HomeMy WebLinkAboutScenic_345_PA-T1-2020-00102CITY OF'
,:�xSHLAND
June 11, 2020
Notice of Final Decision
On June 11, 2020, the Community Development Director approved the request for the following:
Planning Action: P,A-TI-2020-0-0102
Subject Property: 345 Scenic Drive
Applicant: David llofftnan Trust
Description: A request land use approval for a two -lot partition of a 0.45-acre lot, The
intention is to develop a new single-family house on the resultant parcel. The property is in the
Skidmore Academy Historic District. COMPREHENSIVE PLAN DESIGNATION: Single
Family Residential; ZONING: R-I -7.5; MAP: 39 1 E 05 DC; TAX LOT: 400
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 docuirients, 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(% 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 Aaron Anderson in the
Community Development Department at (541) 488-5305.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Te'Y: 541A88-5305
51 Winburn Way Fax: 541-552-2050 OF
Ashland, Oregon 97520 TTY: 800-735-2900
SECTION 18.5.1.(150 Type I Procedure (Administrative Decision with Notice)
F. 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 CIT01- occurred through 110
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect tile decision.
Reconsideration requests are limited to factual errors and not tile failure of all issue to be raised by letter or evidence
during the opportunity to provide public input on the application Sufficient to afford the Staff Advisor all Opportunity
to respond to tile 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 all error Occurred crucial to the decision, the Staff Advisor shall withdraw the
decision for purposes of reconsideration. The StaffAdvisor shall decide within tell days to affirm, modify, or reverse
the original decision. Tile City shall sell([ notice of tile 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 all 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 tile following:
I. Who May Appeal, The following persons have standing to appeal aTypc I decision.
a. 'file applicant or owner of the subject property.
b. Any person who is entitled to written notice of the 'Type I decision pursuant to subsection
18.5.1.050,13,
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a. Notice of AI)peal. 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. Timefor Filing. A notice of appeal shall be filed with tile Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content ofNotice ofAppeal, The notice of appeal shall be accompanied by the required filing fee and shall colitain.
i. An identification of the decision being appealed, including the date of the decision.
ii. A statement demonstrating the person filing tile notice of appeal has standing to appeal.
iiL 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, Tile appeal shall not be limited to the application materials, evidence and other documentation,
and specific issues raised in the review leading tip to tile: Type I decision, but may include other relevant evidence and
arguments, The Commission inay allow additional evidence, testimony, or argument concerning ally relevant
ordinance provision.
4, Appeal Hearing Procedure. Hearings oil appeals of Type I decisions follow the Type It 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 oil 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 - 197,8W
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fav 541552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: PA-T1-2020-00102
SUBJECT PROPERTY: 345 Scenic Dr.
APPLICANT/OWNER: David Hoffillan Trust
DESCRIPTION: A request land use approval for a two -lot partition of a 0.45-acre lot.
The intention is to develop a new single -fancily house on the resultant parcel. The property is in the
Skidmore Academy Historic District. COMPREHENSIVE PLAN DESIGNATION: Single
Family Residential; ZONING: R-1-7.5; MAP: 39 lE 05 DC; TAX LOT: 400
SUBMITTAL DATE:
DEEMED COMPLETE DATE:
STAFF APPROVAL DATE:
APPEAL DEADLINE (4:30 P.M.)
FINAL DECISION DATE:
APPROVAL EXPIRATION DATE:
DECISION
April 9, 2020
May 6, 2020
June 11, 2020
June 23, 2020
Jude 24, 2020
December 24, 2021
Proposal
The proposal is a request for a land partition to create two lots for the property located at 345
Scenic Drive. The resultant property configuration will be a parcel fronting scenic that will
measure 11,162 square feet and will have the existing house, art studio, and garage; The second
parcel will front Alta St. and measure 8,654 square feet and will be vacant except for a small
shed. The application also includes a request for an exception to street standards to not install
street improvements to city street standards to Alta Avenue and Scenic Drive. The preliminary
plat includes a comprehensive inventory of trees larger than six -inches in diameter at breast
height (DBH). The application materials include a tree protection plan that indicates that three
fruit trees, and one deciduous tree larger than six -inches DBH are proposed for removal.
Propett
The subject property was originally created as lot three of `Wollens Addition' (1887), The
property measures 200' x 100' and is situated between Scenic Drive and Alta Ave, also fronting
along an alley to the south. The subject property is zoned R-1-7.5, a single-family residential
zoning with a 7,500 square foot minimum lot size. The surrounding neighborhood is also zoned
R-1-7.5 and is developed with single family house. The home is considered a Historic
Contributing structure and is identified as the `Sackett -Mechem House' in the historic inventory,
built circa 1886 and described as retaining sufficient integrity to reflect the tine period in which
it was constructed.
The subject property is rectangular with 100-feet of frontage along both Alta St. and Scenic
Drive and a lot depth of 200 feet for a lot size of 20,000 square feet (0.459 acres). The
application materials describe the property as sloping approximately 16-pereent downhill from
the southwest to northeast and indicate that there are a few small areas where slopes are greater
PA-T] -2020-00102
345 Scenic Street/aha
Page I
than 25 percent. The subject property is identified is the City GIS as having small areas of less
than 200 square feet of area where the slopes are more than 25-percent and are noted on the
preliminary site survey.
Prn•trfrnro
As mentioned at the outset the proposal is a request for a land partition to create two lots for the
property located at 345 Scenic Drive. The lots as proposed comply with the dimensional and
minimum area requirements as will be discussed below. The application materials also detail how
the proposed partition complies with Maximuni Permitted floor Area (MPFA) and required
setbacks.
The preliminary plat included with the application indicates that proposed Parcel one would
retain the existing residence, art studio, garage and vehicular access from the alley near Scenic
Drive. Both proposed parcels exceed the 7,500 square feet minimum lot sire and minimum width
standards as well as lot width to depth ratio. The parcel with the existing home is proposed to be
I t,162 square feet which would allow for an MPFA of 2714 square feet which exceeds the
square footage of the home. The application materials indicate that parcel one as developed will
have a lot coverage of 33-percent well below the standard allowed. The proposed property line
shows a three-foot setback around the existing garage and art studio which is allowed for
accessory structures more than fifty feet from the right of way.
To the west of Parcel one, is proposed Parcel two and is proposed to be vacant of structures,
excepting a small shed structure that will be reused as a small shed structure with fixture site
development. Parcel two is proposed to have a 100.1 Moot lot width along Alta Avenue and have a
depth of 100.18-feet meeting the width to depth ratio requirement. The parcel is proposed to be
approximately 8,654 square feet in area. Newly created lots are required to demonstrate the location
of a 21-foot high structure with a setback which does not exceed 50 percent of the lot's north -south
lot dimension. With a negative slope of 2.5 percent a 21-foot tall structure would require a solar
setback of 35.7-feet which is considerably less than half the north -south dimension. The application
explains that the proposed lot exceeds the required north -south dimension and will comply with
Solar Access Standard A when building permits are submitted.
The application explains that all city facilities are available within the Scenic and Alta Streets right-
of-way, including sanitary sewer and water. Storm Drain is only available in Scenic St. Based on the
topography the applicant is proposing a private sewer lateral to serve the proposed parcel two to be
installed in the alley right-of-way. The application explains that the existing garage is also
encroaching into the ally approximately eighteen inches, and that the applicant is working with
public works for an encroachment permit for both the garage and the proposed sewer lateral.
Conditions have been included below to require that final utility plans be provided for the review
and approval of the Planning, Building, EIectric and Public Works Departments, and that utilities be
installed to serve each lot, prior to signature of the final survey plat
The application also includes a request for an exception to the public street standards. The
application explains that there is demonstrable difficulty in installing sidewalk and landscape
parkrow along Scenic Drive and Alta due to both the steep topography and large stature trees
along the subject property. With regard to Alta Ave., the application explains that the narrow
PA-T1-2020-00102
345 Scenic Streetlalra
Page 2
nature of the ROW is unique characteristic preventing development to city standards, and that
the city developed this portion of Alta with only a curb most likely due to the width of the Right -
of -Way.
Tree Removal Permits
The application requests to remove four trees. 'Free Removal Permits are required to remove any tree
greater than six -inches DBIJ from residential property that are greater than twice the minimum lot
size for the zone. The application materials indicate that there are over 34 trees on the property
greater than six -inches DISH. The four trees identified for removal are two apple one plum, and one
deciduous tree with no species identified. The location of the four trees for removal are in the
proposed building envelope and their removal will not affect species diversity, erosion or canopy
density on the subject property meeting the requirements for removal of a tree that is not a hazard.
Due to the Corona virus pandemic and the Mayor's emergency order no advisory commissions are
meeting, as such the Tree Commission did not have an opportunity to review the application
materials or make a recomi-nendation. The staff advisor reviewed the application materials and found
that the criteria for a non -hazard tree removal were satisfied. The proposed tree protection plan
however lacks enough detail on the protection of the trees in the northeast of proposed pat -eel two. A
condition has been included that will require a modified tree protection plan prior to the issuance of a
building permit for parcel two.
Public Input
Notice of the planning action was mailed to all properties within 200' feet of the subject property as
well as a physical notice posted along the frontage of the property. During the period of public
comment, no input was received either in favor or against the proposed partition.
The approval criteria for a Land Partition are detailed in AMC 18.5.3.050 as follows:
A. The future use for urban purposes of the remainder of the tract will not be impeded.
B. The development of the remainder of any adjoining land or access thereto will not be impeded�.
C. The partition plan conforms to applicable City -adopted neighborhood or district plans, if any,
and any previous land use approvals for the subject area.,
D. The tract of land has, not been partitioned for 12 months.
E. Proposed lots conform to the requirements of the underlying zone, per part 18,2, any applicable
overlay zone requirements, per part J 8.3, and any applicable development standards, per part
18.4 (e.g,, parking and access, tree preservation, solar access and orientation).
F. Accesses to individual lots conform to the standards in section 18,4.3.080 Vehicle Area Design,
See also, 18.5.3.060 Additional Preliminary Flag Lot Partition Plat Criteria.
G. The proposed streets, utilities, and surface water drainage facilities conform to the street design
standards and other requirements in part 18.4, and allow for transitions to existing and potential
future development on adjacent lands. The preliminary plat shall identify alll proposed public
improvements and dedications.
H. Unpaved Streets.
1. Minimum Street Improvement. When there exists a 20-footw0e access along the entire
street frontage of the parcel to the nearest fully improved collector or arterial street, as
PA-TI -2020-010102
345 Scenic Street/alia
Page 3
designated in the Comprehensive Plan, such access shall be improved with, an asphaltic
concrete pavement designed for the use of the proposed street. The minimum width of the
street shall be 20-feet with all work done under permit of the Public Works Department.
2, Unpaved Streets. The Public Works Director may allow an unpaved street for access for a
land partition when all of the following conditions exist.
a. The unpaved street is at least 20-feet wide to the nearest fully improved collector or
arterial street, The City may require the street to be graded (cut and filled) to its
standard physical width, and surfaced as required in chapter 18.4.6 prior to the
signature of the final partition plat by the City.
lb. The centerline grade on any portion of the unpaved street does not exceed ten percent.
c. The final elevation of the street shall be established as specified by the Public Works
Director except where the establishment of the elevation would produce a substantial
variation in the level of the road surface. In this case, the slope of the lot shall be graded
to meet the final street elevation,
d. Should the partition be on an unpaved street and paving is not required, the applicant
shall agree to participate in the costs and to waive the rights of the owner of the subject
property to remonstrate both with respect to the owners agreeing to participate in the
cost of full street improvements and to not remonstrate to the formation of a local
improvement district to cover such improvements and costs, thereof. Full street
improvements shall include paving, curb, gutter, sidewalks, and the undergrounding of
utilities. This requirement shall be precedent to the signing of the final survey plat, and if
the owner declines to so agree, then the application shall be denied.
I. Where an alley exists adjacent to the partition, access may be required to be provided from the
alley and prohibited from the street.
J'. Required State and Federal permits, as applicable, have been obtained or can reasonably be
obtained prior to development.
K A partition plat containing one or more flag lots shall additionally meet the criteria in section
1 M.3-0611
The approval criteria for a Tree Removal Permit are detailed in AMC 18.5.7.040.B as
follows:
A. Hazard Tree. A Hazard Tree Removal Permit shall be granted iif 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. The applicant must demonstrate that the condition or location of the tree presents a clear
public safety hazard (i.e., likely to fall and injure persons or property) or a foreseeable
danger of property damage to an existing structure or facility, and such hazard or danger
cannot reasonably be alleviated by treatment, relocation, or pruning. See definition of
hazard tree in part 18.6.
2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant
to section 18.5.7,050. Such mitigation requirements shall be a condition of approval of the
permit.
B. Tree That is Not a Hazard. A Tree Removal Permit for a tree that is not a hazard shall be
granted if the approval authority finds that the application meets all of the following criteria, or
can be made to, conform through the imposition of conditions.
1. The tree is proposed for removal in, order to permit the application to be consistent with
other applicable Land Use Ordinance requirements and standards, including but not limited
PA-TI -2020-00102
345 Scenic Street/alia
Page 4
to applicable Site Development and Design Standards in part 18.4 and Physical and
Environmental Constraints in part 18.10.
2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow
of surface waters, protection of adjacent trees, or existing windbreaks.
3. Removal of the tree will not have a significant negative impact on the tree densities, sizes,
canopies, and species diversity within 200 feet of the subject property. The City shall grant
an exception to this criterion when alternatives to the tree removal have been considered
and no reasonable alternative exists to allow the property to be used as permitted in the
zone.
4. Nothing in this section shall require that the residential density to be reduced below the
permitted density allowed by the zone. In making this determination, the City may consider
alternative site plans or placement of structures of alternate landscaping designs that would
lessen the impact on trees, so long as the alternatives continue to comply with the other
provisions of this ordinance.
5. The City shall require the applicant to mitigate for the removal of each tree granted approval
pursuant to section 18.5.7.050. Such mitigation requirements shall be a condition of
approval of the permit.
6.
YK�
Decision
The applicants have submitted materials to the Planning Department to demonstrate compliance with
the applicable approval standards for the approvals requested and by their reference are incorporated
as if set out in full. In staff s assessment, the application with the attached conditions complies with
all applicable City Ordinances. Therefore, Planning Action #PA-TI-2019-00102 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 Plaiming Action #PA-TI-2019-00102 is denied. The
following conditions are attached to the approval.
1) That all proposals of the applicant shall be conditions of approval unless otherwise modified
herein.
2) That the applicant shall obtain any necessary permits and inspections from the Public Works
Department for any work within the public rights -of -way.
3) That prior to the issuance of a building permit an updated tree protection plan shall be
required demonstrating protection of the trees in the northeast corner of proposed parcel 2.
4) That the requirements of the Ashland Fire Department including approved addressing; access
including approach, easements, firefighter access pathways, turn -around; hydrant distance
and clearance; work area; sprinklers as applicable, restrictions on gates and fences that would
limit access; and wildfire hazard area requirements. Fire Department requirements shall be
included on the engineered construction documents for public facilities.
5) That a Fire Prevention and Control Plan addressing the General Fuel Modification Area
requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use Ordinance shall be provided
prior to bringing combustible materials onto the property, and any new landscaping shall
comply with these standards and shall not include plants listed on the Prohibited Flammable
Plant List per Resolution 2018-028.
6) That a final survey plat shall be submitted, reviewed and approved within 18 months of the
final decision date of the preliminary partition plat approval by the City of Ashland.
PA-T I-2020-00102
345 Scenic Stc-eet/aha
Page 5
7) That prior to the submittal of the final survey plat for the review, approval and signature of
the Ashland Planning Division:
a) All easements for public and private utilities, fire apparatus access, and reciprocal titilit3l,
maintenance, and access shall be indicated oil the final survey plat as required by the
Ashland Engineering Division.
b) A final utility plan for the parcels shall be submitted for review and approval by the
Planning, Engineering, and Building Divisions prior to signature of the final survey plat.
The utility plan shall include the location of connections to all public facilities including
the locations of water lines and meter sizes, fire hydrants, sanitary sewer lines, storm
drain lines and electric services. The electric service, and sanitary sewer lateral and
water services including connection with meters at the street shall be installed
underground to serve all parcels prior to signature of the final survey plat. At the
discretion of the Staff Advisor, a bond may be posted for the full amount of underground
service installation (with necessary permits and connection fees paid) as an alternative to
installation of service prior to signature of the final survey plat. In either case, the utility
plan shall be reviewed and approved by the Ashland Electric, Public Works and Plarining
Departments prior to installation.
c) The location and final engineering for all storm drainage improvements associated with
the project, shall be submitted for review and approval by the Departments of Public
Works, Planning and Building Divisions prior to signature of the final survey plat.
d) The applicant shall submit an electric design and distribution plan including load
calculations and locations of all primary and secondary services including transformers,
cabinets and all other necessary equipment. This plan must be reviewed and approved by
the Electric Department prior to the signature of the final survey plat. Any necessary
transformers and cabinets shall be in areas least visible from streets, while considering
the access needs of the Electric Department,
c) Irrigated street trees selected from the approved street tree list shall be planted in the
front yards behind the curb along Alta. Street at a spacing of one tree per 30 feet.
06.11.2020
Bill Molnar, Connnunit)� Develolmient Director Date
Department of Community Development
PA-TI-2020-00102
345 Scenic Sh,eethilia
Page 6
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 June 11, 20201 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-T1-2020-00102, 345
Scenic Drive.
Signature of Employee
C.lUsersCsmithda-AFNIHDDesktopWFIDAV�T OF MALING_ds.docx61T0002G
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PA-T1-2020-00102 PA-T1-2020-00102ROGUE PLANNINGIDEVELOPMENT PA-T1-2020-00102
TERRA SURVEY INC AMY GUNTER WAYMAN ROBERTSON
274 FOURTH ST 28 KING ST #22
ASHLAND, OR 97520 33 N CENTRAL AVE STE 213 NEW YORK, NY 10014
MEDFORD, OR 97501
PA-T 1-2020-00102 6111 /20
WAYMAN ROBERTSON STUDIO 345 Scenic Dr NOD
49 ELIZABETH ST NO, 4 31
NEW YORK, NY 10013
FRI
Planning Department, 51 Winbu.,..
541.488-5305 Fax: 541-552-2050
Jay, Ashland, Oregon 97520
wwashland.orms TTY: 1-800-735-2900
CITY OF
-ASHLAND
VOT'ICE OF ARPRU-C�011
PLANNING ACTION: PA-TI-2020-00102
SUBJECT PROPERTY: 345 Scenic Dr
OWN ERIAPPLI CANT: David Hoffman Trust
DESCRIPTION; A request for land use approval for a two -lot partition of a 0,45-acre lot, The intention is to
develop a new single family house on the resultant parcel. The property is located in the Skidmore Academy
Historic District. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5;
ASSESSOR'S MAP: 391 E05DQ TAX LOT: 400
NOTICE OF COMPLETE APPLICATION: May 6,2020
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: May 20, 2020
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.
Ashiand Planning Division Staff determine it a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to
surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than
45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same
properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staffs decision must be made in writing to the Ashland Planning
Division within 12 days from the date of the marling, 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 aiso 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, 0 documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at
reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services Building, 51 Winburn Way,
Ashland, Oregon 97520.
If you have questions or comments concerning this request, please feel free to contact Aaron Anderson at 541-488-5305.
PRELIMINARY PARTITION PLAT
18.5.3.050
The approval authority shall approve an application for preliminary partition plat approval only where all of the following criteria are met.
A. The future use for urban purposes of the remainder of the tract will not be impeded.
B. The development of the remainder of any adjoining land or access thereto will not be impeded.
C. The partition plan conforms to applicable City -adopted neighborhood or district plans, if any, and any previous land use approvals for the subject area.
D. The tract of land has not been partitioned for 12 months.
E. Proposed lots conform to the requirements of the underlying zone, per part 18.2, any applicable overlay zone requirements, per part 18.3, and any applicable
development standards, per part 18.4 (e.g., parking and access, tree preservation, solar access and orientation).
F. Accesses to individual lots conform to the standards in section 18.4.3,080 Vehicle Area Design. See also,18.5.3.060 Additional Preliminary Flag Lot Partition
Plat Criteria.
G. The proposed streets, utilities, and surface water drainage facilities conform to the street design standards and other requirements in part 18.4, and allow
for transitions to existing and potential future development on adjacent lands. The preliminary plat shall identify all proposed public improvements and
dedications.
H. Unpaved Streets.
1. Minimum Street Improvement. When there exists a 20-foot wide access along the entire street frontage of the parcel to the nearest fully improved
collector or arterial street, as designated in the Comprehensive Plan, such access shall be improved with an asphaltic concrete pavement designed
for the use of the proposed street. The minimum width of the street shall be 20-feet with all work done under permit of the Public Works Department.
2, Unpaved Streets. The Public Works Director may allow an unpaved street for access for a land partition when all of the following conditions exist.
a. The unpaved street is at least 20-feet wide to the nearest fully improved collector or arterial street. The City may require the street to be graded
(cut and filled) to its standard physical width, and surfaced as required in chapter 18.4.6 prior to the signature of the final partition plat by the City.
b. The centerline grade on any portion of the unpaved street does not exceed ten percent.
c. The final elevation of the street shall be established as specified by the Public Works Director except where the establishment of the elevation
would produce a substantial variation in the level of the road surface. In this case, the slope of the lot shall be graded to meet the final street
elevation.
d. Should the partition be on an unpaved street and paving is not required, the applicant shall agree to participate in the costs and to waive the rights
of the owner of the subject property to remonstrate both with respect to the owners agreeing to participate in the cost of full street improvements
and to not remonstrate to the formation of a local improvement district to cover such improvements and costs thereof. Full street improvements
shall include paving, curb, gutter, sidewalks, and the undergrounding of utilities. This requirement shall be precedent to the signing of the final
survey plat, and if the owner declines to so agree, then the application shall be denied.
1. Where an alley exists adjacent to the partition, access may be required to be provided from the alley and prohibited from the street.
J. Required State and Federal permits, as applicable, have been obtained or can reasonably be obtained prior to development.
G:\comni dev\planning\Planning ActionslNoticing FolderWaiied Notices & Signs\2020TA-T1-2020.00102W342_Scenic.docx
PLANNING ACTION: PA-TI-2020-00102
SUBJECT PROPERTY: 345 Scenic Dr.
APPLICANT/OWNER: David Hoffman Trust
DESCRIPTION: A request land use approval for a two lot partition of a 0.45-acre lot.
The intention is to develop a new single family house on the resultant parcel. The property is
located in the Skidmore Academy Historic District.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5;
MAP: 39 IE 05 DC; TAX LOT: 400
PLANNER: Aaron TREE: Yes (if they were meeting) HISTORIC: No
(Criteria: Land Partition)
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PA-T 1-2020-00102 PA-T1-2020-00102 PA-T1-2020-00102
HIXON ANANYA TRUSTEE ET AL HOFFMAN DAVID E TRUSTEE ET AL SPRAGUE GREGORY A TRUSTEE ET
356 ALTA ST 345 SCENIC DR 337 SCENIC DR
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-T1-2020-00102
SCHERR CYNTHIA TRUSTEE ET AL
325 SCENIC DR
ASHLAND, OR 97520
PA-T1-2020-00102
BELEW LESLIE
345 ALTA ST
ASHLAND, OR 97520
PA-T1-2020-00102
GREENBERG MARK TRUSTEE
320 SCENIC DR
ASHLAND, OR 97520
PA-T1-2020-00102
BESTOR ROBERT H TRUSTEE ET AL
346 SCENIC DR
ASHLAND, OR 97520
PA-T1-2020-00102
DANFORTH ADAM ATWELL
361 SCENIC DR
ASHLAND, OR 97520
PA-T 1-2020-00102
BROWN ARMINDA J
1115 BARRINGTON CIR
ASHLAND, OR 97520
PA-T1-2020-00102
FINWALL TRUSTEE PAUL ODDIEVAR
256 WIMER ST
ASHLAND, OR 97520
PA-T1-2020-00102
BERG BRIAN A TRUSTEE ET AL
150 SUSAN LN
ASHLAND, OR 97520
345 Scenic
05/06/2020 NOC
27
PA-T1-2020-00102
HOUGH D MATTHEWIMARY CAVILL
333 ALTA ST
ASHLAND, OR 97520
PA-T 1-2020-00102
VAZIRI MYUNG OK TRUSTEE ET AL
1165 GALLS CREEK RD
GOLD HILL, OR 97525
PA-T1-2020-00102
BARNARD CYNTHIA L TRUSTEE ET
128 WIMER ST
ASHLAND, OR 97520
PA-T1-2020-00102
AZEVEDO KRISTOPHER ET AL
360 SCENIC DR
ASHLAND, OR 97520
PA-T 1-2020-00102
WHITFORD SAMUEL C TRUSTEE ET
355 SCENIC DR
ASHLAND, OR 97520
PA-T1-2020-00102
CLEMENT CHILLE REVOCABLE LIVI
353 ALTA ST
ASHLAND, OR 97520
PA-T1-2020-00102
BURNS DALE A
260 WIMER ST
ASHLAND, OR 97520
PA-T1-2020-00102
BARTON CHRIS J TRUSTEE AKA ET
112 DIVISADERO ST
SAN FRANCISCO, CA 94117
PA-T1-2020-00102
PETERSON ASHLEY S
792 ROCA ST
ASHLAND, OR 97520
PA-T1-2020-00102
MASON ARNE K TRUSTEE ET AL
258 WIMER ST
ASHLAND, OR 97520
PA-T1-2020-00102
ALMQUIST BRIAN L TRUSTEE
155 SUSAN LN
ASHLAND, OR 97520
PA-T1-2020-00102
HODGIN MICHAEL TRUSTEE ET AL
695 WASH INGTON ST
ASHLAND, OR 97520
PA-T1-2020-00102
SCHERR CYNTHIA TRUSTEE ET AL
325 SCENIC DR
ASHLAND, OR 97520
PA-T1-2020-00102
KAHN DANIEL AfKAREN T
357 ALTA ST
ASHLAND, OR 97520
PA-T1-2020-00102
HERMAN GARY E TRUSTEE ET AL
338 SCENIC DR
ASHLAND, OR 97520
PA-T1-2020-00102
Rogue Planning & Development
33 N Central ##213
Medford, OR 97501
0�1►I -.�k CF
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,
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-T1-2020-00102, 345
Scenic Dr.
Jz?l
Signature of Employee
DocumenL2 51512020
Planning Division ZONING PERMIT APPLICATION
51 Winburn Way, Ashland OR 97520
CITY OF 511-111-5305 Fax 541-488-6006 FILE # PA-Tl-2020-00102
ASHLAND
DESCRIPTION OF PROJECT -MINOR I AbJD pABIJIlQU
DESCRIPTION OF PROPERTY Pursuing LEEDO Cerlification? DYES 2 NO
Street Address 345 Scenic Drive
Assessor's Map No, 39 1 E 05DC , Tax Lot(s) _ 55QQ
Zoning R-1 -7.5 Comp Plan Designation Single Family Residential
APPLICANT
Name Amiy Gaunter
—Phone
541-951-4020 -E-Mail annyq unter, plan ning(@,gmai I.corn
Address 33 N Central Avenue, Suite 213 — City
PAWAInerg
PROPERTY OWNER
David and Sabra Hoffman Revocable Living Trust
Name Phone 541-482-1392 E-Mail
Zip 97501 —
sdhoffrnan@grnail.corn
Address- 345 Scenic Drive City Ashland Zip27520
SURVEYOR, ENGIPNE,ER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title Surveyor Name Terra Survey Inc. Phone 541-482-6474 E-Mail terrain@bisp.net
Address 274 Fourth Street City Ashland -Zip 97520
Title Trustee —Name Matt and Noelle Hoffman Phone 310-428-4591 E-Mail rnatt(@_hbfilms.tb
Address 4234 Palmero Drive 'City LA, CA zip, 90065
Please notice: Wayman Robertson - 28 King Street, #22; NY, NY 10014
I hereby certify that the statements and information contained in this application, including the enctosed drawings and the required findings of fact, are in all respects,
true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility, I further understand that if this request is subsequently contested, the burden will be on me to
establish.,
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished Justifies the granting of the request,,
3) that the findings of fact famished by me are adequate; and further 09 _020
4) that all structures or improvements are property located on the ground.
Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed at my expense. It have any doubts, I am advised to seek competent professional advice and assistance,
M& 6mt�L 04/06/2020
V
Applicant's Signature Date
As owner of the property involved in this request, I have read and understood the complete application and its consequences to me as a property
owner.
Sabra Hoffman Received 4.9�, 2020
Property Owner's Signature (required,' j Date
[ro be completed by City Staff)
Date Received 4/9/2020 Zoning Permit Type Type 1 _Fi,ling Fee$ $1237.00
OVER 0
APR 0 9 2020
Received 4.9.2020
99ME90MI 11�11,liggffmNam
V APPLICATION FORM must be completed and signed by both applicant and property owner.
V FINDINGS OF FACT — Respond to the appropriate zoning requirements in the form of factual statements or
findings of fact and supported by evidence, List the findings criteria and the evidence that supports it. Include
information necessary to address all issues detailed in the Pre -Application Comment document.
V 2 SETS OF SCALED PLANS no larger than 11 "x17". Include site plan, building elevations, parking and landscape
details. (Optional — I additional large set of plans, 2'x3', to use in meetings)
V FEE (Check, Charge or Cash)
LEED@ CERTIFICATION (optional) — Applicant's wishing to receive priority planning action processing shall
provide the following documentation with the application demonstrating the completion of the following steps:.
• Hiring and retaining a LEEDO Accredited Professional as part of the project team throughout design and
construction of the project; and
• The LEED@ checklist indicating the credits that will be pursued.
• Applications are accepted; on a first come, first served basis.
• Applications will not be accepted without a complete application form signed by the applicant(s) AND property
owner(s), all required materials and full payment.
• All applications received are reviewed for completeness by staff within 30 days from application date in accordance
with ORS 227.178.
• The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission
meeting, (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Ranning Commission, which
meets at 7:00 pm on the second Tuesday of each month. Meetings are held at the City Council, Chambers at 1175 East Main SO.
• A notice of the project request will be sent to neighboring properties for their comments or concerns.
• If applicable, the application will also be reviewed by the Tree and/or Historic Commissions.
AfIR, 01 2020
Zoning Permit Application
Finial Audit Report
Created: 2020-04-06
By: Amy Gunter (amygu!nter,planning@gmaii.com)
Status: Signed
Transaction 0: CBJCHBCAABAAbECJi3l9UnOMTH7vqp_UP6HtG-L-9R5L1
`5 Document created by Amy Gunter (amygunter.planning@gmail.com)
2020-04-06 - 11:51:13 PM GMT- IP address: 96.39.161.217
Document emailed to Sabra Hoffman (hoffmansd@gmail.com) for signature
2020-04-06 - 11:51i AO PM GMT
tJ Email viewed by Sabra Hoffman (hoffmansd@gmail,com)
L
2020-04-07 - 0:50:52 AM GMT- IP address: 66.249.84.17
u�c, Document e-signed by Sabra Hoffman (hoffmansd@gmail.com)
&gnature Date: 2020-04-07 - 0:51:56 AM GMT - Time Source: server- IP address: 66.241.75.56
2020-04-07
Signed document emailed to Sabra Hoffman (hoffmansd@gmail.com) and Amy Gunter
(amygunter.pdanning@gmali.com)
2020.04-07 - 0:51:55 AM GMT
RnGuF PLANNING 6 OEVELOPMENT SERVICES, LtE
l%W
345 Scenic Drive — David and Sabra Hoffman
Minor Land Partition
Received 4.9.2020
Minor Land Partition and Variance to Improved Street Width
Property Address: 345 Scenic Drive
Property Owner: David and Sabra Hoffman Revocable Living Trust
345 Scenic Drive
Ashland, OR 97520
Planning Consultant: Amy Gunter
Rogue Planning & Development Services
33 N Central Avenue, Suite 213
Medford, OR 97501
Surveyor: Terra Survey
274 Fourth Street
Ashland, OR 97520
Contractor: Clason Company LLC
220 Dead Indian Memorial Rd
Ashland OR 97520
Architect: Wayman Robertson Studio
49 Elizabeth Street, No. 4
New York, New York 10013
Map & Tax Lot: 39 1E 05DC: Tax Lots: 8300
Lot Area: 20,000 square feet
Zoning: R-1-7.5
Adjacent Zones: R-1-7.5
Overlay Zones: Siskiyoui-Hargadine Historic District
Physical and Environmental Constraints
AFJR W9 2020
Received 4.9,2020
Request:
A request for a Minor Land Partition to create a new, vacant single family residential lot accessed from
Alta Street. An exception to street standards is requested to not install street improvements to city
street standards to Alta Avenue and Scenic Drive.
Property Description:
The subject property is a double frontage lot, on the west
side of Scenic Drive. Alta Avenue is along the west property
line. There is 20-foot wide public alley to the south of the
property.
The lot has 100-feet of frontage on Scenic Drive and extends
200-feet to the west. The property has 20,000 square feet
in lot area.
The property and the adjacent properties are zoned R-1-7.5,
Single Family Residential., The property is within the Hillside
Overlay and on the City's hillside overlay maps the entire
southwest corner is over 25 percent slopes. Based upon
slope analysis by the surveyor, there is area along the right-
of-way of Alta Street and a small area along the public alley
along the south property line that is more than 25 percent
slopes. The property is also at the edge of the Skidmore
Academy Historic District. Alta Street is the dividing line.
Thie residence is considered a Historic Contributing structure
on the district listing. It is not individually listed, but the
Sackett -Mechem House circa 1886 retains sufficient integrity
to reflect the time period in which it was constructed.
The 2,183-square foot two story residence has approximately 1,1600 square feet on the ground floor, and
a 4,94-square foot finished attic. There is also a 440-square foot basement.
To the west of the residence, there is a 490-square foot, detached garage that is accessed via the right
of way along the south property lime. This garage structure extends into the right-of-way for the alley.
This is a preexisting, historic situation and the alley at 20-feet wide is wider than a typical right-of-way
by four feet.
A guest house structure can be found on the west side of the residence near the north property line,
with another detached shed structure near Alta Avenue to the west.
APR O'D 2020
Received 4.9.2020
The site slopes approximately 16-percent downhill from the southwest to northeast. There are a few
small areas where slopes are greater than 25 percent.
Along Alta, behind the improved surface of the road along the frontage, the slopes range between 25
percent up to 40 percent. On the subject property, there are very small areas of less than 200 square
feet of area where the slopes are more than 25 percent. These are noted on the preliminary site survey.
The areas that have more than 25 percent slope are outside of the areas of development.
The property is subject to solar setback standard A.
The property is nicely landscaped, with large patio area that provides access to thie yard areas. There are
34 trees either on or directly adjacent to the subject property. Of the trees on the subject property, the
majority of the trees are in the yard area of 345 Scenic Drive. Retention of the highest number of trees
in the landscape areas is an important aspect of the project and as many trees as possible will be able to
be retained and stilil provide a buildable area for a new residence.
Scenic Drive has a 60-foot public right of way. It is paved with curb and gutter. There are no sidewalks
along the property frontage of Scenic Drive. There is limited right-of-way for street improvements,
additionally, there is a substantial grade change on the uphill side of the street and large trees along the
entire block frontage that prevents the installation of a sidewalk and parkrow to city standards.
Alta Avenue along the west property line has a 20-foot wide public right-of-way. Alta is improved with
pavement and curb that is less than 20-feet wide.
Proposal:
The request is to divide the property into two parcels.
Proposed Parcel 1 is 345 Scenic Drive. This parcel would retain the existing residence, art studio, garage
and vehicular access from the alley near Scenic Drive.
Proposed Parcel 1 has a lot width of 100-feet, along Scenic Drive, exceeding minimum lot width in the
zone. The proposed lot depth is 130.25-feet deep. The parcel is proposed to be 11,162 square feet, the
minimum lot area in the zone is 7,500 square feet and the proposed lot exceeds this area.
The proposed parcels structures also comply with the maximum permitted floor area (MPFA) in the
historic district. The existing residence is less than 2,200 square feet of gross habitable floor area,
substantially less than the maximum 2,799 square feet MPFA allowed on an 11,162 square foot parcel.
With the residlence and the related site improvements, the lot will have 33 percent lot coverage.
APR 0 9 021
Received 4.9.2020
The existing garage on the property appears as early as the 1952 according to aerial photographs, this
structure encroaches 1'-8" into the public right-of-way of the 20-foot wide gravel alley on the south side
of the property. A request for an Encroachment Permit for this structure and to allow for the installation
of sanitary sewer main and storm water main for proposed Parcel 2.
To the west of Parcel 1, is proposed Parcel 2. Parcel 2 is proposed to be vacant of structures,, excepting
a small shed structure that will be reused as a small shed structure with future site development. Parcel
2 is proposed to have a 100.10-foot lot width along Alta Avenue and have a depth of 100.18-feet. The
parcel is, proposed to be approximately 8,654 square feet in area. This lot is proposed to comply with
minimum lot dimensions and areas in the zone., Proposed Parcel 2 has standard setbacks for a single-
family parcel in the R-1-7,5 zone with six -feet along the south property line, The front yard setback along
Alta Avenue is 20-feet. The rear yard setbacks along the east property fine are ten feet per story. The
north property line is also a side yard setback and the north setback for the purposes of solar setback
calculations.
The slope of the Proposed Parcel 2 for the purposes of the solar setback ordinance is 2 Y2 percent
downhill to the north. The minimum north / south lot dimension to demonstrate compliance with the
solar setback requirement for a 21-foot tall structure is 71.6 feet. The average north / south lot
dimension is 100.10 feet which exceeds the 71.6 feet. A 21-foot tall structure requires a 35-foot setback
from, the north property line. The proposed lot is 100-feet wide and demonstrate compliance with
minimum lot width in the zone. Future construction on the property will demonstrate compliance with
the solar setback ordinance. The average slope of the property is downhill west to east at approximatly
11 percent.
David and Sabra Hoffman purchased to 345 Scenic Drive in 1971. It was, and still is their dream home.
In this home they raised two sons and now have three grandchildren with a fourth on the way.
The new lot is intended to create a lot for their son, Matt Hoffman, his wife Noelle Shelley and their
young son and future children. Matt Hoffman grew up on the property, and this will be a true
homecoming for him. Reuniting thie family in, Ashland will have many benefits for the growth and well-
being of their children, as well as care and assistance for Sabra and David as they grow older.
The Hoffman's wish to build a warm and welcoming new home on Alta. They are eager to make a
structure that is respectful of the natural landscape and regional contemporary building style. The
home will employ natural sustainable miaterials, and green, building practices.
The proposed structure is located on the West side of the property, with a 20' setback from Alta Avenue
and six -feet from the south property line, The house will sit on the downhill side of the street and is
intended to present a modest facade to the street, The proposed residence will be situated at the south,
side yard minimum setback of six feet. This places the future residence slightly within the dripline of the
Black Walnut tree at the intersection of the alley and Alta. The project arborist will provide an assessment
on the best situation for this tree, it is the retaining structure of the alley and Alta, thus its preservation
A 9
PR ( ) 11 ;D'21')
Received 4,91,2020
is the directive of the property owner. The proposed site layout retains the of the highest number of
trees in the landscape areas is an important aspect of the project.
The existing site development at 345 Scenic Drive complies and with Maximum Permitted Floor Area
(MPFA) standards in the historic district. The new parcel development will demonstrate compliance with
the MPFA standards.
A driveway from Alta is the proposed access for the required two parking spaces for the new residence.
The existing residence has two on -site parking spaces within the driveway that is north of the alley.
There is a small area of more than 35% slope between finished grade of Alta Avenue and the property
line. The area for future driveway will cross this slope. The area of encroachment is substantially less
than 1,000 square feet in area and less than 20 cubic yards and does not trigger hillside development
standards.
Alta Avenue is less than 20-feet of improved width. It ranges between 13'— 5" to 16' of improved width.
This necessitates a variance to the municipal code standards.
Findings addressing the criteria from the Ashland Municipal Code can be found on the following (pages,
Attachments:
A) Preliminary Partition Map
B) Existing & Proposed Utility Plan
C) Lot depth exhibit
D) Conceptual site plan for future residence
APR (1) 9 2 0 2 �',)
Received 4.9.2020
FINDINGS OF FACT
18,.5.3.050 Preliminary Partition Plat Criteria
A. The future use for urban purposes of the remainder of the tract will not be impeded.
Finding:
The future use of the remainder of the tract as single family residential uses will not be impeded by the
proposal.
B. The development of the remainder of any adjoining land or access thereto will not be impeded.
Finding:
The development of the remainder of any adjoining land or access to adjoining lands will not be
impeded by the proposal.
C. The partition plan conforms to applicable City -adopted neighborhood or district plans, if any, and any
previous land use approvals for the subj,ect area,
Finding:
There are no City adopted neighborhood or district plans. To the applicant's knowledge, there are not
previous approvals for the subject properties that would impact the proposal.
D. The tract of land has not been partitioned for 12 months.
Finding:
The tract of land has not been partitioned for the post 12 months.
E. Proposed lots conform to the requirements of the underlying zone, per part 18.2, any applicable
overlay zone requirements, per part 18.3, and any applicable development standards, per part 18.4 (e.g.,
parking and access, tree preservation, solar access and orientation),
Fines
The proposal complies with the requirements of the underlying zone. Both lots will have more than
7,500 square feet of area. Parcel 1 is proposed to be 11,162 square feet and Parcel 2 is proposed to be
8,654 square feet in area. Both lots comply with minimum lot width of more than 65 feet. Parcel 1 is
100feet wide and 130.25feet deep, Parcel 2 is proposed to be 100.10feet wide and 100.18feet deep.
The proposed lots are both deeper than they are wide. The existing residence and site improvements
A r' 1",,' 01.) 20 2 d
Received 4.9.2020
account for than 45 percent coverage or less and, excepting the garage, a// setbacks are met with the
proposal. Both parcels comply with minimum access and street frontage. The conceptual site plan
demonstrates setbacks including vision clearance at Alto Avenue and Scenic Drive. The proposed lot and
conceptual site plan comply with the standards of 18.2.5.030.
The proposed setbacks of the accessory structures at 345 Scenic from the proposed partition line
comply with minimum setback and allowable reduced setbacks in the zone, three-foot rear yard where
more than 50-feetfrom the street is proposed for the, single story studio structure and the garage rear
yard setback as provided in AMC 18,2.5,060.B,2,
The property is within the Siskiyou-Hargadine Historic District and both parcels are subject to the
Maximum Permitted Floor Area (MPFA) standards. 345 Scenic Drive is a historic, contributing structure.
The residence is less than 2,200 square feet of gross habitable floor area. The lot is allowed up to 2,799
square feet of gross habitable area to comply with MPFA. Parcel 2 is an 8,246 square foot parcel. The
MPFA is 2,532 square feet in area. The future residence will demonstrate compliance with the
standards.
The proposed single-family residence will comply with the standards from AMC 18.2.5.090.
The property is within the Hillside Overlay zone of the Physical and Environmental Constraint Overlay
from AMC 18.3.9'. There is a small area of more than 35% slope on the property and along the Alto
Avenue right-of-way. At the time of site development of the, new lot, it will be demonstrated that the
disturbed areas are less than 1,00,0 square feet in area and less than 20 cubic yards of material would
need to be imported to construct the driveway.
18.4.3: Parking and Access:
Per the standards of AMC 18.4.3.40, two parking spaces are provided for each proposed parcel.
345 Scenic Drive is accessed via the public alley along the south property line. There is a garage and a
surface parking space. Parcel 2 is proposed to have a driveway accessing a two -vehicle garage. Bicycle
parking is within the garages on each parcel.
18.4.5: Trees:
There are 36 trees that are six inches in diameter at breast height or greater on the property or
adjacent to the new lot. The majority of the trees on the site ore on the 345 Scenic Drive, Parcel 1 and
will not be impacted by development.
Five small stature fruit trees in thefamily"s orchard will be removed to accommodate construction.
There is a 36" DBH Black Walnut at the northeast intersection of the gravel alley and Alta Street. The
property owners seek retain the tree. A small area of the proposed structure encroaches into the
dripline of the Walnut tree. An Oregon Certified Arborist has had an initial evaluation of the tree. The
proposal is to limit excavation and limit fill upon the trees root zone. The tree is within the right-of-way
D 2020
Received 4.9.202�0
and presently retains the intersection of the alley and Alto Avenue with approximately five — sixfeet of
fill against the trunk of the tree.
A tree protection plan has been provided that will be implemented prior to any residential construction.
18.4.6: Public Facilities: As allowed in AMC 18.4,6,030, the request is to sign a waiver of consent to
participate in the costs of a Local Improvement District for both Scenic Drive and Alto Venue. Both
streets are not fully improved the proposal is to not construct any new streets but to take access from
the existing streets. A request for exception to the street standards to not improve Scenic Drive and Alta
Avenue with park row and sidewalk is proposed as part of this partition request.
Public utilities ore proposed to be installed to service proposed parcel 2 as provided in the finding under
18.5.3050.G.
18.4.8: Solar Setback Standards:
The lot has little slope from south to north. There is an approximately a 2 Y2percent slope downhill to
the north. The required minimum lot width for ofive-percent slope lot is 71.42feet wide. The proposed
width of both parcels exceeds the required minimum lot width to comply with the solar setback
ordinance.
F. Accesses to individual lots conform to the standards in section 18.4.3.080 Vehicle Area Design. See
also, 18,5.3.060 Additional Preliminary Flag Lot Partition Plat Criteria.
Finding:
The driveway for Parcel 2 is proposed to be 18-feet wide within the public right-of-way. The proposed
driveways and access to the site comply with, the standards from AMC 18.4.3.080.C. The proposed
driveway access from Alto Avenue is more than 24-feetfrom adjacent driveways and more than 35-feet
from the alley and Alta Avenue intersection. There are no shared driveways that would minimize
driveways. The proposal seeks to relocate the existing driveway on Alta Avenue, the proposal is to
retain the curb cut and due to the low volumes of traffic on Alta Avenue and in the alley, it does not
seem necessary from a traffic safety or access management purposes require joint access from the
steep., gravel alley as noted in 18.4.3. 080. C.4.c. and C.5.
G. 'Fhe proposed streets, utilities, and surface water drainage facilities conform to the street design
standards and other requirements in part 18.4, and allow for transitions to existing and potential future
development on adjacent lands. the preliminary plat shalt identify all proposed public improvements
and dedications.
ReceNed 4.9.2020
Finding:
No new streets are proposed. The existing street improvements of both Scenic Drive and Alto Avenue
are pre-existing, non -conforming, improved public streets. Alta Avenue along the frontage of proposed
Parcel 2 has a dedicated ROW of 20-feet, with actual paved widths varying between 14"— 6" to just
over 15'in width. Excepting relocating the driveway curb cut south to accommodate construction of
new driveway, there are no improvements to Alto Avenue proposed, Additionally, Scenic Drive has a
non -conforming frontage, no changes are proposed to the Scenic Drive frontage.
The proposal includes an Encroachment Permit request from the public works department to allow for
installation of sanitary sewer and storm water collection facilities to be allowed within the public alley
along the south property line. A ten foot Public Utility Easement will be dedicated along Alta Avenue,
There is a public water line within the alley. The existing water meter for 345 Scenic Drive will be
utilized for the new residence and a new water meter will be installed on the eastern end of the alley
near Scenic Drive.
H. Unpaved Streets.
Finding:
Both Scenic Drive and Alto Avenue are paved streets. This standard does not appear to apply. Wimer
Street, an Avenue, is approximately 200-feet to the north.
1. Minimum Street Improvement. When there exists a 20-foot wide access along the entire street
frontage of the parcel to the nearest fully improved collector or arterial street, as designated in
the Comprehensive Plan, such access shall be improved with an asphaltic concrete pavement
designed for the use of the proposed street. The minimum width of the street shall be 20-feet
with all work done under permit of the Public Works Department,
2. Unpaved Streets. The Public Works Director may allow an unpaved street for access for a land
partition when all of the following conditions exist.
a. The unpaved street is at least 20-feet wide to the nearest fully improved collector or
arterial street. The City may require the street to be graded (cut and filled) to its standard
physical width, and surfaced as required in chapter 18.4.6 prior to the signature of the
final partition plat by the City,
b. The centerline grade on any portion of the unpaved street does not exceed ten percent.
c. The final elevation of the street shall be established as specified by the Public Works
Director except where the establishment of the elevation would produce a substantial
Mli',�� 09 2020
Received 4.9.2020
variation in the level of the road surface. In this case, the slope of the lot shall be graded
to meet the final street elevation.
d. Should the partition be on an unpaved street and paving is not required, the applicant
shall agree to participate in the costs and to waive the rights of the owner of the subject
property to remonstrate both with respect to the owners agreeing to participate in the cost
of full street improvements and to not remonstrate to the formation of a local
improvement district to cover such improvements and costs thereof. Full street
improvements shall include paving, curb, gutter•, sidewalks, and the undergrounding of
utilities. This requirement shall be precedent to the signing of the final survey plat, and if
the owner declines to so agree, then the application shall be denied.
Finding:
Both Scenic Drive and Alta Avenue are paved city streets. This section does not apply to
paved streets.
1. Where an alley exists adjacent to the partition, access may be required to be provided from the alley
and prohibited from the street.
Finding:
There is a steep, narrow, gravel alley along the south side of the property. Due to the alley steepness
and surface conditions that make it less desirable as on access, the request proposes vehicular access to
Proposed Parcel 2 via a drivewayfrom Alta Avenue. This standard as a "may' is not required.
J. Required State and Federal permits, as applicable, have been obtained or can reasonably be
obtained prior to development.
Finding:
No state or federal permits are required.
K. A partition plat containing one or more flag lots shall additionally meet the criteria in section
18.5.3,0160.
Finding:
No flag lots area proposed as part of the partition.
AMC 18.4.6. Street Standards:
Received 4.9,2020
18.4.6.020.B. Exceptions and Variances. Requests to depart from the requirements of this chapter are
subject to chapter 18.5.5 Variances, except that deviations from section 18.4.6.040 Street Design
Standards are subject to 18.4.6.020.B.1 Exceptions to the Street Design Standards, below.
Finding:
Scenic Drive is a historic city street. It is designated as an Avenue in the City's TSP. There is 60-feet of
public right-of-way. The street, along the frontage of the property is improved with approximately 28-
feet of pavement with curb and gutter. There is just over seven -feet of right-of-way present behind the
curb line.
Alta Avenue is a neighborhood street, has a 20-foot wide right-of-way and is improved with
approximately 15-feet of paved width with curb and gutter along the property frontage of Alta Avenue.
There is just over six -feet of right-of-way present behind the curb line of Alta Avenue.
1. Exception to the Street Design Standards. The: approval authority may approve exceptions to the
standards section in 18,.4.6.040 Street Design Standards if all of the following circumstances are found
to exist.
a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a
unique or unusual aspect of the site or proposed use of the site.
Finding:
There is demonstrable difficulty in installing sidewalk and landscape parkrow along Scenic Drive
due to the steep slope on the uphill, south side of Scenic Drive along the subject property
frontage and extending to the north to Wimer Street and to the south to Strawberry Lane. In
addition to the steep slopes there are large stature conifer trees along the subject property'
street frontage, Though Scenic Drive is a higher order street, there are unique physical
characteristics along the frontage and beyond that prevent sidewalk and parkrow
improvements to the city standards along the frontage of thie property.
The narrow width of Alta Avenue public right-of-way, at 20-feet wide, and the improved widths
of less than 20-feet along the entire frontage of the property is a unique and unusual aspect of
this property. There are no parkrow, sidewalk and only curbing present on north, side of Alta,
this city street was developed by the City below the standards.
b. The exception will result in equal or superior transportation facilities and connectivity
considering the following factors where applicable.
i. For transit facilities and related improvements, access, wait time, and ride experience.
A[`i',,1 0 11)
ii. For bicycle facilities, feeling of safety, quality of experience (i,e., comfort level of
bicycling along the roadway), and frequency of conflicts with vehicle cross traffic.
iii. For pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of
walking along roadway), and ability to safety and efficiency crossing roadway,
Finding:
The proposed exception to not install parkrow and sidewalk along the frontages of th,e
property will not have an impact on the facilities for pedestrians, bicycle or transit
facilities.
Pedestrians, bicyclist and vehicles share the road on Scenic Drive and Alta Avenue. The
travel lanes are narrow and when vehicle parked on street, the road is effectively
reduced to single lane and vehicles often travel at or below posted speeds due to the
volumes of pedestrian traffic on Scenic Drive.
Alta Avenue is, just wide enough for two vehicles and sees very limited traffic other than
the local residents that access their properties from Alta Avenue,
There are no transit facilities on either street.
Pathways will connect from the Alta Avenue residence to Alta Avenue. Pathways
presently existing from the Scenic Drive residence to Scenic Drive.
c. The exception is the minimum necessary to alleviate the difficulty.
Fin. ding,:
The exception to not install sidewalk and parkrow along the frontages of the property is the
minimum necessary due to the topographical and other physical constraints that are present
along the frontage.
d. The exception is, consistent with the Put -pose and Intent of the Street Standards in subsection
18.4.6.040.A.
Finding:
The purpose and intent of the street standards seeks for connected, city streets that have
limited block length and distances to provide safe and accessible public street improvements.
Due to the physical constraints in the form of topography and large statures trees and lack of
connectivity to other public improvements, the exception is consistent with the purpose on
intent,
Received 4.9.2020
Is
DATE. 09-26-2019
UPDATED 03-03-2020
SCALE., I"= 20'
CONTOUR INTERVAL IS 2 FOOT
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DAVID AND ABRA HOFFMAN
345 SCENIC DRIVE
ASHLAND, OR 97520 10P.U.E, PER
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APPLICANT/`OWNER; DAVID AND SABRA HOFFMAN
345 SCENIC DRIVE
ASHLAND, OREGON 9520
PLANNER: AMY GUNTER
36o ROGUE PLANNING AND
CON DEVELOPMENT SERVICES, LLC.
1424 SOUTH IVY STREET
,-,03.5' STREET DEDICATION IUN MEDFORD, OREGON 97501
PER S/N "1 14822 (541) 951-4020
LAND SURVEYOR: PHILIP J. DROSSOS
I TERRASURVEY, INC.
N 274 FOURTH STREET
ASHLAND, OREGON 97520
30,00'
(541) 482-6474
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Received 4.9.2020
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JULY 12, 2016
PHILIP J, DROSSOS
No. 90718
Renewal 12-31-21
TERRASURVEY, INC.
PROFESSIONAL LAND S UR VE YOR S
274 FOURTH STREET
ASHLAND, OREGON 97520
(541) 482-6474
terrain@bisp,net �j
JOB NO. 1274J6
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�---
Hoffman
Residence
345 Scenic Drive
Ashland, OR 97520
Wayinan Robertson Studio
49 Flinheth Street No. 4
New York, NY
10013
T917.532.8125
E sitidio'�i)wayiiianrobensozi.coni
wwwMaymanrobertsurixom
SITE PLAN
PFIrraja0l
City of Ashland
Community Development Department
51 Winburn Way
Ashland, OR 97520
Telephone: 541-488-5305
Inspection Line: 541-552-2080
Plan Type: Type I Planning Action
Work Class: Type I Planning Action
",, PERMIT NUMBER
PA-T1-2020-00102
pply Date: 4/9/2020
Ma " &Tax Lot
Pro ert Adi tress ' .
391 E05DC400
345 Scenic Dr
Fee Description: Amount:
Land Partition (Type i) $1,237.00
Applicant: Date:
Total Fees$1,237.00