HomeMy WebLinkAboutAshland_1015_PA-T1-2020-00115CITY OF
ASH LAN D
July 8, 2020
Notice of Final Decision
On July 8, 2020, the Community Development Director approved the request for the following:
Planning Action: PA-T1-2020-00115
Subject Property: 1015 Ashland Street
Applicant: Rogue Planning for Tricia Acheatel
Description: A request for land use approval for a Conditional Use Permit (CUP) to
authorize a single unit Accessory Traveler's Accommodation. The application materials indicate
that an existing structure is proposed to be remodeled and increased in size by approximately 200
square feet. COMPREHENSIVE PLAN DESIGNATION: Multi Family Residential;
ZONING: R-2; MAP: 39 1E 09 DD; TAX LOT: 5200
The Community Development Director's decision becomes final and is effective on the 1211 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
Winbum 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 nand 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 Tel: 541.488-5305
51 Winbum Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900 I
�
www.ashland.or.us
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 parry entitled to notice of the planning action, or any City department may request reconsideration of the action
after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence
during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity
to respond to the issue prior to making a decision.
2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall
decide within three days whether to reconsider the matter.
3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the
decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse
the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any
party entitled to notice of the planning action.
4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the
reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration.
G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following:
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 ofAppeal. The notice of appeal shall be accompanied by the required filing fee and shall contain.
i. An identification of the decision being appealed, including the date of the decision.
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de nova hearings before the
Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation,
and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and
arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant
ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type 11 public hearing procedures,
pursuant to section 18.5.1.060, subsections A — E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State band Use Board of
Appeals, pursuant to ORS 197.805 - 197.860.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541ABB-5305
51 Winbum Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.onus Ir
ASHLAND PLANNING DEPARTMENT
FINDINGS & ORDERS
PLANNING ACTION: PA-T1-2020-00115
SUBJECT PROPERTY: 1015 Ashland St.
APPLICANT/OWNER: Rogue Planning for Tricia Acheatel
DESCRIPTION: A request for land use approval for a Conditional Use Permit (CUP)
to authorize a single unit Accessory Traveler's Accommodation. The application materials indicate
that an existing structure is proposed to be remodeled and increased in size by approximately 200
square feet.
COMPREHENSIVE PLAN DESIGNATION: Multi Family Residential; ZONING: R-2;
MAP: 39 IF 09 DD; TAX LOT: 5200
SUBMITTAL DATE:
June 8, 2020
DEEMED COMPLETE DATE:
June 17, 2020
STAFF APPROVAL DATE:
July 8, 2020
DEADLINE TO APPEAL (4:30 p.rn.):
July 20, 2020
FINAL DECISION DATE:
July 21, 2020
APPROVAL EXPIRATION DATE:
January 21, 2021
DECISION
Subiect Property
The subject property is located on the north side of Ashland St just west of Beach Street and is
zoned multi -family residential (R-2). To the east is land that is zoned Sothern Oregon University,
and across the street to the south is single family zoning (R-1-7.5). The subject property was
originally created as block 32 of the HB Carter addition (1899), and then further subdivided as
parcel three of a minor land partition recorded as county survey #6993.
The applicant is applying for a CUP for approval of a single -unit Accessory Traveler's
Accommodation in the existing accessory structure that is proposed to be added onto. The site
plans indicate that the existing structure is 24 feet by 12 feet. The structure will essentially be
doubled in size, with a finished gross habitable floor area (GHFA) of 492 square footage with an
84 square foot covered deck.
Conditional Use Permit & Special Use Standards
The application is required to meet the special use standards for a Travelers' Accommodation in
AMC 18.2.3.220 and the approval criteria for a Conditional Use Permit in AMC 18.5.4.050.
An Accessory Travelers' Accommodation is an allowed use in the R-2 zone if it meets the Special
Use Standards. Those standards include the requirement that all applicable building, fire, and
related safety codes must be met and be inspected by the Fire Department before occupancy
following approval of a Conditional Use. The business -owner of a accessory travelers'
accommodation must maintain a City business license, pay all transient occupancy tax, and that
advertising for an accommodation must include the City planning action number. Conditions of
PA-T1-2020-00115
1015 Ashland St./aa
Page 1
approval have been included regarding these requirements. Additionally, Accessory Travelers'
accommodations need to meet the following standards
• The operator of the accessory travelers' accommodation must be the property owner and
the property must be the operator's primary residence, and that the operator must be
present during operation of the accessory travelers' accommodation.
• 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, except for kitchen cooking facilities for the primary residence.
• The total number of guests occupying an accessory travelers' accommodation must not
exceed two people per bedroom.
• 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.
The application materials make clear that the property owner intends to operate their Accessory
Traveler's Accommodation in accordance with all these provisions. The proposed addition to the
accessory structure indicates that there will not be a kitchen, to ensure compliance a "No -Kitchen"
agreement will be added as a condition of approval
The targeted use of an equivalent property in the R-2 zone would be equal to four dwelling units
(0.34 ac x 13.5 dulac). The proposed use will not generate more traffic than four full-time
residences. The property is currently served by adequate City facilities for water, sewer, storm
drainage and electricity. In staff s assessment, the proposal will not have a greater adverse material
impact on the impact area in terms of architectural compatibility, air quality, and generation of
traffic, noise, light and glare and the development of adjacent properties than the prior use of the
property, or the target use allowable within the zone.
Site DesLO Review
The application is also required to meet the Site Design Review criteria provided in AMC
18.5.4.050. The application materials explain that the existing structure has a non -conforming
setback to the rear, but that all new construction will meet the required setbacks. The application
notes that the new construction is also outside of the riparian protection zone of Roca Creek. Upon
completion of the expansion of the accessory structure the lot will have approximately 35-percent
lot coverage, well below the allowed limit of 65-percent. The property has two existing off street
parking spaces in the detached garage and an Accessory Traveler's Accommodations does not
require additional parking.
The applicant has submitted a burden of proof document showing that they meet all the relevant
approval criteria. The application complies with all the applicable provisions of the R-2 zoning
district, the Special Use Standards of AMC 18.2.3.220 and the Conditional Use Permit approval
criteria AMC 18.5.4.050.
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. Subsequent to the mailing
of a Notice of Application, no comments about the request were received either in favor or against
the application.
PA-T1-2020-00115
1015 Ashland St./aa
Page 2
The approval criteria for an Accessory Travelers' Accommodation are detailed 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.
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.
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 as
provided in AMC 18.5.4.050.
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.
PA-T l-2020-00115
1015 Ashland St./aa
Page 3
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.
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.
Site Design Review is required to meet all of the following criteria of AMC 18.5.4.050, or can be made
to conform through the imposition of conditions.
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.
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
PA-T1-2020-00115
1015 Ashland St./aa
Page 4
circumstances in either subsection 1, 2, or 3, 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;
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; or
3. There is no demonstrable difficulty in meeting the specific requirements for a cottage
housing development, but granting the exception will result in a design that equally or better
achieves the stated purpose of section 18.2.3.090.
In staff s assessment, the application with the attached conditions complies with applicable
ordinances and meets all required criteria. Planning Action #PA-T1-2020-00115 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 #PA-T1-2020-00115 is denied. The
following are the conditions and they are attached to the approval:
1) That the Travelers' Accommodation shall meet all applicable building, fire, and related
safety codes at all times, and shall be inspected by the Fire Department before commencing
operations and periodically thereafter pursuant to AMC 15.28.
2) That the applicant sign a "No Kitchen" agreement ensuring that the Accessory Travelers'
Accommodation is not used as a separate dwelling.
3) That the applicants shall obtain and maintain a city business license and register for and
pay all transient occupancy tax as required in AMC 4.24 and AMC 6.04 prior to the
operation of the Accessory Travelers' Accommodation.
4) That the subject property shall remain the primary residence of the applicant as required in
AMC section 18.2.3.220.
5) That any advertisement for the Accessory Travelers' Accommodation unit must include
the City of Ashland Planning Action number assigned to this city land use approval.
6) That a transfer of business -ownership of the Accessory Travelers' Accommodation shall
be subject to all requirements of this section and conform to the criteria of this section. If
any changes under a transfer of business -ownership do not comply with the Land Use
Ordinance, a new Conditional Use Permit and/or other planning actions may be required
as determined by Planning Staff.
Bill Molnar, Community Development Director
Department of Community Development
July 8, 2020
Date
PA-T1-2020-00115
1015 Ashland St./aa
Page 5
F-.1 a a 1-97TAITI k COYA
STATE OF OREGON
County of Jackson
The undersigned being first duly sworn states that:
1. l am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department,
2. On July 8, 2020, 2020 1 caused to be mailed, by regular mail, in, a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
under each person's name for the Planning Action #PA-T1-2020-0015, 1015 Ashland
Street.
()f(wr
Signature of Employee
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391 E09DD3601 PA-T1-2020-00115 391 E09DD3700 PA-T1-2020-00115
CANNON EVA M TRUSTEE ET AL TALENT PROPERTIES LLC ET AL
503 BEACH ST 495 BEACH ST
ASHLAND, OR 97520 ASHLAND, OR 97520
391E09DD5200 PA-T1-2020-00115 39IE09DD5201 PA-T1-2020-00115
ACHEATEL PATRICIA M MC NAMARA JAMES AIMARCIA S
1015 ASHLAND ST 1007 ASHLAND ST
ASHLAND, OR 97520 ASHLAND, OR 97520
391E09DD5300 PA-T1-2020-00115 391E09DD90000 PA-T1-2020-00115
ORE STATE/BOARD HIGHER ED/ D & A INVESTMENTS LLC
1250 SISKIYOU BLVD 518 WASH INGTON ST #2
ASHLAND, OR 97520 ASHLAND, OR 97520
391 E09 D D90002 PA-T1 -2020-00115 391E09DD90003PA-T1-2020-00115
CUTLER GEOFFREY WIELLEN B HARVEY DENNIS CIJULIA A
1314B CENTER DR #317 816 9TH AVE S
MEDFORD, OR 97501 KIRKLAND, WA 98033
391E16AA4100 PA-T1-2020-00115 39IE09DD3600 PA-T1-2020-00115
WUJEK JEROME RIROCHELLE CORNS STUART R
326 CASEY LN 577 HENLEY WAY
ROCKVILLE, MD 20850 ASHLAND, OR 97520
391 E09DD5101 PA-T1-2020-00115 391 E09DD5400 PA-T1-2020-00115
BEACH EDWARD CILISA F BROWN JOSEPH RIDOMINIQUE F
496 BEACH ST 1067 ASHLAND ST
ASHLAND, OR 97520 ASHLAND, OR 97520
391E09DD90004 PA-T1-2020-00115 391E09DD90005 PA-T1-2020-00115
THIROUX STEPHEN TRUSTEE ET AL BOYD DAVID N
470 BEACH ST 472 BEACH ST
ASHLAND, OR 97520 ASHLAND, OR 97520
391E 16AA4101 PA-T1-2020-00115 391 E 16AA6400 PA-T 1-2020-00115
MATTHEWS MISTIIPAUL VAATVEIT GRETCHEN
136 B ST 908 ASHLAND ST
ASHLAND, OR 97520 ASHLAND, OR 97520
• to �- • plates
391 E09DD3800 PA-T1-2020-00115
NIBLEY CHRISTOPHER SLOAN/DEBO
12718 VALLEY SPRING LN
STUDIO CITY, CA 91604
391E09DD5202 PA-T1-2020-00115
BERG SCOTT DIMARY CLAIRE
508 BEACH ST
ASHLAND, OR 97520
391E09DD90001 PA-T1-2020-00115
BIRD JAMES SIBARBARA JEAN
1812 HARDMAN AVE
NAPA, CA 94558
391 E 16AA4000 PA-T1-2020-00115
KNOKE DANA L TRUSTEE ET AL
1030 ASHLAND ST
ASHLAND, OR 97520
391 E09DD5100 PA-T1-2020-00115
ORREGO GEORGE H/AVERSA-ORREGO
,486 BEACH ST
ASHLAND, OR 97520
'391 E09DD5600 PA-T1-2020-00115
ORE STATEIBOARD HIGHER ED/
1250 SISKIYOU BLVD
ASHLAND, OR 97520
391 E09DD90 006 PA-T1-2020-00115
BARBARA DARLENE A REV TRUST E
3017 BRITTAN AVE
SAN CARLOS, CA 94070
PA-T1-2020-00115
ROGUE PLANNING AND DEVELOPMENT
33 N Central Ave #213
Medford, OR 97501
PA-T1-2020-00115
1015 Ashland Street
NOD 24
RMT
1 , CITY ,F' OP
Planning Department, 51 Win�..n Way, Ashland, Oregon 97520 eiaili
541-488-5305 Fax: 541-552-2050 wwashland,orms TTY: 1-800-735-2900 -ASHLAND,
NOTICE OF APPLICATION -0
PLANNING ACTION: PA-T1-2020-00115
SUBJECT PROPERTY: 1015 Ashland St.
OWNER/APPLICANT: Rogue Planning & Development for Tricia AcheateI
DESCRIPTION: A request for land use approval for a Conditional Use Permit (CUP) to authorize a single unit
Accessory Traveler's Accommodation. The application materials indicate that an existing structure is proposed to
be remodeled and increased in size by approximately 200 square feet. COMPREHENSIVE PLAN DESIGNATION:
Multi Family Residential; ZONING: R-24 MAP: 39 IE 09 BA; TAX LOT: 12500 & 12600,
NOTICE OF COMPLETE APPLICATION: June 17,2020
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: July 1, 2020
mmml-'
The Ashland Planning Division Stai is received a complete application for the . perty noted on Page 1 of this notice
Because of the COVI D-1 9 pandemic, application materials are provided online and comments will be accepted by email.
Alternative arrangements for reviewing the application or submitting comments can be made by contacting (541) 488-5305
or p!Lioning..Coastilati(,I.or.LiS.
A copy of the application, including all documents, evidence and applicable criteria are available online at "What's
Happening in my City"' at lij.tj),s-,//c qasl,inand,or.us/develor)rneiitr)roi)osals/. Copies of application materials will be provided
at reasonable cost, if requested. Under extenuating circumstances, application materials may be requested to be reviewed
in, -person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre -arranged
appointment by calling (541) 488-5305 or emailing pLann.inc 6), staI (1cLQL EL
Any affected property owner or resident has a right to submit written comments to panqmg�epa, Qr.us or to the City of
_lg_ _i_ _q�tglj�L
Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m, on the deadline date shown on Page
1.
Ashland Planning Division Staff determine if a Land Use appllication is complete within 30 days of submittal. Upon
determination of completeness, a notice, is sent to surrounding properties within 200 feet of the property submitting application
which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being
deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to
the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision
must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC
18.5, 1,050,G)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an
objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an
opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue.
Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that
criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with
sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court.
If you have questions or comments concerning this request, please feel free to contact Aaron Anderson at (541) 488-53015
or aaron.anderson astiland.or.-us.
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.
I . 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 18.23.220A 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.
G:kcoiiicii-de%,\I)Iarinin,L,,Tlaiiiiiiig Acdons\P& by StreeNVAshland Street\,kshiandStrect_101,1'd'A-,r 1 -2020-001 IMAshland 1015PA-T 1 -2020-0011 5NOCAm
3. The primary residence on the site must' ,at least 20 years old, The primary residence may b, '+.erect and adapted for travelers' accommodation
use, including expansion of floor area. , . Atonal structures may be allowed to accommodate , Atonal 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. Accessary 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 trust 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:lconmr-0evlPlanaingTianning ActionsTAs by SlreetU\Ashland Strcct4AshlandSireel„1015\PA-Tl-2020-001151Ashiand_1015_PA-T1-2020-00115 N0C.doex
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 17, 2020 1 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action inotice
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-T1-2020-00115, 1015
Ashland Street,
Signature of Employee
GAcomnduplanning%Planninq Adonsfts by StreetUAkshland StfeemshlandSVEeL101WA�T1-2020-001 I of ma"Nng docx 606020
391 E09DD5200 PA-T1-2020-00115 391 E09DD90006 PA-T1-2020-00115 391 E09DD5101 PA-T1-2020-00115
ACHEATEL PATRICIA M BARBARA DARLENE A REV TRUST E BEACH EDWARD CILISA F
1015 ASHLAND ST 3017 BRITTAN AVE CIO LISA BEACH
ASHLAND, OR 97520 SAN CARLOS, CA 94070 496 BEACH ST
ASHLAND, OR 97520
391 E09DD5202 PA-T1-2020-00115
BERG SCOTT DIMARY CLAIRE
508 BEACH ST
ASHLAND, OR 97520
391 E09DD5400 PA-T1-2020-00115
BROWN JOSEPH RIDOMINIQUE F
1067 ASHLAND ST
ASHLAND, OR 97520
391 E09DD90002 PA-T1-2020-00115
CUTLER GEOFFREY WIELLEN B
1314B CENTER DR #317
MEDFORD, OR 97501
391E16AA4000 PA-T1-2020-00115
KNOKE DANA L TRUSTEE ET AL
1030 ASHLAND ST
ASHLAND, OR 97520
391E09DD3800 PA-T1 -2020-00115
NIBLEY CHRISTOPHER SLOANIDEBO
12718 VALLEY SPRING LN
STUDIO CITY, CA 91604
391 E09DD3700 PA-T1-2020-00115
TALENT PROPERTIES LLC ET AL
MEIN JOHN ET AL
495 BEACH ST
ASHLAND, OR 97520
391E09DD90001 PA-T1-2020-00115
BIRD JAMES SIBARBARA JEAN
1812 HARDMAN AVE
NAPA, CA 94558
391 E09DD3601 PA-T1-2020-00115
CANNON EVA M TRUSTEE ET AL
503 BEACH ST
ASHLAND, OR 97520
391E09DD90000 PA-T1-2020-00115
D & A INVESTMENTS LLC
518 WASHINGTON ST #2
ASHLAND, OR 97520
391E16AA4101 PA-T1-2020-00115
MATTHEWS MISTUPAUL
136BST
ASHLAND, OR 97520
391E09DD5300 PA-T1-2020-00115
ORE STATEIBOARD HIGHER EDI
1250 SISKIYOU BLVD
ASHLAND, OR 97520
391E09DD90004 PA-T1-2020-00115
THIROUX STEPHEN TRUSTEE ET AL
470 BEACH ST
ASHLAND, OR 97520
391E09DD90005 PA-T1-2020-00115
BOYD DAVID N BOYD PATRICK M
472 BEACH ST
ASHLAND, OR 97520
391E09DD3600 PA-T1-2020-00115
CORNS STUART R
577 HENLEY WAY
ASHLAND, OR 97520
391E09DD90003 PA-T1-2020-00115
HARVEY DENNIS CIJULIA A
816 9TH AVE S
KIRKLAND, WA 98033
391E09DD5201 PA-T1-2020-00115
MC NAMARA JAMES AIMARCIA S
1007 ASHLAND ST
ASHLAND, OR 97520
391E09DD5100 PA-T1-2020-00115
ORREGO GEORGE HIAVERSA-ORREGO
486 BEACH ST
ASHLAND, OR 97520
391E16AA6400 PA-T1-2020-00115
VAATVEIT GRETCHEN
908 ASHLAND ST
ASHLAND, OR 97520
391E 16AA4100 PA-T1-2020-00115 PA-T1-2020-00115 1015 Ashland
WUJEK JEROME RIROCHELLE ROGUE PLANNING & DEVELOPMENT NOC 6117I20
326 CASEY LN 33 N CENTRAL AVE, STE, 213 23
ROCKVILLE, MD 20850 MEDFORD, OR 97501
h E-1 A ';I N p
LENVY(")(A) d)R
IVAI&11 PD lanning ivision
51 Winbum Way, Ashland OR 97520
CJTY OF
,ASHLAND 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROJECT 1015 Ashland Street Rental
DESCRIPTION OF PROPERTY
Street Address 1015 Ashland St
Assessor's Map No. 39 1 E 0913D5200
Zoning R-2
APPLICANT
Name Patricia Acheatel
Address 1015 Ashland St
PROPERTY OWNER
Name Same as above
Address
Pursuing LEED@ Ceffication? Ell YES 10 NO
Tax Lot(s)
Comp Plan Designation
Phone 541-482-4620 E-Mail
City Ashland
Phone E-MaH
SURVEYOR ENGINEER ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title Landscape Architect Name Samuel Bickel - Terrain
Address
Title Planning & Developm96ne
Address
Amiy Gunter
—city
Phone 541-500-4'776
— city —
Phone 5�41-951-4020
— city —
triclacoach0l@gmaii.com
Zip 97520
E-Mail sam,@terrainarch.com
Zip
E-M31rnygunter.planning@gmaii.com
Zip
I 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 / 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 it 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 turnishedjuslifies the granting of the request;
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or improvements are properly located on the ground.
Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed y ex If I h doubts, I am advised to seek competent professional advice and assistance.
P
�jt� � 17Z any 5/28/20
Applicant's, Signature Date
As owner of t roperty involved in this request, I have read and understood the complete application and its consequences to me as a properly
owner.
4-JIP 5/28120
Property Owner's Signature (required) Date
(To, be compiated by C,C SlafQ
Date Received Zoning Permit Type Filing Fee $ ... . .... ....
OVER 0+
Wconini-&0planningTonms & Harlkws\Zoning Pennit Application.dioc
M I I �*-#W
Property Address:
Map & Tax Lot:
Comprehensive
Plan Designation:
Zoning;
Adjacent Zones:
ROGUE PLPINING 9 DEVELOPME11T SERVICES, LN
3311 Central Ave. #22
Medford OR 97501
www.raguEplannang.com
Conditional Use Permit for Accessory Travelers Accommodation
1015 Ashland Street
391E09DD 5200
Low Density Multi -Family Residential
R-2
R-2 and SO
Property Owner: Patricia Acheatel
1015 Ashland Street
Ashland, OR 97520
Planning Consultant: Rogue Planning & Development Services
Amy Gunter
33 N Central Avenue, Suite 213
Medford, OR 97501
Request:
Request for Conditional Use Permit approval to allow for the conversion of a guesthouse to an accessory
traveler's accommodation.
Property Description:
The subject property is to the north of Ashland Street, midblock between South Mountain Avenue to the
east, and Beach Street to the east, The property has 98.91-feet of frontage along Ashland Street and
extends 146.52 feet to the north.
The subject property is 14,810 square feet (.34 acres). The property is occupied by a circa 1977, 1,898
square foot single family residence (1,216 SF first floor/ 384 SF finished attic).
To the east of the residence is a detached, 300 square foot, two vehicle -garage.
ROGUE PIA141ING 9 OEVELOP1,11111 SERVICES, LN
33 11 Cantral Ave. #213
Medford OR 975nI
www.ragueplaRNng.com
At the rear of the property, near the north property line is a 12-foot by 24-foot, 288 square foot studio
structure. There is a 12-foot by 12-foot covered storage shed
attached to the east side of the structure.
The property is zoned R-2, Low Density Multi -Family residential.
The properties to the north, west are zoned R-2. These properties
are occupied by single family and detached multi -family residences.
The properties across Ashland Street to the south are zoned R-1-
7.5. Glenwood Park is also to the south. The property to the east
and northeast is zoned Southern Oregon (SO). These lots are
occupied by SOU owned residential structures. Additionally, the
SOU owned parcel that is immediately adjacent Is operated as the
ECO's and SOU Sustainability composting and garden area the large
parcel to the east of that along South Mountain Ave is an SOU
student parking lot
To the east of the property and along the
east property line is Roca Creek. It is an
intermittent stream. There is mature
landscaping throughout the property.There
are large stature cleciduous trees in the front
yard between the residence and the street.
Proposal:
The proposal is to add approximately 200
square feet to the existing studio structure
and utilize the structure as an accessory
traveler's accommodation,
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The two required parking spaces and bicycle parking is provided in the garage.
On the following pages, the criteria from the Ashland Land Use Ordinance as it pertains to Site Design
Review and Conditional Use Permit criteria have been addressed. The City of Ashland criteria are in
Times New Roman font and the applicant's findings are in, Calibri font.
J
2
q4
ROBLE PLANNING B DEVELOPMENT SERVICES, LLC
33 IlCentraV Av2. #213
Medford OR 97501
www.roguepIEr*g,c om
Findings of Fact:
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.
Finding:
A small addition is proposed to allow for the addition of a bathroom and mafe a more
functional guest house. A guest house without kitchen cooking facilities is a permitted use
in the R-2 zone.
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.
Finding:
The property owner is the business -owner. Ms. Acheatel will obtain a city of Ashland
business license and pay all transient occupancy tax.
3. Advertising for an accommodation must include the City planning action number
assigned to the land use approval.
Finding:
The advertisements for the accessory travelers' accommodation will contain the planning
action number.
4. Offering the availability of residential property for use as an accommodation without a
valid Conditional Use Permit approval, current business license and transient occupancy
tax registration is prohibited and shall be subject to enforcement procedures.
Finding:
3
ROGUE PLANNING 9 DEVEtOPMENT SERVICES, EEC
33 N Central Ave. #213
Medford OR 97501
wwrogueplaflning.urn
While offered for availability the owner will maintain a current business license and
register and pay for transient lodging taxes.
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.
Finding:
The proposal is for an accessory travelers' accommodation and is subject to the standards below.
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.
Finding:
The operator of the accessory travelers' accommodation is the property owner. The
property is the owner's primary residence and the operator will be present during the
operation of the travelers" accommodation. Accessory Travelers' Accommodation.
Transient lodging in a residential zone where the property owner resides in a dwelling on
its own lot and rents no more than two bedrooms
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.
Finding:
There is only one accessory travelers' accommodation, occupied under a single
reservation to overnight guests on one or more occasions for a period of less than 30
consecutive days. The guesthouse has a bed for sleeping and a pull out couch. There are
no kitchen, cooking facilities and no meals, are provided.
3. The total number of guests occupying an accessory travelers' accommodation must not
exceed two people per bedroom.
Finding:
There would not be more than four guests in the accessory travelers' accommodation.
4
RHU I PLANNING 9 91VILOPMENT SINCES, [IC
33 H Central Ave. #213
Medford OR 97501
wvmxcgueplanningxom
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.
Fines
There are two off street parking spaces for the residence in the two vehicle garage.
5. Signs are not permitted in conjunction with the operation of an accessory travelers'
accommodation.
Finding:
No signs are proposed.
Site Design Review - 18.5.2.050
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.
Finding:
The subject property is zoned R-2, Low -Density Multiple Family Residential. The lot has 14,810
square feet area and has a potential density of 4.58 units. No new dwelling units are proposed.
The 204-square foot addition to the existing structure to enlarge the guesthouse will comply with
the setbacks in the zone because the addition is on the south side of the existing structure, The
existing structure is 6' - 53/4" from the north property line, this is less than 10-feet from the rear
property line,. The non -conformity will not to be increased. The addition is 51' — 3 YV from, the
west (side) yard and 42-4Y2," from the east (side) yard, The proposed construction is more than
ail -feet from the centerline of Roca Creek outside of the riparian protection zone.
The proposed, new construction complies with the solar setbacks because as a single story, on
the south side of an existing structure and not taller than the existing ridge, the solar shadow is
not increased. The structures on the property comply with building height, orientation, and
coverage standards.
The lot coverage is proposed at 3,906 square feet in area, this is 34.8 percent of the allowed 65
percent coverage,
B. Overlay Zones.
Finding:
J N C 8 2 1) 2 U
ROGUE PLAWIING 9 DEVELOPMENT SERVICES, LLC
33 11 Central Ave. 922
Medford OR 97501
wwra gueplorminp am
Roca Creek is present along the east property line, it crosses, onto the property for a short
distance. Roca Creek has a 30-foot riparian buffer zone. The proposed new construction is outside
of the riparian buffer zone,
C. Site Development and Design Standards.
Building Orientation to the Street: The primary residence faces Ashland Street. The guesthouse
is at the rear of the property and will not be visible from the street.
Limitation on Parking between Primary Entrance and Street. There is no parking between
the primary entrance and the street. The primary entrance to the primary residence is visible
from Ashland Street. There is a two -vehicle garage that accommodates on -site parking spaces for
the primary residence.
Building Materials: The guest house is a simple, cottage style structure with a low -pitch, gable
roof.
Build -to Line. Not applicable
Garages. There is an existing garage.
Landscaping and Open Space: A small deck area is present outside of the guesthouse.
D. City Facilities.
Finding:
The property is served by public facilities.
The existing residence is served by water, sewer and electric service from Ashland Street. There are no
storm drain facilities on the site, the new storm water drainage will be captured and pumped up to
Ashland Street.
The structure has existing electric service extended from the house.
The existing water service to the property will be extended to allow for bathroom installation.
The, property is connected to sanitary sewer, a grinder pump system will be installed for the sewer from
the guest house.
There is a five-foot wide curbside sidewalk along the Ashland St frontage.
8 2020
r-1
ROGUE PLANNIH 8 OEVELOPMRIT SERVICES, LLC
23 H Central Am #213
Medford OR 97591
wow,rogueplanning.com
E. Exception to the Site Development and Design Standards.
I. 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
Finding:
None requested.
7
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L 1.0
Pgp_ECT NO.M23
DATE:.6/8/2D20 _....
From: Tricia Acheatel
To, planning
Cc: Aaron ndema
Subject: Re: 1015 Ashland Street Application
Date: Thursday, June 11, 2020 12:03:45 PM
[EXTERNAL SENDER]
Dear Planning & Aaron,
I'm not sure if you received this email sent on Monday, 5/8?
Please find attached 4 images demonstrating the elevations as well as a floor plan indicating
dimensions.
I look forward to hearing next steps,
Tricia Acheatel
On Jun 8, 2020, at 2:23 PM, Tricia AcheateI <triciacoach0I (a�gmail.com> wrote:
Dear Planning Dept.,
Please find attached my application submittal:
Completed Zoning Permit application
Site Plan
Written Findings
Adjusted floor plan indicating the new total square footage of 492
Please note that I have decided to change course and instead of applying for a
Residential Site Review, I am now applying for a
Conditional Use Permit for Accessory Travelers Accommodation.
I can call in today with my credit card for the application fee. Within the neat few
days, I will send the elevations.
Sincerely yours,
Tricia AcheateI
<Ashland Street Zoning Permit Application. pdf>
<Ashland Street _1015_Travelers Accommodations Findings copy.pdf>
<Ashland St TravelersAccomodation_SitePlan.pdf5
<Ashland St Rental 492sq feet (bedroom nook) with dimensions copy.pdf5