HomeMy WebLinkAboutKnoll_Crest_10_PA-2018-00243 I
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April 10, 2018
Notice of Final Decision
On April 9, 2018, the Community Development Director approved the request for the following:
Planning Action: PA-2018-00243
Subject Property: 10 Knoll Crest Drive
Applicant: Abby and Matt Hogge
Description: A request for a Conditional Use Permit and Site Design Review approval
to allow the rental of the existing house located at 10 Knoll Crest Drive as a one-unit hotel.
COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1; ASSESSOR'S
MAP: 39 lE I IDD; TAX LOT: 7000
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 Derek Severson in the
Community Development Department at (541) 488-5305.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541A88-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900 11
NV"5 , _0r-AIS .l
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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 fd
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
18.5.1.050.13,
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. Tifne for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice ofAppeal. The notice of appeal shall be accompanied by the required filing fee and shall contain.
i. An identification of the decision being appealed, including the date of the decision.
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the
Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation,
and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and
arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant
ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type 11 public hearing procedures,
pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of
Appeals, pursuant to ORS 197.805 - 197.860.
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COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
ASHLAND PLANNING DEPARTMENT
FINDINGS & ORDERS
PLANNING ACTION: PA- 2018-00243
SUBJECT PROPERTY: 10 Knoll Crest Drive
OWNER/APPLICANT: Abby and Matt Hogge
DESCRIPTION: A request for a Conditional Use Permit and Site Design Review approval to
allow the rental of the existing house located at 10 Knoll Crest Drive as a one-unit hotel.
COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1; ASSESSOR'S MAP: 39
lE 11DD; T LOT: 7000
SUBMITTAL DATE: February 22, 2018
DEEMED COMPLETE DATE: March 1, 2018
STAFF APPROVAL DATE: April 9, 2018
DEADLINE TO APPEAL (4:30 p.m.): April 23, 2018
FINAL DECISION DATE (4:30 p.m.): April 23, 2018
APPROVAL EXPIRATION DATE: October 23, 2019
DECISION
The application is a request for Conditional Use and Site Design Review permit approvals to allow the
existing house at 10 Knoll Crest Drive to be rented as a one-unit hotel.
Subject Property
The subject property is located at 10 Knoll Crest Drive and is an irregularly-shaped parcel approximately
0.49 acres in size. The property is located between East Main Street and Ashland Street, directly northeast
of the Ashland Hills Hotel & Suites site. The subject property and those immediately surrounding it are
zoned C-1 (Commercial) and are located within the Detail Site Review Zone. Despite its commercial
zoning, the property contains an existing approximately 1,700 square foot, single-story four-bedroom
single family residence that is accessed via an easement over the Ashland Hills property. The application
notes that there are currently four parking spaces in place, and that the property also contains an
approximately 500 square foot garage/outbuilding.
The residence and site improvements are existing, and no modifications are proposed in conjunction with
the current request. The application explains that two parking spaces are required: one for the guest unit
and one for the manager. The property is served by an existing paved driveway which leads to a paved
parking area with two garage spaces and four surface spaces for a total of six off-street parking spaces.
The application emphasizes that the spaces in place meet the dimensional requirements of the ordinance
and will have required five-foot landscape buffers at the property lines. Two sheltered bicycle parking
spaces are to be provided on the west side of the home. The application materials note that the property
has robust, mature landscaping in place which has been neglected for some time, and they propose to
develop the landscaping in keeping with city standards with an eye to drought tolerance. The application
notes that there are several large oaks on the property as well as shrubs and a large lawn in front of the
house, and that no trees are to be removed in conjunction with the current request.
The application notes that the existing home is served by a septic system, which is unusual within the city.
The applicants emphasize that they've had this system inspected and that it is in stable operating condition,
PA-2018-00243
10 Knoll Crest Drive/ds
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and that the proposed use will have no greater impact on the system than the existing residential use. They
explain that while a sewer connection could be made to East Main Street, they believe that this additional
cost is disproportionate to the fairly limited request here and that the current system can continue to serve
without adverse impacts.
Hotels and motels require conditional use permit approval which considers the adverse material impacts
of the proposed use in comparison to the impacts that would be expected with the target use of the zone.
The zoning of the subject property is C-1 (Commercial), and it is located within the Detail Site Review
Overlay Zone, so the target use envisioned for the property would be retail commercial development at a
0.50 floor area ratio, which equates here to an approximately 8,700 square foot commercial retail space
which would require approximately 25 parking spaces and generate approximately 354 daily vehicle trips.
By contrast, the existing single family residence would typically require only two parking spaces and
generate only about ten vehicle trips per day, while a single hotel unit would also require two parking
spaces (one for a guest, and one for management/staff) and would generate roughly nine daily vehicle
trips. The applicants suggest that because the house would be rented as a unit with four bedrooms, they
anticipate that at full occupancy up to 26 daily vehicle trips could be expected. In staff's assessment both
the existing residential use and proposed one-unit hotel have significantly less adverse material impact
that would be encountered with the target use of the property.
The application explains that the home's design and architecture compliment that of the other nearby
residence at 16 Knoll Crest, as the properties were previously under the same ownership and had similar
features, materials, colors, and windows for the sake of cohesiveness, and is also complimentary to the
adjacent Ashland Hills Hotel. The application indicates while no upgrades are planned, any work
completed in the future would be done with architectural compatibility with the surrounding area in mind.
The application suggests that noise, light, glare, dust, odor and traffic would all be similar to what would
be expected from a motel in a commercial district and that the impacts of this unit would obviously be
less that the adjacent Ashland Hills. The applicants indicate that the owner/manager's contact information
will be clearly posted to enable quick contact to mitigate any problems or guest concerns.
The application notes that the property does not currently have a sheet address sign, and efforts have been
made to reach out to Jackson County in this regard. They note that the subject property is hidden and has
no direct street frontage, and they would like to be able to place a ground sign in the right-of-way at the
intersection of Knoll Crest and Ashland Street as well as a ground sign on their property. In considering
signage, staff would note that signage on the property which is not visible from the public right-of-way
would be exempt from sign regulations, while any signage on the property which is visible from the public
rights-of-way would be subject to applicable sign regulations and permit requirements. The sign
regulations do not provide an option for the placement of a private ground signage off premises in the
public right-of-way, but the applicants have been advised that they may contact the Oregon Department
of Transportation (ODOT) to inquire about the potential to install identification or directional business
signs in the Ashland Street/Highway 66 right-of-way which when placed by or approved for installation
by ODOT are exempt from sign regulations as informational signage, as provided in AMC 18.4.7.040.A.
The approval criteria for Site Design Review are detailed in AMC 18.5.2.050 as follows:
A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying
zone (part 98.2), 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
i
PA-2018-00243
10 Knoll Crest Drive/ds
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applicable standards.
8. 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.
The approval criteria for a Conditional Use Permit are detailed in AMC 18.5.4.050.A as follows:
A Conditional Use Permit shall be granted if the approval authority finds that the application meets all of
the following criteria, or can be made to conform through the imposition of conditions.
1. That the use would be in conformance with all standards within the zoning district in which the
use is proposed to be located, and in conformance with relevant Comprehensive plan policies
that are not implemented by any City, State, or Federal law or program.
2. That adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved
access to and throughout the development, and adequate transportation can and will be provided
to the subject property.
3. That the conditional use will have no greater adverse material effect on the livability of the impact
area when compared to the development of the subject lot with the target use of the zone,
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 fa-c, a-l not included as
PA-2018-00243
10 Knoll Crest Drive/ds
Page 3
not applicable].
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.
In staff's assessment, the application with the attached conditions complies with applicable ordinances
and meets all required criteria.
Planning Action #2018-00243 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-
00243 is denied. The following are the conditions and they are attached to the approval:
1. That all proposals of the applicant shall be conditions of approval unless otherwise modified
herein.
2. That the applicants shall provide a scalable size- and species-specific landscaping and irrigation
plan consistent with the requirements of AMC 18.4.4.030 which includes irrigation details
satisfying the requirements of the Water Conserving Landscaping guidelines of AMC 18.4.4.030.1
and showing clearly what landscaping is existing and what new landscaping is proposed. All
landscaping in the new landscaped areas shall be installed according to the approved plan, and tied
into the existing irrigation system, inspected and approved by the Staff Advisor prior to the
operation of the hotel.
3. That a sign permit shall be obtained prior to installation of any new signage. All non-exempt
signage shall meet the requirements of Chapter 18.4.7 and shall meet the requirements of
18.2.4.040 if located in a vision clearance area.
4. That the property owners shall obtain and maintain a city business license and register for and pay
all transient occupancy tax as required in AMC 4.24 and AMC 6.04 prior to operation of the hotel
unit.
5. That the hotel/motel unit shall meet all applicable building, fire, and related safety codes at all
times, and shall be inspected by the City of Ashland Fire Department before commencing
operations and periodically thereafter pursuant to AMC 15.28.
6. That all advertising for the hotel must include the City planning action number assigned to the land
use approval (#18-243).
7. That the trash and recycling area shall be installed in accordance with the approved plan, inspected
and approved prior to operation of the hotel. An opportunity to recycle site of equal or greater size
than the solid waste receptacle shall be included in the trash enclosure in accordance with
18.4.4.040.
8. That all exterior lighting shall be directed on the property and shall not directly illuminate adjacent
proprlpties.
=
#ill Molnar, Dhf ctor Date
Community DVelopment Department
PA-2018-00243
10 Knoll Crest Drive/ds
Page 4
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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 April 10, 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-2018-00243, 10 Knoll Crest.
3
Signature of Employee
C:IUserslsmithda.AFNHEIDesktopWFIDAVIT OF MAILING _ds.docx 4110/2018
PA-2018-00243 391 E11 DD 900 PA-2018-00243 391 E11 DD 800 PA-2018-00243 391 E11 DD 700
ASHLAND HILLS HOTEL LLC HB GROUP LLC JIM BENSON HOGGE MATTHEW J/ABBY L
951 EMIGRANT CREEK RD 16 KNOLL CREST DR 10 KNOLL CREST DR
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2018-00243 391 E11 D 300' 10 Knoll Crest Dr
NEUMAN PROPERTIES DEVELOPMENT April 10, 2018 NOD
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953 EMIGRANT CREEK RD 4
ASHLAND, OR 97520
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Planning Department, 51 Win6urn Way, Ashland, Oregon 97520 1 ° F
541-488-5305 Fax: 541-552-2050 www.ashland,or.us TTY: 1-800-735-2900 g
NOTICE OF APPLICATION
PLANNING ACTION: PA-2018-00243
SUBJECT PROPERTY: 10 Knoll Crest
OWNER/APPLICANT: Abby and Matt Hogge
DESCRIPTION: A request for a Conditional Use Permit and Site Design Review approval to allow the rental
of the existing house located at 10 Knoll Crest Drive as a one-unit hotel. COMPREHENSIVE PLAN
DESIGNATION: Commercial; ZONING: C-1; ASSESSOR'S MAP: 39 1E I IDD; TAX LOT: 7000
NOTICE OF COMPLETE APPLICATION: March 1, 2018
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: March 15, 2018
PA #2010-00243
10 KNOLL CREST OR \
SUBJECTPROPERTY
Ashland Hills
Hotel & Suites
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The Ashland Planning Division Staff has received a complete application for the property noted above.
Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way,
Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above.
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice'
is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period
and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice
of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision must
be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.G)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application,
by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the
Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal
to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity
to allow this Department to respond to the issue precludes an action for damages in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be
provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services
Building, 51 Winburn Way, Ashland, Oregon 97520.
If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305.
Wcomm-dev\planning\Planning Actions\Noticing rolderW[ailed Notices & Signs\2018\PA-2018-00243.docx
SITE DESIGN AND USE STANDARDS
1
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 I
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.
C. Exception to the Site Development and Design Standards, The approval authority may approve exceptions to the Site Development and Design
Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. ;
1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual
aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent
properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is
the minimum which would alleviate the difficulty.; or
2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better
achieves the stated purpose of the Site Development and Design Standards.
CONDITIONAL USE PERMITS
18.5.4.050.A
A Conditional Use Permit shall be granted if the approval authority finds that the application meets all of the following criteria, or can be made to conform through
the imposition of conditions.
1. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with
relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program.
2. That adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the development, and adequate
transportation can and will be provided to the subject property.
3. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject
lot with the target use of the zone, pursuant with subsection 18.5.4.050.A.5, below. When evaluating the effect of the proposed use on the impact area, the
following factors of livability of the impact area shall be considered in relation to the target use of the zone.
a. Similarity in scale, bulk, and coverage.
b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of
capacity of facilities.
c. Architectural compatibility with the impact area.
d. Air quality, including the generation of dust, odors, or other environmental pollutants.
e. Generation of noise, light, and glare.
f. The development of adjacent properties as envisioned in the Comprehensive Plan,
g. Other factors found to be relevant by the approval authority for review of the proposed use.
4. A conditional use permit shall not allow a use that is prohibited or one that is not permitted pursuant to this ordinance,
5. For the purposes of reviewing conditional use permit applications for conformity with the approval criteria of this subsection, the target uses of each zone
are as follows.
a. WR and RR. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential
Zones.
b. R-1. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones,
c. R-2 and R-3. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential
Zones.
d. C-1. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area ratio,
complying with all ordinance requirements; and within the Detailed Site Review overlay, at an intensity of 0.50 floor to area ratio, complying with all
ordinance requirements.
e. C-1-D. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 1.00 gross floor to area
ratio, complying with all ordinance requirements.
f. E-1. The general office uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area ratio, complying
with all ordinance requirements; and within the Detailed Site Review overlay, at an intensity of 0.50 floor to area ratio, complying with all ordinance
requirements.
g. M-1. The general light industrial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, complying with all ordinance requirements.
h. CM-C1. The general light industrial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.50 gross floor to area ratio,
complying with all ordinance requirements.
i. CM-OE and CM-MU. The general office uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross floor to area,
complying with all ordinance requirements.
k. CM-NC. The retail commercial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross floor to area ratio, complying
with all ordinance requirements.
1. HC, NM, and SOU. The permitted uses listed in chapters 18.3.3 Health Care Services, 18.3.5 North Mountain Neighborhood, and 18.3.6 Southern
Oregon University District, respectively, complying with all ordinance requirements,
GAcomm-de0planning0anning Actions\Noticing PolderWailed Notices & Signs\2018\PA-2018-00243.docx
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AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland,
i
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-2018-00243, 10 Knoll Crest.
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ASHLAND HILLS HOTEL LLC HB GROUP LLC HOGGE MATTHEW XABBY L
951 EMIGRANT CREEK RD 16 KNOLL CREST DR 1700 PARKER ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHL KD, OR 97520
PA-2018-00243 391 E11 DD 600
NEUMAN PROPERTIES DEVELOPMENT 10 Knoll Crest
953 EMIGRANT CREEK RD 3/01/2018 4
ASHLAND, OR 97520 NOC U
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Planning Division ZONING REM -APPLICATION
f
% - 51 Winbum Way, Asb1and OR 97520
FILE #
C1T-Y0 F 541-488-5305 Fax 541-488-6006
-AS LAND
DESCRIPTION OF PROJECT C" Y-) Y JV I ~ h
DESCRIPTION OFtt PROPERTY Pursuing LEEDO Cerfificafion?_❑ YES NO
Street Address E o K y~~ C m )Or
Assemrs_Map No. 39 1E 0 DD Tay-Lot(s)
Zoning 1 Comp Plan Designation
APPLICANT
Name 4 A'K OAA Phone E-Mail v-o 11V mw d11~\
"JU
Address K L i ~ C "sl rY City 1w (uV A Zip _q l
PROPERTY OWNER
Name Phone E-Mail
Address City Zip
SURVEYOR, ENGINEER, ARCHITECT LANDSCAPE ARCHITECT.-OTHER
Title Name Phone E-Mail
Address
City Zip
Title Name Phone E-Mail
Address- City Zip
I hereby certify that the statements and information contained in this applications including the enclosed-drawings and the required findings of fact, are in all respects,
Prue and correct. /understand that all property pins must be-shown-on the drawings and-visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes-full responsibility. I further understand that if this request is-subsequently contested, the burden will be on me to,
establish:
1) that 1 produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact-furnished jusfifies the granting of the request;
3) that the findings of fact furnished by me are adequate; -and further
?I) 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-buiif in reliance thereon being required to
be removed at my exP rise. If 1 have anydoubts, l am advised to seek compatent.professional advice and assistance..
L~u Applicant - Ignatur~ Date
As owner-of the property invofved in this request, l have read-and understood the complete appfication and its consequences to me-as a property_
owner
rropur#y Qw is Signature. (required) Date
[To be completed by City Staff)
Date Received Z' Zoning Permit TypeFiling Fee $
OVER
G:lcommde0planning)Eorms & Handouts\Zoning Permit Applica5oadoc
ZONING FERMIT SUB AITTAL REQUIREMENTS
❑ APPLICATION FORM must he completed and signed by both applicant and property owner,
❑ FINUINGS OF FACT - Respond to the appropriate zoning requirements in the form of factual statements or
findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include
information necessary to-address all issues detailed in the Pre-Application Comment document.
❑ 2 SETS OF SCALED PLANS no-larger than 11"x17'. Include site plan, building elevations, parking and-landscape
details. (Optional -1 additional large set of plans, 2'x3', to use in meetings)
❑ FEE (Check, Charge or Cash)
❑ LEED®-CERTIFICATION (optional) - Applicant's wishing to receive priority planning action processing shall
provAle the following documentation with the application demonstrating the completion of the following steps;
® Hiring and retaining a LEE-D@ Accredited Professional as part of the project team throughout design and
construction of tie project; and-
® The LEED® checklist indicating the credits that will be pursued.
NOTE:-
0 Applications are accepted on a first come, first served basis.
Applications will not be accepted without a complete application form signed by the applicant(s) AND property
owner(s), all required materials and full payment.
® All applications received are reviewed for completeness by staff within 30 days from application date in accordance
with ORS 227.173.
® The first fifteen COMPLETE applications submitted-are processed -at the next available Planning Commission
meeting-. (Planning Commission meetings include the Hearings Board, which meets at UD pm, or the full Planning Commission, which
meets at 7:00 pm on the second Tuesday of each month. Meetings are-held at the City Council Chambers at 1175-East Main-St):
® A notice of the project request will be sent to neighboring propel ties for their comments or concerns.
If applicable, the application will also be reviewed by the Tree and/or Historic Commissions.
r
G:komm-dev\plauningTorms & Hmdoms\Zoning Permit Applicatioadoc
Subject Property: 10 Knoll Crest Dr.
Owner/Applicant:: Abby and Matt Hogge
Description: A request for a Conditional Use Permit (CUP) and Site Design Review to
operate a hotel allowed for use with in the C-1 zoning district, A `Motel' which is
defined in AMC 18.08.510 as "A building orgroup of buildings on the same lot
containing guests units for rental to transients, with separate entrances directly
exterior and consisting of individual sleeping quarters detached or in connected rows,
with or without cooking facilities.'
The property is located at 10 Knoll Crest Dr, on the north side of Ashland street
behind and adjacent to the Ashland Hills Hotel. This property contains a 4 bed 1700
sq foot home which has historically been used as a single family residence. The
property is .49 acres, and is located in the C-1 zoned district, and is landlocked by
surrounding commercially zoned properties (one other commercially zoned single
family use residence, Ashland Hills Hotel and several vacant undeveloped
commercial lots).
DESCRIPTION F PROPERTY
Additional Information:
1) Number of acres in development:.49 (total lot) 1700sq ft (unit size)
2) Total gross square footage of all structures: approximately 2200 sq ft (house and
outbuildings)
3) Number of stories on each structure: One story
4) Square Footage:
House 1700 sq ft
Outbuilding 500 sq ft
5) Percentage of lot coverage by:
a) Structures: 10%
b) streets and roads: N/A
c) parking area/driveway: 6.95%
d) recreation area: N/A
e) Landscaping: Landscape areas will have plant coverage of not less than
50% within one year and 90% coverage within five years of planting,
f) number of parking spaces: Currently: 4
g) Total square footage of landscaped areas: 1000 sgft
Target Use of property: The target use of the property is to comply with that which
is listed in a C-1 general retail commercial use. We propose that the use of this
property as a one-unit rental Hotel/Motel will have no additional adverse material
impacts than what is outlined for C-1 zones.
Size, Scale, Bulk, Architectural desi : The home's design and architecture
compliments that of the neighboring home (16 Knoll Crest) as well as the adjacent
Ashland Hills Hotel. Additionally while both properties were under the same owner
for an extended amount of time, there were matching structural features like
building materials, textures, colors, and windows added to ensure cohesiveness
between the homes. Although there is none currently planned, any future upgrades
to the property will appear in architectural compatibility with the surrounding
impact area.
Noise, Light, glare, dust, order, and traffic impacts: Impacts can be expected to
be in accordance to the commercial target use of a Hotel/Motel in a C-1 zone.
Because we are one unit, our impact would be less than that of the adjacent
property of Ashland Hills Hotel. According to the Institute of Transportation
Engineers (ITE) one hotel unit generates 8.7 averages daily vehicle trips. At
maximum capacity of 6 guests we estimate approximately 26 daily vehicle trips.
Number of guests expected per reservation could range from 1-6. The anticipated
frequency of occupancy will wax and wane with the tourist season of Ashland and is
expected to generate a higher rate of 60% total occupancy per month May-
September while seeing a slower rates of 30% total occupancy per month during
October - April.
Noise: Noise would be equal to that of the designated use of a C-1 zone. Hours of
noise would be expected during 7am-10pm as people come and go.
Owner/Manager's contact information will be clearly posted in a non-conspicuous
place to mitigate any problems or guest concerns.
Parking Area Standards: Hotel/Motel uses require off street parking at a rate of
one parking space per accommodation unit, plus one for the manager. The lot
contains a paved driveway that leads into a paved parking area that currently holds
2 spaces in the garage and 4 off street spaces for a total of 6 off street parking
spaces. These spaces are measured by the standard parking dimensions of 9 by 18
feet. There is a 22 ft clear area provided behind each space. Spaces will have
required landscaped buffers S feet from property lines and are designated in the site
design. Surface of parking is paved asphalt.
Flag Drive: In our unique location, our access is via a "flag drive" which requires a
12-foot width paved driveway. When we moved in our flag drive was paved at 9-
foot width. We do not own the property of the flag drive and gaining permissions
coupled with the hardship associated with widening the pavement by 3 feet would
create more adverse impact as engineered retaining walls and major electrical
services would need to be moved. We ask to consider an exception M Afv C
18.5.3.060 as we do comply with the remainder of the criteria.
Bicycle Parking Facilites: Two (2) sheltered bicycle parking spaces are located on
the west side of the home. They are sheltered under a large roof patio, are located
approximately 20ft from an entrance to the unit and is not further than th ve i i emv- t
automobile parking space. These parking requirements comply with AMC
18.4.3.070.1
Landscaping: The property contains robust and mature landscaping covering more
than the minimum 15%required. This property has been severely neglected for a
number of years- landscaping included. We will continue to develop the landscaping
over the next year in accordance by the Landscaping design standards. We will
include a modest amount of plants which will be at least 90 percent of plants in the
non-turf areas All plants will be rated at drought tolerant as outlines in the Sunset
Western Garden book, City's Water-Wise Landscaping website, or be similarly well-
suited for this climate of region. All other landscaping and irrigation will follow the
Irrigation System Design Standards. All landscaping considerations will be
maintained in good condition, or otherwise replaced by us as the property owners.
There are several large oak trees, shrubs and a large lawn in front of the house.
These amazing trees provide a great deal of shade and privacy, and there are no
plans for tree removal. Any future plans for removal will be submitted with a tree
removal permit found in AMC 18.5.7.
City Facilities: This property faces a unique aspect in regards to waste facilities as
we are on a septic tank waste system. After many talks with the city, we understand
that this is highly unusual as we are surrounded by properties connected to city
sewer coupled with the existence of a stub set for sewer connection on East Main St
(200 yards away). In fact, the previous owners had been paying city sewer fees for
years and were unaware of the situation. We have done our own due diligence on
the condition of our tank through professional inspectors. The tank is in stable
operating condition and at this time do not see a need to invest in the expensive
transition to city sewer and tank decommission. We believe that we are not
increasing frequency from the intended capacity of a 4 bedroom residence.
Additionally, the continued use of the septic tank does not negatively impact
adjacent properties. Therefore, we are requesting an exception to the Site
Development and Design Standard based on the exception point 1 listed in AMC
Chapter 18.5.2.050 as
There is a demonstrable difficulty meeting the specific requirements of the Site
Development and Design due to a unique or unusual aspect of an existing structure or
the proposed use of the site; and the 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.
Recycling and Refuse: Recycling and refuse containers will be located on Ashland
st/ Hwy 66 to accommodate materials collected by the local sanitary service
franchisee under its on-route collection program for purposes of recycling and
I
refuse on collection day. Refuse and recycling will be screened from view as they
will be stored in our garage/utility area. All recycle and refuse materials will be
contained within the screened area.
Exterior Lighting: There are 4 exterior lights located on the house. All are arranged
and installed so that there is no direct illumination onto adjacent residential
properties. There are several lights placed over a sidewalk or walkway and
maintain a minimum vertical clearance of eight feet.
Tree Preservation/Protection: Non applicable as there will be no site
disturbances.
Signa e: The property is located on a street which does not currently have a street
sign. Efforts have been made to reach out to the county for a street sign request.
As it stands now, we are quite hidden, even to local residents. While the property
itself is not adjacent to any main streets, we would request that a sign be permitted
at the interaction of Knoll Crest and Ashland St/Hwy 66. Sign size will not exceed an
area of one square foot for each two lineal feet of street frontage, with a maximum
area of 60 square feet per sign. In addition, we will place a ground sign within our
property lines and it will not be in excess of five feet above grade as stated in AMC.
Safety and Licensing: The accommodation will meet all applicable building, fire,
and related safety codes at all times and will be inspected by the Fire Department
before occupancy following approval of a Conditional Use Permit and periodically
thereafter pursuant to AMC 15.28.
We will maintain a City business license and pay all transient occupancy tax in
accordance with AMC 4.24 and AMC 6.04 as required. Advertising for an
accommodation will include the City planning action number assigned to the land
use approval.
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Job Address: 10 KNOLL CREST DR Contractor:
ASHLAND OR 97520 Address:
C
A Owner's Name: MATTHEW/ABBY HOGGE 0 Phone:
Customer 09552 State Lic No:
L MATTHEW/ABBY HOGGE City Lic No:
Applicant: 10 KNOLL CREST DR
Address: ASHLAND OR 97520 A
G Sub-Contractor:
A Phone: Y Address:
N Applied: 02/02/2018 0
T Issued;
Expires: 08/01/2018 Phone:
State Lic No:
Maplot: 391 E11 D500 City Lic No:
DESCRIPTION: CUP & Site Review for a hotel/motel
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
Commercial Site Review (type1) 1,081.00
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.orus
CITY F.
Inspection Request Line: 541-552-2080
-ASHLAND
l+
I!
I
I hereby certify the contents of this application to be correct to the
best of my knowledge, and furthermore, that I have read, Fee Summary Paid Amounts
understood and agreed to the following:
Building: $ 0.00 $ 0.00
1. This permit shall remain valid only in accordance with code State Surcharge: $ 0.00 $ 0.00
or regulation provisions relating to time lapse and revocation Development Fees: $ 0.00 $ 0.00
(180 days).
2. Work shall not proceed past approved inspection stage. All Systems Development Charges: $ 0.00 $ 0.00
required inspections shall be called for 24 hours in advance. Utility Connection Fees: $ 0.00 $ 0.00
3. Any modifications in plans or work shall be reported in
advance to the department, Public Works Fees: $ 0.00 $ 0.00
4. Responsibility for complying with all applicable federal, state, Planning Fees: $ 1,081.00 $ 1,081.00
or local laws, ordinances, or regulations rests solely with the
applicant. Sub-Total: $ 1,081.00
Fees Paid: $ 1,081.00
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 I T F