 ALDER CREEK DR 708 CLAY ST ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND, OR 97520 I PA-2017-01417 391E09BA 1700 PA-2017-01417 391E09BA 12700 PA-2017-01417 391E09BA 9500 HARVARD PATRICK W ET AL HOUSER THOMAS J/WILSON CHERYL B JORDAN CLAUDINE W PO BOX 1327 185 B ST 153 N SECOND ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2017-01417 391E09BA 6000 PA-2017-01417 391E09BA 5900 PA-2017-01417 391E096A 12800 LOCKLIN KIMBERLYNN LOCKLIN KIMBERLYNN/AGAKHANOV MARKS MICHAEL ANTHONY 521 SCHOFIELD ST 131 MEADE ST 2778 LONG VIEW RD ASHLAND, OR 97520 ASHLAND, OR 97520 YUCCA VALLEY, CA 92284 i PA-2017-01417 391E09BA 12500 PA-2017-01417 391E09BA 12900 PA-2017-01417 391E09BA 4900 ROGERS MICHAEL GLENN/KATHY ANNE ROYLE B STREET PROPERTIES LLC RUSSELL SCOTT M 978 CAPITOLA WAY PO BOX 751 327 W 10TH ST SANTA CLARA, CA 95051 CANYONVILLE, OR 97417 EUGENE, OR 97401 PA-2017-01417 391E09BA 5400 PA-2017-01417 391E09BA 9700 PA-2017-01417 391E09BA 5000 SCHNITZER LEE ELLIOT AND PAMELAJE ET SCHULTZ & ASSOCIATES INC SHAFFER BONNIE LTRSTEE FBO 2560 N VALLEY VIEW RD PO BOX 863 1971 DEAD INDIAN MEMORIAL RD l ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 I PA-2017-01417 391E09BA 12400 PA-2017-01417 391E09BA 5700 PA-2017-01417 SPIERINGS KATRUSTEE FBO VAN HEUIT KATHLEEN R HANIHAJJE PO BOX 1315 357 TAYLOR ST 818 LIBERTY STREET PHOENIX, OR 97535 ASHLAND, OR 97520 ASHLAND, OR 97520 III PA-2017-01417 j KERRY KENCAIRN j 545 A STREET SUITE 3 ASHLAND, OR 97520 i I ~II l I I~ Pat: averycom/patents ; ttiquettes d'adresse Easy Peel' Allez a avery.ca/gabarits i Repliez h la hachure afin de r6v6ler le rebord Pop-ups i Utilisez le Gabarit Avery 5160 i 12 L_, 11 ~J ®~~4~~ rr ~l I AA 1~i 91 1EElfL• t i a 1400 12U d3E111 I. laEtlfl+ ii3E0U, 1460.2 [ 1 1 j; 1403 ' II [ [ 110 ,~~3311E~ -13DGI ,+i ! - + , ~r ~SDQI U~laf~Y F~ N 1V u fl, 2 SOU HIM 5200 9 r 11aGa 51 _ 12sw 241 59D 9 n X p INN tlL'ktF{f tt ! ~}C~1 Y2 { 0 4.. G . _ ! t 10,05 s9m 10104 4901b2 d G C G-i , F 4BUDI 112119 15102 9 ~ ;tom 111 DI 60103 -UGED - ~ ~f1-rx4J1~ Y'f s ' - r 91,11co lom Pd'U Y V s-UMI a0992 ECHO u e , pnD , v dDaO k':: . 1 800 $m r 390 _ Q"44FV I 1 ! Y r r lF ,t c x 440'- 450 d 11 E 18 4400 4 da UU 210 1 420 3 [ 459Ll"~r){)~ 1 47ijo. =19flo 3C 1 1 so 1 VEEP 240 ~aua Hull 329G 3301) 2.Hai} f 12 53UG - Ir1UC[1 611 `~~S~Ig 11~tl' ZONING PERMIT APPLICATION Planning Division T Y 51 Winbum Way, Ashland OR 97520 FILE ~ f ASHLAND 541-488-5305 Fax 541-488-6006 ~ DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? ❑ YES ❑ NO Street Address____ Assessor's Map No. 39 1 E l 16 Tax Lot(s) 6 ZO O Zoning Comp Plan Designation APPLICANT Name , ~~l✓ ~a t 6 Phone E-Mail I -r=e _At Address City Zip C f` - PROPERTY OWNER Name i WA-JJ Phone 7461 VYI, & E -Mail I! Address City Zip SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title L_ Name Phone E-Mail Address City Zip Title Name Phone E-Mail Address City Zip 1 hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects, true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. 1 further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that I produced sufficient factual evidence at the hearing to support this request; 2) that the findings of fact furnished justifies the granting of the request; 3) that the findings of fact furnished by me are adequate; and further 4) that all structures or improvements are properly located on the ground. Failure in this regard ill r ult most likelyjrr' only the quest being set aside, but also possibly in my structures being built in reliance thereon being required to be removed at my se. If I have any ubts, l a vised to seek competent professional advic and assistance. i Applicant' ignatur Date As owner of the property involved in this request, I have read and understood the complete application and its consequences to me as a property owner. Property Owner's Signature (required) t Date .,2 r [To be completed by City Staff 77 Date Received Zoning Permit Type Filing Fee $ OVER 0 Wcomm-deOplanningTonns & Handouts\Zoning Permit Application.doc Application Submittal 228 B Street 39 1E 16AD Tax Lot 6200 i Owners Hani Hajje 818 Liberty Street Ashland, OR 97520 760 937 4198 Landscape Architect and Planning Kerry KenCairn KenCairn Landscape Architecture 545 A Street Suite 3 Ashland, OR 97520 541488-3194 Ordinance Section Required 18.2.3.220 Travelers' Accommodations c 18.4.2-Building Placement, Orientation and Design f! 18.4.3 - Parking, Access, and Circulation 18.5.4 - Conditional Use Permits 18.5.7 -Tree Removal Permits Project Description' The current proposal involves the development of a new 2-story carriage house at the rear of the property, to provide two additional travelers accommodations on the property. This application also includes the transfer back to a four unit traveler's accommodation with one unit (fifth) for the property owner. As proposed, the project will include 6 traveler's accommodations with one owner's residence. Project History In May of 1993, the Planning Commission approved a Conditional Use Permit request for conversion of an apartment house at 228 "B" Street into a 5 unit travelers accommodation with 4 units available as tourist accommodations and one unit being owner occupied (PA93-064). The property operated continuously as traveler's accommodations until 1998 when the prior owners converted the Bed and Breakfast back into apartment units. In January of 2003 the prior owners obtained a Conditional Use Permit (PA# 2003-017) to again operate a four unit traveler's accommodation consistent with the original 1998 approval. As part of the 2003 application the property owner identified on the site plan the potential for a future expansion with a proposed addition at the rear of the property. However the planning approval specifically noted that these additional units were not approved and such an expansion would require a separate conditional use permit: PELTON HOUSE SITE REVIEW Page 1 "That the approval be for four guest units and one owners unit and that future expansion of the establishment be subject to the conditional use permit procedure." Site conditions: The multifamily R-2 zoned property is 0.3 acres (13,468 s.f.) in size, and allows for a residential density of 13.5 units per acre. The site therefore has a multifamily development potential of 4 units. The original home on the property was built in 1894 as the Pelton residence by W.J Schmitt. The home was damaged by fire in August 1991, but was meticulously restored for use as the Pelton House Bed and Breakfast. A separate carriage house is located adjacent to the alley facing First Street. The historic contributing Pelton House was listed on the National Register of Historic Places in 1993. General: Within the R-2 zoning district, Traveler's Accommodations are a Conditional Use subject to Special Use Standards which include: The property on which the traveler's accommodation is sited must be the primary residence of the business-owner. The owner currently lives on site and would continue to do so. The property is located within 200 feet of a boulevard, avenue, or neighborhood collector as identified on the Street Dedication Map in the Comprehensive Plan. The property is within 200 feet of Lithia Way The primary residence on the site must be at least 20 years old. The primary residence is currently inside the original Pelton House which was built in 1894. The number of traveler's accommodation units allowed shall be determined by dividing the total square footage of the lot by 1,800 square feet. The lot size is 13,468 if divided by 1,800 it equals 7.48, this application is for 6 traveler's accommodations and one owners residence, the allowable number of travelers accommodations for this lot. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 square feet of gross interior floor space remaining per unit. See sheet L 3.0 describing interior floor space per unit. Units 6 and 7, the two new units, and units 1, 2, and 3 are all 400 square feet or larger. The existing carriage house witch was previously approved as 2 units have 376 square feet per floor. An exception to the 400 square foot rule will be required for these two units to continue to be used as previously approved. Each accommodation must have one (1) off-street parking space and the business- owners unit must have two (2) parking spaces. All parking spaces shall be in conformance with chapter 18.4.3. PELTON HOUSE SITE REVIEW Page 2 This proposal includes 6 off street parking places and 8 adjacent on street spaces to respond to the owner's requirement of two spaces. This application believes that a 4 to 1 ratio for on street credits is acceptable in this neighborhood. This proposal does not ask for any additional on street credits for the traveler's accommodations. i The parking lot landscaping and screening standards in LUO 18.4.3.080.E.6, E.7 and 18.4.4.F require that minimum five-foot width landscape buffers be provided adjacent to property lines to buffer all parking and vehicular circulation areas. One parking lot tree must be provided for every seven parking spaces which would need to be shown on a submitted site plan. The existing tree adjacent to the parking area would satisfy this requirement. See Sheet L0.0, the site plan demonstrates required setbacks and buffers. There is a minimum of eight feet of buffer between the parking and the new unit(s). There is five feet of landscape buffer between the side of the parking and the neighboring property, the parking is twenty feet away from the property line. Bicycle Parking: In addition to automobile parking, one bicycle parking space is required for every five required automobile spaces. An increase from 6 required automobile parking spaces to 8 will require a minimum of two bike parking spaces. One half of the spaces must be covered, and all bicycle parking must be designed according to the rack, dimension, and coverage standards of LUO 18.4.3.070. Bicycle parking must be located as close to the primary public entrance as the nearest automobile parking space. Please provide bike parking details in the application materials. See sheet LO.0 - Three covered bicycle spaces are shown under the new buildings access stairs. There is a paved path from the alley to these spaces. Multifamily Residential Density: The granting of a Conditional Use Permit requires a finding that the proposed use "will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone...". The property has a residential density of 4 units, and as such any proposal for travelers accommodations must demonstrate the impacts will be less than or equal to that allowed use. Specifically of concern is that the two new units proposed within the new two story structure are designed with the functional capacity to operate as two independent full time rental units given each unit contains a kitchen and separate entrances. In order to ensure the total on site residential density does not exceed 4 units, the applicant will need to provide internal floor plans for the existing buildings on the property. Specifically if the configuration of travelers units is such that more than four of the units have kitchens, including the owners unit, planning staff will condition approval upon the owner recording a deed restriction upon the property that clearly established that the property cannot be converted at a future date to a multifamily development consisting of more than four full time rental units. The floor plans will also be necessary for the applicant to PELTON HOUSE SITE REVIEW Page 3 address the area calculations Traveler's Accommodations are a Conditional Use Standards noted above. See sheet L3.0 - The owners unit #1 uses the kitchen of the main house which is on the ground floor shown as unit #3. Similarly, units #2 and #3 share that kitchen, so there is one kitchen for three units. Units #4 and #5 have no room for a kitchen. The maximum residential unit count after this proposal is approved would be three residential units, there are only three kitchens proposed (two in the new building) and it is clear there is no capacity to enlarge that count in any other units. This project would not result in over 4 residential units, the maximum for this property in this zone. Site Design & Use Standards: The application will need to respond to: the building placement, orientation and design standards for residential development detailed in chapter 18.4.2.030 of the Ashland Municipal Code (AMC); Elevations: Scalable exterior elevations of all buildings proposed on the site are required to be submitted. Indicate the material, color, texture, shape and other design features, including mechanical devices. Elevations should be drawn to a scale of one-inch equals ten feet or greater. Elevations that meet these criteria are provided. Building Orientation to the Street / Limitation on Parking between Building and Street: Standards generally seek a strong orientation of buildings to the street and a limitation on parking between the building and the street. The written findings will need to address the Historic nature of the structure in the context of its compatibility with the historic district. The parking is at the rear of the property, on the alley. The street frontages on first and b streets are remaining the way they have historically; this proposal does not change the historic context. Sheet L3.0 does demonstrate that the historic pattern in this zone includes many accessory buildings at the rear of the property with alley access. The applicant feels this proposal is in keeping with the historic pattern on the railroad district. Landscape & Irrigation Plan: A comprehensive landscape plan and corresponding irrigation plan will be required for the entire parcel. The landscaping and irrigation plan shall comply with the standards from the Site Design and Use Standards. The frontage landscapes along B Street and 1St street will be upgraded, as well as the new landscaping for the proposed units; while moat of the lot is remaining as is. There is new irrigation proposed throughout. Landscaping and Open Space: The City's Site Design and Use standards set specific parameters for landscaping and open space allocation for residential developments, such as identifying an area at least eight (8) percent of the lot are dedicated to open space for the tenants, and street tree requirements to name a few. Existing front yard landscaping typically needs to be upgraded to some degree in order to meet the residential development landscaping standards, which do not apply to stand-alone PELTON HOUSE SITE REVIEW Page 4 i single-family residences. Please demonstrate compliance with these standards on the site plan as well as providing an explanation of compliance in the written findings. See sheet L0.0 A large open space of 2,166 square feet which is 16% of the lot and only a small part of the communal open space. The frontage landscapes along B Street and 1st street have been upgraded, as well as the new landscaping for the proposed units; while moat of the lot is remaining as is. There is new irrigation proposed throughout. Landscape buffers: A five (5') foot landscape buffer between any surface/off- street parking spaces and the property lines and an eight (8') foot setback from the structure is required as per the Parking Lot Landscaping and Screening Standards. See Sheet L0.0, the site plan demonstrates required setbacks and buffers. There is a minimum of eight feet of buffer between the parking and the new unit(s). There is five feet of landscape buffer between the side of the parking and the neighboring property, the parking is twenty feet away from the property line. Landscape and Irrigation Plan: A species and size specific landscape plan must be submitted with the application. Existing and proposed landscaping must meet the Landscaping section of chapter 18.4.4. An irrigation plan is required, but may be deferred until the building permit submittals. See sheets L3.0 and L4.0 The frontage landscapes along B Street and 15t street will be upgraded, as well as the new landscaping for the proposed units; while moat of the lot is remaining as is. There is new irrigation proposed throughout. Street Trees: Street trees must be provided at a spacing of one tree per 30 feet of street frontage, selected and planted according to the Recommended Street Tree Guide with irrigation provided. The formal application shall show the location, size and species of all existing trees which satisfy this requirement. See sheet L2.0, this site contains many mature street trees and trees internal to the site. There should not be any additional trees required on this project. Exterior Lighting: All exterior lighting should be selected, placed, directed and/or shrouded to prevent light from spillover (i.e. direct illumination) onto neighboring properties. Please provide the lighting specifications on the final application submittals. The only exterior lighting on the site will be sconces and a porch light on the new building. All lights will be shielded downward and be residential in scale Trash / Recycling: An opportunity to recycle facility will be required to be provided either as a shared facility screened from the public right of way (recommended) or as separate facilities. You should consult with Recology about how the trash/recycling can best be accommodated on site (dumpster or cans). See sheet LO.0 Trash and recycling is hidden behind fencing and is located adjacent to the alley access 18.2.3.220 Travelers' Accommodations PELTON HOUSE SITE REVIEW Page 5 Where travelers' accommodations and accessory travelers' accommodations are allowed, they require a Conditional Permit under chapter 18.5.4, are subject to Site Design Review under chapter 18.5.2, and shall meet the following requirements. See definitions of travelers' accommodation and accessory travelers' accommodation in part B. Travelers' Accommodations. In addition to the standards described above in section 18.23.220.A, travelers' accommodations shall meet all of the following requirements. The property is located within 200 feet of a boulevard, avenue, or neighborhood collector as identified on the Street Dedication Map in the Comprehensive Plan. Distances to the property from a boulevard, avenue, or neighborhood collector shall be measured via a public street or public alley to a lot line. The property is within 200 feet of Lithia Way along the first street frontage. During operation of a travelers' accommodation, the property on which the travelers' accommodation is sited must be the primary residence of the business- owner. The owner currently lives on site and will continue to do so. The primary residence on the site must be at least 20 years old. The primary Iss residence may be altered and adapted for travelers' accommodation use, including expansion of floor area. Additional structures may be allowed to accommodate additional units, but must be in conformance with all setback and lot coverage standards of the underlying zone. The primary residence is currently inside the original Pelton House which was built in 1894. The new and other existing structures all comply with setback and lot coverage requirements. 4. The number of travelers' accommodation units allowed shall be determined by the following criteria. a. The total number of units, including the business-owner's unit, shall be determined by dividing the total square footage of the lot by 1,800 square feet. Contiguous lots under the same ownership may be combined to increase lot area and the number of units, but not in excess of the maximum established by this ordinance. The maximum number of accommodation units shall not exceed nine per approved traveler's accommodation with primary lot frontage on boulevard streets. For travelers' accommodation without primary lot frontage on a designated boulevard, but within 200 feet of a boulevard, avenue, or neighborhood Collector Street, the maximum number of units shall be seven. Street designations shall be as determined by the Street Dedication Map in the Comprehensive Plan. Distances to the property from a boulevard, avenue, or neighborhood collector shall be measured via a public street or public alley to a lot line. PELTON HOUSE SITE REVIEW Page 6 i The lot size is 13,468 if divided by 1,800 it equals 7.48, this application is for 6 traveler's accommodations and one owners residence, the allowable number of travelers accommodations for this lot. This proposal is less than the maximum number of 7 units. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 square feet of gross interior floor space remaining per unit. See sheet L 3.0 describing interior floor space per unit. Units 6 and 7, the two new units, and units 1, 2, and 3 are all 400 square feet or larger. The existing carriage house which was previously approved as 2 units has 376 square feet per floor. An exception to the 400 square foot rule will be required for these two units to continue to be used as previously approved. Each accommodation must have one off-street parking space and the business- owner's unit must have two parking spaces. All parking spaces shall be in conformance with chapter 18.4.3. This proposal includes 6 off street parking places and 8 adjacent on street spaces to respond to the owner's requirement of two spaces. This application believes that a 4 to 1 ratio for on street credits is acceptable in this neighborhood. This proposal does not ask for any additional on street credits for the traveler's accommodations. Only one ground or wall sign, constructed of a non-plastic material, non-interior illuminated, and a maximum of six square feet total surface area is allowed. Any exterior illumination of signage shall be installed such that it does not directly illuminate any residential structures adjacent or nearby the travelers' accommodation in accordance with subsection 18.4.4.050.C.1 There is a pre-existing wooden sign over the entry arbor on B Street; this sign shall remain as the primary signage for the property. Chapter 18.4.3 - Parking, Access, and Circulation 18.4.3.030 General Automobile Parking Requirements and Exceptions A. Minimum Number of Off-Street Automobile Parking Spaces. Off-street parking shall be provided pursuant to one of the following three methods and shall include required Disabled Person Parking. Standard Ratios for Automobile Parking. The standards in Table 18.4.3.040. This proposal includes 6 off street parking places and 8 adjacent on street spaces to respond to the owner's requirement of two spaces. This application believes that a 4 to 1 ratio for on street credits is acceptable in this neighborhood. This proposal does not ask for any additional on street credits for the traveler's accommodations. i PELTON HOUSE SITE REVIEW Page 7 18.4.3.050 Accessible Parking Spaces Accessible parking shall be provided consistent with the requirements of the building code, including but not limited to the minimum number of spaces for automobiles, van-accessible spaces, location of spaces relative to building entrances, accessible routes between parking areas and building entrances, identification signs, lighting, and other design and construction requirements. Accessible parking shall be included and indentified on the planning application submittals. There is one stripped accessible parking space adjacent to the primary entry off the alley. 18.4.3.060 Parking Management Strategies Except for single-family dwellings, the off-street parking spaces may be reduced through the application of the following credits. The total maximum reduction in off- street parking spaces is 50 percent, except as allowed for Off-Site Shared Parking credits in subsection 18.4.3.060.E, below. The approval authority may require a parking analysis prepared by a qualified professional. See 18.4.3.030.A.3 for parking analysis requirements. A. On-Street Parking Credit. Credit for on-street parking spaces may reduce the required off-street parking spaces up to 50 percent, as follows. This proposal includes 6 off street parking places and 8 adjacent on street spaces to respond to the owner's requirement of two spaces. This application believes that a 4 to 1 ratio for on street credits is acceptable in this neighborhood. This proposal does not ask for any additional on street credits for the traveler's accommodations. The parallel on street parking spaces are 22 feet in length, adjacent to the property, and over twenty feet from the intersections. 18.4.3.070 Bicycle Parking A. Applicability and Minimum Requirement. All uses, with the exception of residential units with a garage and uses in the C-1-1) zone, are required to provide a minimum of two sheltered bike parking spaces pursuant to this section. The required bicycle parking shall be constructed when an existing residential building or dwelling is altered or enlarged by the addition or creation of dwelling units, or when a non- residential use is intensified by the addition of floor space, seating capacity, or change in use. D. Bicycle Parking for Non-Residential Uses. Uses required to provide off street parking, except as specifically noted, shall provide two spaces per primary use, or one bicycle parking space for every five required automobile parking spaces, whichever is PELTON HOUSE SITE REVIEW Page 8 greater. Fifty percent of the bicycle parking spaces required shall be sheltered from the weather. All spaces shall be located in proximity to the uses they are intended to serve. Three covered bicycle spaces have been provided under the primary stair of the new unit. The spaces include to standard u racks allowing for three bikes to be locked under cover. The spaces are visible from the alley entry of the site. The bike parking area and the access to it is paved. I 18.4.3.080 Vehicle Area Design 8. Parking Area Design. Required parking areas shall be designed in accordance with the following standards and dimensions as illustrated in 18.4.3.080.13. See also, accessible parking space requirements in section 18.4.3.050 and parking lot and screening standards in subsection 18.4.4.030.F. This proposal includes 6 off street parking places. Three spaces are 9 feet by 18 feet, and three are 8 feet by 16 feet (50% compact). All spaces have wheel stops and are asphalt paved. The spaces back up into the existing alley access. The parking will be shaded by trees, and paved to minimize dust and heat. 7. Landscaping. In all zones, all parking facilities shall include landscaping to cover not less than seven percent of the area devoted to outdoor parking facilities, including the landscaping required in subsection 18.4.3.080.E.6, above. Said landscaping shall be uniformly distributed throughout the parking area, and provided with irrigation facilities and protective curbs or raised wood headers. It may consist of trees, plus shrubs, ground cover, or related material. A minimum of one tree per seven parking spaces is required. The parking area is surrounded by landscape, this is a small lot on an existing alley access. 8. Lighting. Lighting of parking areas within 100 feet of property in residential zones shall be directed into or on the site and away from property lines such that the light element shall not be directly visible from abutting residential property. Lighting shall comply with section 18.4.4.050. There is adequate street and public lighting in this area, no additional lighting is proposed. 18.4.3.090 Pedestrian Access and Circulation The proposed parking is adjacent to a pedestrian walk that goes through a gate and directly into the site. The path continues through the site to connect all the units and Chapter 18.5.4 - Conditional Use Permits PELTON HOUSE SITE REVIEW Page 9 18.5.4.030 Review Procedure B. Plan Submittal. The plan or drawing accompanying the application shall include the following information. See associated graphic submittals A. Approval Criteria. A Conditional Use 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. 1. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. The proposed use is the addition of two travelers accommodations. It is in keeping with the neighborhood zoned uses. 2. That adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the development, and adequate transportation can and will be provided to the subject property. There are existing utilities and infrastructure to create this use. 3. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone, pursuant with subsection 18.5.4.050.A.5, below. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone. a. Similarity in scale, bulk, and coverage. The proposal continues the existing pattern of development in the neighborhood of small disjointed building on larger lots with alley access. b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. This property has operated as a group rental house, and or a travelers' accommodation for years. This proposal brings visitors within walking distance of downtown with minimum additional impact to the neighborhood. c. c. Architectural compatibility with the impact area. The proposed project has been designed to be compatible with the existing historic structures on the site. PELTON HOUSE SITE REVIEW Page 10 d. Air quality, including the generation of dust, odors, or other environmental pollutants. This proposal includes paving the alley parking and adding trees and landscape to the site to help control dust. e. Generation of noise, light, and glare. There will be no additional lighting included in this proposal. There should be no additions of noise or glare beyond standard residential use. f. The development of adjacent properties as envisioned in the Comprehensive Plan. This project will have no affect on the development of adjacent sites. 18.5.7 -Tree Removal Permits There are seven trees proposed for removal, five of these are Leyland Cypress, one is flowering Plum. The trees are being removed to allow for better parking and to allow the proposed location of the new unit. (see sheet L2.0) This project proposes to add 2 new trees, a Zelkova Green Vase to shade the south of the new unit and Klehms Improved Crab to replace the one removed. The property is full of large mature trees with high shade and aesthetic value, there is not really any room for additional trees. 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. 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. The trees are proposed for removal to allow for expansion of the parking area and construction of the proposed building. 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. Removal of these trees will have no negative environmental impact, Leyland Cypress are considered a hazard in the urban environment. 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. PELTON HOUSE SITE REVIEW Page 11 This lot contains numerous large mature shade trees, these removal will not negatively affect the diversity of the area other than removing a tree species that is not considered a positive species. 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. Not Applicable 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. The applicant feels the planting of two new trees to replace the two deciduous trees makes sense. Mitigation for the Leyland Cypress is not applicable. The site is already full of many large mature trees and does not really have room for the addition of any others. PELTON HOUSE SITE REVIEW Page 12 KenCairn Landscape Architecture LavH • 15 / CisB - 2 S ROSA-1 f ® S - - Vibd-2 VfU PLANTING AREAS TO REMAIN AND rw~ C e L ~u( BE ADDED TO CURRENTLY INCLUDE: LAWNS ROSES re ` RHODODENDRONS HOSTA ti n1I f ~-J4 USC T~ - -T ( \ t nsrtwuo avsm 1 v L ~s„s, s,ta m stt aeealsr PEONY, _ 117 t rr R ! 7 s r / r. 1 Re Fi~ I yy v , /"v/ rl )v ®J y GIS RF 4 r1 io° ~Y 1 4 STATE OF a C, 1 ;,1 /LAWN WITH EXO. OREGON { IRRIGATION ReD.9493 V wvm Kerry KenCarm / ~lt~~. t• r tTy Y 'I. ~ r n .1 T _ / lp urlnm PRELIMINARY PLANT LEGEND ~qpE AEG 7' \7 7 7 C C C srMBa slzE a BOTANICAL NAME COMMON NAME { TREES Drawn By; _ 1-614'cel 1 McIK Melus benWKlehm's Improved Bechtaf KLEHMS IMPROVED BECHTEL CRAB CIsB•4 amar wi ~r/I _ Z.IGV Zelkova serrata'Green Vase' Green Vase Zelkova 1914'cal. 1 JL,SB , <onuo SHRUBS Laves - 3 SCALE: Sarh - fi t'N~adllentecgPad AzrECPEARxRCANORnNGE e9al 6 1" =20.0° sa sa LDnp•2 o s I o0 onkeraNleaaamooa doe Boa' wocoreBLUE Lr L HGrLr,UER e Al-3 LavG Lavndl IntarmedlaGmssc FAT DUO FRENCH LAVENDER igal 5 p A. 65 01/1 ua \ . A4ahr Mahonlare =ns- CREEPING MAHONIALE,,,-„ 1gal. g MiaM Mlscxlhus M- mg dte UahP MORNING LIGHTMAIDEN GRASS 7gal. 4 LavG - 5 Mahr•5 \ a a a %r t Pena PenniseWm alopecemoides FOUNTAIN GRASS llist. 8 % PmM Pmnus lauracerasus'Ml Vernon MIN RSOJ ENGLISH LAUREL igal 6 . f TaxH•5 Ros4 Rosemary Arp ARPfUSCJ Wif 6 WOOD CHIPS LAWN WITH EXG sa h sarcoro ahaokedanav r humans HIMALAYAN SWEETBGx s IRRIGATION rues a xmedia Hk if HICKS YEW 6TALL 26 J 1 \ I Vlbd : Vlburnum davidil 'DAVIDVIBURNUM igal. 8- 4'10'RAISED PLANTERS (TYP) caouNDCOVER 2'x2' CONCRETE STEPPERS EXISTING TREES TO (TYP.) -REMAIN (TYP.) fquga replans cARPETBUGtE 4" pt 24°0,0. , N E W W VT w w a _ m m•. I t \ I, MATERlALB o - EXISTING PLANTING a- CRUSHED ROCK r Choi-4 1r t LAWN WITH EXG. MULCH r Pena - 9 IRRIGATION O MISM - 4 PruM TaxH • 21 6L W 0 Pena-3 I d, Cato -1 P ANTING AREAS Tll REMAIN SCALE 1 20'-0" (L W Vlbd • 8 AND BE ADDED TO t~ CURRENTLY INCLUDE: \ O MalK•1 RUSES 0' 10' 20' 40' W Q RHODODENDRONS HOSTA (L aFnNY Q W(AQ 7 m J ,p 00 = 00 N U PLANTING NOTES = N Q SOIL PREPARATION PLANTING 13. Before proceeding with work, check and verify dimensions and quantities. 1. Submit soil samples and analysis from a licensed soils laboratory to the Landscape 1. Protect and maintain plant material until planted. 14. Locate trees and shrubs and secure acceptance from Landscape Architect before planting. Architect for approval prior to delivery or use of any improted material on the project site. 2. Install plant material after and coordinate with installation of underground irrigation system 15. Deeply roughen sides of plant pits to eliminate glazing and encourage root growth into REVISION DATE Soil test shall determine the following: mechanical analysis; magnesium, potassium, and piping and heeds. native soils. phosphorous levels; soluble salt level; pH; and organic matter. Test results shall include 3. Guarantee fumished plant material to live and remain In healthy and in vigorous condition 16. Add planting tablets In plant pit l gal. •1 tab, 5 gal.-3 tabs, trees - stabs specific reommendatlons for soil conditioners, amendments and fertilizers to adjust the soil for a period ofone year from final landscape installation acceptance by Landscape 17. Settle by firming and watering to bring roolball crown down to proper level, two inches to meet appropriate growing conditions for the plants on this plan. Architect. higher than surrounding soil. Raise any plants that settle below correct level. 2. Impeded soil shall be 2 parts top soil and l part compost mixed. The topsoil shall be of 4, Notifiy Landscape Architect forty-eight(48) hours in advance of all site observation visit 18. Mulch planting areas with a2Inch deep layer of top dressing mulch. Hold mulch away fertile, loose, friable sandy loam texture capable of sustaining vigorous plant growth, free requests, from stems of plant material at least 3 Inches, All mulch adjacenllo the building shall be draining, clean and free from noxious weeds, weed seeds, roots, and rocks larger than 1 5. Site observation visits required by the Landscape Architect during plant Installation 1l2' Mexican Pebbles, available Q Hilton Fuel. All mulch in planters not adjacent to the 112 Inch in any dlmenslon. Sample of compost shall be submitted for approval by include: review and approval of specified plant materiel on site, location approval of all house shall be a dark, aged multi-bark, available Q Hilton Fuel. PLANTING Landscape Architect prior to site delivery. proposed plant material as shown In drawings, prior to planting, after planting and 3. Do not commence work until grading tolerances are met as specified In the Grading mulching is completed. PLAN drawings and specifications. 7. No changes agreed to at the inspections that deviate from the plans and specifications 4. Protect existing landscape and other features remaining as final Work, shall be allowed without written approval from Landscape Architect 5. Scarify, surface to a depth of 6 inches where topsoil is scheduled. Scarify to areas where 8. Plant material shall be sound, healthy, Vigorous, free from plant disease, insect pests on equipment has compacted subsoil. their eggs, noxious weeds and weed seeds, and have healthy, normal root systems. 6. Place soil mix In areas where planting is required at a depth of 12 Inches. Place soil mix Container stock shall be well established and free ofexcessive root-bound conditions. ISSUE DATE: during dry weather, 9. Do not prune plants or tap trees prior to delivery. JULY 13, 2017 7. Roll placed roll mix. 10. Planting backfill mix shall be composed of two parts approved topsoil, one pad native soil, 8. Remove surplus subsoil and topsoil from site and dispose of legally. one pad organic amendment- as approved by Landscape Architect. 9. Topsoil elevation relative to walk, curb or header after product selling is 2 inches below. 11. Chemical soil amendment shall be approved by Landscape Architect. 10. Slope grade away from building as requited by governing standards and engineering 12. Planting tablets shall be slow-release 21 gram tablets by Agriform or approved equal. I ^ 4,o specification. L I i pt1 p y~ IRRIGATION NOTES KenCairn 1, THE INSTALLING CONTRACTOR SHALL REVIEW AND BE FAMILIAR WITH THE / i Landscape Architecture IRRIGATION SPECIFICATIONS(328400) FOR ALL ASPECTS OF IRRIGATION MATERIALS,INSTALLATION, AND ADMINISTRATIVE PROCEDURES, CO) 2 . MAINTAIN AT JOB SITE ONE (1) COPY OF DRAWINGS, SPECIFICATIONS, ADDENDA, , P - LL , AND APPROVED SHOP DRAWAINGS, CHANGE ORDERS,AND OTHER PROJECT RFC. r r DOCUMENTS. 3. RECORD ACTUAL LOCATION OF ALL CONCEALED COMPONENTS, PIPING SYSTEM, CONDUIT AND SLEEVE LOCATIONS. KEEP THIS DOCUMENT CURRENT. DO NOT yy l PERMANENT RECORDED. FURNISH TWO (2) COPIES OF RECORD DRAWINGS TO THE OWNER. L (y.-EDUCE ONE COPY AM NATE REDUCED COPY. RECORD DRAWING TO FIT INSIDE CONTROLLER LID. / Y i \ , / / / / AI-- \ J r a sa5esr sre, nanewo. wi9>sm 4. ALL WORK SHALL BE INSTALLED BY COMPETENT WORKMEN EXPERIENCED IN TRADE IN A NEAT AND ORDERLY MANNER ACCEPTABLE TO THE OWNER AND `,r LANDSCAPE ARCHITECT. + 5. CONFORM TO ALL PERTINENT CODES AND REGULATIONS. COMPLY WITH THE ~~I A~r , ~~I v r A 11~'• i I L LATEST RULES OF THE NATIONAL ELECTRICAL CODE AND THE AMERICAN MASTER I I;:I l ~'I~ r ! + A " ' nSTATE V ~1 I%' PLUMBERS CODE. 6, NOTIFY THE LANDSCAPE ARCHITECT 48 HOURS IN ADVANCE OF ALL SITE "LAWNWITH OBSERVATION VISITS REQUIREDBYT HELANDSCAPEARCHITECT THE EXG. IRRIGATION , CONTRACTOR SHALL BE PRESENT AT EACH SITE OBSERVATION VISIT. REFER TO ~THE SPECIFICATIONS FOR REQUIRED SITE OBSERVATIONS. 7. VERIFY LOCATION OF EXISTING UTILITIES, 8. PIPING LAYOUT IS DIAGRAMMATIC ONLY ROUTE PIPING IN PLANTING AREAS AND E AVOID PLANTS UTILITIES AND STRUCTURES. LAYOUT SHALL FOLLOW AS r ` 4 / 7 I 7 / A CLOSELY AS PRACTICAL THE SCHEMATIC DESIGN ON THE DRAWINGS. MAKE NO l r SUBSTANTIAL CHANGES WITHOUT PRIOR APPROVAL FROM THE LANDSCAPE / 1 \ I- ARCHITECT, - : d DteWn By: 1 9. ALL LATERAL PIPE SIZES ARE SPECIFIED BY LINE TYPE. REFER TO PLAN FOR PIPE SCALE11'=16'A" SIZING. REFER TO IRRIGATION LEGEND FOR PIPE TYPE. I, Iv 10. COORDINATE ALL IRRIGATION EQUIPMENT LOCATIONS WITH OTHER CONTRACTORS. JL, SB 11. LAYOUT SPRINKLER HEADS AND MAKE ANY MINOR ADJUSTMENTS REQUIRED DUE i TO DIFFERENCES BETWEEN SITE AND DRAWINGS. ANY SUCH DEVIATIONS IN Exrnr 'uP \ COVERED CRICK COVERED i LAYOUT SHALL BE WITHIN THE INTENT OF THE ORIGINAL DRAWINGS, AND PORCH Parx PCncx ' WITHOUT ADDITIONAL COST TO THE OWNER. LAYOUT SHALL BE APPROVED BY I 1 f t`_ THE LANDSCAPE ARCHITECT, 12. ALL SPRINKLER HEADS ALONG SIDEWALKS SHALL BE TWO INCHES FROM SIDEWALKS. A~ 13. PIPE DEPTH -LATERAL LINES -12INCH MINIMUM; MAINLINE -18INCH MINIMUM. gg sroRnOE 1 2.54 /C 14, BOTTOM OF TRENCHES AND BACKFILL MATERIAL SHALL BE FREE OF ROCKS, CLODS, AND OTHER SHARP OBJECTS. SNAKE PIPE FROM SIDE TO SIDE AT 0.75 DNP J 1-- - i TRENCH BOTTOM TO ALLOW EXPANSION. 15. DO NOT INSTALL HEADS UNTIL LINES HAVE BEEN THOROUGHLY TESTED AND Dare UP ` f e FLUSHED CLEAN. 16. A MANUAL DRAIN MUST BE INSTALLED AT THE LOW SPOT OF EACH ZONE.THE DRAIN SHOULD BE A BRASS MANUAL ANGLE VALVE WITH 'T" STEM. DRAINS LOCATED ON LATERAL LINES SHALL BE 1" SIZE. 17. INSTALLER MUST VERIFY EACH ZONES SPECIFIED PSI AT THE FURTHEST HEAD r---°-~~ ❑ I _ r+'\ / \ ON EACH ZONE. r 18. COORDINATE WIRE AND CONDUIT LOCATIONS BETWEEN ELECTRIC CONTROL PROVIDE (2)18"RISER AND ❑ I, \ I I % i VALVES AND THE ELECTRIC CONTROLLER. FAUCET FOR RAISED BEDS EXISTING TREES TO 19. UPON COMPLETION OF ALL SYSTEMS, THE CONTRACTOR SHALL PERFORMA I _ REMAIN(TYP.) COVERAGE TEST TO DETERMINE THAT WATER IS BEING APPLIED CORRECTLY 0 AND ADEQUATELY TO ALL PLANTINGS, CHANGE ANY HEADS, NOZZLES, OR n/ ORIFICES AS MAY BE REQUIRED TO PROVIDE COVERAGE AS INDICATED ON THE DRAWINGS. PROMPTLY ADJUST HEADS TO KEEP WATER OFF BUILDINGS AND 1.05 2 M \ / II,/ STRUCTURES WITH MINIMAL SPRAY ON PAVED SURFACES. 0 D U 07 04 1.34 / 3 IRRIGATION LEGEND SPY 0.75" r SYN. ITEM r P.O.C. LAWN WITH 0 L c"rF P EXG. IRRIGATIOW / Z HUNTER IQV•101G sPRA Y 0 ❑ ❑ % fI NETAFIM LVCZS8010075-LF (DRIP) ❑ 4 1.35 CL i"r v POINT OF CONNECTION W P O,C 0.75" Spire +~.A ~W0 MAIN LINE: SCH.40 PVC (1") I / LL LLI i LATERAL LINES SHALL BE SCHEDULE 40 PVC, 1- UNLESS OTHERWISE NOTED Drip v ~ - ~ /X~r;N T I ~ Q F 1 NETAFIM TLCV6.18, 18" O.C.=~'-- Uj Z 00 ❑ QUICK COUPLING VALVE: HUNTER 44RC - ' \ _ I. 7> W vv oC Q © CONTROLLER: HUNTER PRO-C WITH SOLAR-SYNC 04 ZONE I.D. REVISION DATE 1 15.0 - G.P.M 1" Spray - APPLICATION L VALVE SIZE IRRIGATION HEAD LEGEND SYMBOL DESCRIPTION MODEL NOZZLE RAD FLOW RATE GPM IRRIGATION 114,112, FULL Hunter PRS30 MP-Rotator 1000 8' 0.11, 0.21, 0.44 PLAN 114,112, FULL Hunter PRS30 MP-Rotator 1000 10' 0.135, 0.27, 0.54 Ill El 1/4,112, FULL HunterPRS30 MP-RotatorSlri0.22, 0.44 o ISSUE DATE: H; HHnterRZW5.18-2"rCV 0.25 JULY13,2017 NOTE: ALL HEADS INDICATED WITH "C" SHALL BE NOZZLED WITH AN MP CORNER NOZZLE. ADJUSTAS SCALE 1" 16'-0" NECCESSARY TO ELIMINATE OVERSPRAY ONTO HARDSCAPE SURFACES. 0' 8' 16' 32' L 5. KenCairn Landscape Architecture 6 WOOD RAKE RIDGE 12 22'•83'.1" 6'WOOD ACCENT BAND ~6 I , VERTICAL T&G SIDING (MATCH EXG BLDG) waAai, aic e, wnwJu,~.r~ rraeu 511A0B 11B! ALL EXTERIOR TRIM, FASCIA, AND SIDING TO TO PLATE MATCH EXG. CARRIAGE HOUSE BUILDING. e 2 a - - - - - - Dols TER 2 0 2 0 - Q- STATE OF d I 2•.°• OREGON - WINDOWTRIM r REG,g491 (MATCH IXOBLDG) I •••m•-,- - rry Ken aim.1ti~1 PAINTEDWODRAIUNG 12 COMP ROOF APB ARC (MATCOH EXG BLDG) lid TOFF 16 Drawn By, a -o - - SGB VINYL SINGLE-HUNG WINDOW SCALE: Ye"=1'.0" ON 11x11 - -LAP SIDING (DIMENSION EXG EXG BLDG) W - 6'GOftNER OOp POST MATCHES BLDG) TRIM (MATCH EXG BLDG) 1 - CONC. PATIO - TOFF : T 1 ELEVATION: BUILDING SOUTH K-2 ELEVATION: BUILDING WEST Scale: 114'=1'-0'ON24x36 Scala; 114"=1'-0°ON24x36 N LD 0) _ Z LM+~ 2'-0' W Ids w r ~W0 G. WF- z ..'ppJ Co REVISION DATE Po n ELEVATION: BUILDING NORTH ELEVATION: BUILDING EAST BUILDING Scale: I/4'=1'-0` ON 24x36 Scale: 114°=1'-0'ON24x36 E ELEVATIONS ISSUE DATE: JULY 13, 2017 L 6.0 F B'•4~' 20'-0° 14',471° 15'•0° 1 6 •0° g 3°5° SH 3°5° 9H I 3°5° BH 3°5° ENp I o" ,P-9'•b' ..PORCH 3 RAI5ED HEEL U 9 N m m VAULTED TRUSSES HOi HOT ~ s ~ I I ° 74° OfC TROOF BEDROOM m s-- m x u 3a RcoB' FELP OVER x % SCREENED VENT ELKS b~ C cc-na 316 OF AREA IW IN I} OSB $ ub UPPER ROOF ROOF SHTG A -30 A (I BDICO} A 2x FA JA 9 1 SDICAp I GUTTER 8D DBL TOP mll m m Q~Q PL ATES t7- = i7 tt x0 m II o d a BEDROOM----- - F W eUARD ]°EDGEGOLD RAIL m 9 n % co 1X5 PT 1175 60 OVER 00 BCI 41 "Gyf- =3 BIRD J c m II c 9 ®Ib° 0 12" 0/C Niy FT 3: ;_2 3 OlC RM1015T GLB LU2DTT22 R-30 TYP °X' a OSB W/ w HARIDBOARD % 121 LO LAP SIDING KITCHEN BATH ® m pp BATH ® L G o b OVER TYVEK Q a L J a p p KITCHEN B 0iC 57ACd ERED 0 R-71 N 00 a m p0 ° ^ pi D m d'E~GROLD 0 t°GTPJ M. ENTRY d dLJI a 941 6000 BCI B- <bie 0 „ O ry m O R ° 14' 0/C 2x6 SOLE p m ' •30 PLATE V m B 2^4° SH OBSm. ®O 24' SH OBS ENTRY XII PORCH II% X~I in bHIL BLACK) m.. _ J--. VISWEEN 3pX9°GLB CROSS SECTION 5 I _U. E4 4'-6" 5:,.. SCALE:. °.I'-0° 3 t0'•0° I S 25'-0° 2 n w I e Ist FLOOR PLAN 2nd FLOOR PLAN a 3 SCALE: 7Y" • 1'•0" SCALE: 2' ..I'•0" p W k ALL HEADERS ARE 4x& 02 DFL ALL HEADERS ARE 4x10 02 DFL UNLESS NOTED OTHERWISE UNLESS NOTED OTHERWISE STRUCTURAL INTtbRIM LlC „VK-r Ell: s aeu .en .41 jj 1• I WALL LINE f III 111 BRACING DATA ALL WALL LINES ARE CONTINUOUSLY SHEATHED i N 0 sl ~ I ~J tat Floar Far'. al Caters J ~ I I,4 { I II ~ . - I J .f~ ! GAS APPLIANCES f...~_ 41 I u µy ~Il FURN, WATER HEATER ! p r? ` ~ yam, ~ ~ II 1 ~ ~ _,7 N N ELEC APPLIANCES RAKE, WASHER 4 DRYER - :j SHEET NO. e•a.x umaY Ind Plo F'~nla! Latc-f AREA& _ CARTW604ltlC ' nnaxxrra wi MRLdt X00, a° i 101/1 LMT Iptl I OF 3 aa~ti\~M110i6~~1\.t~5¢ol0 U MN16AO\Wm4 S:d~\W:°N Rw,e\~~ a~We Woee M1w ttr>E.i _ 1 2.6 4 DFL o Ib° O/C pV R-21 2. 6 P7 W/ ly° DIA x IV AS ® 6' O/C 4}^X3°%3° GALV. WASHERS EDGE-GOLD 8° CONIC STEM WALL - ~L Z '4 VERi ITS 231195 ej. 6000 SCI a 4' O/C HANGER 24 W, C O/C W/ R-30 B"LEG 310' FELT 6 MIL BLACK VISOWEEN m 3° CLR BTM r 1 4 ---X T ,,W^^ V! FOUNDATION DETAIL SCALE 4"•I'•®" A2 T° g 2.r, -2 DFL 141 ib" O/C W/ R-21 ui 2x6 PT b' A2 I I I Al II I ®I6°0/C W OICIAx 12- AB I }•%3°%3° GALV. WASHERS y I ni T/° EDGE-GOLD '/~s, 8' CO:NC STEM WALL ( SIMPSU4 t ITS 1/45~1 A A A d A I S 9 E I _j 04 VERT 4 O/C W 8° lEG ~ LZ 76 Ilk• 6000 BCI'S MIR 30 p VISOIIEEN 0 X I 10 X.. p (21.4 .Yjto m I ®42469011- GTTU 00 BCI'B I F U IC6L mll A--a 5 3° CLR BTM I W/ R-30 U 1'•4° a p J a I e FOUNDATION DETAIL n r r m a 6CALE,'4" Y-d' Al L-i I I I I o a ~ ~I II l 9}° 6000 SCI e I I _ 0 W Fl~ 24" O/C W/ R-30 Vl EDGE-GOLD I I ~ I I I IL E L JL-----J ' Q 2.4S 2ND DL 2x4 PLT 24° A MME 2x4 PT SILL W/ I, W/ &CI ABOVE DIA x 6° AB 9 9 I I I I I I L V F U • b' o1c f B LlIP4 VIBOIIEEN r r® r _ : t = - - 1 11 3° cLR sTM IIJI I=' LL ~ L Z I FOUNDATION PLAN 2nd FLOOR FRAMING PLAN FOUNDATION DETAIL n SCALE: -A" • 1'-0' SCALE: 9" . P-0° ~ ~ T_ SCALE: V.Y-0" A2 Y-. W I z0ff 2x 7 DFL ffi O ° FL R-21 z L 2x6 P1 r o 0 W/ V2" oIIAxl7"AB ♦ a' S1 0 6 O/C 4 }%(3°X3" GALV. WASHERS Q 4° MONOSLAS 7 W/ x3 a IB° 0/C EID. L Q LL dF 0=~ LL O c C (21'4 CONT. 6 M1L BLACK N 9" CLR BTM VIS=EEN LL V SHEET No. FOUNDATION DETAIL - 1-4 ECALE,'4".rro' Al Y•n.W nm en A2 CAOtlA6f fY'xkA YtRWRGLLG M1 Mi AtxR ELW!0 loin Lrnax au 2 OF 3 TO PEAK 6' hVJvD ~ ~14 RdrE `2 6" CO 116 GC!':Ni Bd4~ TO PLATE VERTICAL LAP 5'U N'~ 2~ (r.elch ei eti~bld3!) ILII.DCLI TRIM ~ hatch li4g bldge)\ q LLC00~ cQ".P Rav< TO FF. VI a Go PCST I I !H t t (malt: ' t r•3 b1dEs~ GGUC FA710 TO FF. _ FRONT ELEVATION SCALE: I'-0° RAKE RAKE L fl W sII a i W o a o V -7 T REAR ELEVATION Q EIYINEEREO Q VAUL.TED SCALE: e' • I'-0° TPoISSES L f a 24°O!C Q i ~ o E 2 29°-X fi•7'-O' r 0- > ~W ° E RAKE } Q COtL'iom 9 JACK Q \ LEFT ELEVATION LEFT ELEVATION TRUS ° g°` = LL U- p SCALE: • I'-0° SCALE: 4!° , 11-0° ~ RAKE RAKE FACIA U- ROOF FRAMING PLAN p w SCALE: V-0° V W SHEET NO. AREAS: A uwweraee YIfLaCQMIXv M1 iM ftOGft &OG: !P To,a. uve~ bu 3 OF 3 d°s,.z e;\w~cs sru~r\+~wo u xow\ww\w°ro. sw,n~c><~• n,»\u cMx~, w,» wn w,°.a•v KenCairn 4 ON Landscape Architecture STREET . .4a.. 3 ON I STREET - -"'0 2 ON . - I 0 10N STREET STREET o ERRE s r, oO _ > Y. 645AST,STE 3,A9HIAN0.0A97628 i 1 ~ ` 5!1.408.31N 8.9194 - - - - N ~j5 T-6 o p p o~ w 4., STATE OF d f 1 - O QO OREGON L ,j~ 7:; O ~O ly REG. H493 O p0 ~ ~ U r `Y{" 00 O D O O °o o 5 ON ~ul Kerty Ken Caim o I IDI299 COVERED pp oo STREET ~0`1PE ARCS _ I PORCH ~ Do N V~ n O / QD p O O 0 ~ O p Drawn By, KK, A, SGEI EXISTING g SCALE; 116'•0" TWO STORY VICINITY (2 TRAVELER UNITS) Eemv COVERED BRICK COIfAED 4 PORCH PATH POACN 3 40 } 5 60N -IT EXISTING STREET W PELTON / ( STORAGE HOUSE / TL o 4 (2 TRAVELER UNITS/ DP USHED ROCK PATH 1 OWNER UNIT) 3 m OA E % RELOCATED GATE AND NEW N s / 3 w p PAVING AND FENCE s Li 11 El % PROVIDE COVERED BIKE RACK ° r / ~k 1 EXISTING GATE AND PATH ON SLAB UNDER STAIRS 16 0 1. o ° 3/ TO HOUSE 2C EXISTING UTILITIES THROUGH ROCI~ZONES r 7 ON N 11 1'/ 4'x10' RAISED PLANTERS 00' - -N - - ! N- - - 1 STREET (TYP) l c ' w v ` W ~1w y o . ~'-w w vi w d) R9.D ~ 3'm N PP 9t A•\'m 0 L 1 r a COMMUNAL OPEN SPACE 2'x2' CONCRETE STEPPERS 1 ; euFFF°} 00 s a ° p PASSIVE RECREATION Z 2,166 SQUARE FEET W Q (TYP.) a T 4 y~1 0 W PROPOSED 8' FENCE (6.5' P OPOSE(~ ❑ CARRIAbE R $ ON O F' SOLID) WITH SELF r HOUSE W Q LATCHING GATE i (2 T v r ITS) I STREET W i > fl II ♦ , o EXISTING TREES AND d PROPOSED SHADE TREE -SEE ; 9 0 TURF IN R.O.W. W cf) Z 7 Q SITE INFORMATION PLANTING PLAN FAQ m J BUFFER < .r ° rT 2 T oo E E ♦ N Q TAX LOT 391E 09BA 5600 LOT AREA 13,115 SQ FT PROPSED LOT COVERAGE 4,417 = 34% / EXISTING FENCE AT PROPERTY REVISION DATE ZONE R•2 LINE TO REMAIN PROPOSED ORNAMETALTREE - SEE 9 ON STREET PARKING PLACES ADJACENT TO PROPERTY PLANTING PLAN ENHANCE EXISTING ARBOR 2 ON STREET CREDITS HISTORICALLY USED AND PROPOSED AREA WITH CRUSHED ROCK SHEET INDEX PAVING 5 OFF STREET PARKING SPACES PROPOSED COVERT L 0.0 COVER / SITE PLAN SITE PLAN EXISTING CONDITION L 1.0 SURROUNDING DEVELOPMENT PATTERN 5 TRAVELERS ACCOMODATIONS L 2.0 TREE PROTECTION PLAN ONE OWNERS QUSRTERS L 3.0 SITE BUILDINGS EXHIBIT L 4.0 PLANTING PLAN ISSUE DATE: 13% COMMUNAL PASSIVE RECREATION SPACE L 5.0 IRRIGATION PLAN o JULY 13, 2011 (LAWN, TREES AND SITTING AREA) L 6.0 BUILDING ELEVATIONS A SCALEV 16'•0" L 0.0 0' 8' 16' 32' KenCaim r Landscape Architecture 1906 ~Q'10 ~I XX I Q \ SI6A8t, ST 3. MHLAND. 9762t SCI ,C~~ ~olsTER d Co srnrE OF N - OREGON REG.N493 co lul Kew Keneaim k7r PE AR /i Drawn By: SGB a SCALE 1"=80'0" , l ,o Co SIRE - LU - L--~ l I lA i Z0 I I I ' n/ Z % W (L (D PROPOSED W 0 BUILDING (L 0~ o ~ I JI L 44/ LU 1 J Co 00 N U) N Q I N PK REVISION DATE SURROUNDING - / ~A DEVELOPMENT 0 PATTERN ISSUE BATE onr JULY 13, 2017 SCALE 1" = 60'-0" - L1 '0 0' 30' 60' 120' KenCalrn #1 TREE LEGEND Landscape Architecture #3 #2 y DBH In Height in Iran Radius Tree Protection Tolerance to $ Spades Condition Notes g®~ Inches Feel ldFeel Zone Radius In Feet Construction E ® _ 1 Acernegundo 18' 28' 21 16' Good Goad 2 Phusnl9a 18' 46' 18 IT Good Good 3 Catalpa spedosa 17" AO' 13 70' Good Good vw 4 BetuM pendWe 12' 50' 10 10' Moderate Fair 77774444 ~ v © I 5 Catalpa spedosa 16' 46' 13 10' Goad Good 1 515 ASr SrE e, ASHIAND,gia7e20 - p acE j y; 6 Acernegundo 28' 46' 15 11' Good Good Has been lopped, co-dom. Wnk Lore , 63iABealeg 7 Calocedms decunens 26' 33' 13 13' Moderate Goad Hasbeen lopped T - - M e Tamanxsp. 12' 15' 12 WA Fair 90%grovAhtosoNNwesl ~yISTA~ © 9 %Cupressocypams leylendl 13' 30' 22 Moderate Fair Remove STATE OF OREGON \ y-~ I 10 X Cupress0oypaN9 leylendl 12' 30' 22 Moderate Fair REG. x493 r 11 XCUpressooypamsleylandfi 13' 4Z 22 Moderate Fair D1 z i 12 XDUpressooypemsleylandtl 13' 45' 22 Moderate Fair Kerry KmCainu tJ1~ ways i :1 #24 13 KOUpressoaypamsleylendl 9' 46' 18 Moderate Fair 9 .W D - 14 Malus SP. 2Z 17 Good Remove co-dominant trunk qP}? ARO1 i6 Acersacdt¢inum 48 5014 20 20' Poor Good codominant trunk #8 - 16 Catalpaspedoee 24' 604 20 15 Good Dodd Drawn By: #7 #A `F Catalpa spedosa 32' 504 20 5 Good Good JL r _ 16 Populus aioa 19' 40' 20 25' Poor Fab strong lean south, split trunk i ' 19 Populus aba 11' 37' 12 15 Poor Fair SCALE: 11"=20'-O" 112 -,cr 1 v+~ ( 20 Populus slue 11 3T 12 16 Poor Fair roam axr ca j 21 Cal9egus sp. (3)®8' 37, 16 12' Good Good 3Wnks 5' Moderate Goad 22 Fraxinus oxycarya 9' 35' 10 Moderate Good SS G 23 Fraxinus oxycarya 9' 36' 12 8' #21 9 mu r#15 /s 24 Calocedms decrrens 17' 32' 10 10' Moderate Good 25 Cataegus sp. 6- 20' 10 8' Good Good yr AAA wnc o D _ i 26 Pmnue ep. T 23' 12 Moderate Fair Remove TREE CANOPY0 TREE - -mze-TREES - ZONE REMOVED BE PROPOSED F TO 14 f PROTECTION TREES TO X PROTECTION REMOVED ONTOURS 1 - REMAIN FENCING _pz5- C #23 - #20 EXISTING UTILITIES IN ROOT ZONES OF TREES 3 #26~' - 'ZI = l TREE PRESERVATION NOTES a „x r Notificationfllotice to Proceed L-- r4 - I Q Pia to wmmendngAM'constactien activities on the site, the General Contractor shall contact the Landscape Arch YlectfwapreconsWctlon meeting prior to comme~ng any work on iheslle.The # ncefor al site visits requested. Contractor shall obtain wditen approval fmmlhe owners representative that construction may N #1o Landscape Architect shall be notified bylheCrWda 48 Ns.Inadva #9 f ~ L 6 beg in after all of the described fencing is In place. Fencing shall remain In place unfit the project is completed. Before any equipment anlves on site the landscape architect shag consult with excavak. hO D supervisor #11 a Y fl SWnage/Taggina: 4 r ,I\ #22 App-dslgnfrom the City of Ashlandshalbeatieched tolhe chain lInk[e ce al a ng lhalinsida rue fend gk aeas prolec on zeanot to be dkNrbedunless prkr eDProval has been obtainedfrom L 1 I the City Staff Adviser for the project. Trees being removed shall be lagged with range ribbon. Trees being retained shag be tagged with green ribbon. r Z 0 Tree Protection Fend O #12 g ® #19 Prior to demolition and remaining throughout construction, the Contractor shag wnsiruct a 6' temporary chain link fence with 2'dia. steel post Q 19o.c.max. around all existing trees to remain and all I areas as shown by the Landscape Architect on this plan. Steel posts shag net have any permanent concrete feelings when Installed. W ern - Tree Preservation Procedure: V r Before removal of any structures or plants within the Tree Protection Zone(TPZ) of existing trees to remain, the Landscape Architect shag be nolled to instruct the contractor and any operators on W -E - proper procedure of free preservation around specific trees. All heavy equipment shall slay outside the TPZ and every effort shall be made to amid compaction of loll porosity war tree roolswithin the TPZ tell times. A O #16® ~ N Root Pruning The Landscape Architect shag detenrdne if manual mot pruning should be done before construction begins. Where rook must be removed, cut cleanly with appropriate equipment(e.g., W rock saw). Prior to root pruning consult with Landscape Architect Use no equipment that pugs and shatters =is, such as backhoe or trencher. Do not cut roots over 2' in diameter, z1 Prior to digging end pits for boring station e.8s, the accompanying root pruning, and boring under existing trees consult with Landscape Architect or Certified Arbedst. CL -e ;41 4 Trenching Any benching that is done in areas of tree recta outside Tree Protection zone should be done radially to the trunk where possible. Do no mechanical trenching within the Tree Protection #17 #18 Zone, hand dig only. Hand digging may be used only after consulting with Landscape Architect or Cerilfied Arborlst LU r Z #13 z Mycorrhlzal Application Asa protective measure to compensate(rconsWdbn Impacts, two to six weeks prior to construction certain retained trees sMvm on this plan shall receive an application rq V, < d J A ofMycoAppiy Soluble per manufacturers lnstruclons. This myconhizae product is a specially formulated natural mot Mostimulant which enhances the absorptive surface area ofthe trees' mot systems, This promotes and Improves nutrient andwater uptake capabilities of the remaining rod structure. Distribute MycoApply evenly within the active rootzone ofreUlned trees. ApplyWgals.of sdutlonpertmeW dbh and greater, a minimum of 4' below soil surface in quanllies of 112 gallon at each point of application Locatethe acute root zones with Landscape Architect present. N 00 SCALE I"=20'"0• Myrn1=f`1tr evailade from Mycorrhlzal Appllralioh, Inc, phone (541) 476-3985. Po no prof ees: N U) Do no pruning of any lees Immediately prior to, during, or Immediately after construction impact Perform only that pruning which Is unavoidable due to congicls with the proposed development. Prior to Q NOTE pruning consult with the Landscape Architect. 0' 10' 20' 40' Grade Changes: TREE PROTECTION FENDING SHALL REINSTALLED No gadedt somay occurwithin the ddp line of existing trees to remain, unless previously approved on plans ELEVATION PLAN PRIOR To START OF CONSTRUCTION AND SHALL ConsWcllaJSlorage Around Trees: REVISION DATE p d°Dp REMAIN IN PLACE THROUGH COMPLETION OF No construction activity of any sod shall occur within the tree protection zone. including, but not limited to dumping or storage of materials such as building supplies, soil, waste, equipment, or parked O4 vehicle . s GQ/1 ~j o0o PROJECT. V Chemical Material Disposal: QQ pd C5~ d p~d° 2, ALL EXCAVATION WITHIN DRIPLINE OF TREES The tree potection zone shall remain free dcherrdcaly injurious materials and liquids such as paints, thinners, cleaning solutions, petroleum products, and concrete or dry wall excess, construction debris, ° Q (3~0 (pOo SHALL REDONE BY HAND, IF ROOTS OVER2'IN or runoff. eC ~1 cM" p o DIAMETER ARE ENCOUNTERED, CONTRACTOR Repairing of Trees: L11'o V A 0 Dty~ SHALL CONSULT WITH LANDSCAPE ARCHITECT OR Any tree damaged by consWction operations shall be repaired Immediately In a manner acceptable to the Landscape Architect or Certified Nborist. TREE TREE PRO 0 ARBORIST BEFORE PROCEEDING. Any tree removed without written approval from the Omer and the Landscape Architect shag be replaced in kind with a size that is suitable to the Owner. The offending contractor shall be responsible for a O 3. TREE ROOTS ENCOUNTERED DURING the cost of the replaced tree. PROTECTION ZONE V ua b CONSTRUCTION, SHALL BE CUT CLEANLY ATA90 Tree Mitigation: P Q 4 Q TREEPROT. 0 DEGREE ANGLE AND PACKED WITH DAMP SOIL Mitigation of removed trees of similar character would occur on or off site, at the direction of City of Ashland Staff. AND DQd ° p Q ZONE 0 IMMEDIATELY. Maintenance Watering do A~QO D 4 4 4, DURING CONSTRUCTION ALL TREES TO REMAIN Watering Schedule: Watering protected trees shallfolow these standards, however periods of extreme heal, wind, rainfall or drought may require more rless water than recommended In these odes. REMOVAL PLAN 4 e a M SHALL BE IRRIGATED ON A WEEKLY BASIS OR AS 1. Most specks: l time per month during lrtigalon season (usually March through September) NECESSARY WITH LEAKY PIPE ENCIRCLING THE 2. Quercusl0ak: Deep water In May and September, do not water during other menus. For oaks already In the vicinity of irrigated conditions, automatic sprinklers or regular watering shall net be li FENCE CONTINUOUSLY TREE FROM TRUNK OUT TO DRIP LINE. allowed to spray on or within 3 feel of the trunk. The water shall not be allowed to pod or drain towards the trunk. ISSUE DATE: AROUND TREE AT DRIPLINE Watering Method.. Hand watering systems, recommended for trees that are pad of a development project that must be watered to insure tree survival during the cover ofmnstmeloe cntifaNOinptlo JULY 13,2017 6' TALL CONTINUOUS CHAINLINK Irrigation Is Installed. FENCING ON CONCRETE PIERS Amount Unless otherwise specified, the volume of wetarappl ul at each irrigation should be In the range of 10 gallons per Inch d Wnk dlameterwhen mea.scmd at 54-Inches shove ual-fl grade. The final decision of whether to water or not should be based on accurate sail probe samples that are taken from the mot ball. p1'ateiug recommendalims oascd on Qlyd Faro PROS Te Adtai Mamrzp 2 1r0 1 TREE PROTECTION SITE INFORMATION KenCairn TAX LOT 39 1 E 098A 5600 Landscape Architecture EXISTING ZONING: R-2 LOT AREA 13,468 SQ FT TOTAL LOT COVERAGE 4,572 PROPOSED LOT COVERAGE 35,2% ZONE R-2 ALLOWABLE LOT COVERAGE 65% EXISTING PELTON HOUSE ST FLOOR (1) GUEST ROOM PLUS BATHROOM, (9) ON STREET PARKING PLACES EXIST ADJACENT , COMMON SPACE AND KITCHEN TO PROPERTY. (2) ON STREET CREDITS HISTORICALLY eeaiw USED AND PROPOSED ~GISTE w u o (6) OFF STREET PARKING SPACES PROPOSED ¢ srnre N wacx OREGOaN Rec d aahuo DINNING ROOM ~nnr 0° P ~ r., .rva H ronan EXISTING CONDITION n u (5) TRAVELERS ACCOMODATIONS d Keay K,.Caim eeorsoo u ONE OWNERS QUARTERS JC 1° G~ti qPE A~ UNIT #4 UNIT #6 EXISTING CARRIAGE PROPOSED CARRIAGE PROPOSAL FOR (6) TRAVELERS ACCOMODATION j LIVING ROOM HOUSE HOUSE AND ONE OWNERS QUARTERS Drawn By: KITCHEN 1ST FLOOR 1ST FLOOR a (1) ROOM PLUS (1) ROOM PLUS 16% COMMUNAL PASSIVE RECREATION SPACE JL, KK BATHROOM BATHROOM AND J~H (L AWN, TREES AND SITTING AREA) KITCHEN SCALE:1"16'-0" UNIT #3 UNIT INFORMATION GUEST Room & E-r II BATHROOM u° UNIT #1.OWNER'S UNIT 400sq.ft. UNIT #2-GUEST UNIT 401sq.ft. UNIT #3-GUEST UNIT 1,406sq.ft. UNIT #4 - GUEST UNIT 376 sq.ft. UNIT #5-GUEST UNIT 376sq.ft. EXISTING PELTON HOUSE UNIT #6 - GUEST UNIT 504 sq.ft. 2ND FLOOR (1) GUEST ROOM PLUS BATHROOM UNIT #7-GUEST UNIT 504sq.ft. (1) OWNER'S ROOM PLUS BATHROOM TOTAL AREA: 3,967 sq.ft. O N -Y 6 0) UNIT #5 Z EXISTING CARRIAGE HOUSE seonoa fi 0 , 2ND FLOOR UNIT#7 (1) ROOM PLUS 0 ~ PROPOSED CARRIAGE UNrf#1 BATHROOM HOUSE OWNER'S ROOM & I 2ND FLOOR k 6L W o BATHROOM (1) ROOM PLUS KrFCHa Q BATHROOM AND L UNIT#2 KITCHEN W W Q GUEST ROOM & J BATHROOM m 4 -17 00 N Q CN REVISION DATE SITE BUILDINGS EXHIBIT ISSUE DATE: JULY 13, 2017 y SCALE 1"=16'•0" L 3.0 0' 8' 16' 32' i t Job Address: 228 B ST Contractor: ASHLAND OR 97520 Address: C A Owner's Name: HANI/VANESSA HAJJE 0 Phone: P Customer 04621 N State Lic No: P KENCAIRN LANDSCAPE ARC T City Lic No: H Applicant: 545 A ST 01 Address: #3 A ASHLAND OR 97520 Sub-Contractor: A Phone: (541) 488-3194 T Address: N Applied: 07/25/2017 0 T Issued: Expires: 01/21/2018 Phone: State Lic No: Maplot: 391 E09BA5600 City Lic No: DESCRIPTION: Conditional Use Permit & Residential Site Review VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount Conditional Use Permit Type 1 1,046.00 Residential Site Review 1,115.00 CONDITIONS OF APPROVAL COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.or.us Inspection Request Line: 541-552-2080 CITY F j-v.S11_11LAN '"N's t 1 i r i 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: $ 2,161.00 $ 2,161.00 or local laws, ordinances, or regulations rests solely with the Sub-Total: $ 2,161.00 applicant. Fees Paid: $ 2,161.00 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