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HomeMy WebLinkAboutHarrison_208_PA-2018-00156 r CITY OF rt I. March 1, 2018 Notice of Final Decision On March 1, 2018, the Community Development Director approved the request for the following: Planning Action: PA-2018-00156 Subject Property: 208 Harrison Street Applicant: Rogue Planning & Development/Kathleen Nehrbass Description: A request for Site Design Review for a 176 square-foot addition to use along with a portion of the existing house for a 398 square-foot accessory residential unit. The applicant is also requesting a Conditional Use Permit approval to expand the non-conforming setback and build the addition 4.5 feet from the property line. COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 lE 09DB; TAX LOT: 1500 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: 541488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 ~s l [~r SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice) E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision. F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below. 1. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. 2. Reconsideration requests shall be received within five days of mailing the notice of decision, The Staff Advisor shall decide within three days whether to reconsider the matter. 3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. 4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following: 1. Who May Appeal. The following persons have standing to appeal a Type I decision, a. The applicant or owner of the subject property. b. Any person who is entitled to written notice of the Type I decision pursuant to subsection 18.5.1.050.B. c. Any other person who participated in the proceeding by submitting written comments on the application to the City by the specified deadline. 2. Appeal Filing Procedure. a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of c; decision is mailed. c. Content of Notice ofAppeal. The notice of appeal shall be accompanied by the required filing fee and shall contain. i. An identification of the decision being appealed, including the date of the decision. ii. A statement demonstrating the person filing the notice of appeal has standing to appeal. iii. A statement explaining the specific issues being raised on appeal. iv. A statement demonstrating that the appeal issues were raised during the public comment period, d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a jurisdictional defect and will not be heard or considered. 3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation, and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant ordinance provision. 4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type 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. ~I i; 1 r COMMUNITY DEVELOPMENT DEPARTMENT Tel; 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 Nvmv.asidand.or.us f I 1 ASHLAND PLANNING DEPARTMENT FINDINGS & ORDERS PLANNING ACTION: PA-2018-00156 SUBJECT PROPERTY: 208 Harrison Street APPLICANT/OWNER: Rogue Planning & Development Services/Kathleen Nehrbass DESCRIPTION: A request for Site Design Review for a 176 square-foot addition to use along with a portion of the existing house for a 398 square-foot accessory residential unit. The applicant is also requesting a Conditional Use Permit approval to expand the non-conforming setback and build the addition 4-.5 feet from the property line. COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 lE 09DB; TAX LOT: 1500 SUBMITTAL DATE: January 22, 2018 DEEMED COMPLETE DATE: January 29, 2017 STAFF APPROVAL DATE: March 1, 2018 DEADLINE TO APPEAL (4:30 p.m.): March 15, 2018 FINAL DECISION DATE: March 16, 2018 APPROVAL EXPIRATION DATE: September 16, 2019 DECISION' The proposal is to construct an addition at the rear of the existing garage and convert the entire accessory building into an accessory residential unit. is The subject property is located on the east side of Harrison Street. The surrounding neighborhood is comprised of a mix of multifamily properties and single-family homes. The subject property is zoned Low Density, Multi-Family Residential (R-2). The zoning to the north of the subject property is R-2, the area i! to the west is Single-Family Residential (R-1-7.5) and R-2, the properties to the south are R-1-7.5 and the properties to the east are also R-2 and High Density, Multi-Family Residential (R-3). E The subject property is 7,038 square feet in size. The property is occupied by a single-family residence on the front portion of the lot. The residence was built at about 1924 and is a one-story structure with an unfinished basement, about 1,056 square feet. The existing impervious surface is about 2,200 square feet. 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 square feet. The proposed ARU is 398 square feet, which does not exceed 50% of the 1,056 square foot primary residence or 500 square feet. The property is also subject to Maximum Permitted Floor Area (MPFA) as it is located in the Siskiyou-Hargadine Historic District. The MPFA is 3,102 square feet, which is met by the square-footage of the house and ARU. The ARU is closer than 6 feet and is thus counted. The development of the property is also required to conform to maximum lot coverage of 65% and base setback requirements. The proposal indicates the total lot coverage will be approximately 41%; the proposed impervious surface is about 600 square feet, which puts the total at 2,865 square-feet. The lot coverage calculations in the application includes decks, stairs, ramps, parking, pavement, and structures. The proposal complies with front and rear setback requirements of the zoning district. The proposal PA-2018-00156 208 Harrison St/fk Page 1 The proposal complies with front and rear setback requirements of the zoning district. The proposal requests a conditional use permit to keep the non-conforming side setback of the garage and expanding it, so that the ARU will have a front setback of 37.5, and rear setback of more than 35, and a side setback of 4 feet 5 inches from the north property line. l The materials proposed for the addition to the rear of the existing structure are proposed to match the existing structure in dimension, finish, and material type. The height, side yard setback, roof pitch, roofing c material are all proposed to match the existing structure. The application for an ARU less than 500 square feet and the single-family home requires three automobile parking spaces. The application demonstrates that two of these parking spaces are for the single-family home and available in the driveway, which will be widened to provide better site access for the two spaces. The two spaces in the front yard are 17-feet in width and do not surpass the 25-feet width or depth of the front yard and therefore, meet site design standards. The proposal requests an on-street parking credit on j. Harrison Street, where on-street parking is not heavily used. There is more than 40 feet of curb space for the parking space, and the credit can be granted. As indicated on the site plan, a new sheltered bicycle parking space will be installed on the inside of the new fence to the east of the ARU. Since the chosen bicycle parking was not shown in the application, a condition has been added to ensure compliance with chapter 18.4.3.070 of the Ashland Land Use Ordinance. The bicycle parking for the home will be provided under the deck at the rear of the primary residence where it has been and where access to the basement is. The primary residence and the proposed ARU are oriented towards Harrison Street. Each unit has a spacious deck and lawn area. A 126-square-foot deck is proposed for the use of the tenant of the ARU. That deck and rear lawn area exceed the minimum open space requirement of 563-square feet or 8% of the lot area. There are well-established "street" trees behind the sidewalk along the front property line. The application includes a tree protection plan that will provide tree protection fencing around the dripline I" of the trees in the rear yard. No trees are proposed to be removed. The approval criteria include a requirement that paved access and adequate transportation facilities can and will be provided. In this instance, Harrison Street is a neighborhood street with paving, curb, gutter C and sidewalks along the subject property's frontage. A conditional use permit was requested as part of this application as well. The existing garage being 1 converted already has a non-conforming setback, and so the addition is proposed to continue that non- conforming setback of 4'5". The structure is closer to the residence than the separation requirements would allow today. Harrison Street is a paved neighborhood street with adequate facilities and transportation. The proposed new construction will be similar in scale, bulk and coverage to the existing home and will mat& the architectural style of the existing garage structure and home. The front fagade of the garage is remaining as is, and will retain its relation to the streetscape. The proposed lot coverage is significantly less than the allowed (41% as opposed to the allowed 65%). Many of the surrounding historic properties have non-conforming setbacks, and more non-conforming than proposed. There is a buffer of trees, foliage and a fence between the proposed ARU and existing adjacent home, and the addition will not impact air quality or generate any additional noise, light or glare. The windows on the north side of the structure are already existing and no additional windows are being added. There is a possibility depending on the instability of the garage structure it will be demolished. Applicant has indicated in the event the garage structure cannot be retained the structure will be built to match the PA-2018-00156 208 Harrison St/,& Pate 2 i i residence architecturally and meet setbacks. The CUP in this case is precautionary and may not be necessary if the ARU is built from scratch and not as an addition to the garage structure. i The Historic Commission reviewed the application on February 7, 2018 and discussed their concerns and inquiries with the applicant. The Historic Commission recommended approval as proposed. The application complies with all of the applicable provisions of the R-2 zoning district, and the Site Development and Design Standards in AMC 18.4. The property is currently served by adequate City facilities for water, sewer, storm drainage and electricity. The new construction is occurring outside of and away from the existing storm drain easement on-site. 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 18.2.3.040, as follows: A. R-1 Zone. Accessory residential units in the R-1 zone shall meet the following requirements. 1. One accessory residential unit is allowed per lot, and the maximum number of dwelling units shall E; not exceed two per lot. f 2. Accessory residential units are not subject to the density or minimum lot area requirements of the zone, except that accessory residential units shall be counted in the density of developments created under the Performance Standards Option in chapter 18.3.9. 3. The maximum gross habitable floor area (GHFA). of the accessory residential unit shall not exceed 50 percent of the GHFA of the primary residence on the lot, and shall not exceed 1,000 square feet GHFA. 4. The proposal shall conform to the overall maximum lot coverage and setback requirements of the underlying zone. 5. Additional parking shall be provided in conformance with the off-street parking provisions for single- family dwellings in section 18.4.3.040, except that parking spaces, turn-arounds, and driveways are exempt from the paving requirements in subsection 18.4.3.080. E. 1. C. R-2 and R-3 Zoner 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 shag not exceed 50 percent of the GHFA of the primary residence on the lot, and shall not exceed 500 square feet GHFA. The criteria for Site Review approval are described in AMC Chapter 18.5.2.050 as follows: A. Underlying Zone; The proposal complies with all of the applicable provisions of the underlying 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. PA-2018-00156 208 Harrison St/fk Page 3 I E. 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 F and throughout the property and adequate transportation can and will be provided to the subject property. c 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 r subsection 1 or 2, below, are found to exist. I" i 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 I 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 1 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 rrot 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 ,ubsection, 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 PA-2018-00156 208 Harrison St/flc Page 4 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 183.2 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. r In staff's assessment, the application with the attached conditions complies with applicable ordinances and meets all required criteria. i Planning Action #2018-00156 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 #2018- 00156 is denied. The following are the conditions and they are attached to the approval: I` 1) That all proposals of the applicant shall be conditions of approval unless otherwise specifically modified herein. 2) That all necessary building permits for the accessory residential unit (ARU) shall be obtained, and 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 building permit. 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. 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 B in the formula [(Height - 16)/(0.445 + Slope) = Required Solar PA-2018-00156 208 Harrison Sbflc Pam-'; Setback) and elevations or cross section drawings clearly identifying the highest shadow producing point(s) and the height(s) from natural grade. c. That a final landscaping and irrigation plan shall be provided with the building permit to include street trees and irrigation. 5) That storm water from all new impervious surfaces and runoff associated with peak rainfalls must be collected on site and channeled to the City storm water collection system (i.e., curb gutter at public street, public storm pipe or public drainage way) or through an approved alternative in accordance with Ashland Building Division policy BD-PP-0029. On-site collection systems shall be detailed on the building permit submittals. 6) 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. 7) That prior to the issuance of a certificate of occupancy: a) That a separate electric 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 to address fire apparatus access shall be satisfactorily addressed. d) All automobile parking and bicycle parking shall be installed according to the approved _ plan, inspected, and approved by the Staff Advisor. e) All lands6aping, hardscaping and irrigation, shall be installed according to the approved plan, in ected and approved by the Staff Advisor. C ~ E F Bill Molnar, Co unity Development Director Date f I F G i i t i PA-2018-00156 208 Harrison St/fk Paae 6 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On March 1, 20181 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-2018-00156, 208 Harrison Street. Si ture of Employee C:1Usersltrappr DesktoplTemplatesWFIDAVIT OF MAILING_Regan.dou 3/212018 r 516®® i Bend ao gline toexpose op-up dge® t~t7L~a~eUseAvery Template ; 5160 11 PA-2018-00156 391 E09DB 1400 PA-2018-00156 391 E09DB 1900 PA-2018-00156 391 E09DB 3100 ADDERSON BUILDERS INC ANDERSON RICHARD L COWIN DIANE S TRUSTEE ET AL . 234 VISTA ST 176 HARRISON 200 SHERMAN ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 i PA-2018-00156 391 E09DB 9900 PA-2018-00156 391 E09DB 10001 PA-2018-00156 391 E09DB 3200 DEATON TRUST AGREEMENT ET AL GHAVAM ABDOL H/JULIE A GREENWOOD HOLL-IS TRUSTEE ET AL 726 LOWA ST 195 MORTON ST 442 HOLLY.ST ASHLAND, OR 97520 ASHLAND, OR 97520 - ' ASHLAND, OR J752d PA-2018-00156 391 E09DB 2500 PA-2018-00156 391 E09DB 2800:' PA-2018-00156 391 E09DB-9600 GROSKREUTZ DEBYRA JOAN HAWKINS JOAN M HENRY BETTIE H TRUSTEE FBO 183 HARRISON ST 211 HARRISON ST 4075 CEDAR LN ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR, 97501- PA-2018-00156 391 E09DB 2700 PA-2018-00156 391 E09DB 1700' PA-2018-00156 391 E09DB,1600 HILL ADRIENNE J HOWSER CAROL L TRUSTEE ET AL' KELLER KATHRYN-S: 667 WALNUT 34 SE 52ND AVE 200 HARRISON•ST.. ASHLAND, OR 97520 PORTLAND, OR 97215 I ASHLAND, OR-97520',,;-_r PA-2018-00156 391 E09DB 3000 PA-2018-00156 391 E09DB 9501 PA-2018--00156 39-1 E09DB 80,0 LAMBERT CHRYSTEN LIGON WILLIAM C/JANET - - MEENG&JQtiMPAUL TRU.STEE,ET AL 633 IOWA ST PO BOX 3534 11211 TAKJLMA,R=D. , ASHLAND, OR 97520 ASHLAND, OR 97520 - CAVE JUNCTION, Ck97523 . PA-2018-00156 391 E09DB 801 PA-2018-00156 391 E09DB 9700 PA-2018-bOl56 391EO9DB =1500 MORGAN MILTON E/MELCHERT- MORRIS MICHAEL L JR/LAUREN11 NEHRBASS KATE-tRY.N TRUST=ET.AL MORGAN PRISCILL 724 IOWA ST 208 HARRISON ST'S 765 IOWA ST ASHLAND, OR 97520 ASHLAND, OR-97520-'. A2H1 ANn nR 9759n PA-2018-00156 391 E09DB 11100 PA-2018-00156 391 E09DB 1800'' 1 PA-2Q18-00J 56 _ NEWMAN JOHN-PAUL PEYTON CANDICE E/ROBERT11 ROGUE PLANNING AND.DEVELOPMENT•:.J- 756 IOWA STREET 1068 OLD HWY 99 S 33-N. CENTRAL- - = ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97501 I PA-2018-00156 391 E09DB 2400 PA-2018-00156 391 E09DB 2900.1- I PA-2018-00156 391f09DB-1102 SAADAT FLORA L TRUSTEE ET AL SEARS CHRISTINE E - SHEADEL BRIAN MICTORIA L 95920 SUNDOWN DR 661 IOWA ST .164 HARRISON ST BROOKINGS, OR 97415 I ASHLAND, OR 97520 ASH LANE),-OR 97520 it PA-2018-00156 391 E09DB 9800 PA-2018-00156 391 E09DB 2600,,; ° PA-2018-00156 391 E09DB 11001 SHREWSBURY LAURENCE/LAURA SLAPNICKA ELDEN R TRUSTEE` SPEAR JOAN T TRUSTEE FRO 710 IOWA ST PO BOX 1313 744 IOWA ST ASHLAND, OR 97520 TALENT, OR 97540 ASHLAND, OR 97520 i PA-2018-00156 391 E09DB 900 PA-2018-00156 391 E09DB 1101 PA-2018-00156 391 E09DB 1200 TURNER ERIC E WALLBANK ERIKA TRUSTEE ET AL WETZEL PHYLLIS M 523 TERRACE ST 162 HARISON ST 725 IOWA ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 Pat:avery.com/patents 1t1quettes d'adresse Easy Peel' Al lez a averyca/gabarits 1', RepliezhlahachureafinderdvdlerlerebordPop-upl it UdllseileGabaritAvery 51601! 1 o9lSAjawimeoai-onn i ,dn-dodpiogaaajdajgAWopugeainyoeyel gzaijda8 i sJuaged~woo-iUane led SB,ege6/ 'AJBAe g Z91 IV ' ®(aad fs assaipe,p sa nbB q PA-2018-00156 391 E09DB 9500 PA-2018-00156 391 E09DB 9502 208 HARRISON j WINTER THOMAS A TRUSTEE WOOD DAVID WNILMA M SIL.VA NOD 3/1/2018 634 IOWA ST 646 IOWA ST 32 ASHLAND, OR 97520 ASHLAND, OR 97520 i i I I ~ I i i j. I I I c r i I I j o9lS9lejdwa1N9nyasn ,a6P3dn-do eso&aol ui 6uoe uaa ',i sage(dwa}/wo:),fuane of oE) ; sBagel ssaaPPV lead As e3 009lS "Ad ASHLAND HISTORIC COMMISSION Planning Application Review February 7, 2018 PLANNING ACTION: PA- 2018-00156 SUBJECT PROPERTY: 208 Harrison Street APPLICANT/OWNER: Rogue Planning & Development Services/Kathleen Nehrbass DESCRIPTION: A request for Site Design Review for a 176-foot addition to use along with a portion of the existing 1-car garage for a 398 square-foot accessory residential unit. The applicant is also requesting a Conditional Use Permit approval to expand the non-conforming setback and build the addition 4.5 feet from the property line. COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 391 E 09DB; TAX LOT: 1500 Recommendation: The Historic Commission recommends approving the application as proposed. Department of Community Development Tel: 541A88-5305 20 East Main St. Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us ( t` Planning Department, 51 Winburn Way, Ashland, Oregon 97520 II 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 NOTICE OF APPLICATION I PLANNING ACTION: PA-2018-00156 h, SUBJECT PROPERTY: 208 Harrison Street OWNER/APPLICANT: Kathleen Nehrbass/Rogue Planning & Development Services DESCRIPTION: A request for Site Design Review for a 176 square-foot addition to use along with a portion of the existing house for a 398 square-foot accessory residential unit. The applicant is also requesting a Conditional Use Permit approval to expand the non-conforming setback and build the addition 4.5 feet from the property line. COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 lE 09DB; TAX LOT: 1500 NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday February 7, 2018 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: January 29, 2018 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: February 12, 2018 i SUBJECT PROPERTY ` j 208 HARRISON STREET N r PLANING ACTION #2018-00156 F , U) \I\\ i r, I D, i- ~ i i ) 2 IOWA ST 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. I; A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services Building, 51 Winburn Way, Ashland, Oregon 97520. If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305. Wcomm-dev\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2018\2018-00156 208 Harrison.docs h C' SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E, Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty,; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. 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 1822 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 18,32 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 183.2 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\planningTIanning Actions\Noticing FolderWailed Notices & Signs\2018\2018-00156 208 Harrison.docx I' AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On January 29, 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-2018-00156, 208 Harrison. V1, boa Signatu f Employee E I C:1UsersltrappADesktoplTemplates\AFFIDAVAT OF MAILING _Regan.docx 1/29/2018 I! E E 109LS tianyjuegeg ai zaspidfl I ~dn-dod pjogaj a) JalanaJ ap uge einyaeq ela za!ldad I I s}uaded/woa AJane :led s4Iaege6/e~•AJane e Z9IIV ®Iaad ~(se3 assaJpe p saa~anbi~B PA-2018-00156 391 E09DB 1400 PA-2018-00156 391 E09DB 1900 PA-2018-00156 391 E09DB 3100 ANDERSON BUILDERS INC ANDERSON RICHARD L COWIN DIANE S TRUSTEE ET AL 234 VISTA ST 176 HARRISON 200 SHERMAN ST ! ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00156 391 E09DB 9900 PA-2018-00156 391 E09DB 1000 PA-2018-00156 391 E09DB 3200 DEATON TRUST AGREEMENT ET AL GHAVAM ABDOL H/JULIE A GREENWOOD HOLLIS TRUSTEE ET AL 726 LOWA ST 195 MORTON ST 442 HOLLY ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2018-00156 391 E09DB 2500 PA-2018-00156 391 E09DB 2800 PA-2018-00156 391 E09DB 9600 GROSKREUTZ DEBYRA JOAN ! HAWKINS JOAN M HENRY BETTIE H TRUSTEE FBO 183 HARRISON ST 211 HARRISON ST 4075 CEDAR LN ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97501 I I ~ PA-2018-00156 391 E09DB 2700 PA-2018-00156 391 E09DB 1700 PA-2018-00156 391 E09DB 1600 HILL ADRIENNE J HOWSER CAROL L TRUSTEE ET AL KELLER KATHRYN S 667 WALNUT 34 SE 52ND AVE 200 HARRISON ST ASHLAND, OR 97520 PORTLAND, OR 97215 ASHLAND, OR 97520 i PA-2018-00156 391 E09DB 3000 PA-2018-00156 391 E09DB 9501 PA-2018-00156 391 E09DB 800 LAMBERT CHRYSTEN LIGON WILLIAM C/JANET MEENGS JOHN PAUL TRUSTEE ET AL PO BOX 3534 11211 TAKILMA RD 633 IOWA ST ASHLAND, OR 97520 ASHLAND, OR 97520 CAVE JUNCTION, CA 97523 PA-2018-00156 391 E09DB 801 PA-2018-00156 391 E09DB 9700 PA-2018-00156 391 E09D61500 MORGAN MILTON E/MELCHERT- MORRIS MICHAEL L JR/LAUREN D NEHRBASS KATHRYN TRUST ET AL MORGAN PRISCILL 724 IOWA ST 208 HARRISON ST 765 IOWA ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHI ANn OR 9759 PA-2018-00156 391 E09DB 11100 PA-2018-00156 391 E09DB 1800 PA-2018-00156 NEWMAN JOHN-PAUL PEYTON CANDICE E/ROBERT L ROGUE PLANNING AND DEVELOPMENT 756 IOWA STREET 1068 OLD HWY 99 S 1424 S. IVY STREET ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97501 PA-2018-00156 391 E09DB 2400 PA-2018-00156 391 E09DB 2900 PA-2018-00156 391 E09DB 1102 SAADAT FLORA L TRUSTEE ET AL SEARS CHRISTINE E SHEADEL BRIAN RIVICTORIA L 95920 SUNDOWN DR 661 IOWA ST 164 HARRISON ST BROOKINGS, OR 97415 ASHLAND, OR 97520 j ASHLAND, OR 97520 PA-2018-00156 391 E09DB 9800 PA-2018-00156 391 E09DB 2600 PA-2018-00156 391 E09DB 11001 SHREWSBURY LAURENCE/LAURA SLAPNICKA ELDEN R TRUSTEE SPEAR JOAN T TRUSTEE FBO 710 IOWA ST PO BOX 1313 744 IOWA ST ASHLAND, OR 97520 TALENT, OR 97540 ~ASHLAND, OR 97520 PA-2018-00156 391 E09DB 900 PA-2018-00156 391 E09DB 1101 PA-2018-00156 391 E09DB 1200 TURNER ERIC E WALLBANK ERIK A TRUSTEE ET AL WETZEL PHYLLIS M 523 TERRACE ST 162 HARISON ST 725 IOWA ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 if 09L9alejdwajAany ash I 043 dn-dod asodxa of aull buole puag I sajeldwa}/woe bane ol oO ; stage, ssaJppy®Iaad Rse3 I ®09 LS IIAH3AV I i 09LS Aa^ylNegeJ aizasipln i ©dn-dod pJogaJajJa!anaJ ap uge ampq el a za!idad t slualed/woa'Ame :led s4I,ege6/e:)•AJ9ne e zaIIV ®Iaad Ase3 assaipe,p saganbl13 PA-2018-00156 391 E09DB 9500 PA-2018-00156 391 E09DB 9502 208 HARRISON WINTER THOMAS A TRUSTEE WOOD DAVID WNILMA M SILVA NOC 1/29/2018 634 IOWA ST j 646 IOWA ST 32 ASHLAND, OR 97520 ASHLAND, OR 97520 ' j ! I I: I , E II i I I it 09L99le!dwalN9^yasn , ,a6P3dn-dodasodxaolau!!6uo!epuas ; 09 LS "Ad saaeldwaj/wo~•tiane o; o0 ; slage-I ssaippd®laad ~%se3 , ® 1 I I I ~I I { I I I I ~ I I .e ry ~ I II ~ I It I ~ I. I, i f I I I iI I I ;I E : , [ 1 I 009-6 R I Q_ 102 ofti r h ~ ' t onz Wit j .I t t i owl E ; fack I OHL r . t i "PT I~ t" + C 1 i~ r F, , I ~ rn7_ r j i Planning Division ONING PERMIT APPLICATION C j r4 o F 51 Winburn Way, Ashland OR 97520 FILE # -ASMAN D 541-488-5305 Fax 541-488-6006 DESCRIPTION OF PROJECT- 1 t DESCRIPTION OF PROPER T Y Pursuing LEED®Certi )cation?_ YES NO Street Address - % ~ aGo s~ Assessor's Map-No. 39 1 E Tax Lot(s) V500 Zoning Comp Plan Designation DO N AK) AP-PLICANT Name r iLa Phone LW Mail aj)j t,~C~IAA f21 nrl l 6 Address-11423A 1- City h A~ Zip PROPERTY OWNER Name j6A, I 1 V Phone E-Mail Address i fish city A,,j11 _ Zip 01 -7 Z SURVEYOR, ENGINEER; ARCHITECT, L,ANDSCA`P9E ARCHITECT OTHER- Title Ei rk'l Name Bt SAC - x/00 Phone 6,5W-~ 1® 009, E-Mail L Address city Zip Title Name Phone E-Mail f Address City Zip 1 hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects, true and correct. 1 understand that aii-property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes-full responsibility. I further understand that if this request is-subsequently contested, the burden will be on me to- establish: 1) that l produced sufficient factual evidence at the hearing to support this request, 2) that the findings of fact-furnished jusfifies the granting of the request, 3) that the findings of fact furnished by me are-adequate; and further 4) that all structures or improvements are properly located on the ground, -Failure in this-regard will result most likely in not only the request being set' aside, but also possibly in my structures being built-in reliance thereon being required to be remove at my expense. If I have )any-doubts, l am advised to seek competent professional advice and assistance. App icanfs Sdd6ature Date As owner of the property involved in this request, / have read-and understood the complete application and its consequences to me_as_a property owner. n~v roedy QW er's Signafurfe (required) Date [To be completed by City Staff) Date Received Zoning Permit Type Filing Fee $ OVER G.Amo -dev\planningTors &HandoatsVZ ning Pemdt AppGcation.doc ROGUE PLANNING G DEVELOPMENT SERVICES, LLC Site Design Review for Accessory Residential Unit 208 Harrison Street January 19, 2018 Site Review approval for an Accessory Residential Unit within a Existing structure at 208 Harrison Street Subiect Property Property Address: 208 Harrison Street Property Owner: Kathryn "Kate" Nehrbass 208 Harrison Ashland, OR 97520 Planning Consultant: Amy Gunter Rogue Planning & Development Services 1424 S Ivy Street Medford, OR 97501 Building Designer / Draftsman: Bruce VonAlton Yreka, CA 503-739-0199 Map & Tax Lots: 39 1E 09DB: Tax Lots: 1500 Zoning: R-2 Adjacent Zones: R-2 Page 1 of 11 Request: A request for a Site Design Review Permit for an accessory residential unit (ARU) in the R-2 zone. The proposed ARU is within the existing converted garage that is adjacent to the existing single-family residence. A Conditional Use Permit to expand the non-conforming structure is also required. The existing structure is 4.5-feet from the north property line, the request is to continue this non-conforming setback. Site Description: The subject property is on the east side of Harrison Street near the intersection of Harrison and Iowa Streets. The lot has 62.98 feet of frontage on Harrison and extends 111.76-feet to the east. I l: fsfav PARCEL. t f T1W.t~ M 1 I r •t71i[. 7J' to 5~ fJ 19199 " zs-i n i fftJa' t M11'3a'l, y.a' Volurwl r str _W)ss' a 3 r, ~ Y ' I~ ~ ~ ~ awr3lai I f f PARCEL 2 i~ ' w fi Zl E 4 7430 SF is A - r 21 lam r ~ PC i 1ttU`'~" \ Q I r±4 untni ~~@• DETAIL tl, ' r~ 1 R e'er a wtsae] i, 0.1t VaT 1 WS4 W KAM" rT Mot fl urkrfros. ~ ~ ~ -s.. 1 .-aaM! 3 pnrFPHl btri We IOWA, STREET PARCEL 3 i f ~ 8374 SE s t ~ P frn-w m+Inmm1 !/a` ir4x (.f14 1" t !wn u1$`tp'C, x.11' Drl~n iF ane.¢ ~ f t 's0 l i.iYi" ) a' t&Y1: d+'i IIf-7l+ )710 : The property is 7,038 square feet in area and is zoned R-2, Low Density Multi-Family Residential. The properties in the immediate vicinity are also zoned R-2. The property is occupied by an approximatly 1,056-square foot, single-story residence with an unfinished basement. The residence was constructed in or about 1924. According to the Historic Resources inventory, the Milton-Freely House is a Historic Contributing structure in the Siskiyou-Hargadine Historic Distict. There is a converted garage structure to the north of the residence. The 222-square foot garage structure was converted by the previous property owner into an office space. The site has a nicely landscaped rear yard area with large decks that provide access to the rear yard. There are smaller stature fruit trees in the rear yard and a larger stature Walnut Tree. Page 2 of 11 The property slopes approximately four percent downhill to the north. The property is subject to solar setback standard B (30 / .405 = 74.07' lot width required for standard A lot, lot is 62.98). Parallel to the rear property line, a mapped "creek" is culverted underground. It is daylighted on adjacent properties but culverted at the rear of 208 Harrison Street. The has a two-vehicle driveway near the north property line. The driveway is accessed via a narrow curbcut. Harrison Street has a curbside sidewalk along the frontage of the property. Pr®p®sal: The proposal is to add 176-square feet to the rear of the existing, 288-square foot, converted single- vehicle garage. The addition allows for the installation of a bathroom, a small kitchen and an exterior accessed laundry room that will be used by both the main house and the ARU. The French door entrance facing Harrison Street will be retained. This structure is less than six-feet from the north property line, with a four and one-half foot setback. The proposal includes a request to add the new addition to the existing non-conforming setback. This is requested for a number of reasons. Off-setting the wall by 1.5-feet would reduce the square footage of the small addition by nearly 20-square feet. Also, with the small space, the off-set creates an awkward wall configuration on the interior. The proposed addition is architecturally consistent with the historic home and the existing structure. The ease and cost of construction is lessened with straight lines, the property owner is on a fixed budget and even minor expenditures can have a substantial negative impact on the project feasibility. The separation between the existing structure and the residence is three-feet, three-fourths of an inch, this separation is pre-existing and will be retained. The proposed addition does not alter the separation between buildings. The property has an existing, 17-foot wide driveway. This provides for two parking spaces required for the primary residence. The driveway curbcut and apron at Harrison Street is less than the minimum standard curbcut width. The driveway will be widened to provide better site access for the two vehicle parking spaces in the driveway. The proposed 398-square foot ARU requires an additional vehicle parking space. This space is requested as an on-street parking credit on Harrison Street. A new, sheltered bicycle parking space will be provided on the inside of the new fence for the ARU. The space will be surfaced and covered in accordance with the code. The primary resident is a senior. The bicycle parking has been and will continue to be provided under the deck at the rear of the primary residence. This is where the access to the basement is located in a secure location on the property. AMC 18.43.070.C., Bicycle Parking allows for recognition of senior housing as a use. This requires one space per eight dwellings. With the new, development impact providing adequate bike parking, the proposed development and existing bicycle parking location appear to conform with the standards. Page 3 of 11 The primary residence and the proposed ARU are oriented towards Harrison Street. Each unit has access to the spacious deck and lawn area at the rear of the property. A 126-square feet of deck area is proposed for the use of the tenant of the ARU, that tenant will also have access to the large rear yard and garden area. The deck and yard areas exceed the minimum open space requirement of 563-square feet. The proposed addition for the ARU is architecturally compatible and the use of the structure and the addition will not detract from the historic contributing residence on the site. 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 and the applicant's responses are in Calibri font. i Page 4 of 11 CRITERIA 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 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. The subject property is in the low density, multi family residential (R-2) zone. The 7,038-square foot lot area exceeds the minimum lot area in the zone. The lot area is less than the minimum lot area for two units in the R-2 zone. The code allows for units less than 500-square feet as accessory residential units in the R-2 zone when the lot is less than the minimum lot area. The existing setbacks for the structures, coverage areas, parking, utilities, landscaping, building orientation, architecture are pre-existing on the property. 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. A. R-1 Zone. Accessory residential units in the R-1 zone shall meet the following requirements. 1. One accessory residential unit is allowed per lot, and the maximum number of dwelling units shall not exceed two per lot. One accessory residential unit is proposed. 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 is zoned R-2 but is has less area than required for a two-unit development. 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 398-square foot ARU is less than 50 percent of the GHFA of the 1,056- square foot primary residence. 4. The proposal shall conform to the overall maximum lot coverage and setback requirements of the underlying zone. Page 5of11 Property complies with lot coverages for the R-2 zone. The maximum allowed lot coverage of the 7,038-square foot parcel is 4,574.7 square feet (65 percent). The proposed development of the property creates 2,835-square feet of impervious surfaces. 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. Adequate parking areas exist on the property to accommodate the required number of parking spaces. Two vehicle parking spaces are provided for in the driveway and one on- street credit is requested. The two vehicle parking spaces are more than eight feet from the proposed ARU. B. Zone. In addition to the standards in subsection 18.2.3.040.A, accessory residential units in the RR zone shall meet the following requirements. The property is in the R-2 zone. C. R-2 and R-3 Zones. Accessory residential units in the R-2 and R-3 zones shall meet the standards in subsection 1 8_-.- , 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 proposed accessory residential unit is less than 50 percent of the GHFA of the 1,056-square foot primary residence. B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). The property is within the Siskiyou-Hargadine Historic District. The proposed addition to the existing structure will not have a negative impact on the historic contributing structure on the site. The materials proposed for the addition to the rear of the existing structure are proposed to match the existing structure is dimension, finish and material type. The proposed addition is to the rear of the historic structures. The height, sideyard setback, roof pitch, roofing material and all proposed to match the existing structure. C. Site Development and Design Standards. Page 6 of 11 The existing site development generally complies with the applicable Site Development and Design Standards of part 18.4. The trash / recycle area will be provided between the building and the parking area behind a screening fence and not visible to the public street. More than eight percent of the site is available as open spaces for the use of the residents. There is a 126- square foot deck attached to the proposed ARU. There is approximatly 900 square feet of porch and deck for the primary residence. The large rear yard is nicely landscaped with mature trees and a garden. These areas exceed the minimum recreation areas of 563-square feet in area. Building Orientation. Building Orientation to Street. Dwelling units shall have their primary orientation toward a street. Where residential buildings are located within 20 feet of a street, they shall have a primary entrance opening toward the street and connected to the right-of-way via an approved walkway. The front door of the ARU faces Harrison Street. A walk way connects the front entrance of the residence to the public sidewalk. 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 present between the building and the street. Build-to Line. Where a new building is proposed in a zone that requires a build-to line or maximum front setback yard, except as otherwise required for clear vision at intersections, the building shall comply with the build-to line standard. There is not a build-to or maximum setback line in the R-2 zone. Building Materials. Building materials and paint colors should be compatible with the surrounding area. Very bright primary or neon-type paint colors, which attract attention to the building or use, are unacceptable. The building materials will match the existing structure and are compatible with the surrounding area. 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. There are well established "street" trees directly behind the sidewalk along the front property line. There are three deciduous trees and two conifer trees leaving no for new street trees. Page 7 of 11 Landscape / Tree Protection: The yard area is nicely landscaped with established trees on the site. Tree protection fencing with six-foot chain link panel fencing is proposed along the dripline of the trees in the rear yard. The trees in the front yard of the primary residence will have orange construction net or something similar to protect these trees. The project is small in scope in the impacts near the trees are from deck footings and not foundation installation, lessening the construction impacts. 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 and presently service the SFR and the ARU. Water, sewer and storm drainage will be connected to the existing system. A separate electric service and meter for the ARU will be installed. Harrison Street is a neighborhood street. It paved with curb, gutter and four foot curbside sidewalk along the frontage of the property. The property is served by a narrow curbcut that leads to the two-vehicle driveway. The curbcut will be widened to the standard curbcut width to provide better access to the two parking spaces within the driveway. 18.5.4.050 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 proposed ARU use is in conformance with the R-2 zoning district. Accessory Residential Uses are allowed and encourage the development of residential uses in the zone. The existing converted garage structure does not comply with the six-foot side yard setback in the zone. The structure is 4.5 feet from the north property line. The proposed addition extends the existing structure along the north property line and requires a conditional use permit to continue the non-conforming setback for the new addition. The structure is separated from the existing SFR by less than the separation requirements found in current codes. The separation between the structure and the side yard setback are pre-existing non-conforming. The existing side yard setback will be retained and continued with the proposal but not reduced. The separation between buildings is not impacted by the proposed addition. 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. Page 8 of 11 Adequate city facilities exist and presently service the SFR and the ARU. Water, sewer and storm drainage will be connected to the existing system. A separate electric service and meter for the ARU will be installed. Harrison Street is a neighborhood street. It paved with curb, gutter and four foot curbside sidewalk along the frontage of the property. The property is served by a narrow curbcut that leads to a two-vehicle driveway. The curbcut will be widened to provide better access to the two parking spaces within the driveway. 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, bulls, and coverage. The proposed addition is similar is scale, bulk and coverage. The proposal complies with the Maximum Permitted Floor Area in the historic district. The total area of the residential units is 1,278 square feet. This is less than the allowed 2,273 square feet. The proposed 40.7 percent lot coverage area is substantially less than the maximum allowed of 65 percent 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 proposed unit is small, the units is within walking distance of many of the City's amenities including the grocery store, the library, downtown, the University and the #10 bus route of the RVTD. c. Architectural compatibility with the impact area. The property is occupied by a late 19th/20th century American Movement craftsman style bungalow. The structure retains significant relationship to the original design and is historically contributing. The small gable former garages front fagade will remain as is and retains its relation to the original design. d. Air quality, including the generation of dust, odors, or other environmental pollutants. Not impacted by the proposed development. e. Generation of noise, light, and glare. Generation of the noise, light and glare will not be impacted by the proposed addition that has less of a setback than required. There are no windows proposed on the wall where the addition is located and the Page 9 of 11 noise, light and glare along the property line will not be impacted. The windows on the structures north side are pre-existing and are screened from the property line by the existing fence. f. The development of adjacent properties as envisioned in the Comprehensive Plan. The proposal will not have an impact on the adjacent properties. Page 10 of 11 Historic Resources Inventory 319.00 Survey #520 MILTON FRALEY HOUSE 208 HARRISON ST STYLE: LATE 19TH/20TH C. AMERICAN Mov.: BUNGALOW, CRAFTSMAN; 1924 391E09DB 1500/1401 HISTORIC CONTRIBUTING This structure was built in 1924 after Milton J. Fraley purchased the lot from W. P. Moore (JCD 150:490). In January 1925 the local newspaper reported the house as almost complete. Sometime after 1942 the house was sold to William Beagle, a rancher who previously lived on Oak Street. He retained ownership and resided here at least through 1948 although by 1949 the house was owned by Lorena A. McNair (Probate Journal 67:214). A separate tax lot [1401], currently vacant, was created at the rear of the property but remains under common ownership. The Fraley house is a single story volume comprised of several intersecting gables. A small projecting porch canopy is supported by massive brackets, similar in character to those of the Elder House to the south and possibly indicating a common contractor or designer. The Fraley House retains original siding, windows, trim and other detail. A small gable garage is located to the rear of the property. The Milton Fraley House effectively relates its original design and appearance during the period of historic significance. Page 11 of 11 r ~7 ~rCNAI~~K~E~C~ . _ P k ~ ~~/~~~M~'I"~ _ / ~m~l ~6w.6n'~.~ ""x'w"~'" ~i~ ~ •wpw" `~~V ~ ( ~~r~'8`i~,~+`o {~$~"~"~'v ~en ap f~ ~C~ ~vv -T j` 11 f Y° ( the A<D ~-eA '~l r 10, ;V'o Fli~ <1 ~,rgIh~~ IM` w @ 14 (4IIi AOr°IrI~a m) 4 r r7y` ~4~`~. y b t'` i~° w i , i 5*,^I `1 I ~ ✓ ~ L/~~}~"~ y ~ (S1 0` ~ ~r~ S+ 14 t:> 1 m re, - 51 vv Ir Ty" 176 Ip-1 go f `df ,;``B Pn',n I\ < ~~r✓ ffi y~ sm ~ # i E-~ 0 Cpl- Ti r o) ~ i4vr GPI ro-I . 1"I r) i e A " -4j p T. ~ LN ~ r A. T . - _ 50 n I~ 44. te-,> to rr 142 A-H e"r VTIN OIL P f f Y y I I ~ ~oV U VIN _ 1 0- IEEE: k. \Y iK. q t r u A 4 Pl- .arc r .T VAT I N f~si i 4 ( { e d dam` StsP r - Efli a IE1 r q~ , f f t v ~p P ~ t ~bv t i r Job Address: 208 HARRISON ST Contractor: ASHLAND OR 97520 Address: C A Owner's Name: KATHRYN NEHRBASS C Phone: P Customer 09615 N State Lie No: P KATHRYN NEHRBASS I- City Lie No: L. Applicant: 208 HARRISON ST R Address: ASHLAND OR 97520 A C c Sub-Contractor: A Phone: T Address: N Applied: 01/22/2018 T Issued: Expires: 07121/2018 Phone: State Lie No: Maplot: 391 E09DB1500 City Lie No: DESCRIPTION: Site Design Review, Accessory Residential Unit VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount CUP Accessory Residential 680.00 Residential Site Review 1,046.00 CONDITIONS OF APPROVAL COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.onus CTY OF Inspection Request Line: 541-552-2080 I ,S'K'K LAND I`! it 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: $ 1,726.00 $ 1,726.00 or local laws, ordinances, or regulations rests solely with the applicant. Sub-Total: $ 1,726.00 Fees Paid: $ 1,726.00 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 -ASH LAN tee, - -d Date: 1/23/2018 Receipt Number 00031751 Applicant: KATHRYN NEHRBASS Account Number: 09615 Type: CHARGE Description: 208 HARRISON Permit Number Fee Description Amount PA-2018-00156 CUP Accessory Residential 680.00 PA-2018-00156 Residential Site Review 1,046.00 Total: 1,726.00 u A„ HLW COMM DEV 20 E MAIN ST ASHLAND, OR 975202735 011/23/2018 08:36:21 CREDIT CARD MC SALE Card # XXXXXXXXXXXX0039 SEQ 1 Batch 1263 INVOICE 1 Approval Code: 086322 Entry Method: Manual Mode: Online Avs Code: NYZ SAIE AMOUNT $1726,00 CUSTOMER COPY Community Development Tel: 541/488-5305 20 E. Main Street Fax: 5414488-6006 Ashland, Oregon 97520 TTY: 800/735-2900 t www.ashland.or.us II ~I CITY OF ASHLAND Planning Department _ 51 Winburn Way Ashland, OR 97520 lr~jI t it 541-488-5305r Ashland Historic Commission Design Review Form Applicant y Virg A IPIZM, Date ` . 7, zoo Address Proposed Action 5wt !kM 171UVt C3 't 0 J~ (e e ® Commercial esidential 13 New Construction ® Changes to Existing Structure Historic Review Board Comments: tpes s Pal ~r~~ 1~t 1 In the spirit of protecting the historic design and compatibility of your project, if you wish to amend your building plan in order to apply any recommendations of the Historic Review Board, we encourage you to prepare an addendum and resubmit it to the Building Department. &,~7,k Applicant Signature Historic Review B and ignature G:lcomm-devlplanninglCommissions $ CommitteeslHistonc CommissionVAisc Admin-FORMSMesign Review Form.doc 12/13/2007 i i Historic Commission Review Checklist Walls - Surface materials (siding to be used); Profile (width, thickness of siding); Finish (rough, smooth, paint stain) I ® Roof - Pitch; Height; Form/Type (mansard, hip, gable) and Materials (shake, comp) Windows - Materials (wood, metal, clad); Type (double hung, casement, fixed, bay); Style (Queen Anne, Palladian); Trim (Shutters, molding, sills, pediments); Sizes (Window schedule); Glass (clear, frosted decorative); Arrangement and number of windows Doors and Main Entry - Materials (wood, metal, clad); Style; Trim (framing, sidelights); Sizes; Hardware Chimneys - Material (brick, faced with siding); Height/width; Functional or decorative; Style Porches, Decks, Stairs - Materials; Dimensions; Scale in relation to structure; Supports (posts, columns); Trim (railings, brackets, balustrades) Foundation - Exposed; Material Color - Paint, stain, natural Orientation of Structure to Site - Height; Scale; Symmetry/Harmony; Relationship/Compatibility to neighborhood and adjoining/surrounding buildings ® Other Design Details - Signage (materials, type, illumination); Fences, Walls; Exterior Lighting; Outbuildings (gazebos, garages, guesthouses); Driveways, sidewalks, Parking Area Aesthetics; Miscellaneous (columns, domes, quoins, ornamental trim); Landscaping; Setback of structure (relationship to neighboring buildings); Orientation of Main Entrance Historical Precedents - Architectural style and period of structure/fagade; Reference to existing or previous Ashland buildings; Removal or change of historical elements Meter Placement - Size, location The purpose of the following guidelines is to ensure the proper use of materials and details within the Historic District: ® Be sure the remodeled portion's exterior wall finish matches the existing or original material.,, ® Design window additions to duplicate existing or original windows. ® Design the roof on additions or remodels to have the same pitch as the original roof. Extend the ridge lines where possible. On one-story rear additions, shed roofs are acceptable. ® Match the style of any porch or entry addition at the front of the structure to the original or existing style. ® Match colors of any additions to the colors used on the existing exterior. ® Try to rehabilitate and restore as many features as possible. ® Sawn shingle and, for economy, composition roofs are preferred. Asphalt shingles, which match existing color and texture, are acceptable. Shake shingles, tile and metal roofs are not compatible with most architectural styles in Ashland's historic districts. ® Diagonal and vertical siding is not compatible in most cases. ® Imitative materials such as asphalt siding, wood textured aluminum siding or artificial stones are not compatible. ® Any detached structures should be compatible with the existing building and conform to the above guidelines. ® Styles of other eras or locales, such as Tudor and Western style, are to be avoided. G:lcomm de4lanninglCommissions & CommitteeslHistoric CommissionNisc Admin-FORMSMesign Review Form.doc 12/13/2007 i The comments of this pre app are preliminary in nature and subject to change based upon the submittal of additional or different information. The Planning Commission or City Council are the final decision making authority of the City, and are not bound by the comments made by the Staff aspart of thispre-application. ASHLAND PLANNING DIVISON SITE: 208 Harrison St PRE-APPLICATION CONFERENCE APPLICANT: Amy Gunter, Rogue Planning COMMENT SHEET December 20, 2017 OWNER: Kate Nehrbass REQUEST: Site-Design Review for an Accessory Residential Unit PLANNING DIVISION COMMENTS This pre-application conference is intended to highlight significant issues before the applicant prepares and submits a formal application. Summary: The proposal requires a Site Design Review for an Accessory Residential Unit. In order to meet criteria of approval, there may need to be some modification to identify requisite bike parking, and identification of a trash and recycling area. : SITE DESIGN REVIEW The application must address the following criteria and standards from Ashland Municipal Code (AMC) 18.5.2.050 for a Site Design Review approval for residential development. 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. o The property is zoned Multifamily Residential (R-2) and the application must demonstrate that the site and proposed accessory residential unit meet the requirements of AMC 18.2.5.030. Given the lot is in excess of 7000 sq.ft. it allows 2 multifamily dwellings as its base density. 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 and Design Standards of part 18.4, except as provided by subsection E, below. o Streetscape: One street tree chosen from the street tree list is required to be planted for each 30 feet of frontage for that portion of the development fronting the sheet pursuant to AMC 18.4.4.030.E. The property frontage shows adequate trees currently exist. o Parking: The preapplication materials indicate two parking spaces to be located adjacent to the north property line on the Harrison Street frontage where currently one parking space and the trash/recycling area are located. To provide access to these spaces the non- conforming curb cut will need to be widened and improved with a driveway apron and curb 1135 Feign St. August 8`2017/ds Page 1 z i I cut through approval by the Public Works department. As detailed in AMC 18.4.3.080.A.3, parking complying with this section would need to be placed entirely on the private property, and not extend into city street right-of-way. Please show the property line relative to the proposed parking spaces. An on-street parking credit for the ARU appears to be available The proposed displacement of the current trash can area to accommodate an additional on-site parking space will necessitate showing where trash and recycling will alternatively be located o Bicycle Parking: Two sheltered bicycle parking spaces will need to be provided. This equates to one inverted "U" rack installed and covered according to the standards of the code. Show designated covered parking area on the formal application siteplan. o Open Space: Residential projects that are subject to Site Design Review are required to provide an area equal to at least eight percent of the lot area for open space for recreational use by the tenants of the development. Areas covered by shrubs, bark mulch, and other ground covers that do not provide suitable surface for human use may not be counted towards this requirement; patios, decks, porches and similar areas may be included provided that they provide an adequate dimension to enable recreational use (i.e. placement of a table/chairs or barbecue, etc.). o Landscape Plans: The final application submittal will need to include size- and species- specific landscape plans demonstrating compliance with the landscaping standards. An irrigation plan can be deferred until the building permit submittal. o Tree Preservation/Protection: All planning actions are required to include a tree preservation/protection plan to ensure that trees are protected during site disturbance (including demolition, construction, driveway/parldng installation, staging of materials, etc.) This plan is supposed to address all trees on the property over six-inches in diameter at breast height (d.b.h.) and all trees that are located on adjacent properties within 15 feet of the property line as well, including any existing street trees. If site changes or building modifications are not proposed, the tree preservation/protection plan is not required. o Tree Removal Permit: A tree removal permit is required for the removal of any trees 18- inches diameter at breast height (d.b.h.) or greater. (Dote: The approval authority can require that existing trees or other natural features be retained as part of Site Design Review.) o Trash and Recycling: Identify the designated Trash and Recycling area on the formal application's site plan. o Riparian setback: The intermittent stream in the rear yard of the subject property is piped. The minimum 30' riparian setback from the centerline of the stream can be reduced by 50%, as such the formal application shall demonstrate that there is no construction activity proposed within 15 horizontal feet of the piped stream or upon any designated easements. 208 Harrison St. Pre-App. December 20, 2017/bg Page 2 i I I% o Solar Ordinance: The addition to the rear of the existing garage shall demonstrate that it complies with Solar Standard B. j o Sideyard Setback: The addition to the existing garage extends anon-conforming sideyard setback (4'5" instead of the requisite 6'), which would require a variance to the setback requirements. 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. Procedurally: A building permit to add the accessory residential unit, including a separate electric meter, any required fire separation, kitchen cooking facilities, and required landscaping and irrigation will need to be obtained, and any applicable fees and charges - including System Development Charges for a new unit - paid, prior to occupancy of the new unit. OTHER ORDINANCE REQUIREMENTS No comments. OTHER CITY OF ASHLAND DEPARTMENT COMMENTS BUILDING: No comments at this time. Please contact the Building Division for any building codes- related questions at 541-488-5305. i CONSERVATION: For more information on available water conservation programs, including any available appliance rebates or assistance with landscaping and irrigation system requirements, please contact Water Conservation Specialist Julie Smitherman of Conservation Division at 541-552-2062 or via e-mail to julie.smitherman@ashland.or.us . For information on any financial or technical 208 Harrison St. Pre-App. December 20, 2017/bg Page 3 i S assistance available for the construction of Earth Advantage/Energy Star buildings, please contact Conservation Analyst/Inspector Dan Cunningham at 541-552-2063 or via e-mail to dan.cunnin hg am@ashland.or.us ENGINEERING: The Ashland Engineering Department has no comments at this time. Please contact Karl Johnson of the Engineering Division for any Public Works/Engineering information at 541-552-2415 or via e-mail to karl.johnson@ashland.or.us . FI : The Ashland Fire Department had no comments regarding this pre-application. Please contact Ralph Sartain from the Fire Department for any Fire Department-related information at 541-552-2219 or via e-mail to shepherd@ashland.or.us . WATER AND SEWER SERVICE: If the project requires additional water services or upgrades to existing services the Ashland Water Department will excavate and install in the city right of way all water services up to and including the meter on domestic and commercial water lines. If a fire line is required the water department will only install a stub out to the location where the double check detector assembly or reduced pressure detector assembly complete with a Badger brand cubic foot bypass meter should be placed in a vault external to the building. The vault and the DCDA or RPDA device housed in it are the responsibility of the property owner and should be placed at the property line. Fees for these installations are paid to the water department and are based on a time and materials quote to the developer or contractor. Meter sizes and fire line diameters will need to be provided to the Water Department at the time of a quote being requested. The Ashland Water Department is also requiring new projects to comply with all current cross connection rules and regulations, this may require backflow prevention devices to be placed at the potential hazard or just behind the meter or connection for premises isolation depending on the degree of hazard, type of intended use of the facility or even the geographical location of the building or facility. Please contact Steve Walker at 541-552-2326 or walkers@ashland.or.us to discuss the intended use of the facility or property and any potential cross connection hazards associated with it or for any questions regarding water connections. ELECTRIC SERVICE: Please contact Dave Tygerson in the Electric Department for service requirements and fee information. An accessory residential unit will require its own separate electrical service. Dave can be reached at 541-552-2389 or via e-mail to ty eg rsod@ashland.or.us . PROCEDURE Site Design Review for Accessory Residential Units are subject to a "Type I" procedure which includes an administrative decision made following public notice and a public comment period. Type I decisions provide an opportunity for appeal to the Planning Commission. 208 Harrison St. Pre-App. December 20, 2017/bg Page 4 APPLICATION REQUIREMENTS Submittal Information. The application is required to include all of the following information. a. The information requested on the application form at http://www.ahland.or.us/Files/Zoninq%20Permit%2OApplication.pdf . b. Plans and exhibits required for the specific approvals sought (see below). c. A written statement or letter explaining how the application satisfies each and all of the relevant criteria and standards in sufficient detail (see below). d. Information demonstrating compliance with all prior decision(s) and conditions of approval for the subject site, as applicable. e. The required fee (see below). The Ashland Land Use Ordinance, which is Chapter 18 of the Municipal Code, is available on- line in its entirety at http://www.ashland.or.us. (There's a green Municipal Code quick link button near the bottom of the page on the right) Written Statements Please provide two copies of a written statements explaining how the application meets the approval criteria from the sections of the Ashland Municipal Code listed below. These written statements provide the Staff Advisor or Planning Commission with the basis for approval of the application: o Site Design Review AMC 18.5.2.050 o Accessory Residential Units AMC 18.2.3.040 Plans & Exhibits Required Please provide two sets of exhibits (plans or drawings) addressing the submittal requirements from the sections of the Ashland Municipal Code listed below. These exhibits are used to copy the Planning Commission packets and for notices that are mailed to neighbors. Please provide two copies on paper no larger than 11-inches by 17-inches and reproducible copies that are drawn to a standard architect's or engineer's scale. o Site Design Review: AMC 18.5.2.040 o Tree Protection Plan (if applicable): AMC 18.4.5.030 o Tree Removal (if applicable): AMC 18.5.7.030 r I° FEES:, ARU Site Design Review (Type 1): $680 208 Harrison St. Pre-App. December 20, 2017/bg Page 5 i NOTE: Applications are accepted on a first come-first served basis. All applications received are reviewed and must be found to be complete before being processed or scheduled at a Planning Commission meeting. Applications will not be accepted without a complete application form signed by the applicant(s) and property owner(s), all required materials and full payment. Applications are reviewed for completeness in accordance with ORS 227.178. The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission meeting. For further information, please contact: December 20, 2017 Brandon Goldman, SeniorPianner Date City of Ashland, Department of Community Development Phone: 541-552-2076 or e-mail: nbrandon.goldman@ashland.or.us 208 Harrison St. Pre-App. December 20, 2017/bg Page 6 i , C I T Y F Planning Division 51 Winburn Way, Ashland, OR PRE-APPLICATION CONFERENCE APPLICATION ASHLAND 97520 I DESCRIPTION OF PROJECT Project Description r Mko( APPLICANT Name , V_l PhoneF)dI t%; E-Mail o U' . . ~CA0^:/1 61, ,pi's i Address City h rte- Zip PROPERTY OWNER Name 44 . r? ap Day Time Phone -f 1 0-1 I L Address , _ fiur I', <,-,1 City h Zip CA -1 DESCRIPTION OF PROPERTY Street Address & iA~,. Assessor's Map No. 391 E Tax Lot(s) SUBMITTAL REQUIREMENTS To request a pre-application conference, submit this form with two sets of scalable plans, one large format 24"x36" and one no larger than 11"x17'. Include the following information plus your submittal fee of $136.00 (check, Visa, MasterCard or cash accepted): 1. Completed Application. 2. Narrative - Provide a written description of proposal and request. (If in Historic District, provide pictures of existing structures, elevations of proposed structures and details of planned exterior design features and materials) 3. Site Plan - The site plan should contain all applicable elements in the Site Plan Checklist (see reverse) plus any other information pertinent to this proposal. The site plan will be checked to insure all applicable information is included at the time the pre-application date is set. 4. Additional information - Provide in the narrative or with the site plan: 1) Number of acres in development 2) Total gross square footage of all structures 3) Number of stories on each structure 4) Indicate number of and square footage of: a) Dwelling Units (include the units by the number of bedrooms in each unit - e.g. 101-bedroom, 25 2-bedroom, etc) b) Office Spaces c) Retail Units d) Other Spaces 5) Percentage of lot coverage by:; k a) Structures e) Landscaping b) Streets & Roads f) Number of parking spaces c) Parking Areas/Driveways g) Total square footage of landscaped areas, d) Recreation Areas h) Other pertinent information of the proposed development 5. LEED® Certification -Indicate whether project will be pursuing LEED® certification. 6. Submittal Fee I Pg.3 of 6 G1comm-de4lanningTorms & Handouts/Pre-Application Information Sheet Submittal Requirements_FY2017-18 i ROGUE PLANNING 6 DEVELOPMENT SERVICES, LLC November 13, 2017 i" PRE-APPLICATION CONFERENCE SUBMITTAL C Site Review for Accessory Residential Unit Subject Property Property Address: 208 Harrison Street Property Owner: Kathryn Nehrbass 208 Harrison Ashland, OR 97520 Planning Consultant: Amy Gunter Rogue Planning & Development Services 1424 S Ivy Street Medford, OR 97501 Building Designer/ Draftsman: Bruce VonAlton Map & Tax Lots: 39 1E 09DB: Tax Lots: 1500 Zoning: R-2 Adjacent Zones: R-2 Lot Area: 7,038 square feet Max Lot Coverage: 4,574 sf Maximum Permitted Floor Area: 2,273.3 sf 1 ROGUE PLANNING 8 OEVELGPMENT SERVICES, LLC Request: A request for a Site Design Review Permit for an accessory residential unit in the R-2 zone. The proposed ARU is within the existing converted studio space that is adjacent to the existing single-family residence. Property Description: The subject property is on the east side of Harrison Street near the intersection of Harrison and Iowa Streets. The lot has 62.98 feet of frontage on Harrison and extends 111.76-feet to the east. The lot is 7,038 square feet in area and is zoned R-2, Low Density Multi-Family Residential, The site slopes approximately four percent downhill to the north. The property is subject to solar setback standard B. The site is occupied by an approximatly 1,100-square foot one story with a basement. The residence was constructed in or about 1910. According to the Historic Resources inventory, the structure is historic contributing. There is a converted garage structure to the north of the residence. The garage structure was converted by the previous property owner to an office space. This structure is about 222 square feet. The site has a nicely landscaped rear yard area with large decks that provide access to the rear yard. Proposal: The request is to construct an addition of 176 square feet onto the rear of the garage structure and to convert this structure into a small, studio unit. A portion of the addition is for an "exterior" laundry room for the primary residence because their current laundry facilities are in the basement of the residence and the property owner has to go outside and down numerous stairs to access. The property is served by an existing, 17-foot wide driveway. This provides for the existing two parking spaces required for the residence. The addition of the ARU requires an additional parking space. This space is requested as an on-street j parking credit on Harrison Street. Covered bicycle parking will be provided under the decks at the rear of the structures. The parking in the driveway exists and there is not a five-foot wide landscape buffer along the property line. The existing residence and the existing garage is oriented towards Harrison Street. Each unit has access the spacious deck and lawn area at the rear of the property. The existing structure is less than six-feet from the property line. The proposal is to enlarge the non- conforming structure since it is so small, the offset of 1.5 feet is a substantial area in a less than 400 square foot structure. 2 ROGUE PLANNING D DEVELOPMENT SERVICES, LLC Additionally, the structure as existing has less than % the height of the building height separation. This is non-conforming issue as well. Thank you for your consideration. If any additional information is needed or if there are any questions, please feel free to contact me. Amy Gunter Rogue Planning & Development Services 541-951-4020 Amygunter.planning@gmail.com Attachments: A) Preliminary Proposed Site Plan B) Conceptual Elevations 3 ' A*NM, I--- (nNV) -.,Nfl J~VIIIXnV 01 /-lox '1T 1,7.0_ ~ 1U Q Z 9N N INI o ` Qafs~ 4,A~1 I ^ rf/ -n .,n C. 10 \t - d) ti -2 JAAN'V 70 -48 ! q _ NQ MI 111 1(1 ~ f 0 Y F `I ~ I 11 ~ 2i, 16 - (nN,v) RL,INr1 ~o V-: OL a _ / M 1= - m Q 0 0 i Z # P i i - Cn 'V1 -INn cal NaIgy ^No'2 ~ ~r r v ~jl r~ ~Q Q > ~u Lo M ii l 0 >ai i ~J 0 d , fta ~~1a~' hrid~N to V) -LiNn '~!J GI®Z 'f~ X70. • . x E,D Aw~1 R T 214 l~ . w Q. • ~ lIJ 4 §FM ` f L-_ ,y U Z: >Q ~..~Q• ~1 ~fi 5t'C~.l. ~~bG$ ~~dW (nNV) -LINE °~blLf`t~~41r~?a Ja~bi11X(1~I C71 Iy 7i~ l~py~~ _?VleiVJV ►ez I i IAL- tom , ° ~ ° N r NM - (n.-N,v) -LINn °~~IJ®N~~1~ 21 Jb.~~ll~11X(1d OJ f~► lei ~/~N~~ ? cYY~ _ N®r1.bn-3-14--~l H-L>J®N GIOT. 'I'S -L70. 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OXO r 2 All -2 4- ,T. 94 IQ - r e 4~6 p b ~l f u `r r y _ i -yam F i "i "-z w mArl g 9 r P5 vv 4 , 4(. ; e . - 14) 11~i g q , a~ 6L q- 0 U T H, a -27 ~ A r i -2 kl a g xId " Old er, .gig - 6 IR e iF:--, F T b ~ F T u ; vr- T Y w rn_ _ Mid, _ '4 r r T a la I l X11 4 a~; _ ~ l Job Address: 208 HARRISON ST Contractor: ASHLAND OR 97520 Address: A Owner's Name: KATHRYN NEHRBASS 0 Phone: Customer 09615 N State Lic No: KATHRYN NEHRBASS l9 City Lic No; L Applicant: 208 HARRISON ST Address: ASHLAND OR 97520 A C c Sub-Contractor: A Phone: T Address: N Applied: 11/13/2017 0 T Issued: Expires: 05/12/2018 Phone: State Lic No: Maplot: 391 E09DB1500 City Lic No: DESCRIPTION: Pre-App scheduled for December 20, 2017 @ 2:00 pm Site Review for an Accessory Residential Unit VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL I PERMIT FEE DETAIL Fee Description Amount Fee Description Amount Pre Application Conference Fee 136.00 CONDITIONS OF APPROVAL COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.or.us Inspection Request Line: 541-552-2080 CITY F i I I: h++ 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: $ 136.00 $ 136.00 or local laws, ordinances, or regulations rests solely with the applicant. Sub-Total: $ 136.00 Fees Paid: $ 136.00 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