Loading...
HomeMy WebLinkAboutB_426_PA-2018-00531 I CITY OF , E ~~1A " May 23, 2018 r r k Notice of Final Decision I i On May 23, 2018, the Community Development Director approved the request for the following: Planning Action: PA-2018-00531 i Subject Property: 426 B Street I Applicant: Mira & Justin Adams/Rogue Planning & Development Services Description: A request for Site Design Review for 420 square-foot Accessory Residential Unit with an attached single vehicle garage to be built where the carriage house stands at the rear of the property. Applicant is requesting a Conditional Use Permit to allow for the use of the Accessory Residential Unit as a Traveler's Accommodation part of the year as well. COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 lE 09BA; TAX LOT: 6700 The Community Development Director's decision becomes final and is effective on the 12th day after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(G). The ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be made directly to the Oregon Land Use Board of Appeals. If you have any questions regarding this decision, please contact Fotini Kaufman in the Community Development Department at (541) 488-5305. cc: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541A88-5305 51 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 t°- and.QrAIS 19.9, i k i i SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice) E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision. F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below. 1. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. 2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall decide within three days whether to reconsider the matter. 3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. 4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following: 1. Who May Appeal. The following persons have standing to appeal a Type I decision, a. The applicant or owner of the subject property. b. Any person who is entitled to written notice of the Type I decision pursuant to subsection 18.5.1.050.B. c. Any other person who participated in the proceeding by submitting written comments on the application to the City by the specified deadline. 2. Appeal Filing Procedure. a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. b. Trine for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of decision is mailed. c. Content ofNotice 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 novo hearings before the Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation, and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant ordinance provision. 4. Appeal Hearing Procedure, Hearings on appeals of Type I decisions follow the Type II public hearing procedures, pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of Appeals, pursuant to ORS 197.805 - 197.860. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541A88-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 - I I i AFFIDAVIT OF MAILING 1 STATE OF OREGON ) I County of Jackson ) I i The undersigned being first duly sworn states that: A 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On May 23, 2018 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 i each person listed on the attached mailing list at such addresses as set forth on this list I under each person's name for Planning Action #PA-2018-00531, 426 B Street. i 4 n Signature of Employee C:(Userslsmithda.AFNHBDesktopWFIDAVIT OF MAILING _ds.docx 512312018 i P A-2018-00531 391 E09BA 6700 PA-2018-00531 391 E09BA 6400 PA-2018-00531 391 E09BA 3900 ADAMS M IRA B JUSTIN R/PETERSON-ADAMS BABBITT JANE BROWN SANYA RAYE 426 B ST 366 B 447 B ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 8400 PA-2018-00531 391 E09AB 8600 PA-2018-00531 391 E09AB 8800 BRUNSTON GLEN B/SARA A CARSON MARJORIE L TRSTE FBO CHILDERNS LLC 26929 BELLFOUNTAIN RD 455 B ST 2305 ASHLAND ST C312 MONROE, OR 97456 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 6701 PA-2018-00531 391 E09BA 4100 PA-2018-00531 391 E09BA 6500 COOPER LAURENCE/LISA SCLAN DELUCA RONALD L TRUSTEE DEMARINIS SUSAN K TRUSTEE ET AL 259 B ST 228 MORNINGLIGHT DR 145 NORMAL AVE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 6800 PA-2018-00531 391 E09BA 8500 PA-2018-00531 391 E09BA 7500 DI LORETO DANTE' ETIENNE ROBERT P TRUSTEE ET AL FINNEY DENISE K TRUSTEE ET AL PO BOX 5425 143 THIRD ST 225 OHIO ST CULVER CITY, CA 90231 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 8000 PA-2018-00531 391 E09AB 8200 PA-2018-00531 391 E09AB 8700 FITZGERALD MARTHA D GOLDMAN MARTIN/GREENE HARRIET HOLLEY PROPERTIES LLC 114 3RD ST 9647 WAGNER CREEK RD 2305 ASHLAND ST C312 ASHLAND, OR 97520 TALENT, OR 97540 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 4000 PA-2018-00531 391 E09BA 8700 PA-2018-00531 391 E09BA 7400 HOXMEIER STEVE/KATHRYN HOYT MICHAEL TRUSTEE ET AL HUNTER PRISCILLA TRUSTEE ET AL 435 B ST 119 N THIRD ST 143 FOURTH ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09AB 8500 PA-2018-00531 391 E09BA 8001 PA-2018-00531 391 E09BA 8200 JAVNA GORDON/MARY MARGARET LANG PHILIP C TRUSTEE ET AL MCINTYRE MARTHA M TRUSTEE ET AL 460 B ST 758 B ST 58 FOURTH ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 8600 PA-2018-00531 391 E09BA 4400 PATRICK RAREFY BEAUMONT TRUSTEE PA-2018-00531 391 E09BA 8300 MOSKOWITZ MARK S ET AL PRITZKER STEVEN R LIVING TRUST 425 ASHLAND LN 1477 5TH AVE ASHLAND, OR 97520 72 DEWEY ST SAN FRANCISCO, CA 94122 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 4200 PA-2018-00531 391 E09AB 8300 PA-2018-00531 391 E09BA 8100 SILVER ELIZABETH TRUSTEE ET AL SMITHTON ROBERT LEE TRUSTEE ET SPEICHER GWEN E 385 B ST AL 138 THIRD ST ASHLAND, OR 97520 PO BOX 1856 ASHLAND, OR 97520 ROSS, CA 94957 PA-2018-00531 391 E09BA 4300 PA-2018-00531 391 E09BA 6600 PA-2018-00531 391 E09BA 8101 STACY JOHN A TARDIFF PETER J TRUSTEE ET AL WEISSHAAR DANA 1652 SE OAK SHORE LN 386 B ST 112 PEACH WILLOW CT MILWAUKIE, OR 97267 ASHLAND, OR 97520 LOS GATOS, CA 95032 PA-2018-00531 PA-2018-00531 ROGUE PLANNING & DEVELOPMENT CONSCIOUS CONSTRUCTION 426 B Street SRVCS AMY GUNTER PO BOX 3205 May 23, 2018 NOD 33 N CENTRAL AVE STE 213 32 ASHLAND MEDFORD, OR 97501 , OR 97520 ASHLAND PLANNING-DEPART TENT FINDINGS & ORDERS i PLANNING, ACTION: PA-2018-00531 SUBJECT PROPERTY: 426 B Street APPLICANT: Rogue Planning & Development Services OWNER: Mira & Justin Adams DESCRIPTION: A request for Site Design Review for 420 square-foot Accessory Residential Unit with-an attached single vehicle garage to be built_ where the carriage house stands at the rear of the property. Applicant is requesting a Conditional Use Permit to allow for the use of the Accessory Residential Unit as a Traveler's Accommodation part of the year as well. COMPREHENSIVE PL DESIGNATION: Low Density, Multi-Family Residential; ZONING: R- 2; ASSESSOR'S P: 39 lE 09BA; T LOT: 6700 SUBMITTAL DATE: March 20, 2018 DEEMED COMPLETE DATE: March 27, 2018 STAFF APPROVAL DA'L'E: May 23, 2018 DEADLINE TO APPEAL (4:30 p.m.): June 5, 2018 FINAL DECISION DATE: June 6, 2018 APPROVAL EXPIRATION-DATE: December 6, 2019 DECISION Subject Property The subject property is located -on the west side of Third Street on the southwest corner of Third Street and B Street. The surrounding neighborhood is comprised of single-family- homes. The subject property is zoned Multi-Family Residential (R-2). The zoning to the north of the subject property is-Employment (E-1) and Low Density Multi-Family (R-2). Commercial (C-1), Commercial Downtown (C-1-D), Multi- Family Residential (R-2) zoning surrounds the property to the west, east and south. The subject property is 0.15 acre and 6,693 square-feet in size. The site is occupied by a historic, contributing residence, the Pinkston-Bartges House, which is individually listed on the National Register of Historic Places. The request is to remove the existing carriage house and replace it with a 384 square- foot building footprint, one bedroom with aloft, accessory residential unit with an attached single vehicle garage. Both Site Design-Review for an Accessory- Residential Unit-and a Conditional Use Permit for a Traveler's Accommodation are requested to use the structure as both a Traveler's Accommodation and -an Accessory Residential Unit throughout the year. The new structure is required to meet base -zone requirements. According to the application, the total impervious surface is 2,888 square-feet, which-puts the mot coverage at 43-percent and under the maximum allowed 657percent. The new structure has an average height-of 15 feet, and qualifies for the reduced side and rear setback. The east side setback is reduced to three feet and the rear setback is reduced to 6 feet to allow for sufficient back-up out of the one-car garage. Accessory Residential Unit The approval standards require that an Accessory Residential Unit (ARU) in an R-2 zone does not exceed 50% of the gross habitable floor area (GHFA) of the primary residence on the lot and shall not exceed 500 PA-2018-00531 426 B St/tk Page 1 square feet. The proposed ARU is 420 square feet, which does not exceed 500 square-feet or 50% of the remaining 15538 square-foot residence. The maximum number of dwelling units allowed is met by these two units. The lot requires three parking spaces - two for the main residence, one for the ARU. One surface parking space is to be installed to the west of the one-car garage. One parking space will be accommodated in the one car garage. For the third space, the application requested an on-street credit, a reasonable request considering the two sides of street frontage on this corner lot, almost 180 feet total of street frontage. Site Design Review The ARU will be located where the carriage house currently stands. The detached accessory structure is exempt from Maximum Permitted Floor Area in the Historic District since it is more than six-feet from the primary residence. The property is located in the Railroad Historic District and is less than the maximum 30-feet in height. The proposal was reviewed at Historic Commission's monthly meeting on April 0' and the Commission recommended denial. The applicant elected to rerurn to Historic Commission and modify the plans with the recommendations Historic Commission provided. The proposal was reviewed at the Historic Commission's May 2nd meeting and the -Commission recommended approval with conditions. The Commission agreed the-proposal complies with the standards for new construction in the historic district. Their conditions are attached to this planning approval. The open space requirement is fulfilled by a small courtyard patio and surrounding yard areas to the side-. The front of the ARU is oriented- to the south. Building materials are compatible with surrounding-area and historic house. Open space and planting areas are proposed for landscaping. Proposal states area for trash and recycle container will be located adjacent to the garage structure. Bike parking will be accommodated ire the converted garage (1) and underneath a covered space (2). A condition has been added for installation. of bike parking since a covered space was. not shown on the -site plan. Conditional Use Permit The-application is required to meet the special use standards for-a Travelers' Accommodation in AMC 18.2.3.220 and the approval criteria for a Conditional Use Permit in AMC 18.5.4.0-50. A Travelers' Accommodation is an allowed use in the R-2 zone if it meets the Special Use Standards. That criteria requites that the property is located within 200 feet of a boulevard, avenue or neighborhood collector. This is met as B Street is-considered an avenue in the Ashland street hierarchy. The property on which the travelers' accommodation is sited must be the primary residence of the business owner. The application has indicated- that this will be the case and that the applicants reside in the main-home. The primary residence-must be at least 20 years old: As indicated by the National Register of Historic-Places, the home was built in 1-889. The allowed number of units is-determined by dividing the total square footage of the lot by 1,800 square-foot. This property would allow a total of 3 units. The applicant-has proposed only a total of two units (one guest units and the business owner's unit). The applicant's proposal to operate one guest-unit Travelers' Accommodations requires a totat of three parking spaces, One for the Travelers' Accommodations and two are required for the primary dwelling unit. To meet the requirement for the Travelers' Accommodations parking spaces, the applicant shows necessary parking spaces provided in one-car garage, adjacent to the garage and one on-street credit. The PA-2018-00531 426 B St/fk Page 2 applicant is required-to provide three bicycle parking spaces. Spaces have not been i-dentified and will need to be installed before issuance of business license or certificate of occupancy. i The applicant has indicated that they meet the criteria for a Conditional Use Permit. The proposed use is in conformance with the zoning district. The targeted use of an equivalent property in the R-2 zone would be the equivalent of two dwelling units. The proposed use is unlikely to generate more traffic than two full time residences. The proposed ARU/Traveler's Accommodation are similar in number of vehicle trips. The site's location near downtown, shopping and retail/restaurant district on A Street allows for pedestrian-and bicycling to nearby amenities. The proposed ARU and site development are similar in scale, bulk, and coverage. The proposed structure is architecturally compatible and the use of the ARU as a Traveler's Accommodation has no greater impacts than the allowed multi-family use of the property. The Traveler's Accommodation will not affect the development of adjacent properties. The application complies with all of the applicable provisions of the R-2 zoning district, the Site Development and Design Standards in AMC 18.4, the Special Use Standards AMC 18.2.3.220 and the Conditional Use Permit approval criteria AMC 18.5.4.050. The-property is currently served by adequate City facilities for water, sewer, storm drainage and electricity. In staff's assessment, the proposal will not have-a greater adverse material impact on the impact area in terms of architectural compatibility, air quality, and generation of traffic, noise, light and glare and the development of adjacent properties than the prior use of the property, or the target use allowable within the zone. The applicants have submitted materials to the Planning Department that demonstrate compliance with these approval standards. The criteria for an Accessory Residential Unit are described in AMC Chapter 18.2.3A40, as~ follows: A. R-I Zone. Accessory residential units in the-R-1 zone shall meet the-following requirements. 1, One accessory residential unit is allowed per lot, and the-,maximum number-of dwelling units shall not exceed two per lot. 2. Accessaryresidential units are not subject to the density or minimum lot area requirements of the zone, except that accessory residential units shall be counted in the density of developments created under the Performance Standards Option-in chapter 18,3.9. 3 The maximum gross habitable floor area (GHFA)-of the accessory residential unit shall not exceed 50 percent of the GHFA of the primary residence on the lot,-and shall not_exceed 1,-000 square-feet GHFA. 4. Th-.P proposal shall conform to the overall maximum lot coverage and setback requirements of the underlying zone. 5. Additional parking shall be provided in conformance with the off-street par-king,nr_ovisions for single- family dwellings in section 18.4.3.040, except that parking spaces, turn-arounds, and driveways are exempt from the paving requirements in subsection 18.4.3.080.E.1. B. RR Zone. In addition to the standards in subsection 18.2.3.040.A, accessory residential units in the RR zone PA-2018-00531 426 B St/tk Page 3 i i shall meet the following requirements. 1. If the accessory residential-unit is not-part of the primary dwelling, all construction and land disturbance associated with the accessory residential unit shall occur on lands with less than 25 percent slope. 2. The lot on which the accessory residential-unit is located shall have access to an improved city street, paved to a minimum of 20 feet or width, with curbs, gutters, and sidewalks. 3. No on-street parking credits shall be allowed for accessory residential units. 4. If located in the Wildfire zone, the accessory residential unit shall have a residential sprinkler system installed. C. R-2 and R-3 Zones. Accessory residential units in the -R-2 and R-3 zones shall meet the standards in subsection 18.2.3.040.A, except that the maximum gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50 percent of the GHFA of the primary residence on the lot, and shall not exceed 500 square feet GHFA. The criteria for Site review apprm al are described in C Chapter 18.5.2.050 as follows: A. - Underlying Zone: The proposal complies with all of-the applicable provisions of the underlYi "-,g 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. D. 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 arrdi 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 transpohation 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 pat 18.4 if the circumstances in either subsection 1 or 2, below, are found-to-exist. 1. There is a demonstrabie-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. 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 PA-2018-00531 426 B St/fk Page 4 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 i i 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 1.8.2.2 Base Zones and AllowedUses, 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 183.2 Croman Mili District, developed at an intensity of 0.60 gross floor to area, complying with-all ordinance requirements. k. CM-NC. The retail commercial uses lasted in chapter 18.3.2 Croman Mill District, -developed at-an intensity of 0.60 gross floor-to area ratio, complying with ail 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. In staff's assessment, the application with the attached conditions complies with applicable ordinances and meets all required criteria. PA-2018-00531 426 B St/& Page 5 Planning Action #2018-00531 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 #201-8- 00531 is denied. The following are the conditions and they are attached to the approval: j 1) That all proposals of the applicant shall be conditions of approval unless otherwise specifically modified herein. 2) That all associated fees and charges including applicable system development charges relating to the ARU for water, sewer, storm water, parks, and transportation, shall be paid prior to the issuance of a Certificate of Occupancy. 3) That all recommendations of the Ashland Historic Commission, where consistent with the applicable ordinances and standards and with final approval of the Staff Advisor, shall be -conditions of approval unless otherwise modified herein. a) 12" off-set for the one-car garage portion on both the north and south side of the structure (AMC 18.4.2.050.B.4). b) Match comer board and window trim to main residence (AMC 18.4.2.050.C.2). c) Eaves should have closed soffits with 2 x 4 tails and i x 6 faces (AMC- 18.4.2.050.C.2). 4) That the plans submitted for the building permit shall be in conformance with those approved as part of this application. If the plans submitted- for the building permit are not in substantial conformance with those approved- as part of this- -application, an application to modify the Site Review approval would need to be submitted-and approved prior to issuance of a building permit. Building permit submittals shall include: a. Lot coverage calculations including all building footprints, driveways, parking, and circulation areas shall be provided with the Building Permit. Lot coverage shall be limited to no more than 65 percent- as required- in the R-2 zoning district. b. Solar setback calculations demonstrating that all new construction complies with Solar Setback Standard A in the formula [(Height - 6)/(0.445 + Slope) =Required Solar Setback] and elevations or cross section drawings clearly identifying the highest shadow producing point(s) and the height(s) from natural grade. 5)- That the Travelers' Accommodation shall meet all applicable building, fire, and related safety codes at all times, and--shalt be inspectedby the Fire Department before commencing operations and periodically thereafter pursuant to AMC 15.25. 6) 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. 7) 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 he Travelers' Accommodation. 8) 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 maxuYnum sign area of six square-feet and a maximum overall height of five feet. Any-exterior illumination shall not direct light on 4o 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 placement of any signage on the property. 9) 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 PA-2018-00531 426 B St/fk Page 6 i of a business license as required in AMC section 182.3.220.A. 10) That any advertisement for the Travelers' Accommodation -unit must include the City-of Ashland Planning Action number assigned to this city land use approval. 11) That a transfer of business-ownership of the Travelers' Accommodation .shah be subject to all requirements of this section and conform to the criteria of this section. If any charges under a transfer of business-ownership do not comply with the Land Use Ordinance, a new Conditional Use Permit and/or other planning actions may be required as determined by Planning Staff. 12) That storm water from all new impervious surfaces and runoff associated with peak rainfalls must be collected on site and chann6ted to the City storm water collection system (i.e., curb gutter at public street, public storm pipe or public drainage way) or through an approved alternative in accordance with Ashland Building Division policy BD-PP-0029. On-site collection systems shall be detailed on the building permit submittals. 13) That a Tree Verification Permit shall be applied for and approved by the Ashland Planning Division prior to site work, tree removal, staging 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 for the trees on and adjacent to the site to be protected..The tree protection shall be chain link fencing six feet tall and installed in accordance with 18.4.5.030. 14) That prior to the issuance of a certificate of occupancy: I a) That a separate electri- service and meter for the accessory residential unit shall be installed in accordance with Ashland Electric Department requirements. b) That a separate address for the accessory residential unit shall be applied for approved by the City of Ashland Engineering Division. Addressing shall meet the requirements of the Ashland Fire Department and be visible from the Public Right-of-Way. C) The requirements of the Ashland Fire Department for fire apparatus access shall be satisfactorily addressed. d) The inverted a-racks shall be used for the bicycle parking. All bicycle par-king shall be installed in accordance with design and rack standards in 18.4.3.070.1 and J prior to the issuance of the certificate of occupancy. The building permit submittals shall verify that the bicycle parking spacing and coverage requirements are met in accordance with 18.4.3.-070.I. ~eThat all lan1 scape shall be installed satisfying the requirements of 18.4.4.030. Bi YMolnar, Community Development Director Daf I e PA-2018-00531 426 B SM Page 7 i ASHLAND FUSTORIC COMMISSION Planning Application Review May 2, 2018 PLANNING ACTION: PA- 2018-00531 SUBJECT PROPERTY: 426 B Street APPLICANT/OWNER: Rogue Planning & Development Services/Mira & Justin Adams DESCRIPTION: A request for Site Design Review for 420 square-foot Accessory Residential Unit with an attached single vehicle garage to be built where the carriage house stands at the rear of the property. Applicant is requesting a Conditional Use Permit to allow for the use of the Accessory Residential Unit as a Traveler's Accommodation part of the year as well. COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 1 E 09BA; TAX LOT: 6700 Recommendation: The Historic Commission recommends approving the application with the following conditions: ® 12" off-set for the one-car garage portion on both the north and south side of the structure (AMC 18.4.2.050,6.4). ® Match corner board and window trim tomain residence (AMC 18.4.2.050.C.2). ® Eaves should have closed soffits with 2 x 4 tails and 1 x 6 faces (AMC 18.4.2.050.C.2). I; Department of Community Development Tel: 541488-5305 20 East Main St. Fax: 541-552-2050 e,` 1 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us Planning Department, 51 Winbu„, Way, Ashland, Oregon 97520 I y 541-488-5305 Fax: 541-552-2050 www.ashland.or,us TTY: 1-800-735-2900 NOTICE OF APPLICATION PLANNING ACTION: PA- 2018-00531 SUBJECT PROPERTY: 426 B Street OWNERIAPPLICANT: Mira & Justin Adams/Rogue Planning & Development Services DESCRIPTION: A request for Site Design Review for 420 square-foot Accessory Residential Unit with an attached single vehicle garage to be built where the carriage house stands at the rear of the property. Applicant is requesting a Conditional Use Permit to allow for the use of the Accessory Residential Unit as a Traveler's Accommodation part of the year as well. COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 1 E 09BA; TAX LOT: 16700 NOTE: The Ashland Historic Commission will re-review this Planning Action on Wednesday May 2, 2018 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: March 27, 2010 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: May 4, 2018 r SUBJECT PROPERTY 1 ` 426 B STREET J' PLANNING ACTION #2018-00531 F t I r r _ vl t ti ~ t r coo 0 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. GAcomm-dev\planningTianning Actions\Noticing Poldet-Wailed Notices & Signs\2018\PA-2018-0053 1_Second_Notice.docx SITE DESIGN AND USE STANDARDS 18.5.2.('''" The following criteria shall be used to approve or d 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. 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. GAcomm-dev\planning\Planning Actions\Noticing Folder'Mailed Notices & Signs\2018\PA-2018-00531 Second Notice.docx €`i i AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson i. The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On April 20, 2018 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 #2018-00531, 426 B Street (re-notice) . Signature of Employee Documentl 412012018 t PA-2018-00531 391 E09BA 6700 PA-2018-00531 391 E09BA 6400 PA-2018-00531 391 E09BA 3900 ADAMS JUSTIN R/PETERSON-ADAMS BABBITT JANE BROWN SANYA RAYS MIRA B 366 B 447 B ST 426 B ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 8400 PA-2018-00531 391 E09AB 8600 PA-2018-00531 391 E09AB 8800 BRUNSTON TRUSTEE ROBERT C CARSON MARJORIE L TRUSE FBO CHILDERNS LLC 26927 BELLFOUNTAIN RD 455 B ST 2305 ASHLAND ST C312 MONROE, OR 97456 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 6701 PA-2018-00531 391 E09BA 4100 PA-2018-00531 391 E09BA 6500 COOPER LAURENCE/LISA SCLAN DELUCA RONALD L TRUSTEE DEMARINIS SUSAN K TRUSTEE ET AL 259 B ST 228 MORNINGLIGHT DR 145 NORMAL AVE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 6800 PA-2018-00531 391 E09BA 8500 PA-2018-00531 391 E09BA 7500 DI LORETO DANTE' ETIENNE ROBERT P TRUSTEE ET AL FINNEY DENISE K TRUSTEE ET AL PO BOX 5425 143 THIRD ST 225 OHIO ST CULVER CITY, CA 90231 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 8000 PA-2018-00531 391 E09AB 8200 PA-2018-00531 391 E09AB 8700 FITZGERALD MARTHA D GOLDMAN MARTIN/GREENS HARRIET HOLLEY PROPERTIES LLC 114 3RD ST 9647 WAGNER CREEK RD 2305 ASHLAND ST C312 ASHLAND, OR 97520 TALENT, OR 97540 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 4000 PA-2018-00531 391 E09BA 8700 PA-2018-00531 391 E09BA 7400 HOXMEIER STEVE/KATHRYN HOYT MICHAEL TRUSTEE ET AL HUNTER PRISCILLA TRUSTEE ET AL 435 B ST 119 N THIRD ST 143 FOURTH ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09AB 8500 PA-2018-00531 391 E09BA 8001 PA-2018-00531 391 E09BA 8200 JAVNA GORDON/MARY MARGARET LANG PHILIP C TRUSTEE ET AL MCINTYRE MARTHA M TRUSTEE ET AL 460 B ST 758 B ST 58 FOURTH ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 8600 PA-2018-00531 391 E09BA 4400 PA-2018-00531 391 E096A 8300 MOSKOWITZ MARK S PATRICK HARLEY BEAUMONT TRUSTEE PRITZKER STEVEN R LIVING TRUST 425 ASHLAND LN ET AL 1477 5TH AVE ASHLAND, OR 97520 72 DEWEY ST SAN FRANCISCO, CA 94122 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 4200 PA-2018-00531 391 E09AB 8300 PA-2018-00531 391 E09BA 8100 SILVER ELIZABETH TRUSTEE ET AL SMITHTON ROBERT LEE TRUSTEE ET SPEICHER GWEN E 385 B ST AL 138 THIRD ST ASHLAND, OR 97520 PO BOX 1856 ASHLAND, OR 97520 ROSS, CA 94957 PA-2018-00531 391 E09BA 4300 PA-2018-00531 391 E09BA 6600 PA-2018-00531 391 E09BA 8101 STACY JOHN A TARDIFF PETER J TRUSTEE ET AL WEISSHAAR DANA 1652 SE OAK SHORE LN 386 B ST 112 PEACH WILLOW CT MILWAUKIE, OR 97267 ASHLAND, OR 97520 LOS GATOS, CA 95032 PA-2018-00531 ROGUE PLANNING & DEVELOPMENT PA-2018-00531 CONCIOUS CONSTRUCTION SRVCS AMY GUNTER PO BOX 3205 33 N CENTRAL AVE STE 213 ASHLAND, OR 97520 MEDFORD, OR 97520 April 12, 2016 G i Amended Findings Site Review approval for an Accessory Residential Unit Conditional Use Permit approval to allow for use of ARU as Traveler's Accommodation Subject Property Property Address: 426 B Street Map & Tax Lots: 39 1E 09BA Tax Lots: 6700 Zoning: R-2 (Low Density Multiple Family) Adjacent Zones: R-2 Lot Area: 6,693 square feet Property Owners: Justin and Mira Adams 426 B Street Ashland, OR 97520 Planning Consultant: Rogue Planning & Development Services Amy Gunter 33 N Central Avenue, Suite 213 Medford, OR 97501 541-951-4020 Building Designer / Contractor: Conscious Construction PO BOX 3205 Ashland, OR 97520 Project Proposal: i A request for a Site Design Review approval of a 496-square foot, accessory residential unit with an attached single vehicle garage behind the historic residence at 426 B Street. The request includes a Conditional Use Permit request to allow for the use of the accessory residential unit as a Traveler's Accommodation unit. Page 1 of 8 j The amended findings herein address the concerns raised by the Historic Commission at their April 6, 2018 Regular Meeting where denial of the project was recommended. Detailed Request: The request is to remove the existing 280 square foot, non-conforming, carriage house/outhouse building and replace it with a 496-square foot accessory residential unit with an attached single vehicle garage. The proposed ARU has a 386-square foot first floor, and a 110-square foot loft (36-sqaure feet of loft has seven feet of headroom (420 SF of "habitable" space). The attached garage is proposed at 288-square feet. Retention of the carriage house was not considered-for a number of reasons. ® The existing structure has less than a 12-inch setback from both the side (east) and rear (south) property lines. The structure does not comply with minimum building codes or zoning codes for setbacks. I ® Unconventional, grossly inadequate framing members with vertical siding for the structure. ® Unreinforced foundation that does not meet structural requirements, frostline depth, or vapor barrier requirements. ® Inadequate shear and seismic requirements. No subsiding or sheeting on either the roof or walls. ® No opportunities for code insulation in current condition. ® Nothing about the carriage house building makes it structurally feasible to convert to a code compliant building (either conditioned space or not). Material will be salvaged and used for projects on site. ® In order to make the necessary modifications to the structure to increase its floor area to accommodate a residential use, the north and west walls would be removed. The removal of more than 40 percent of the fagade is considered a demolition. Thus, based on this information the structure was proposed for complete removal. The applicants believe that it can be found that the structure with the minor modifications suggested by the Historic Commission, complies with the Historic District Design Standards fou-nd in AMC 18.2.050. Page 2 of 8 i The property is within the Ashland Railroad Historic District. The proposed accessory residential unit and single vehicle garage complies with the standards for new construction in the historic district. 18.4.2.050 Historic District Development B. Historic District Design Standards. I' The property is occupied by an individually listed, historic contributing, residence, The Pinkston- Bartges House from 1880. No changes to the historic residence are proposed as part of this proposal. The existing carriage house structure is proposed to be dismantled. The new structure was proposed to use similar materials and finishes as the existing carriage house structure primarily with board and batten siding, which was the distinguishing feature of the structure. The historic Pinkston-Bartges House is a classic, two-story, I house with intersecting gables. There is horizontal siding, corner boards, trim, and ornate, Queen Anne details in the gable ends. The proposed structure is a modern interpretation of the details found on the prominent, historically significant residence, in a smaller scale that will provide for a modern structure that is functional as a residence and provides adequately sized, secure, vehicle parking. Height: The proposed unit utilizes the reduced setbacks allowed for accessory residential units, this is consistent with the current development pattern and is sensitive to the surrounding buildings. The average height of the structure is less than 15 feet. Scale: The scale of the proposed accessory residential unit falls within the allowed size of an accessory residential unit in the R-2 zone. The residence is a similar scale to the other architecture found in the immediate vicinity. Massing: Through the incorporation of a one and one-half story volume with a shed roof addition, the overall massing is similar to the residences in the vicinity. The Pinkston-Barges residence has a prominent rear facing, shed roof addition. A shed roof addition is also present on the residence frontage. Setback: The side yard setback along the east property line is proposed to be three feet. The rear yard abutting-the alley is proposed to be the minimum rear yard setback for garage structures to have adequate back-up area, which is six feet, the reduced setbacks are allowed when the average height of the proposed structure is 15 feet (AMC 18.2.5.060.8.1 & 2). The reduced side and rear setbacks allows for the larger separation between structures reducing the impact of the height onto historic residence. Additionally, the historic development pattern along the alleys in Ashland's Railroad Historic District are reduced rear and side yard setbacks for accessory structures. I Page 3 of 8 i t Roof: The proposed structure has similar, but not matching roof pitch as the historic contributing structure. A prominent shed roof is present on the rear of the residence. The inclusion of the shed roof on the ARU, is similar to the shed roofs found on the historic contributing structure. Rhythm of Openings: The proposed structure will have openings visible from the alley. The proposed design is consistent with rhythm of openings found on residential structures in the vicinity. The proposed single hung windows are reflective of the size and shape of the historic residence, one-over double hung windows. Base or Platform: The new structure has a defined base. Form: The form of both the single-family residence and the proposed ARU are traditional residential forms found throughout the Railroad Historic District. The smaller ARU with garage has a similar form, but a substantially lower height than single family residence. Entrances: The primary residence has an entrance that faces the public street. Due to the substantial setback of the accessory residential unit from the public streets, there is not a requirement for a visible entrance. The entrance to the ARU does face the rear alley. Imitation: The proposed structure has elements of traditional design, vernacular architecture and craftsman styles. Though there are a variety of housing styles in the vicinity. Vernacular 1-home, craftsman and American bungalow cottage style construction are found throughout the Railroad historic district. The structure reflects the historic carriage house that will have been dismantled to make room for the new structure with limited ornate detailing that is found on the historic residence. Garage Placement: The rear alley access garage is consistent with the ideal placement for garages in the historic district. Attachments: 1) PHOTOGRAPHS 2) REVISED ELEVATIONS Page 4 of 8 I- I I ~ 1 I i I i i Page 5 of 8 it - 1 I j I` i 1 k I i J i I 3 1 Page 6 of 8 i i i i I! I i Y t Page 7 of 8 I I l l E r , s' Page 8 of 8 i Comp Shingle Roof (Match (E) House) Average building height from grade Is under 15' and - - - qualifies for reduced setbacks. } _ - 193. ~ - - - ~ • O N £ SOUTH EAST WEST C ~ ~ N 9 Y ~ - 10112 pitch .o 2.8 Fasla T HEAD HEIGHT m m N rV ~ pL N 31(1 2/12 pitch X r 10'6" PLATE _ 87 PLATE - 8' LOFT FF ~ U a ~ m NORTH INT. SECTION cf O OTE5• N 1 E un _ R 0 p -Siding: 1.6 T86 (Match main house) E ~ vt -Wlndau Tr(m: 1x4 w 5111. (Match rear Q of main house) -AIIR.dOverhangstb'wGosed REVISED SUBMITTAL 4/10/18 4/9/2018 Soffits ELEVATIONS t ASHLAND Planning Application Review April 4, 2018 PLANNING ACTION: PA- 2018-00531 SUBJECT PROPERTY: 426 B Street APPLICANTIOWNER: Rogue Planning & Development Services/Mira & Justin Adams DESCRIPTION: A request for Site Design Review for 420 square-foot Accessory Residential Unit with an attached single vehicle garage to be built where the carriage house stands at the rear of the property, Applicant is requesting a Conditional Use Permit to allow for the use of the Accessory Residential Unit as a Traveler's Accommodation part of the year as well. COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 391 E 09BA; TAX LOT: 6700 The Historic Commission recommended denial with the following recommendations. Recommendations: Gable roof should be steeper to reflect roof pitch of the home, and transition to shed roof is not historically compatible (AMC 18.4.2.050.B.6). The eaves should be soffited or closed to match the residence (AMC 18.4.2.050.C.2). Window shapes, proportions, and trim are inconsistent with residence, windows more vertical in nature rather than horizontal are recommended (AMC 18.4.2.050.B.7). I i Department of Community Development Tel: 541A88-5305 20 East Main St. Fax: 541-552-2050 } I Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us Planning Department, 51 Wir u,urn Way, Ashland, Oregon 97520 , I T 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 ' 7 NOTICE OF APPLICATION PLANNING ACTION: PA- 2018-00531 SUBJECT PROPERTY: 426 B Street OWNER/APPLICANT: Mira & Justin Adams/Rogue Planning & Development Services DESCRIPTION: A request for Site Design Review for 420 square-foot Accessory Residential Unit with an attached single vehicle garage to be built where the carriage house stands at the rear of the property. Applicant is requesting a Conditional Use Permit to allow for the use of the Accessory Residential Unit as a Traveler's Accommodation part of the year as well. COMPREHENSIVE PLAN, DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 1 E 09BA; TAX LOT: 16700 NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday April 4, 2018 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: March 27, 2018 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: April 10, 2010 - " / / -1 SUBJ 4 ECT PROPERTY 26 B STREET PLAN NING ACTION #2018-00531 C19 a 14 /171 - f ry , _ l r r fl ,4 The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staffs decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.G) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services Building, 51 Winburn Way, Ashland, Oregon 97520. If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305. GAcomm-dev\planning\Planning Actions\Noticing Folder\Mailed Notices & Signs\2018\PA-2018-0053 1.docx SITE DESIGN AND USE STANDARDS 18.5." "0 The following criteria shall be used to approve or iy 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. l 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. - 'o the Site Development and Resign 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. 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 1822 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. GAcomm-de0planningTIanning Actions\Noticing FolderWailed Notices & Signs\2018\PA-2018-00531.docx I AFFIDAVIT OF MAILING j? 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 March 27, 2018 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA-2018-00531, 426 B Street. Sig ature of Employee I C:IUserslsmithda.AFNHE1DesktoplAFFIDAMT OF MAILING _ds.docx 3/27/2018 PA-2018-00531 391 E09BA 6700 ADAMS JUSTIN R/PETERSON-ADAMS PA-2018-00531 391 E09BA 6400 PA-2018-00531 391 E09BA 3900 MIRA B BABBITT JANE BROWN SANYA RAYE 426 B ST 366 B 447 B ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 8400 PA-2018-00531 391 E09AB 8600 PA-2018-00531 391 E09AB 8800 BRUNSTON TRUSTEE ROBERT C CARSON MARJORIE L TRUTE FBO CHILDERNS LLC 26927 BELLFOUNTAIN RD 455 B ST 2305 ASHLAND ST C312 MONROE, OR 97456 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 6701 PA-2018-00531 391 E09BA 4100 PA-2018-00531 391 E09BA 6500 COOPER LAURENCE/LISA SCLAN DELUCA RONALD L TRUSTEE DEMARINIS SUSAN K TRUSTEE ET AL 259 B ST 228 MORNINGLIGHT DR 145 NORMAL AVE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 6800 PA-2018-00531 391 E09BA 8500 PA-2018-00531 391 E09BA 7500 DI LORETO DANTE' ETIENNE ROBERT P TRUSTEE ET AL FINNEY DENISE K TRUSTEE ET AL PO BOX 5425 143 THIRD ST 225 OHIO ST CULVER CITY, CA 90231 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 8000 PA-2018-00531 391 E09AB 8200 PA-2018-00531 391 E09AB 8700 FITZGERALD MARTHA D GOLDMAN MARTIN/GREENE HARRIET HOLLEY PROPERTIES LLC 114 3RD ST 9647 WAGNER CREEK RD 2305 ASHLAND ST C312 ASHLAND, OR 97520 TALENT, OR 97540 ASHLAND, OR 97520 i PA-2018-00531 391 E09BA 4000 PA-2018-00531 391 E09BA 8700 PA-2018-00531 391 E09BA 7400 HOXMEIER STEVE/KATHRYN HOYT MICHAEL TRUSTEE ET AL HUNTER PRISCILLA TRUSTEE ET AL 435 B ST 119 N THIRD ST 143 FOURTH ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09AB 8500 PA-2018-00531 391 E09BA 8001 PA-2018-00531 391 E09BA 8200 JAVNA GORDON/MARY MARGARET LANG PHILIP C TRUSTEE ET AL MCINTYRE MARTHA M TRUSTEE ET AL 460 B ST 758 B ST 58 FOURTH ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00531 391 E09BA 8600 PA-2018-00531 391 E09BA 4400 PATRICK HARLEY BEAUMONT TRUSTEE PA-2018-00531 391 E096A 8300 MOSKOWITZ MARK S ET AL PRITZKER STEVEN R LIVING TRUST 425 ASHLAND LN 1477 5TH AVE ASHLAND, OR 97520 72 DEWEY ST SAN FRANCISCO, CA 94122 ASHLAND, OR 97520 I PA-2018-00531 391 E09BA 4200 PA-2018-00531 391 E09AB 8300 PA-2018-00531 391 E09BA 8100 SILVER ELIZABETH TRUSTEE ET AL SMITHTON ROBERT LEE TRUSTEE ET SPEICHER GWEN E 385 B ST AL 138 THIRD ST ASHLAND, OR 97520 PO BOX 1856 ASHLAND, OR 97520 ROSS, CA 94957 PA-2018-00531 391 E09BA 4300 PA-2018-00531 391 E09BA 6600 PA-2018-00531 391 E09BA 8101 STACY JOHN A TARDIFF PETER J TRUSTEE ET AL WEISSHAAR DANA 1652 SE OAK SHORE LN 386 B ST 112 PEACH WILLOW CT MILWAUKIE, OR 97267 ASHLAND, OR 97520 LOS GATOS, CA 95032 PA-2018-00531 ROGUE PLANNING & DEVELOPMENT PA-2018-00531 426 B St CONCIOUS CONSTRUCTION SRVCS AMY GUNTER 03-27-2018 NOC 33 N CENTRAL AVE STE 213 PO BOX 3205 32 MEDFORD, OR 97520 ASHLAND, OR 97520 I i I: I i i IX III { R -MG i I'D H E10 FA Ud 670, a 940 HU'D z 86DO a t2-al 149-D Blot c! 1 1 7 5 TE. D col: i arn, { Plarining Division : y 0 1 Winbru ri gray, fislllarid OR 97520 0~rv T' r 541-488-5305 Fax 541-488-6006 L, ~'~'R12T10N OF P r JE(;T Site Design Review for ARIA & Gonditionol Use Permit for Travcfoi.r Accommodation Pursuing LEED®R Certification? n YES 19 NO `,~a"I_i ;2,A Address 426 6 iroet Assessor's Map No. 391 E 69BA p - Tax Lot(s) 6700 Zoning _ Rm2 Comp Plan Designation Low Density Residential Name tr ue Pinhnin & Development Services Phone 0-051-4020 -Mail rpv~!tanter. alarrrtin tnail.cortl Address 33 N Central Avenue 213 City Medfarrt zip 97501 PROPERTY OWNER Name Mira and Justin Adams Phone -E-Mail Address 426 B Street City Ashland Zip 97520 UVEYR ENGINEER ARC~IITECT LAN9CAPE AR6NlTEC i THER Title trilrlinri r)p.%inn,~r Name t nnrir~cr C n rtrrfic~n Phone a4l-~7'a- E3 ~3 ~E-Mail a n t nt ~iiir ~)1i nd.c i Address PO BOX 3265 City Ashland Zip 97520 Title Name Phone E-Mail Address City . Zip I hereby certify' that the statements and information c twined in this application, including the enclosed drawings and the P,quirsd findings of fact, are in all respects, true and correct, t understand that all property pins mist 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 ovmer assumes fu responsibility, l further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that f produced sufficient factual evidence W the hearing to support this request; 2) that the findings of fect furnished iustifiies t . granting of the request; 3) that the findings of fact furnished by me ar adequate; and further 4) that all structures or improvements are pro any located on the ground. Failure in this regard will result most likely in not only lie request being set aside, but also possibly in my structures being built in reliance thereon being required to be remove my ox an, iany doubts, t a advised to seek competent professional advice and assist co. ' If I is , p i have 4pph : J114cur Date As owner of the pro p invol din this rerlue t, /have read and understood the complete application and its consequences to me as a properly owner? Property wdc"r s rl nature (required) Cate f-to b^ cornpfoted by CRy Saji Date Received Zonin. Permit Type Filing Fee e 0 r7urr thh. March 21, 2018 Site Review approval for an Accessory Residential Unit Conditional Use Permit approval to allow for use of ARU as Traveler's Accommodation Subiect Property Property Address: 426 B Street Map Tax Lots: 39 1E 09BA Tax Lots: 6700 Zoning: R-2 (Low Density Multiple Family) Adjacent Zones: R-2 Lot Area: 6,693 square feet Property Owners: Justin and Mira Adams 426 R Street Ashland, OR 97520 Planning Consultant: Rogue Planning & Development Services Amy Gunter 33 N Central Avenue, Suite 213 Medford, OR 97501 541-951-4020 Building Designer/ Contractor: Conscious Construction PO BOX 3205 Ashland, OR 97520 Project Proposal: A request for a Site Design Review approval of a 420-square foot with loft area, accessory residential unit with an attached single vehicle garage behind the historic residence at 426 B Street. The request includes a Conditional Use Permit request to allow for the use of the accessory residential unit as a Traveler's Accommodation unit. Page 1 of 16 Property Description: The subject property is to southeast of the intersection of B and Third Streets. The property consists of Lots 11 & 12, Block L, Ashland Railroad Addition Subdivision. r The property has 50-feet of frontage on B Street and has 134-feet of frontage along Third Street to the west. The property is 6,693 square feet in area. The lot and the adjacent properties are H s zoned R-2, Low Density, Multi-Family Residential. The site slopes approximately four percent to the north. The site is occupied by a historic, contributing residence, the Pinkston-Bartges House. The Pinkston-Bartges House is individually listed on the National Register of Historic Places. To the rear of the house there is a carriage house on the southeast property line (the structure is labeled out house on the 1911 Sanborn Fire Ins. Maps). PINKSTON-BARTGES HOUSE !Iffier. Vernacular (Queen Anne) 1889 Pri ry/Contributing. Construction of the two-story wood f named Pinkston-Bartges House began in early 1889. "J. H.Pinkston, SP brakeman, will have a new handsome residence on lots recently purchased on Spring [B] Street between Third and Fourth. " (Tidings, 27-Feb-1889, 3:2) Construction was completed by June, at an estimated cost of $1200. Pinkston sold the house to another SP brakeman, Walter Bartges, in April 1900. Bartges owned the property until 1920 when it was sold to F. F. Whittle, whose family retained ownership for almost 50 years. The Pinkston Bartges House retains very high integrity and effectively relates it historic period of development. B Street is a fully improved public street. B Street has a 60-foot wide right-of-way and is improved with curb, gutter, sidewalk and an eight-foot landscape parkrow along the frontage of the property. Third Street is a fully improved public street with curb, gutter, sidewalk, parkrow and street trees along the frontage of the property. Vehicular access to the site is via the 16-foot wide right-of-way, gravel surfaced, public alley at the rear of the property. There are trees on the property, none are in the vicinity of the proposed area of development. Page 2 of 16 The subject property is zoned multifamily (R-2), other properties in the vicinity are also zoned R-2. The adjacent properties are occupied primarily by residential uses and their associated accessory structures. Proposal: The request is to remove the existing carriage house and replace it with a 384-square foot, one bedroom, with loft, accessory residential unit with an attached single vehicle garage. The loft area adds 36-sqaure feet of space with seven feet of headroom (420 SF of "habitable" space) with 110 square feet of total area in the loft. The total area of the ARU is 496-square feet. The attached garage is proposed at 288- square feet. The proposed unit is designed to relate to both the carriage house and the historic contributing residence. The carriage house utilized board and batten siding, it is proposed to be used on the new unit as well. Additionally, the request includes a Conditional Use Permit request to allow for the use of the new unit as a Travelers Accommodation unit. The proposed unit utilizes the reduced setbacks allowed for accessory residential units. The side yard setback along the east property line that is presently non-conforming for the existing carriage house is proposed to be three-feet. The rear yard abutting the alley is proposed to be the minimum rear yard setback for garage structures to have adequate back-up area. The average height 'of the proposed structure is 15-feet (AMC 18.2.5.060.0.1 & 2). In addition to the existing deck and yard for the main residence, access to the rear yard and the new garden area will be shared with the tenant. The proposed development requires three (3) vehicle parking spaces. One unit < 500 sf: 1 Existing Residence: 2 Total: 3 More than three parking spaces are provided. One space is within the attached garage, one space adjacent to the garage and with substantially more than 44-feet of street frontage, an on-street parking space credit is requested. The proposed development requires three bicycle parking spaces. One is within the garage and two will be provided near the existing residence. A common trash / recycle enclosure area screened from the public right of way an is accessible for Recology will be provided. The existing residence has its orientation towards 0 Street. The new ARU with garage will towards the alley. Page 3 of 16 The proposal complies with Maximum Permitted Floor Area in the historic district. Detached accessory residential units and accessory structures that are six-feet or more away from the primary residence are not subject to the MPFA standards. The new unit is lower in stature and will not detract from the historic contributing residence. The proposed unit will have trim, siding, window style, corner boards, and architectural details reflective of the historic contributing structures in the vicinity. The newly constructed unit is proposed to be reflective of the previous carriage house structure. The existing residence and the existing cottage are proposed to remain as is in the historically appropriate development style for the Historic Railroad District. The proposed development is similar in bulk, scale and coverage as other multi-family developments in the vicinity. On the following pages, findings of fact addressing the criteria from Ashland Municipal Code are provided on the following pages. For clarity, the criteria are in Times New Roman font and the applicant's responses are in Calibri font. Page 4 of 16 CRITERtA from the Ashland Land Use Ordinance 18.5.2.050 Site Design Review A. Underlying Zone, The proposal complies with all of the applicable provisions of the underlying zone (part 1 8.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. The proposed ARU can be found to comply with the Site Review Standards including the Historic District Design Standards, Landscaping, Lot Coverage, Setbacks, Parking, and other standards for the development of an Accessory Residential Unit. .Setbacks: The subject property is zoned R-2, Multi-Family Residential. The residence complies with the ininiriium setbacks in the zone. The structure is setback three feet from the east, side property line and six feet from the south, rear property line that abuts the alley. The proposed structure is less than 15 feet in average height and complies with the side and rear yard setback exceptions for Accessory Buildings and Accessory Residential Units abutting an alley. Lot Area and Dimensions: There are no alterations to the lot area or dimensions. Density: The proposed accessory residential unit and the primary residence are the only proposed units on the property. According to AMC 18.2.5.080. B.3. Accessory residential units are not required to meet the density or minimum lot area requirements of this section. See criteria addressing 18.2.3.040 for accessory residential unit standards on the following pages. Maximum Permitted Floor Area: The proposed accessory residential unit is exempt from the MPFA calculations per AMC 18.2.5.070. E. "detached garages, detached accessory structures, and detached accessory residential units are not counted in the gross floor area for the MPFA calculation if separated from the primary dwelling by six feet or more". The proposed structure is more than six feet from the primary residence. Lot Coverage: Impervious areas including building footprints, patios, pathways, driveways, decks are 2,888 square feet. The maximum coverage is the zone is 65 percent the proposed lot coverage. The proposed lot coverage is 43 percent of the total lot area. Building Height: The structure is substantially less than 30 feet in height. Average building height details are shot`rn on the elevation plan. Based on the average building height measurements, the structure is 15 feet tall and allows for the reduced setback exceptions as discussed previously. The maximum building height in the historic district is 30 feet. Parking: Three parking spaces are required for the development of the property. A single-vehicle garage is accessed frorn the alley. An on-site surface parking space is adjacent to the garage and on-street parking credit on Third Street is proposed to provide the single parking space for the ARU. Page 5 of 16 Three bicycle parking spaces are required. Two of the required bicycle parking spaces are provided for within the garage. The third space will be provided for in the ARU yard area on the side of the structure. There will be a cover for this parking space provided. Standards for Residential Zones: 18.2.3.040 Accessory Residential Unit Where accessory residential units are allowed, they are subject to Site Design Review under chapter 18.5.2, and shall meet all of the following requirements. 1. One accessory residential unit is allowed per lot, and the maximum number of dwelling units shall not exceed two per lot. One accessory residential unit is proposed. Including the single-family residence, the maximum number of dwelling units will not exceed two per lot. 2. Accessory residential units are not subject to the density or minimum lot area requirements of the zone, except that accessory residential units shall be counted in the density of developments created under the Performance Standards Option in chapter 18.3.9. The lot was created as part of the Railroad Addition. The lot exceeds the minimum lot area in the zone. 3. The maximum gross habitable floor area (GHFA) of the accessory residential unit shall not exceed 50 percent of the GHFA of the primary residence on the lot, and shall not exceed 1,000 square feet GHFA. The proposed accessory residential unit is 496 sf including the entire loft space. The primary residence is 1,838 square feet in area, more than 50 larger than the proposed ARU. 4, The proposal shall confonn to the overall maximum lot coverage and setback requirements of the underlying zone. Lot Coverage: Impervious areas including building footprints, patios, pathways, driveways, decks are ? 888 square feet. The maximum coverage is the zone is 66 percent the proposed lot coverage, The proposed lot coverage is 43 % of the total lot area. Building Height: The structure is substantially less than 30 feet in height. Average building height details are shown on the elevation plan. Rased on the average building height measurements, the Page 6 of 16 structure is 15 feet tall and allows for the reduced setback exceptions as discussed previously. The maximum building height in the historic district is 30 feet. 5. Additional parking shall be provided in conformance with the off-street parking provisions for single-family dwellings in section 18.4.3.040, except that parking spaces, turn-arounds, and driveways are exempt from the paving requirements in subsection 18.4.3.080. E.1. The ARU is less than 500 square feet and requires one parking spaces in addition to the two required for the single-family residence. Two spaces are proposed on-site and one, on-street parking credit along the Third .Street frontage is requested. C. R-2 and -3 Zones. Accessory residential units in the R-2 and R-3 zones shall meet the standards in subsection 18.2.3.040.A, except that the maximum gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50 percent of the GHFA of the primary residence on the lot, and shah not exceed 500 Square feet GHFA. The proposed accessory residential unit is in the R-2 zone and complies with the standards from 18.2.3.040 and the portion of the structure devoted to the accessory residential unit does not exceed 50% of the gross habitable floor area of the primary residence and is less than 500 square feet of gross habitable floor area. 18.2.3.120 Dwelling in Historic District Overlay Dwellings in the Historic District Overlay subject to all of the following requirements. A. Manufactured homes are prohibited. N/A B. Dwellings shall conform to the maximum permitted floor area standards of section 18.2.5.070, except that dwellings exceeding the maximum permitted floor area are allowed subject to approval of a Conditional Use Permit under chapter 18.5.4. The proposed accessory residential unit is exempt from the maximum permitted floor area calculations C. Notwithstanding the height standards of the R-1 zone, structures within the Historic Overlay shall not exceed a height of 30 feet. The average height of both structures is less than 30 feet. D. Retail commercial uses in a dwelling unit within the Railroad Historic Overlay are subject to Page 7 of 16 approval of a Conditional Use Permit under chapter 1 8.5.4 and shall conform to the standards of section 18.2.3.210. NIA B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 183). The property is within the Ashland Railroad Historic District. The proposed accessory residential unit and single vehicle gorge complies with the standards for new construction in the historic district. 18.4.2.050 Historic District Development B. Historic District Design Standards. The property is occupied by a historic contributing, residence. No changes to the historic residence are proposed as part of this proposal. The existing carriage house structure is proposed to be dismantled. The new structure is proposed to use similar materials and finishes as the existing carriage house structure. The adjacent properties are developed with single and multi family residences and their accessory structures. Height: The structure has an average height of 15 feet. The accessory structure is similar in height as the existing accessory structures in the vicinity. Scale: The scale of the proposed accessory residential unit falls within the allowed size of an accessory residential unit in the R-2 zone. The residence is a similar scale to the other architecture found in the immediate vicinity. Massing: Through the incorporation of a one and one-half story volume with a shed roof addition, the overall massing is similar to the residences in the vicinity. Setback: The front (R Street) setbacks are not proposed to be altered as part of the accessory residential unit development. The existing carriage house does not meet side or rear yard setbacks. The proposed ARU / garage structure will comply with the minimum setbacks in the zone. Roof: The proposed structure has similar roof pitch as the historic contributing structure. The proposed structure is substantially lower in height than the historic residence and will not detract from the historic residence. Rhythm of Openings: The proposed structure will have openings visible from the alley. The proposed design is consistent with rhythm of openings found on residential structures in the vicinity. Page 8 of 16 Base or Platform: The new structure has a defined base. Form: The form of both the single-family residence and the ARU are traditional residential forms found throughout the Railroad Historic District. Entrances: The primary residence has an entrance that faces the public street. Due to the substantial setback of the accessory residential unit from the public streets, there is not a requirement for a visible entrance. The entrance to the ARU does face the rear alley. Imitation: The proposed strucutre has elements of traditional design, vernacular architecture and craftsman styles. Though there are a variety of housing styles in the vicinity. Vernacular 1-home, craftsman and American bungalow cottage style construction are found throughout the Railroad historic district. The structure reflects the historic carriage house that will have been dismantled to make room for the new structure. Garage Placement: The rear alley access garage is consistent with the ideal placement for garages in the historic district. C. Site Development and Design Standards. The proposed site development complies with the applicable Site Development and Design Standards of part 18.4. The layout and design does not provide vulnerable areas that are not visible from the units and open space. The trash / recycle areas are near the public street for easy access and will be screened in accordance with the screening standards. The cans will not be visible from the public right-of-way. Any new exterior lighting will be appropriately shrouded and will not directly illuminate adjacent properties. No plant materials are proposed that prevent surveillance of the open space or the semi- private patios and balconies. The proposed development requires 535 square feet of recreation space. More than eight percent of the site is available as open spaces for the use of the property owner and tenant. In addition to the substantial yard areas, there is also a small courtyard patio between the entrance of the ARU and the rear property line that will be fenced is also proposed. Building Orientation. Building Orientation to Street. Dwelling units shall have their primary orientation toward a street. Where residential buildings are located within 20 feet of a street, they shall have a primary entrance opening toward the street and connected to the right-of-way via an approved walkway. Page 9of16 The primary residence is oriented towards B Street. The accessory residential unit is oriented towards the alley. Limitation on Parking between Primary Entrance and Street. Automobile circulation or off-street parking is not allowed between the building and the street. Parking areas shall be located behind buildings, or on one or both sides. No parking is proposed between the structure and the street. Automobile circulation is from the alley. Build-to Line. Where a new building is proposed in a zone that requires a build-to line or maximum front setback yard, except as otherwise required for clear vision at intersections, the building shall comply with the build-to line standard. There is not a build-to or maximum setback line in the R-2 zone. Garages. Alleys and Shared Drives. Where a lot abuts a rear or side alley, or a shared driveway, including flag drives, the garage or carport opening(s) for that dwelling shall orient to the alley or shared drive, as applicable, and not a street. The primary vehicular access to the site is via the public alley at the rear of the property. The proposed structure faces the alley. This orientation of the historic residence will not be modified as part of this proposal. Setback for Garage Opening Facing Street. The minimum setback for a garage (or carport) opening facing a street is 20 feet. This provision does not apply to alleys. The garage opening faces the alley not the street. Building Materials. Building materials and paint colors should be compatible with the surrounding area. Very bright primary or neon-type paint colors, which attract attention to the building or use, are unacceptable. The proposed structure is to be sided with materials found on the existing carriage house. Board and Batten siding with clear stain and three-inch trim board is proposed. The materials are compatible with the surrounding area. The materials are typical building materials, Streetscape. One street tree chosen from the street tree list shall be placed for each 30 feet of frontage for that portion of the development fronting the street pursuant to subsection 18.4.4.030.E. Street trees exist along both street frontages: Page 10 of 16 Landscaping and Recycle/Refuse Disposal Areas. Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18.4.4. Area for a trash and recycle container is proposed adjacent to structure. The area will be screened to prevent view of the cans from the public street. Landscaping and Screening No changes are proposed to the landscaping. All landscaping shall be maintained in good condition and replaced by the property owner if damaged during the course of construction. The sewer, water and electric service exist for the structure and no excavation for services is anticipated, limiting site disturbance. D. City Facilities. The proposal complies with the applicable standards in section 18.4.6 Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property, and adequate transportation can and will be provided to the subject property. Adequate city facilities exist to service the existing structures and the new accessory residential unit. Water: The existing structure is served with water service from a meter on the B Street side of the property. A new, water service from Third Street is proposed. Sanitary Sewer: The existing structure is connected to sanitary sewer. This line will be utilized for the accessory residential unit. Electrical. New electric services will be installed on the property in conjunction with the needs of the Ashland Electric Department. The attached plan shows the preliminary electric layout with a new meters being placed on the east side of structure. Storm Sewer: There are storm water sewer mains in B Street and Third Street. In consultation with the Public Works Dept., there are no capacity issues with the city's facilities. 18.2.3.224. 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. All required inspections by the Fire Department will be obtained and maintained pursuant to AMC 15.28. Page 11 of 16 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. All required licenses and taxes will be obtained, collected and paid. 3. Advertising for an accommodation must include the City planning action number assigned to the land use approval. Adverting will include the planning action number. 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. The property will not be offered for availability until the conditional use permit is obtained and the proper licenses obtained. 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. The property has frontage on B Street which is a neighborhood collector. 2. During operation of a travelers' accommodation, the property on 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 financial management 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. The property owner is the business owner. 426 6 Street is the property owner's primary residence. 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 Page 12 of 16 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 substantially more than 20-years old. 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. One accommodation for rent and the owner's unit are less than the total number of units permissible (669311800=3.7). 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 floor space remaining per unit. The proposed structure is more than 400-square feet of gross interior floor space. The main floor is 386- square feet. With the loft space the total square footage is 496 square feet in area. 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. There are three parking spaces proposed with the development of the property. This accommodates the owners two spaces and a single, on-street credit for the ARUI Travelers accommodation. 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 18,4.4.050.0 1. A sign is not proposed at this time. If a sign is proposed in the future, a sign permit will be obtained, the sign will be six square feet or less, will not be plastic and will not have interior illumination. Page 13 of 16 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. Any required inspections will be obtained. 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. N/A 18.5®4.050 Conditional Use Permit Approval Criteria 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 use of the proposed Accessory Residentaiil Unit as a Traveler's Accommodation is consistent with the standards for development in the R-2 zone and the Railroad Historic District. 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. Adequate city facilities exist to service the existing structures and the new accessory residential unit. Water. The existing structure is served with water service from a meter on the 8 Street side of the property. A new water service from Third Street is proposed. Sanitary Sewer: The existing structure is connected to sanitary sewer. This line will be utilized for the accessory residential unit. Electrical: New electric services will be installed on the property in conjunction with the needs of the Ashland Electric Department. The attached plan shows the preliminary electric layout with a new meters being placed on the east side of structure. Storm Sewer: There are storm water sewer mains in R Street and Third Street. In consultation with the Public Works Dept., there are no capacity issues with the city's facilities. 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 Page 14 of 16 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 proposed ARU and the site development are similar in scale, bulk and coverage. The proposed structure is small in stature and the coverage of the site is substantially less than the maximums allowed in the zone. 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. The generation of traffic from the ARU/ Travelers Accommodation are similar in number of vehicle trips. The sites location near downtown, shopping and the retail / restaurant district on A Street allows for pedestrian and bicycling to nearby amenities. c. Architectural compatibility with the impact area. The proposed structure is architecturally compatible with the impact area. The use of the ARU as a Travelers Accommodation will not have an impact on the architecture. d. Air quality, including the generation of dust, odors, or other environmental pollutants. Air quality, generation of dust, odors and other potential pollutants from a Travelers Accommodation is no greater than the impacts from the allowed multi family use of the property. e. Generation of noise, light, and glare. Generation of noise, light and glare is not any greater from an Travelers Accommodation when compared to the allowed multi family use of the property. f, The development of adjacent properties as envisioned in the Comprehensive Plan. The proposed use of the new structure as a Travelers Accommodation will not affect the development of adjacent properties. g. Other factors found to be relevant by the approval authority for review of the proposed use. The property owner and applicant are not award of any other relevant factors to be considered in review of the proposed use. Page 15 of 16 4. A conditional use permit shall not allow a use that is prohibited or one that is not permitted pursuant to this ordinance. With a Conditional Use Permit, Travelers Accommodations ore an allowed use in the zone. 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. c. R-2 and R-3. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 1 8.2.5 Standards for Residential Zones. The proposed use of the ARU as a travelers accommodation is in conformance with oil ordinance requirements and the proposed density complies with the standards for the R-2 zone. Attachments: 1) SITE PLANS 2) FLOOR PLAN 3) ELEVATIONS Page 16 of 16 I c9 v 2 rn v ,cb'€~I d(~li ~l~~aa~d ~ 1 E CD u' ' n®~ L" cx EX -A .10-19 X1.1 v 0 " Hltld <3> m C3 Ix L#A (V v w ' 3~tldS dN ~tlN U n U v emu, 4-> .0-44 CJ. V ca NItlM of 3nn3H BAibd <3> t IAA < Ind' Uj i VL" Vcffl u~ vh~ w v t rt £ m - - -ti - REVISION DATE; , BAN Ls V (m c~ DRAWN BY: RAE SCALE S, IIXI7I"=16-0' 2036 I"=8'-O" n U ~ uhi ul rye uhi o, U) v ® V® ca U) (91 tm Uar- m¢ u u erneun m„o " " " "moo A u~a C5 CD r- I^ 'n I- co '40 00 00 10 d° U 1!, '•;`Y ' (S.' CL^ u9 l'd M hd C°1 N M v7 C7 Y cod l 't Z, ✓ Got' r~ LLJ L" w n Cy y A J "aC h~ h s~ yyy D 4!9 CJ ' , V'1 d~ ' i) 6Y i , f a r ~ U co f 42b UA 04 I® eD My U Ut~~esn " i; 1 LIA LL d Zv,c?,~ uiT ~~wu- 4 1 Y MARCH 16, 2018 u wr~~ E N J l !<tr g~ ® vs UA ~ ea w ~ cD ID I l I" LU LU o a,5 Z ~9 y ce W erg e.9 v9 ens ery 66 ua w 4 w t : U S3 cn s ® C? C~ " " h C> d d 4' 0 ~ U m 62 L_ r c~ esi I®a h0 i®a a of Pd d CDP cJ CD C 0~ ® 0 7G, i4 ax w w Lj~ ® a p P a~i e ms hd QL w c, V h ma ur ua ~i I° h cz h v ~ ~ SITE PLAN i <E> WOOD t DECK TO <E> REMAIN CEDRUS <E> RESIDENCE TO ,..i, _REMAIN I NOTES: Lu I-) m _ 1> All DISTURBED AREAS SNAIL BE COVERED WITH SEWER <E>REMOVE STRAW TO PREVENT EROSION OVERHEAD 2> BIO-BAGS SHALL BE PLACED AT ALL P01VTS OF r^ ELECTRICAL, POTENTIAL RUN-OFF TO MINIMIZED SEDIl I'OT IN <E> n CONVERT TO STORM DRAIN 0 ALL TREES ON THE SUBJECT PROPERTY AND qb JUGLANS <E> r~ U.C. ADJACENT PROPERTIES ARE OUTSIDE OF WORK ZONE. E LAWNIOPEN ~ / SPACE TO ~ REMAIN ~p~ -A LEGEND <E> CONTOUR MAJOR <E> <P> 1898 g% LAWNIOPEN <E> CONTOUR MINOR 1~~ ~ SPACE TO <P> CONTOUR MAJOR ~ REMAIN <P> - <P> CONTOUR MINOR <P> PAT ~ PARKING I SPACE #3 TRASH AND R r RECYCLE <P> STEPS REVISION DATE: I T i " <P> MINI SPLIT CONDENSER DRAWN BY: 12124' " PARKING GARAGEI ; SPACE # 1 16 X24 ARU SCALE PARKING IIXI7 r=a' o° FF 1900 FF 1900 2036 P"=C'-o' <P> STORM WATER - <P> GAS ( SPACE # 2 METER . m _ P> WATER S m <P> 2 ELECTRICAL <P> VEGGIE METERS <100 AMP AND 200 AMP PANEL> GARDEN <P> GRAVEL X wWq PROPERTY LINE 49,90' „ d a <P> PICKET <P> PATIO <E> MARCH 16, 201' CURB GUT FENCEIGATEELECTRICAL ALLEY POLE L- 2.0 ®Q` DRAINAGE, UTILITY 1q _ AND LANDSCAPE PLAN I I 3068 ~ 5036DC (2)2x6 DF ~I (2)2x10 OF ` I Q J BOCFM 1611 9'-q 112" VTO - 11®6 FAN 1'6" CEILING UNDER LOFT AREA I a 0 o U 4x6 #1 OF LOFT FLOORJ015TB i ®46"OO o to 2LIGHTx3 Q - - ~ ° o ~ I SKY ~ i WC1 BEDROOM r 2x12 OF RAFTERS 2868 ` }1f. ~1u24"OC OPEN CL05ET BELOW STAIR5 F LOFT ® N TO LOFT ABOVE LOFTABOVE r QN I K o m 2xb OFIM LOFT RIM rn i DN Iuw C- o ~ W OPEN TO ABOVE GARAGE I y S ka OPEN TO 2x3 < BELOW SKYLIGHT UP W TT LIVING ROOM 3 m ® XF 1 ~FFO-O': q 12x12 DF RAFTERS ®24"OG U (L k) OL WALL MT MINISPLIT ABOVE WINDOW "D BELOW COUNTER w 82130 B2130 BGB403 13 I I I BC N3636 w lu " J (2)2xl2DFn1 (2)2x6 OF I ~ =(2)2x10 DF =11 - J r121- 3068 20360H 2O36DH 26 16' ® f ~ I ~ ll~ f ~ N I 15T FLOOR 2ND FLOOR LOFT i 114"~1' I NOTE. Exterior wails shall be continuously sheathed in accordance with method G5•W5l`. All edges blocked, 31161201 Nail b"oc edges and 12"oc tteld w bd nails FLOORPLAN Comp Shingle Roof (Match (E) House) Average building height from grade is under 15' and L L J -1 1 L ~i t t r t r i-~ t 11: ~ i z L~t qualifies for reduced / Tl I I I , I I I I ~I I I~I ~ l 1 I r] I~f III I I I ! I ~ :1 setbacks. _ I I I I I I I I I t_ t t I iI I I I I / i t I I I I I I I I I i t,l I I I I I I , r I I III I III I ~I I ~I III 114 1 L I I L I =8 / - T ICI / _ - I I i l 4 I l[ t 7 t 1 s 1~ t I I 1 l~ Lf l~ Ir1~7 I I~ CL T.1 9'q" _ LU o ~ EAST NE5T u 5OUTH ~o ~ ~ N ANN II - 10!12 pitch - - - - - - 7' HEAD HEIGHT Ln w 2x8 Fasla N ~mm~ x r- 2112 pitch N 10'6" PLATE - - 62 PLATE V LOFT FF pm v pa .0 Egress = r j NORTH INT. SECTION .N N N ~ N TES: t~ ~ cry a -51ding:1x6 T&G (Match main house) -Nindow Trim: 1x4 w Sill. (Match rear of main house) 3116/201 -All Roof Overhangs 16" w Open Soffits ELEVATIONS I, Fl, - J ®r r- _ v - THIGKEN 5LA6 T016" WIDE x 12" DEEP (TYP) 40 YR. COMP SHINGLE ROOF II II I I I I I I BAFFLE PROVIDES I" VENT SPACE s PLY EXPOSED SOFFIT I'I I I I I ' BIRDBLOCK W/ VENT ' ~ _ ~ 111 II I I I r I I n 10 FEET OSB I , 1 II II II i I I.:I L ® ® ® 1 LSSU210 HANGER v n I I 212 DF #1 RAFTERS II 2'S y°K fl , MON05LAB FOUNDATION CEILING BOARD' 2X8 FASCIA BOARD v R-38 HD BATT INSULATION CONTINUOUS GUTTER HORIZONTAL WOOD SIDING TYVEK DRAINWRAP L f R-21 BATT INSULATION ® < Ln d~ ' USB a N N ~amm~ x r- C2> 8' 3" LAOS "t U) C2> 811 THROUGH BOLTS r 112 DRYWALL 2K6 DF #2/0 ® -2X6 TAG DECKING P.T. PLATE BOLTS OV V 4' ERHAN AN ~ GS FOOTING 1 06 DF 1 @ 48" OC o - o FOAM slit SEA[ - METAL FLASHING FINISH GRADE 4 WELDED [-BRACKETS t1> EACH SIDE. J GONGRETE FoOTINO 3" R-15 FOAM O 08 RIM DF #9 #3 REBAR @ 18" O.C. LANDSCAPE FABRIC 3" PERF PIPE Ul (3) #4 REBAR IN FOOTING - - WASHED DRAIN RACK LOFT JOIST-BEAM CONNECTION DETAIL VAPOR BARRIER NTS COMPACTED' ORAVEL BASE < f < 12" DETAIL [ITS Y NT5 5116/201 b DETAIL5 L t h;)' I 1 y ;/n~ f v ;;:il Job Address: 426 B ST Contractor: ASHLAND OR 97520 Address: C A Owner's Name: JUSTIN/MIRA ADAMS 0 Phone: P N State Lic No: P Customer 04495 L CONSCIOUS CONSTRUCTION T City Lic No: Applicant: R Address: A C Sub-Contractor: A Phone: (541) 973-8889 T Address: N Applied: 03/20/2018 T Issued: Expires: 09/16/2018 Phone: State Lic No: Maplot: 391 E09BA6700 City Lic No: DESCRIPTION: Site Design review for an ARU & CUP for a Traveler's Accommodation 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 CONDITIONS OF APPROVAL i~ 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 I Inspection Request Line: 541-552-2080 CITY F i i r i 7 it \ r Y :~~]~I( l~~l' I~il I h f~)~9~' ii~h t 7rl 1 ~{el 1. lf ,1:~:1i I hereby certify the contents of this application to be correct to the best of my knowledge, and furthermore, that I have read, Fee Summary Paid Amounts understood and agreed to the following: Building: $ 0.00 $ 0.00 1. This permit shall remain valid only in accordance with code State Surcharge: $ 0.00 $ 0.00 or regulation provisions relating to time lapse and revocation Development Fees: $ 0.00 $ 0.00 (180 days). 2. Work shall not proceed past approved inspection stage. All Systems Development Charges: $ 0.00 $ 0.00 required inspections shall be called for 24 hours in advance. Utility Connection Fees: $ 0.00 $ 0.00 3. Any modifications in plans or work shall be reported in advance to the department. Public Works Fees: $ 0.00 $ 0.00 4. Responsibility for complying with all applicable federal, state, Planning Fees: $ 1,046.00 $ 1,046.00 or local laws, ordinances, or regulations rests solely with the Sub-Total: $ 1,046.00 applicant. Fees Paid: $ 1,046.00 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 I