HomeMy WebLinkAbout256_Sixth_PA-2017-00456 i
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April 28, 2017
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Notice of Final Decision
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On April 28, 2017, the Community Development Director approved the request for the following:
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Planning Action: PA-2017-00475
Subject Property: 256 Sixth Sheet
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Applicant/Owner: Susan Jessie & Kevin Prelster
Description: A request for a Conditional Use Permit (CUP) and Site Design Review to operate a two-unit
travelers' accommodation consisting of one guest unit in the detached studio cottage and the owner's unit
in the main house.
The Community Development Director's decision becomes final and is effective on the 12' 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 Maria Harris in the Community
Development Department at (541) 488-5305.
cc: Parties of record and property owners within 200 ft
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 enfor 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:
I. Who May Appeal. The following persons have standing to appeal a Type I decision.
a. The applicant or owner of the subject property.
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
18.5.1.050.B.
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this
subsection. The fee required in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing
or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall contain.
i. An identification of the decision being appealed, including the date of the decision.
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de 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.
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ASHLAND PLANNING DEPARTMENT
FINDINGS & ORDERS
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PLANNING ACTION: PA-2017-00475
SUBJECT PROPERTY: 256 Sixth St.
OWNER/APPLICANT: Susan Jessie and Kevin Preister
DESCRIPTION: A request for a Conditional Use Permit (CUP) and Site Design Review to operate a
two-unit travelers' accommodation consisting of one guest unit in the detached studio cottage and the
owner's unit in the main house.
COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-family Residential; ZONING: R-2;
ASSESSOR'S MAP: 391E09AB; TAX LOT: 2600.
SUBMITTAL DATE: February 29, 2017
DEEMED COMPLETE DATE: March 29, 2017
STAFF APPROVAL DATE: April 28, 2017
FINAL DECISION DATE: May 10, 2017 (at 4:30 p.m.)
APPROVAL EXPIRATION DATE: November 10, 2018
DECISION
The proposal is to operate a two-unit travelers' accommodation consisting of one guest unit in the detached
studio cottage and the owner's unit in the main house. The subject property is located in the Low Density
Multi-family Residential zone (R-2) and Railroad Addition Historic District.
The subject property is located on the east side of Sixth St. between A and B streets. The surrounding
neighborhood is comprised of a mix of single-family homes, multi-family units and a variety of
commercial uses facing A St. The surrounding area is also R-2 zoning.
The subject property is located at 256 Sixth St. and is 10,650 square feet in size. The property is occupied
by a historic home, a detached cottage and a carriage house. The primary home was constructed in 1905
and is identified as a historic contributing resource. The property received Site Design Review approval
in 1991 to convert an outbuilding into a second dwelling unit. The base density of the subject property is
three multi-family dwelling units.
The Municipal Code contains specific requirements for travelers' accommodations. The requirements
include:
® The site of the travelers' accommodation must be the primary residence of the owner/operator of
the travelers' accommodation.
® The accommodation unit must meet all applicable building, fire and related safety codes at all times.
Before operation of the travelers' accommodation, the structure must be inspected by the Fire
Department and Jackson County Health Department.
® The property owner must maintain a City of Ashland business license and pay all transient
occupancy tax in accordance with AMC 4.24 and AMC 6.04.
® Advertising for an accommodation must include the City planning action number assigned to the
land use approval.
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256 Sixth/mh
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® The property must be located with 200 feet of a street that is classified as a boulevard, avenue or
neighborhood collector.
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® The primary residence must be at least 20 years old.
® Accommodation units must have 400 square feet of gross interior floor space per accommodation
unit excluding the business-owner's unit.
® The property must have two off-street parking spaces for the owners and one-off street parking
space for each accommodation unit.
® One ground or wall sign up to six square feet in size is permitted. The sign cannot be constructed
of plastic or interior illuminated.
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The applicants have submitted materials to the Planning Department that demonstrate compliance with
these approval standards, and with the criteria for a Conditional Use Permit. c
The property is within 200 feet of B Street which is classified as a boulevard. According to the inventory
for the Railroad Addition Historic District, the primary residence is over 100 years old. The cottage that
will be used as the accommodation unit is 520 square feet in size which exceeds the requirement of at
least 400 square feet of gross interior floor space per accommodation unit. There are no exterior changes
proposed to any of the structures or the site.
The current proposal requires three off-street parking spaces with two spaces required for the primary'
residence and one space required for the accommodation unit located in the cottage. The site plan
submitted with the application shows two angled parking spaces accessed by the alley at the rear of the
property. The application requests to reduce the required off-street parking spaces by one space by using
a credit for on-street parking adjacent to the front of the property on Sixth St. The property has 55 feet of
frontage available for on-street parking which provides two parking credits. The surface of the existing
parking area does not appear to meet the current standards and a condition is added requiring the
installation of parking in accordance with AMC 18.4.3.080.E.
Lastly, 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, electricity, sidewalks and streets. No trees are proposed to be
removed. There are several mature trees in the planting strip between the sidewalk and curb on the
property's Sixth St. frontage that meet the requirement for a street tree for every 30 feet of property
frontage. In addition, the property has mature landscaping throughout the site meeting the standards in
AMC 18.4.4. The proposed travelers' accommodation will not have a greater adverse impact material
effect on the impact area compared to the target use of three dwelling units in terms of architectural
compatibility, air quality, generation of traffic, noise, light and glare and the development of adjacent
properties.
A neighboring property owner submitted a written comment with several concerns including the number
of occupants allowed in the cottage, inspections required for travelers' accommodations, contacts for
problems with people renting the cottage, traffic impacts, lighting on the exterior of the cottage, past
problems with storm drainage issues, change of character of the neighborhood, shortage of affordable
housing, allowing use of on-street parking and improvement of the parking area.
Any outdoor lighting is required to be installed so there is no direct illumination onto adjacent residential
nronerties whether the cottage is used as a second dwelling unit for long-term rental or as a travelers'
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be installed in the future. Inspections are required by the Ashland Fire Department and Jackson County
Health Department as part of the Conditional Use Permit approval of a travelers' accommodation.
In terms of generation of noise, light, glare, dust, odor and traffic impacts, the Conditional Use Permit
approval criteria require the proposed traveler's accommodation unit to be compared to the target use of
the property. The target use of the property is three residential dwellings. According to the Institute of
Transportation Engineers (ITE), three residential dwelling units would generate between 24 to 30 vehicle
trips per day and a two-unit traveler'_s accommodation unit would generate 19 vehicle trips per day. In
terms of noise, light, glare, dust and odor, it is difficult to say that the proposed travelers' accommodation
will have more of an impact on the neighborhood than three residential dwelling units. In staff's opinion,
the proposed travelers' accommodation will not have a greater adverse material effect on the livability of
the impact area compared with the target use of three dwelling units.
The approval criteria for a t'ravelers' Accommodation are in AMC 18.2.3.220 as follows:
Where travelers' accommodations and accessory travelers' accommodations are allowed, they require
a Conditional Permit under chapter 18.5.4, are subject to Site Design Review under chapter 18.5.2, and
shall meet the following requirements. See definitions of travelers' accommodation and accessory
travelers' accommodation in part 18-6.
A. Travelers' Accommodations and Accessory Travelers' Accommodations. Travelers'
accommodations and accessory travelers' accommodations shall meet all of the following
requirements.
1. An accommodation must meet all applicable building, fire, and related safety codes at all times
and must be inspected by the Fire Department before occupancy following approval of a
Conditional Use Permit and periodically thereafter pursuant to AMC 15.28.
2. The business-owner of a travelers' accommodation or the property owner of an accessory
travelers' accommodation must maintain a City business license and pay all transient
occupancy tax in accordance with AMC 4.24 and AMC 6.04 as required.
3. Advertising for an accommodation must include the City planning action number assigned to
the land use approval.
4. Offering the availability of residential property for use as an accommodation without a valid
Conditional Use Permit approval, current business license and transient occupancy tax
registration is prohibited and shall be subject to enforcement procedures.
B. Travelers' Accommodations. In addition to the standards described above in section
18.23.220.A, travelers' accommodations shall meet all of the following requirements.
1. The property is located within 200 feet of a boulevard, avenue, or neighborhood collector as
identified on the Street Dedication Map in the Comprehensive Plan. Distances to the property
from a boulevard, avenue, or neighborhood collector shall be measured via a public street or
public alley to a lot line.
2. During operation of a travelers' accommodation, the property on which the travelers'
accommodation is sited must be the primary residence of the business-owner. "Business-
owner" shall be defined as a person or persons who own the property and accommodation
outright; or who have entered into a lease agreement with the property owner(s) allowing for
the operation of the accommodation. Such lease agreement must specifically state that the
property owner is not involved in the day-to-day operation or financial management of the
accommodation and that the business-owner has actual ownership of the business and is
wholly responsible for all operations associated with the accommodation, and has actual
ownership of the business.
3. The primary residence on the site must be at least 20 years old. The primary residence may
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conformance with all setback and lot coverage standards of the underlying zone.
4. The number of travelers' accommodation units allowed shall be determined by the following
criteria.
a. The total number of units, including the business-owner's unit, shall be determined by
dividing the total square footage of the lot by 1, 800 square feet. Contiguous lots under the
same ownership may be combined to increase lot area and the number of units, but not
in excess of the maximum established by this ordinance, The maximum number of
accommodation units shall not exceed nine per approved traveler's accommodation with
primary lot frontage on boulevard streets. For travelers' accommodation without primary
lot frontage on a designated boulevard, but within 200 feet of a boulevard, avenue, or
neighborhood collector street, the maximum number of units shall be seven. Street
designations shall be as determined by the Street Dedication Map in the Comprehensive
Plan. Distances to the property from a boulevard, avenue, or neighborhood collector shall
be measured via a public street or public alley to a lot line.
b. Excluding the business-owner's unit and the area of the structure it will occupy, there
must be at least 400 square feet of gross interior floor space remaining per unit.
5. Each accommodation must have one off-street parking space and the business-owner's unit
must have two parking spaces. All parking spaces shall be in conformance with chapter
18.4.3.
6. Only one ground or wall sign, constructed of a non-plastic material, non-interior illuminated,
and a maximum of six square feet total surface area is allowed. Any exterior illumination of
signage shall be installed such that it does not directly illuminate any residential structures
adjacent or nearby the travelers' accommodation in accordance with subsection
18.4.4.050. C.1.
7. An annual inspection by the Jackson County Health Department shall be conducted as
required by the laws of Jackson County or the State of Oregon.
8. Transfer of business-ownership of a travelers' accommodation shall be subject to all
requirements of this section and conform with the criteria of this section. Any further
modifications beyond the existing approval shall be in conformance with all requirements of
this section.
C. Accessory Travelers' Accommodations. In addition to the standards in section 18.2.3.220.A,
accessory travelers' accommodations shall meet all of the following requirements.
1. The operator of the accessory travelers' accommodation must be the property owner and the
property must be the operator's primary residence. The operator must be present during
operation of the accessory travelers' accommodation.
2. The property is limited to having one accessory travelers' accommodation unit, covered under
a single reservation and consisting of two or fewer bedrooms. Meals are not provided and
kitchen cooking facilities are not permitted with an accessory travelers' accommodation, with
the exception of kitchen cooking facilities for the primary residence.
3. The total number of guests occupying an accessory travelers' accommodation must not exceed
two people per bedroom.
4. The property must have two off-street parking spaces. The total number of guest vehicles
associated with the accessory travelers' accommodation must not exceed one.
5. Signs are not permitted in conjunction with the operation of an accessory travelers'
accommodation.
The approval criteria for a Conditional Use Permit are 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.
PA-2017-00475
256 Sixth/mh
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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 la, b, d -1, not included as
not applicable].
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.
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The criteria for Site Review approval are 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.
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.
PA-2017-00475
256 Sixth/mh
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In staff's assessment, the application with the attached conditions complies with applicable ordinances
and meets all required criteria.
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Planning Action #2017-00475 is approved with the following conditions. Further, if any one or more of
the following-conditions are found to be invalid for any reason whatsoever, then Planning Action #2017-
00475 is denied. The following are the conditions and they are attached to the approval. j
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1. That all proposals of the applicant be conditions of approval unless otherwise modified here.
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2. That the travelers' accommodation shall be operated in conformance with the standards in AMC r
sections 18.2.3.220.A and 18.2.3.220.B.
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3. That the travelers' accommodation 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
operation of the travelers' accommodation and periodically thereafter pursuant to AMC 15.28.
4. That an annual inspection of the travelers' accommodation by the Jackson County Health
Department shall be conducted as required by the laws of Jackson County or the State of Oregon.
5. 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
travelers' accommodation.
6. That any advertisement for the travelers' accommodation unit must include the City of Ashland
Planning Action number assigned to this city land use approval (i.e., PA#2017-00475).
7. That any outdoor lighting installed on the subject property shall meet the requirements of
18.4.4.050 including but not limited to arranging artificial lighting so there is no direct illumination
on to adjacent residential properties.
8. That the two off-street parking spaces at the rear of the property shall be sized and surfaced to
meet the requirements of AMC 18.4.3.080 and inspected by the Ashland Planning Division before
commending operation of the travelers' accommodation.
9. That the applicant shall obtain a sign permit from the City of Ashland Planning Division prior to
insta lation of any signage for the travelers' accommodation.
- April 28, 2017
Bill Moln , Community Development Director Date
PA-2017-00475
256 Sixth/mh
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516®® i Easy Peel'Address Labels ~ Go to avery.com/templates ~
` ® I Bend along line to expose Pop-up Edge® I Use Avery Template 5160 1
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PA-2017-00475 391 E09AB 2300 FA-2017-00475 391 E09AB 3700 FA-2017-00475 391 E09AB 2800
750 A STREET LLC ADDERSON BUILDERS INC BOETTIGER JOSHUA/VANESSA G
PO BOX 306 234 VISTA ST ( 247 SEVENTH ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00475 391 E09AB 3600 PA-2017-00475 391 E09AB 3100 PA-2017-00475 391 E09AB 4600
CAIN ROBERT ROY TRUSTEE ET AL CARLSON FAMILY TRUST ET AL CLAYTON GARETT S/LISA R
671 B ST 50 MALLARD ST 301 DAVIDSON WAY
ASHLAND, OR 97520 ASHLAND, OR 97520 TALENT, OR 97540
PA-2017-00475 391 E09AB 2100 PA-2017-00475 391 E09AB 3200 PA-2017-00475 391 E09AB 2700
CORDOVA JODI ELLIS CATHERINE E TRUSTEE ET AL GLEAVES JAMES C
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762 A ST 743 B ST 121 S PACIFIC HWY
ASHLAND, OR 97520 ASHLAND, OR 97520 j TALENT, OR 97540
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PA-2017-00475 391 E09AB 2900 PA-2017-00475 391 E09AB 2400 PA-2017-00475 391 E09AB 4500
HILL ADRIENNE J HOUNSELL REBECCA 0 TRUSTEE ET AL KOEHLER THOMAS R TRUSTEE ET AL
667 WALNUT ST 294 SIXTH ST 286 1/2 PATTERSON ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00475 391 E09AB 4400 PA-2017-00475 391 E09AB 4700 PA-2017-00475 391 E09AB 4300
LARSON WENDY DAWN/MATTHEW W S LEWIS JAMES D TRUSTEE ET AL MAJOR MARTIN/SHEILA
1 TAPPAN CT 640 A ST 25 CHESTNUTT HILL LN
ORINDA, CA 94563 ASHLAND, OR 97520 BRIARCLIFF MANOR, NY 10510
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PA-2017-00475 391 E09AB 2101 PA-2017-00475 391 E09AB 3500 PA-2017-00475 391 E09AB 2600
MCBRAYER KEITH/LYN PEARSON EDWIN E TRUSTEE ET AL PREISTER KEVIN R TRUSTEE ET AL
764 A ST 843 E MAIN ST 101A 256 SIXTH ST
ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND, OR 97520
PA-2017-00475 391 E09AB 3300 PA-2017-00475 391 E09AB 3400 PA-2017-00475 391 E09AB 2500
STILES GLENNA SUE STILES GLENNA SUE STOKES CHRISTINE
725 B ST 725 B ST 215 NUTLEY ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
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PA-2017-00475 391 E09AB 2401 PA-2017-00475 391 E09AB 2000
WEISS ERIC JONATHAN WELLS SANDRA L ET AL l 256 Sixth Street j
2305-C ASHLAND ST 227 PO BOX 578 4/28/2017 NOD
ASHLAND, OR 97520 ASHLAND, OR 97520 24
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PA-2017-00475
STOKES CHRISTINE
266 SIXTH STREET
ASHLAND, OR 97520
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14 April 2®17
Dear City Planners,
I would like to voice my concerns and questions in llhr 'rope `;'huy can
be addressed in this early process of deciding the Conditional Use Permit/site
review for planning action PPS 017®00475.
The owner/applicants, Kevin Preister and Susan Jesse, are requesting a
Conditional Use Permit and Site Design Review in order to operate a business
for Traveler Accommodations at 256 6f" Street.
I own the house and property next door at 266 6" Street.
The house on my property is a long term rental. I believe a traveler
accommodation will change the character of the neighborhood and will impact
the daily life of my renter.
My concerns and questions are:
1. Two units are listed in the permit. After talking to Marie of the
planning department I understand the primary residence is counted as
one unit and only the cottage will be rented. How many occupants will
be allowed to rent the cottage?
2. Spaces for parking are required for the granting of the permit. Will
the parking area be improved that already exists? If there is overflow
parking will it be allowed on the street?
3. The parking spaces are at the back of the property. I anticipate more
traffic in a very walkable neighborhood since the travelers will most
likely arrive and perhaps depend on their cars for transportation.
4. The neighbors to the east of my property put in a light that
illuminates with industrial quality. It lights the alley, but this light is
also a glaring presence that is not attractive in the windows or
backyard of my property. Will the Traveler. Accommodations add
lighting? Are there regulations when lighting is installed outside or
approval processes?
. This main house closely borders my property. No changes are listed and
I understand this is not a rental unit. My property has experienced
the overflow of water in the front yard in the back yard. Sometimes
this overflow is from heavy rain, but I am concerned that the sewage
system may not be adequate. What kind of inspection is required for
the business permit to be aranted?
there is a problem when the owners are not at home? Who do w call
if there is added noise beyond reason or another problem? If w can
not reach the owner do we call the police? Usually, neighbors want to
work things out but with a transient population will the travelers have
the same interest in a quiet neighborhood that we do?
7. I believe that our town needs long term rentals and that w support
the idea of community by zoning to encourage density in neighborhoods
that can house a diverse stable population. Is the granting of this
permit also the granting of a change to the character of the
neighborhood? How are w as a city addressing the shortage of
affordable housing?
I appreciate the planning process. Granting this application will change
this quiet Railroad district neighborhood. My renter works at a day job as a
teacher in our public schools. The travelers on holiday will by all rights be
here for theater and fun which, naturally, could be into the night.
Please consider the larger implications of this change, and please consider
requiring the applicants to have updated city review and approval in the
changes they make.
Sincerely, Christine Abbott Stokes
215 Nutley Street
266 6th Street
Ashland
Email: abbottstokes@mail.com
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Planning Department, 51 Winbun VVay, Ashland, Oregon 97520 ° - - - -
541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 ,
NOTICE OF APPLICATION
PLANNING ACTION: PA-2017-00475
SUBJECT PROPERTY: 256 Sixth Street
OWNER/APPLICANT: Kevin Preister & Susan Jessie
DESCRIPTION: A request for a Conditional Use Permit and Site Design Review to operate a two-unit
Traveler's Accommodation consisting of one guest unit in the detached studio cottage and the owner's unit in the
main house for the property located at 256 Sixth Street. COMPREHENSIVE PLAN DESIGNATION: Low
Density Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 lE 09AB; TAX LOT: 2600.
NOTICE OF COMPLETE APPLICATION: March 29, 2017
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: April 12, 2017
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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
I,
is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period
and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice
of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staffs decision must
be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.G)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application,
by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the
Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal
to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity
to allow this Department to respond to the issue precludes an action for damages in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be
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TRAVELERS' ACCOMMODATIONS
18.2.3.220
Where travelers' accommodations and accessory travelers' accommodations are allowed, they require a Conditional Permit under chapter
18.5.4, are subject to Site Design Review under chapter 18.5.2, and shall meet the following requirements. See definitions of travelers'
accommodation and accessory travelers' accommodation in part 18-6.
A. Travelers' Accommodations and Accessory Travelers' Accommodations. Travelers' accommodations and accessory travelers' accommodations
shall meet all of the following requirements.
1. An accommodation must meet all applicable building, fire, and related safety codes at all times and must be inspected by the Fire Department before
occupancy following approval of a Conditional Use Permit and periodically thereafter pursuant to AMC 15.28.
2. The business-owner of a travelers' accommodation or the property owner of an accessory travelers' accommodation must maintain a City business
license and pay all transient occupancy tax in accordance with AMC 4.24 and AMC 6.04 as required.
3. Advertising for an accommodation must include the City planning action number assigned to the land use approval.
4. Offering the availability of residential property for use as an accommodation without a valid Conditional Use Permit approval, current business
license and transient occupancy tax registration is prohibited and shall be subject to enforcement procedures.
B. Travelers' Accommodations. In addition to the standards described above in section 18.23.220.A, travelers' accommodations shall meet all of the
following requirements,
1. The property is located within 200 feet of a boulevard, avenue, or neighborhood collector as identified on the Street Dedication Map in the
Comprehensive Plan. Distances to the property from a boulevard, avenue, or neighborhood collector shall be measured via a public street or public
alley to a lot line.
2. During operation of a travelers' accommodation, the property on which the travelers' accommodation is sited must be the primary residence of the
business-owner. "Business-owner" shall be defined as a person or persons who own the property and accommodation outright; or who have entered
into a lease agreement with the property owner(s) allowing for the operation of the accommodation. Such lease agreement must specifically state
that the property owner is not involved in the day-to-day operation or financial management of the accommodation and that the business-owner has
actual ownership of the business and is wholly responsible for all operations associated with the accommodation, and has actual ownership of the
business.
3. The primary residence on the site must be at least 20 years old. The primary residence may be altered and adapted for travelers' accommodation
use, including expansion of floor area. Additional structures may be allowed to accommodate additional units, but must be in conformance with all
setback and lot coverage standards of the underlying zone.
4. The number of travelers' accommodation units allowed shall be determined by the following criteria.
a. The total number of units, including the business-owner's unit, shall be determined by dividing the total square footage of the lot by 1,800
square feet. Contiguous lots under the same ownership may be combined to increase lot area and the number of units, but not in excess of the
maximum established by this ordinance. The maximum number of accommodation units shall not exceed nine per approved traveler's
accommodation with primary lot frontage on boulevard streets. For travelers' accommodation without primary lot frontage on a designated
boulevard, but within 200 feet of a boulevard, avenue, or neighborhood collector street, the maximum number of units shall be seven. Street
designations shall be as determined by the Street Dedication Map in the Comprehensive Plan. Distances to the property from a boulevard,
avenue, or neighborhood collector shall be measured via a public street or public alley to a lot line,
b. Excluding the business-owner's unit and the area of the structure it will occupy, there must be at least 400 square feet of gross interior floor
space remaining per unit.
5. Each accommodation must have one off-street parking space and the business-owner's unit must have two parking spaces. All parking spaces shall
be in conformance with chapter 18.4.3.
6. Only one ground or wall sign, constructed of a non-plastic material, non-interior illuminated, and a maximum of six square feet total surface area is
allowed. Any exterior illumination of signage shall be installed such that it does not directly illuminate any residential structures adjacent or nearby
the travelers' accommodation in accordance with subsection 18.4.4.050.C.1.
7. An annual inspection by the Jackson County Health Department shall be conducted as required by the laws of Jackson County or the State of
Oregon.
8. Transfer of business-ownership of a travelers' accommodation shall be subject to all requirements of this section and conform with the criteria of this
section. Any further modifications beyond the existing approval shall be in conformance with all requirements of this section.
C. Accessory Travelers' Accommodations. In addition to the standards in section 18.2.3.220.A, accessory travelers' accommodations shall meet all of the
following requirements.
1. The operator of the accessory travelers' accommodation must be the property owner and the property must be the operator's primary residence. The
operator must be present during operation of the accessory travelers' accommodation.
2. The property is limited to having one accessory travelers' accommodation unit, covered under a single reservation and consisting of two or fewer
bedrooms. Meals are not provided and kitchen cooking facilities are not permitted with an accessory travelers' accommodation, with the exception of
kitchen cooking facilities for the primary residence.
3. The total number of guests occupying an accessory travelers' accommodation must not exceed two people per bedroom.
4. The property must have two off-street parking spaces. The total number of guest vehicles associated with the accessory travelers' accommodation
must not exceed one.
5. Signs are not permitted in conjunction with the operation of an accessory travelers' accommodation.
G:\comm-dev\planning\Planning Actions\Noticing Folder\Maited Notices R Signs\2017\PA-2017-00475.docx
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 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 18.3,2 Croman Mill District, developed at an intensity of 0.60 gross floor to area,
complying with all ordinance requirements.
k. CM-NC. The retail commercial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross floor to area ratio, complying
with all ordinance requirements,
1. HC, NM, and SOU. The permitted uses listed in chapters 18.3.3 Health Care Services, 18.3.5 North Mountain Neighborhood, and 18.3.6 Southern
Oregon University District, respectively, complying with all ordinance requirements.
SITE DESIGN AND USE STANDARDS
18.5.2.050
The following criteria shall be used to approve or deny an application:
A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18,2), including but not limited to: building and
yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable
standards.
B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3).
C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as
provided by subsection E, below.
D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for
water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the
subject property.
E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design
Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist.
1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual
aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent
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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 March 29, 20171 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
under each person's name for Planning Action #PA-2017-00475, 256 Sixth Street.
Sig a ure of Employee
C:IUsersltrapprlDesktoplTemplatestAFFIDAMT OF MAILING_Regan.doex 3/29/2017 '
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750 A STREET LLC ADDERSON BUILDERS INC BOETTIGER JOSHUA/VANESSA G
PO BOX 306 234 VISTA ST 247 SEVENTH ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00475 391 E09AB 3600 1 PA-2017-00475 391 E09AB 3100 ! PA-2017-00475 391 E09AB 4600
CAIN ROBERT ROY TRUSTEE ET AL CARLSON FAMILY TRUST ET AL CLAYTON GARETT S/LISA R
671 B ST 50 MALLARD ST 301 DAVIDSON WAY
ASHLAND, OR 97520 j ASHLAND, OR 97520 TALENT, OR 97540
PA-2017-00475 391 E09AB 2100 PA-2017-00475 391 E09AB 3200 PA-2017-00475 391 E09AB 2700
CORDOVA JODI ELLIS CATHERINE E TRUSTEE ET AL GLEAVES JAMES C
762 A ST 743 B ST 121 S PACIFIC HWY
ASHLAND, OR 97520 ASHLAND, OR 97520 TALENT, OR 97540
PA-2017-00475 391 E09AB 2900 PA-2017-00475 391 E09AB 2400 PA-2017-00475 391 E09AB 4500
HILL ADRIENNE J HOUNSELL REBECCA 0 TRUSTEE ET AL KOEHLER THOMAS R TRUSTEE ET AL
667 WALNUT ST 294 SIXTH ST 2861/2 PATTERSON ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00475 391 E09AB 4400 PA-2017-00475 391 E09AB 4700 PA-2017-00475 391 E09AB 4300
LARSON WENDY DAWN/MATTHEW W S LEWIS JAMES D TRUSTEE ET AL MAJOR MARTIN/SHEILA
1 TAPPAN CT 640 A ST 25 CHESTNUTT HILL LN
ORINDA, CA 94563 ASHLAND, OR 97520 BRIARCLIFF MANOR, NY 10510
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PA-2017-00475 391 E09AB 2101 PA-2017-00475 391 E09AB 3500 PA-2017-00475 391 E09AB 2600
MCBRAYER KEITH/LYN PEARSON EDWIN E TRUSTEE ET AL PREISTER KEVIN R TRUSTEE ET AL
764 A ST 843 E MAIN ST 101A 256 SIXTH ST
ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND, OR 97520
PA-2017-00475 391 E09AB 3300 PA-2017-00475 391 E09AB 3400 PA-2017-00475 391 E09AB 2500
STILES GLENNA SUE STILES GLENNA SUE STOKES CHRISTINE
725 B ST 725 B ST 215 NUTLEY ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00475 391 E09AB 2401 PA-2017-00475 391 E09AB 2000
WEISS ERIC JONATHAN WELLS SANDRA L ET AL 256 Sixth Street
2305-C ASHLAND ST 227 ! PO BOX 578 3/29/2017 NOC
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256 1/2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
Kevin Preister & Susan Jessie
256 Sixth Street
Ashland, Oregon 97520
541.601.4797
Current photos of property
sown to right Studio cottage
Main house with studio cottage
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FINDINGS
Conditional Use Permit Application for a
One-unit Traveler's Accommodation
1
256 1/2 Sixth Street
Ashland, Oregon
Date: March 17, 2017
Owners and Applicants: Kevin Preister, Susan Jessie
Project Information
Planning Action
The applicants, Kevin Preister and Susan Jessie, are submitting an application for a Conditional Use permit for a
Traveler's Accommodation at 256 1/2 Sixth Street, Ashland, Oregon. This unit has been a rental unit for many years.
No external modification will be made to the residence. The building at 256 1/2 Sixth was built as a barn when the
property was developed in the early 1900s and was upgraded to a cottage sometime in the 1990s. It is the cottage on
the property we own at 256 Sixth Street and we live in the main unit.
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The unit has a lower floor of 320 SF, devoted to a living space with a sofa bed, a kitchen area, a bathroom and a
sauna. The upper level has 200 SF of living space which serves as a bedroom. At this time, we are proposing that
the unit be used as a Traveler's Accommodation Unit.
256 1/2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
Address and Legal Description
Owners and Applicants:
Kevin Preister & Susan Jessie
256 Sixth Street
Ashland, Oregon 97520
541.601.4797
541.482.0564
Zoning designation: R-2, Historic Overlay
Tax Lot: 2600
Applicable Ordinances
R-2, Low-Density, Multi-Family Residential, 18.4.2
Conditional Use Permit, 18.5.4.050
Traveler's Accommodations 18.2.3.220
18.5.4.040 Application Submission Requirements
1. Vicinity map.
See Figure One: Vicinity Map
Figure One: Vicinity Map with Nearby Streets Shown
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256 I/2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
2. North arrow and scale. (See Figure Two, Attached at end)
3. Depiction and names of all streets abutting the subject property. (See Figure One, above)
4. Depiction of the subject property, including the dimensions of all lot lines. (See Figures Two and Three
at the end of this Application, and Figure Four below)
Figure Four: Google Earth Overview of Property
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5. Location and use of all buildings existing and proposed on the subject property and schematic
architectural elevations of all proposed structures.
See Figure Two, attached at end, which shows all existing buildings. No new buildings are proposed. Elevations are
shown also, in feet.
6. Location of all parking areas, parking spaces, and ingress, egress, and traffic circulation for the
subject property, including accessible parking by building code.
Figure Two, attached at end, shows the current parking off the back alley.
7. Schematic landscaping plan showing area and type of landscaping proposed.
Figures Two and Three, attached at end, shows current landscaping. No new landscaping is proposed.
8. A topographic map of the site showing contour intervals of five feet or less.
Figure Two, attached at end, indicates elevation on the property, shown in feet. MAR 1 1~ 2n
256 1/2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
9. Approximate location of all existing natural features in areas which are planned to be disturbed,
including, but not limited to, all existing trees of greater than six inches DBH, any natural drainage
ways, ponds or wetlands, and any substantial outcroppings of rocks or boulders.
Figure Two, attached at the end, shows the natural drainage swale, with footbridge over it, on the south side of the
main house. This Swale captures water runoff from the slope and channels it into the sump pit (shown) from which
a sump pump pushes it to the street.
18.5.4.050
Approval Criteria
A. Approval Criteria. A Conditional Use Permit shall be granted if the approval authority finds that the
application meets all of the following criteria, or can be made to conform through the imposition of
conditions.
1. That the use would be in conformance with all standards within the zoning district in which the use
is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not
implemented by any City, State, or Federal law or program.
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Answer: The main house on this site is a two-bedroom family home where the owners reside. The proposed
traveler's accommodation is the studio cottage to the rear of the property which has been a rental unit for years. No
changes to the exterior facade of either unit are proposed. The only change that this application creates is a shift
from long-term rental to short-term rental. The location, within walking distance to downtown, is close to the
Oregon Shakespeare Festival theatres and Ashland restaurants, making it an attractive amenity for visitors to our
community. In addition, we have a lovely garden between the main house and the traveler's unit which will be
available of visitors' use, adding to the amenities of the site.
Building layouts Studio cottage lower level, with deck
Laundry Nook Main house
Kitchen
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Kitchen Guest House
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256 1/2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
20'
° Studio cottage, upper level
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20'
Landscaping Requirements: In this zone 35% of the site must be retained in landscaping. The
landscaping on the subject site is existing, and mature with existing trees.
Answer: Approximately 78% of the site is dedicated to landscaping and outdoor use. No decrease of the percent of
the landscaped area is intended. (The square footage of all buildings added to 2,326 SF of coverage on a .24 acre site
(10,454 SF = 22%.) The photos below show the garden which is expected to be a valued amenity for out guests.
Garden photos
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256 1/2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
The Existing Landscaping. The attached site plans (Figure Two, back of house, and Figure Three, front of
house, are attached at end) show the location of existing, established trees on the site which conform to city
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standards, as well as the three additional trees we have added in the last several years, a red maple and blue spruce in
the front yard, and a red oak in the back yard.
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Trees: The existing trees, which are shown on the Site Plan, are all to remain.
Parking, Access in Internal Circulation: There is parking along the back alley, next to the proposed Traveler's
unit, that has sufficient room for two off-street parking units. There is no internal automobile circulation on this
site. We would like the City to grant us a third parking spot on the street.
Setbacks: There are no changes to the existing setbacks.
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Height: There is no change proposed to existing building heights.
Lot coverage: The lot coverage is less than 309/6] developed. This area will remain unchanged.
Answer: No substantive changes with the above standards are contemplated.
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.
Answer: The studio cottage has housed up to two tenants over the years. The size of the space has not changed.
Thus the need for utilities due to the proposed CUP is not increased.
3. That the conditional use will have no greater adverse material effect on the livability of the impact
area when compared to the development of the subject lot with the target use of the zone, pursuant
with subsection 18.5.4.050.A.5, below. When evaluating the effect of the proposed use on the impact
area, the following factors of livability of the impact area shall be considered in relation to the target
use of the zone.
a. Similarity in scale, bulk, and coverage.
The proposed CUP does not change the current scale or coverage of the lot.
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. 18.5.4 -
Conditional Use Permits
The marketing of the unit will emphasize a "no car" experience. Within an easy walla of downtown, the pedestrian
orientation of the railroad district will be seen by visitors as an amenity to be appreciated.
c. Architectural compatibility with the impact area.
The proposed CUP does not change any of the architectural features of the existing historical b . , i
256 '/2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
d. Air quality, including the generation of dust, odors, or other environmental pollutants.
The traveler's accommodation will emphasize a "no car" experience, so it is unlikely that the CUP will generate
additional negative air quality.
e. Generation of noise, light, and glare.
These factors will not be affected by the proposed CUP.
f. The development of adjacent properties as envisioned in the Comprehensive Plan.
Development of adjacent properties should not be affected by this CUP application.
g. Other factors found to be relevant by the approval authority for review of the proposed use.
The unit at 256 '/z Sixth Street meets all the requirements and will support Ashland's image as a friendly, charming
tourist destination without putting additional strain on infrastructure or inconvenience the neighborhood.
4. A conditional use permit shall not allow a use that is prohibited or one that is not permitted
pursuant to this ordinance.
The proposed traveler's accommodation is a permitted use.
5. For the purposes of reviewing conditional use permit applications for conformity with the approval
criteria of this subsection, the target uses of each zone are as follows.
c. R-2 and R-3. Residential use complying with all ordinance requirements, developed at the
density permitted by chapter 18.2.5 Standards for Residential Zones.
We believe the proposed traveler's accommodation complies with all standards for the R-2 residential zone.
18.5.2.040 Application Submission Requirements
This material is included as part of our submission as follows:
1. Basic plan information, see page 2.
2. A Site Analysis Map (Figure Two) containing this information is at the end of this application.
a. vicinity map,
b. property boundaries, R
c. topographic contours,
d. zone designation, Zoning designation: R-2, Historic Overlay
e. streets, alleys, sidewalks,
£ the location of water lines, sewer lines and cleanouts, storm drains, and fire hydrants
3. Site Features, including structures, pavement, drainage ways, see Figure Two at end of this application.
4. Location, size and species of trees six inches DBH or higher, see Figure Two at end of this application.
5. Landscape and Irrigation Plan: existing landscape and irrigation amenities are shown in Figures Two and
Three at the end of this application.
7
256 1/2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
The following requirements we believe are not applicable to the proposed CUP application:
Proposed Site Plan with the studio proposed as Traveler's Accommodation Unit shown with boundaries and gross
area are included in the Site Analysis Plan (Figure Two) with no further modifications proposed.
1. Architectural drawings: no new buildings are proposed.
2. Grading and Drainage Plan
3. Erosion Control Plan
Narrative for 18.5.2.040:
Because our CUP application calls for no new buildings, architectural modifications, or landscaping changes, few of
these provisions seem to apply. We do provide a Site Analysis Map (Figure Two at the end) with site features
shown, including trees, other landscaping and current irrigation. Our lot of .24 acres contains 10,454 SF of which
2326 SF is the existing main house, the studio cottage, the shed and the playhouse, meaning that 22% of the lot is
covered by impervious structures. That leaves 8128 SF of open space and landscaping as described. The maps also
show the provision of two parking spaces at the rear of the property serviced by an alley.
18.5.2.050 Approval Criteria
It is believed that all Approval Criteria have been met in this proposal, including underlying zone, overlay zones, site
development and design standards, city facilities, and exceptions, of which there are none.
18.2.3.220 Travelers' Accommodations
Where travelers' accommodations and accessory travelers' accommodations are allowed, they
require a Conditional Permit under chapter 18.5.4, are subject to Site Design Review under chapter
18.5.2, and shall meet the following requirements. See definitions of travelers' accommodation and
accessory travelers' accommodation in part 18-6.
A. Travelers' Accommodations and Accessory Travelers' Accommodations. Travelers'
accommodations and accessory travelers' accommodations shall meet all of the following
requirements.
1. An accommodation must meet all applicable building, fire, and related safety codes at all
times and must be inspected by the Fire Department before occupancy following approval of a
Conditional Use Permit and periodically thereafter pursuant to AMC 15.28.
All applicable building fire and related safety codes will be adhered to and will be inspected by the Fire Department
before occupancy.
2. The business-owner of a travelers' accommodation or the property owner of an accessory
travelers' accommodation must maintain a City business license and pay all transient
occupancy tax in accordance with AMC 4.24 and AMC 6.04 as required.
We, as owners, will maintain a City business license upon approval of the land use action before initial occupation.
MAN I V 2LI 'I I
t
256 1/2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
3. Advertising for an accommodation must include the City planning action number assigned to
the land use approval. 18.2.3 - Special Use Standards City of Ashland 2-38 Land Use
Ordinance.
All advertising will include the City planning action land use approval number.
4. Offering the availability of residential property for use as an accommodation without a valid
Conditional Use Permit approval, current business license and transient occupancy tax
registration is prohibited and shall be subject to enforcement procedures.
The applicants acknowledge it is prohibited to offer the accommodation without a CUP, current business license,
and transient occupancy tax registration.
B. Travelers' Accommodations. In addition to the standards described above in section 18.23.220.A,
travelers' accommodations shall meet all of the following requirements.
1. The property is located within 200 feet of a boulevard, avenue, or neighborhood collector as
identified on the Street Dedication Map in the Comprehensive Plan. Distances to the property
from a boulevard, avenue, or neighborhood collector shall be measured via a public street or
public alley to a lot line.
The property is located on Sixth Street and is bordered by city alleys to the south and the east. It is within the
required distance from a neighborhood collector per the Comprehensive Plan.
2. During operation of a travelers' accommodation, the property on which the travelers'
accommodation is sited must be the primary residence of the business-owner. "Business
owner" shall be defined as a person or persons who own the property and accommodation
outright; or who have entered into a lease agreement with the property owner(s) allowing for
the operation of the accommodation. Such lease agreement must specifically state that the
property owner is not involved in the day-to-day operation or financial management of the
accommodation and that the business-owner has actual ownership of the business and is
wholly responsible for all operations associated with the accommodation, and has actual
ownership of the business.
The main home on this property at 256 Sixth Street is the primary residence of the applicants, Kevin Preister and
Susan Jessie. We intend to be the operators of the traveler's accommodation.
3. The primary residence on the site must be at least 20 years old. The primary residence may
be altered and adapted for travelers' accommodation use, including expansion of floor area.
Additional structures may be allowed to accommodate additional units, but must be in
conformance with all setback and lot coverage standards of the underlying zone.
The primary residence was built around 1905. The studio cottage, which will be the traveler's accommodation, was
reportedly a barn initially and was converted to living space sometime in the 1990s.
5.8the following criteria.
256 V2 Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
a. The total number of units, including the business-owner's unit, shall be determined by
dividing the total square footage of the lot by 1,800 square feet. Contiguous lots under the
same ownership may be combined to increase lot area and the number of units, but not in
excess of the maximum established by this ordinance. The maximum number of
accommodation units shall not exceed nine per approved traveler's accommodation with
primary lot frontage on boulevard streets. For travelers' accommodation without primary lot
frontage on a designated boulevard, but within 200 feet of a boulevard, avenue, or
neighborhood collector street, the maximum number of units shall be seven. Street
designations shall be as determined by the Street Dedication Map in the Comprehensive Plan.
Distances to the property from a boulevard, avenue, or neighborhood collector shall be
measured via a public street or public alley to a lot line.
By this section of the City of Ashland Municipal Code, a maximum of five units is allowed on this property (10,454
SF / 1800 = 5.8 units). This criterion is satisfied.
b. Excluding the business-owner's unit and the area of the structure it will occupy, there must
be at least 400 square feet of gross interior floor space remaining per unit.
The square footage of the studio cottage proposed for traveler's accommodation is 520 SF, as per the
accompanying site maps.
5. Each accommodation must have one off-street parking space and the business-owner's unit
must have two parking spaces. All parking spaces shall be in conformance with chapter 18.4.3.
I`
The site has two off-street parking units and we request the City grant us a third on-street parking spot.
6. Only one ground or wall sign, constructed of a non-plastic material, non-interior illuminated,
and a maximum of six square feet total surface area is allowed. Any exterior illumination of
signage 18.2.3 - Special Use Standards City of Ashland 2-39 Land Use Ordinance shall be
installed such that it does not directly illuminate any residential structures adjacent or nearby
the travelers' accommodation in accordance with subsection 18.4.4.050.C.1.
We anticipate no signage for the traveler's accommodation, but we understand that any signage must not exceed the
maximum of six square feet and will not illuminate adjacent properties.
7. An annual inspection by the Jackson County Health Department shall be conducted as
required by the laws of Jackson County or the State of Oregon.
The traveler's accommodation unit will be inspected annually by the Jackson County Health Department.
8. Transfer of business-ownership of a travelers' accommodation shall be subject to all
requirements of this section and conform with the criteria of this section. Any further
modifications beyond the existing approval shall be in conformance with all requirements of
this section.
Transfer of ownership is not anticipated but if it is done, it will be done in conformance wit4i1~e1 Visited.
256 '/a Sixth Street
Conditional Use Permit Application
One-unit Traveler's Accommodation
March, 2017
C. Accessory Travelers' Accommodations. In addition to the standards in section 18.2.3.220.A,
accessory travelers' accommodations shall meet all of the following requirements.
1. The operator of the accessory travelers' accommodation must be the property owner and
the property must be the operator's primary residence. The operator must be present during
t
operation of the accessory travelers' accommodation.
This traveler's accommodation unit is not an accessory unit.
2. The property is limited to having one accessory travelers' accommodation unit, covered
under a single reservation and consisting of two or fewer bedrooms. Meals are not provided
and kitchen cooking facilities are not permitted with an accessory travelers' accommodation,
with the exception of kitchen cooking facilities for the primary residence.
This traveler's accommodation unit is not an accessory unit.
3. The total number of guests occupying an accessory travelers' accommodation must not
exceed two people per bedroom.
This traveler's accommodation unit is not an accessory unit.
4. The property must have two off-street parking spaces. The total number of guest vehicles
associated with the accessory travelers' accommodation must not exceed one.
This traveler's accommodation unit is not an accessory unit.
5. Signs are not permitted in conjunction with the operation of an accessory travelers'
accommodation.
This traveler's accommodation unit is not an accessory unit.
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ZONING MIT APPLICATION
J Planning Division
51 Wmburn Way, Ashland OR 97520
C I T Y OF FILE 6 7
ASHLAND 541-488-5305 Fax 541-488-60006
DESCRIPTION OF PROJECT
DESCRIPTION OF PROPERTY / J Pursuing LEEDO Certification? ❑ YES ❑ NO
Street Address 7-
Assessor's Map No. 391 E/ Tax Lot(s)`
Zoning v !~/I~G"~~-~~✓'!~ Comp Plan Designation
APPLICANT
Name i^ Phone / Y-1-Y E-Mail yi,r~~,~~~SJ~~i"~~%~r~G~i f P ~`c7~<Z
Address City / Zip i
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PROPERTY OWNER
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Name Phone E-Mail
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Address city zip
SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER IVJA1 r - 101,Wj~X &P/ ICIVlall
Title Name Phone E-Mail
Address City Zip
Title Name Phone E-Mail
Address City Zip
1 hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. t 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 justifies the granting of the request; ,
2011
3) that the findings of fact furnished by me are adequate, and further MAR J
4) that all structures or improvements are properly located on the ground.
Failure in this regard w suit 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 rem at my x ens . f I have any doubts, I am advised to seek competent professional vice and sistanfce
r ,
X70
61
Applicant's Signature Date
As owner of the prop 'nvolved in this request, I have read and understood the complete application and its consequences to me as a property
owner. ,6 q, 114~
Property Owner's Signature (required) Date
[To be completed by city Staff]
Date Received l I Zoning Permit Type' Filing Fee $
OVER
GAcDm -dev\plmming\Forms & HmtdoutstZoning Permit Application.doc
Job Address: 256 SIXTH ST Contractor:
ASHLAND OR 97520 Address: j
C,
Owner's Name: JESSIE SUSAN E/KEVIN PREIST 0 Phone:
P N State Lic No:
P Customer 09182
JESSIE SUSAN E/KEVIN PREIST 7 City Lic No:
Applicant: 256 6TH ST R
Address: ASHLAND OR 97520 A
C Sub-Contractor:
A Phone: Address:
N Applied: 03/17/2017 0
T Issued:
Expires: 09/13/2017 Phone:
State Lic No:
Maplot: 391 E09AB2600 City Lic No: t
DESCRIPTION: Type 1 CUP for Traveler's Accomodation
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
Conditional Use Permit Type 1 1,022.00
CONDITIONS OF APPROVAL
COMMUNITY DEVELOPMENT Tel: 541-488-5305
nn tr__a nn_:_ na C-,,• CA4 A00 C044
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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: $ 1,022.00 $ 1,022.00
or local laws, ordinances, or regulations rests solely with the
applicant. Sub-Total: $ 1,022.00
Fees Paid: $ 1,022.00
Applicant Date Total Amount Due: $ 0
COMMUNITY DEVELOPMENT Tel: 541-488-5305
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The comments of this pre-application 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 as
part of this pre-application.
® -
ASHLAND PLANNING DEPARTMENT SITE: 256 Sixth Street
PRE-APPLICATION CONFERENCE APPLICANT: Kevin Preister & Susan Jessie
COMMENT SHEET QUEST: Conditional Use Permit & Site
February 15, 2017 Design Review for Traveler's Accommodation
PLANNING STAFF COMMENTS:
This pre-application conference is intended to highlight significant issues of concern to staff and bring
them to the applicant's attention prior to their preparing a formal application submittal.
Traveler's Accommodations: Within the R-2 zoning district, Traveler's Accommodations are a
Conditional Use subject to Special Use Standards which include:
® The property on which the traveler's accommodation is sited must be the primary residence of
the business-owner. Evidence will need to be provided prior to operation of the Traveler's
Accommodation.
® The property is located within 200 feet of a boulevard, avenue, or neighborhood collector as
identified on the Street Dedication Map in the Comprehensive Plan.
® The primary residence on the site must be at least 20 years old.
® The number of traveler's accommodation units allowed shall be determined by dividing the
total square footage of the lot by 1,800 square feet.
® Excluding the business-owner's unit and the area of the structure it will occupy, there must be
at least 400 square feet of gross interior floor space remaining per unit. Floor plans verifying
compliance with this requirement will need to be included in the application materials.
® Each accommodation must have one off-street parking space and the business-owners unit
must have two off-street parking spaces. All parking spaces shall be in conformance with
chapter 18.4.3.
Additionally, the property owner must maintain a City of Ashland business license and pay all transient
occupancy tax in accordance with AMC 4.24 and AMC 6.04. Advertising for an accommodation must
include the City planning action number assigned to the land use approval. Before operation of the
Traveler's Accommodation, the structure must be inspected by the Fire Department and Jackson County
Health Department.
Conditional Use Permits: Generally speaking, Conditional Use Permits provide a discretionary review
which allows the Staff Advisor or Planning Commission to weigh the adverse impacts of a proposal on
the neighborhood against the typical adverse impacts that could be expected with residential development.
The application materials should try to clarify the anticipated adverse impacts in comparison to residential
use (i.e. how many car trips will the use generate each day, how, much parking will be needed, how many
guests are typically expected in a month, what noise level and hours of noise can be reasonably expected,
etc. )
Parking: As noted above, each accommodation must have one off-street parking space and the business-
owners unit must have two off-street parking spaces. All parking spaces must be in conformance with the
requirements in AMC 18.4.3. Conditional Use Permits which rely on on-street parking credits may be
challenged based on their shifting an adverse impact of the proposal to the broader neighborhood. On-
street parking credits are a discretionary approval and are no longer granted outright.
Bicycle Parking: The application will need to identify bicycle parking as part of the proposal.
Signage: Traveler's Accommodations are allowed only one ground or wall sign, constructed of a non-
plastic material, non-interior illuminated, and with a maximum of six (6) square feet total surface area.
Any exterior illumination of signage shall be installed such that it does not directly illuminate any
residential structures adjacent or nearby the traveler's accommodation in accordance with AMC
18.4.4.050.C.1. All advertising for traveler's accommodation must include the City of Ashland planning
action number assigned to the land use approval. All proposed Signage shall be detailed in the final
application submittal, and a separate sign permit application is required prior to installation.
Site Design & Use Standards: Travelers Accommodations are also subject to Site Design Review. The F
application will need to respond to the building placement, orientation and design standards for residential
development detailed in chapter 18.4.2.030 of the Ashland Municipal Code (AMC). These standards
apply to a wide variety of circumstances from a conversion of existing living space to a new unit entirely
within an existing building, external modifications to a historic building, to the development of a new f
multifamily building. The application will need to clarify the proposal in context as it relates to the
applicable standards, and will need to include a scalable site plan and detailed elevation drawings of the
proposed building to support a demonstration of compliance with the applicable standards.
® Elevations: Scalable exterior elevations of all buildings proposed on the site are required to
be submitted. Indicate the material, color, texture, shape and other design features, including
mechanical devices. Elevations should be drawn to a scale of one-inch equals ten feet or
greater. (If no exterior changes are involved and elevation drawings are not available, photos
would suffice.)
® Building Orientation to the Street / Limitation on Parking between Building and Street:
Standards generally seek a strong orientation of buildings to the street and a limitation on
parking between the building and the street. The written findings will need to address the
Historic nature of the structure in the context of its compatibility with the historic district.
® Landscape & Irrigation Plan: An area that typically needs to be addressed for Travelers
Accommodations is bringing any deferred landscape maintenance up to current standards,
particularly in front yard areas. These applications are seeking to be allowed a limited and
conditional commercial use in a residential neighborhood, and this brings with it the
requirement to provide a higher level of landscaping and maintenance. A comprehensive
landscape and irrigation plan is required for the entire parcel. The landscaping and irrigation
plan shall comply with the standards from the Site Design and Use Standards.
o Landscape and Irrigation Plan: A species and size specific landscape plan must be
submitted with the application. Existing and proposed landscaping must meet the
Landscaping section of chapter 18.4.4. An irrigation plan is required, but may be
deferred until the building permit submittals.
o Landscaping and Open Space: The City's Site Design and Use standards set specific
parameters for landscaping and open space allocation for residential developments,
such as identifying an area at least eight (8) percent of the lot are dedicated to open j
space for the tenants, and street tree requirements to name a few. Existing front yard
landscaping typically needs to be upgraded to some degree in order to meet the
residential development landscaping standards, which do not apply to stand-alone
single-family residences. Please demonstrate compliance with these standards on the
site plan as well as providing an explanation of compliance in the written findings.
o Landscape buffers: A five (5') foot landscape buffer between any surface/off-street
parking spaces and the property lines and an eight (8') foot setback from the structure
is required as per the Parking Lot Landscaping and Screening Standards.
o Street Trees: Street trees must be provided at a spacing of one tree per 30 feet of street
frontage, selected and planted according to the Recommended Street Tree Guide with
irrigation provided. The formal application shall show the location, size and species
of all existing trees which satisfy this requirement.
® Exterior Lighting: All exterior lighting should be selected, placed, directed and/or shrouded
to prevent light spill-over (i.e. direct illumination) onto neighboring properties. Please provide
the lighting specifications on the final application submittals.
® Trash / Recycling: An "opportunity to recycle" facility will be required to be provided either
as a shared facility screened from the public right of way (recommended) or as separate
facilities. You should consult with Recology about how the trash/recycling can best be
accommodated on site (dumpster or cans).
® Additional Elements: Elements such as exterior lighting, designated location for a screened
trash and recycling center, and bike parking would also need to be shown on the site plan and
a written description of how they will be integrated into the proposal provided.
Neighborhood Outreach: Projects involving changes to established neighborhood patterns can be a
concern for neighbors, and previous Traveler's Accommodations in the vicinity have been challenged by
neighbors based on the impacts of transient occupancy on residential neighborhood character. Staff
always recommends that applicants approach the affected neighbors, make them aware of the proposal,
and try to address any concerns as early in the process as possible. Notices are typically sent to neighbors
within a 200-foot radius of the property.
Written Findings/Burden of Proof: This pre-application conference is intended to highlight significant
issues of concern to staff and bring them to the applicant's attention prior to their preparing a formal
application submittal. Applicants should be aware that written findings addressing the ordinance and
applicable criteria are required, and are heavily depended on when granting approval for a planning action.
In addition, the required plans are explained in writing below. The burden of proof is on the applicant(s)
to ensure that all applicable criteria are addressed in writing and that all required plans, written findings,
and other materials are submitted even if those items were not discussed in specific, itemized detail during
this initial pre-application conference.
r
UNDERLYING PROVISIONS (See AMC 18.2.6.030)
Zoning: R-2 (Low Density, Multi-Family Residential District)
Maximum Building height: 30 feet.
Standard Yard Requirements: Front yard - 20 feet; Side Yard - 6 feet except 10 feet abutting a public
street; Rear Yard - 10 feet per story.
Solar Access: Properties may shade the property to their north no more than would a six-foot fence
constructed on the north property line.
Lot Coverage: 65 percent maximum. All areas other than natural landscaping which allow the normal
infiltration of water into the soil are considered coverage. Please identify all existing and proposed lot
coverage on site plan and in text and provide the percentage of final lot coverage proposed.
Landscaping Requirements: 35 percent. Parking areas and service stations shall meet the standards of
chapters 18.4.3 Parking, Access, and Circulation, and 18.4.4 Landscaping, Lighting, and Screening.
Trees: Submittal requirements shall include items noted in chapter 18.4.5.030 for Tree Protection, which
are also listed below if there will be any site disturbance which would impact trees. If trees are to be
removed, the applicant is required to request their removal as required in chapter 18.5.7 with the
application submittals.
Parking, Access, & Circulation: As detailed in 18.4.3.
Signage: Traveler's Accommodations are allowed only one (1) ground or wall sign, constructed of a non-
plastic material, non-interior illuminated, and a maximum of six (6) square feet total surface area is
allowed. Any exterior illumination of signage shall be installed such that it does not directly illuminate
any residential structures adjacent or nearby the traveler's accommodation in accordance with AMC
18.4.4.050.0.1. All advertising for traveler's accommodation must include the City of Ashland planning
action number assigned to the land use approval. All proposed signage shall be detailed in the final
application submittal. A separate sign permit application is required prior to installation.
OTHER DEPARTMENTS' COMMENTS
BUILDING DEPARTMENT: No comments provided. Please contact the Building Division for any
code-related information at 541-488-5305.
PUBLIC WORKS/ENGINEERING: No comments provided. Please contact Karl Johnson of the
Engineering Division for any information at 541-552-2415 or via e-mail to karl.johnson@ashland.or.us.
s,
MATER AND SEWER SERVICE: No comments provided. Please Contact Steve Walker at 541-552-
2326 or walkers@ashland.or.us with any questions regarding water utilities.
ELECTRIC SERVICE: No comments at this time. If service upgrades are desired, please contact Dave
Tygerson in the Electric Department for any electrical service requirements or fee information at 541-552-
2389 or via e-mail to dave.tygerson@ashland.or.us.
FIRE: See attached comments. Please contact Fire Marshall Margueritte Hickman at 541-552-2229 or via
e-mail to margueritte.hickman@ashland.or.us for information of Fire Department requirements. [
CONSERVATION: No comments provided. For 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.smithermangashland.or.us. For information on any financial or
technical 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.cunningham a_,ashland.or.us.
IMPORTANT INFORMATION IN
APPLICATION SUBMITTAL REQUIREMENTS
PROCEDURE: Applications for Traveler's Accommodations require Site Design Review and
Conditional Use Permit approval. Regulations provide for administrative ("Type I") decisions on these
applications.
APPLICATION REQUIREMENTS: As detailed in chapter 18.5.1.050, Type I applications shall
include the required application materials detailed below. Type I decisions arc Inade by the SlaffAdvisor,
follotii"in,( public notice and a public comment period. Type I decisions provide an opportunityfor appeal
to the Planning Commission.'
1. Application Form and Fee. Applications for Type I review shall be made on forms provided by
the Staff Advisor. One or more property owners of the property for which the planning action is
requested, and their authorized agent, as applicable, must sign the application. The application
shall not be considered complete unless the appropriate application fee accompanies it.
2. Submittal Information. The application shall include all of the following information.
a. The information requested on the application form.
b. Plans and exhibits required for the specific approvals sought.
c. A written statement or letter explaining how the application satisfies each and all of the relevant
criteria and standards in sufficient detail.
d. Information demonstrating compliance with all prior decision(s) and conditions of approval for the
subject site, as applicable.
E
e. The required fee.
256 Sixth Street
February 15, 2017
Page 5
i
PLAN & EXHIBIT REQUIRE MENTS: Two (2) copies of the plans below on paper no larger than
11"x.17. Note: These copies may be used for the Planning Commission packets and for the notices
mailed to neighbors -please submit clear, readable, reproducible copies.
Two (2) Copies of the materials required for a Conditional Use Permit as detailed in chapter
18.5.4.040. An application for a Conditional Use Permit shall be submitted by the owner of the subject
property or authorized agent on a form prescribed by the City and accompanied by the required filing fee.
The application shall include a plan or drawing meeting the requirements below.
i
Two (2) copies of the materials required for a Site Design Review application as detailed in LUO
18.5.2.040. The following information is required for Site Design Review application submittal, except
where the Staff Advisor determines that some information is not pertinent and therefore is not required.
Two (2) Copies of a Tree Protection Plan as required in chapter 18.4.5.030 (if the application will
involve any site disturbance that would impact trees). A tree protection plan shall be approved by the
Staff Advisor concurrent with applications for Type I, Type II, and Type III planning actions. If tree
removal is proposed, a Tree Removal Permit pursuant to chapter 18.5.7 may be required.
Two (2) Copies of the plans required for a Tree Removal Permit as required in chapter 18.5.7.030
(if tree removal is proposed). An application for a Tree Removal Permit shall be submitted by the owner
of the subject property or authorized agent on a form prescribed by the City and accompanied by the
required filing fee. The application shall include a plan or drawing meeting the requirements below.
RELEVANT CRITERIA AND STANDARDS: Applicants are advised that in addition to required plans
outlined above, written findings addressing llow the ordinance criteria are satisfied in narrative lbrmat are
required. `hhe applicable criteria are included below. The Ashland Land Use Ordinance in its entirety may
be accessed on-line at: http: //`w i4) w. ashland. or. usISIBIfileslAAIC Chpt_18_cw-rent pdf.
.
Two (2) Copies of written findings addressing the approval criteria for a Conditional Use Permit as
detailed in chapter 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.
C
Two (2) copies of written materials addressing the following special use criteria for a Traveler's
Accommodation in an R-2/R-3 Zone as detailed in AMC 18.2.3.220. Where traveler's accommodations
are allowed, they require a Conditional Permit under chapter 18.5.4, are subject to Site Design Review
under chapter 18.5.2, and shall meet all of the following requirements.
Two (2) Copies of written findings addressing the approval criteria for Site Design Review as
detailed in chapter 18.5.2.050. An application for Site Design Review shall be approved if the proposal
meets the criteria in subsections A, B, C, and D below. The approval authority may, in approving the
application, impose conditions of approval, consistent with the applicable criteria.
Two (2) copies of written findings addressing the following criteria from chapter 18.5.7.040.B.2. for
Tree Removal Permit to remove a tree that is not a hazard (if applicable to the final proposal).
UPCOMING APPLICATION DEADLINES: Not Applicable (First Friday)
UPCOMING PC MEETINGS: Not Applicable (Second Tuesday)
FEES - Conditional Use Permit & Site Review (Type I): $1,022.00
*NOTES:
o Applications are accepted on a first come first served basis.
o 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.
o Applications are reviewed for completeness in accordance with ORS 227.178.
o All applications received are reviewed by staff, and must be found to be complete before being processed
or scheduled at a Planning Commission meeting.
o The first 15 COMPLETE applications submitted are processed at the next available Planning Commission
meeting.
For further information, please contact: July 15, 2017
Mark Schexnayder, Assistant Planner Date
City of Ashland, Department of Community Development
Phone: 541-552-2044 or e-mail: mark.schexnayder@ashland.or.us
256 Sixth Street
February 15, 2017
Page 7
t t
455 SiskiYou Boulevard
Ashland, OR 97520
541.482.2770
Pre-Application Comments
Date: 2/13/2017
Project Address: 256 SIXTH ST Permit Number: PL-2017-00122
Project
Description: Pre app scheduled for 2/15/2017 @3PM. CUP for Traveler's Accom
Ashland Fire & Margueritte.hickman@ash
Rescue Contact: Margueritte Hickman 541-552-2229 land.or,us
Fire department comments are based upon the 2014 Oregon Fire Code as adopted by the Ashland
Municipal Code:
Addressing - Building numbers or addresses must be at least 4 inches tall, be of a color that is in
contrast to its background, and shall be plainly visible and legible from the street fronting the
property. Additional directional signage may be necessary to guide emergency responders down
a driveway, path or through a gate. All premises identification, street signs and building numbers,
must be in place with temporary signs when construction begins and permanent signage prior to
issuance of any occupancy. OFC 505
Vacation Rentals & Traveler's Accommodations
The following are the requirements for vacation rentals:
Smoke alarm in each sleeping room, in the hall leading to the sleeping room and one on
each level.
® If you have a carbon monoxide source, then a CO alarm is required to be within five feet
of each bedroom. Carbon monoxide sources include fuel fired appliances such as gas, wood
or oil, and a door that leads to the garage.
® Each sleeping room is required to have an available emergency escape through a window,
so the window is required to be openable and remain open while someone would crawl out. I
If there is a door that leads to the outside, that can be considered the emergency escape in
lieu of the window.
® A fire extinguisher should be located on each level - minimum lAl OBC size. It is required
to be mounted in a visible location and serviced annually. If you have just purchased new
ones, either use the tag from the box to write the installation date on or use a permanent
marker and write the month and date of installation on the fire extinguisher.
® Make an emergency plan. It should include text with the address of the home, call 9-1-1
for emergencies and the safety features in the home and a diagram for evacuation. This
should be made available in the home where guests would see it. Here is an example of an
emergency plan www.ashland.or.us/vacationrentals.
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Final determination of fire hydrant distance, fire flow, and fire apparatus access
requirements will be based upon plans submitted for Building Permit review. Changes from r
plans submitted with this application can result in further requirements. Any future
construction must meet fire code requirements in effect at that time. The fire department
contact for this project is Fire Marshal Margueritte Hickman. She may be contacted at (541)
552-2229 or hickmanmkashland.or.us.
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NPS Form 10-900-A OM Approval No. 1024-0018 (8-86)
United States Department of the Interior
National Park Service
National Register Historic
Continuation
Amended-March 2002
Section Number: 7 Page: 61 Ashland Railroad Addition Historic District, Ashland, OR
E
# 195.0
HANNON, LEONARD T. AND IRENE HOUSE II 1955 G`
268 SIXTH ST 391E09AB 2401
Builder: Hannon, Leonard T.
Modern Period: Ranch House Non-Historic, Non-Contributing
This one-story wood-frame house was built in 1955 on a former garden plot and was the home
of Leonard T. & Irene Hannon for many years following their move from ID #194.00 to the
east.
ID# 196.0
HANNON, LEONARD T. RENTAL HOUSE 1966
266 SIXTH ST 391E09AB 2500
Builder: Hannon, Leonard T.
Modern Period: Ranch House Non-Historic, Non-Contributing
An earlier dwelling at this location was long the home of Leo and Hedwid J. Schoeninger, who
had purchased the site in 1943. (JCD 246:425) In 1966, the Schoeningers sold the house to
Leonard T. Hannon, who razed that structure and built the present single-story wood frame
structure as a rental next to his family's home.
ID# 197.0
TURNER, O. B. HOUSE 1905
256 SIXTH ST 391E09AB 2600
Other: Vernacular Historic Contributing
A small one-story wood-frame building, this dwelling was reportedly built in 1905 and in 1910
was purchased by O. B. Turner. (84:133-5). Turner, who among other things worked as a
"powder monkey" on the construction of the original Pacific Highway over the Siskiyyou
Mountains in 1912-19137 was related to the Massey and Hannon families of this block 29 Mr.
Turner retained ownership throughout his life, living here into the 1960s. A small undated shed
addition to the south expands the original gable volume and a separate wood-frame structure is
located at the rear of the property. While somewhat modified, the Turner House retains
sufficient integrity to relate its historic period of development.
ID# 198.0 survey #28
WALKER, LUNSFORD HOUSE 1902c
263 SEVENTH ST 391E09AB 2700
Arts & Crafts: Bungalow Historic Contributing
This one-story bungalow-style dwelling was built circa 1902 following the purchase of the lots
by Lunsford L. and Margaret Anna Walker. Mr. Walker worked as a SP car repairman. He died
about 1908 and two years later, in January 1910, Mrs. Walker died and her estate sold the
property to L. D. Good in 1914. By 1948 the house was occupied by Arthur D. Hamaker and in
1964 Donald A. Stevenson lived here. The Walker House retains high integrity and effectively
relates its historic period of development.
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CITY OF
Planning Division
51 Winburn Way, Ashland, OR PRE-APPLICATION CONFERENCE APPLICATION
ASHLAND
97520
DESCRIPTION OF PROJECT ii~
Project Description Lb(; of Co Wt e be,h ' nd olic d~ o~ 11~?~C
APPLICANT T
k)pq wf5'ier
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Name ' V1 (ICY) V Phone E-Mail , •p li
Address City o ( Zip
PROPERTY OWNER
Name I\~ if Day Time Phone
Address w 7-t City I-)I a od Zip s
DESCRIPTION OF PROPERTY
Street Address 0~°' V Assessor's Map No. 391E Tax Lot(s)
SUBMITTAL REQUIREMENTS
To request a pre-application conference, submit this form with two sets of scalable plans, one large format 24"06" and
one no larger than 11"x17". Include the following information plus your submittal fee of $133.00 (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. 10 1-bedroom, 25 2-bedroom, etc)
b) Office Spaces
c) Retail Units
d) Other Spaces
s
5) Percentage of lot coverage by:
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
e) High Hazard (e.g., H-Occupancy's includes, among others, the use of a structure, or a portion
thereof, that involves the manufacturing, processing, generation or storage of materials that
constitute a physical or health hazard in quantities allowed in control areas complying with section
414 of the Oregon Structural Specialty Code.
f) Institutional (e.g,, I-Occupancy's includes, among others, the use of a building or structure or a
portion thereof for more than 16 persons, excluding staff, who reside on a 24 hr. basis in a
supervised environment and receive custodial care. Detoxification Facilities, Hospitals, Medical Care,
Nursing Homes, Congregate Living Facilities, Social Rehabilitation Facilities, Assisted Living
Facilities, Alcohol and Drug Centers, Correction Centers, Jails, Reformatories, Adult and Child Day
Care Facilities.
g) Mercantile (e.g., Department Stores, Drug Stores, Markets, Motor Fuel-Dispensing Facilities,
Retail or Wholesale Stores, Sales Rooms.
h) Residential (e.g., Single Family Residence, Hotels, Motels, Apartment Houses, Vacation Time c
V Shares, Congregate Living Facilities (more than 16 occupants), Assisted Living Facilities (with or r
without a Memo Care Endorsement), Residential Treatment Facilities etc.
2. Is a Change of Occupancy being requested? If yes, please indicate the proposed Occupancy Type:
Sample Occupancy Types given above
a Assembly e High Hazard E
b Business Institutional
c Educational g Mercantile
d Facto h Residential
,
3. If Residential please indicate which type select one):
a) R-1 Occupancy (e.g., Hotels (transient), Motels (transient), Boarding Houses (transient) with
more than 10 occupants
b) R-2 Occupancy (e.g., Apartment Houses, Congregate Living Facilities (nontransient) with more
than 16 occupants, Dormitories, Hotels (nontransient), Motels (nontransient), Vacation Time Share
Properties, Boarding Houses nontransient with more than 16 occupants etc.
c) R-3 Occupancy (e.g., Detached One and Two Family Dwellings and Townhouses, Adult Care
Facilities (six or fewer persons of any age less than 24 hrs.), Adult Foster Homes as defined in ORS
Chapter 443, or Family Child Care Homes located in a private residence as defined in the Oregon
Structural Specialty Code section 310.2. Buildings that do not contain more than two dwelling units,
Boarding Houses (nontransient), Child Care Facilities that provide accommodations for six or fewer
persons of any age for less than 24 hrs., Congregate Living Facilities (nontransient) with 16 or fewer
occupants, Lodging Houses etc.
d) R-4 Occupancy (e.g., This occupancy shall include buildings, structures or portions thereof for
more than five but not more than 16 persons, excluding staff, who reside on a 24-hr, basis in a
supervised residential environment and receive custodial care, Congregate Living Facilities, Halfway
Houses, Social Rehabilitation Facilities, Alcohol and Drug Centers Assisted Living Facilities (with or
without a Memory Care Endorsement), Residential Care Facilities (with or without a Memory Care
Endorsement), Residential Treatment Facilities, Group Homes and Facilities etc.
r
Pg.5 of 6
Wcomro-devlplanningTorms & HandoutsTre-Application Information Sheet Submittal Requirements_FY2016-17.docx
Narrative
Conditional Use Permit for Travelers' Accommodation Unit at
256 1/2 Sixth Street
Kevin Preister and Susan Jessie, owners of 256 Sixth Street, wish to obtain a Conditional Use Permit
(CUP) in order to operate a travelers' accommodation unit (Air BnB) at the cottage behind our
house, 256 1/ Sixth Street. We are zoned R-2 and reside in the Historic District. The cottage was a
barn historically and was converted to a living unit sometime before our purchase.
The bottom floor contains a living room/kitchenette, bathroom and sauna, and stairs connect to a
loft bedroom. We plan to have a two person sofa bed on the lower floor and have the upstairs
available for visitors if needed.
The cottage is bordered on two sides by alleys on the right side and the back. The back alley
provides access to two parking spaces to the left of the cottage.
Information
Legal Information: Lots 15, 16, and 17 in Block "F" of Railroad Addition; Census tract: 0020.00;
Map reference: 91E09AB Taxlot 2600.
Lot size:.24 acre
Primary residence: one story, 1520 square feet
Cottage (Travelers' Accommodation): two story, 320 SF on lower level, 256 SF on upper level, with
272 square feet of decking along the front of the building
Percent of lot covered: approximately 20%
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Attachments
Plat Map
Plot Plan
Photographs
Photo Five:
Upper Level
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Photo One: The Cottage Photo Two: Side View Showing Two Parking Spaces
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Photo Three: Photo Four:
View of Cottage in Relation to Main Lower Level
Living Unit
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Job Address: 256 SIXTH ST Contractor:
ASHLAND OR 97520 Address:
G
A Owner's Name: JESSIE SUSAN E/KEVIN PREIST Phone:
P Customer 09182 State Lie No:
L JESSIE SUSAN E/KEVIN PREIST T City Lie No:
Applicant: 256 6TH STZ
Address: ASHLAND OR 97520
C; C Sub-Contractor:
A Phone: Address:
N Applied: 01/24/2017
T Issued:
Expires: 07/23/2017 R Phone:
State Lie No:
Maplot: 391 E09AB2600 City Lie No:
DESCRIPTION: Pre app scheduled for 2/15/2017 @3PM. CUP for Traveler's Accom
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
Pre Application Conference Fee 133.00
CONDITIONS OF APPROVAL
COMMUNITY DEVELOPMENT Tel: 541-488-5305
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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: $ 133.00 $ 133.00
or local laws, ordinances, or regulations rests solely with the
Sub-Total: $ 133.00
applicant. Fees Paid: $ 133.00
Applicant Date TotalAmount Due: $ 0
COMMUNITY DEVELOPMENT Tel: 541-488-5305
On C-4 KA-;- 01 C- AA4 ARQ r211
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