HomeMy WebLinkAboutCambridge_840_PA-T1-2021-00147CITY OF
-ASHLAND
May 5,2021
Notice of Final Decision
On May5, 2021, the Community Development Director approved the request for the following:
Planning Action: PA -T1-2021-00147
Subject Property: 840 Cambridge
Applicant: Peter Cipes / William & Meredith Page
Description: A request for Site Design Review construct a 275 square foot addition to
an existing 224 square foot garage to create a 499 square foot Accessory Residential Unit (ARU)
for the property addressed as 840 Cambridge St. The application includes materials
demonstrating compliance with all the required criteria for Site Design Review and special use
standards for an ARU.
The Community Development Director's decision becomes final and is effective on the 12"' day
after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all
conditions of approval identified on the attached Findings are required to be met prior to project
completion.
The application, all associated documents and evidence submitted, and the applicable criteria are
available for review at the Ashland Community Development Department, located at 51
Winburn Way. Copies of file documents can be requested and are charged based on the City of
Ashland copy fee schedule.
Prior to the final decision date, anyone who was mailed this Notice of Final Decision may
request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO)
18.5.1.050(F) and/or file an appeal to the Ashland Plamling Commission as provided in ALUO
18.5.1.050(G). The ALUO sections covering reconsideration and appeal procedures are attached.
The appeal may not be made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding this decision, please contact Aaron Anderson in the
Community Development Department at (541) 488-5305 or email at
Aaron.anderson@ashland. or. us.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541188-5305
51 Winhurn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900 `sr
-A
www.ashland.or.iis
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 18.5.1.050.6, a Type I decision becomes effective I2 days after the City niails the notice of decision.
F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below.
I. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action
after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, ►night 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 oil 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 tine 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 tine subject property.
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
8.5.1.050.13.
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 Piling Procedure.
a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, play
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 ►nade 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 tine initial hearing shall be refirnded.
b. Thne for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
C. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall
contain.
L An identification of the decision being appealed, including tine date of the decision.
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before
the Planning Commission. The appeal shall not be limited to the application materials, evidence and other
documentation, and specific issues raised in the review leading up to the Type 1 decision, but may include other
relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument
concerning any relevant ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type II public hearing procedures,
pursuant to section 18.5.1.060, subsections A — E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of
Appeals, pursuant to ORS 197.805 - 197.860.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashI'll)d.or.us
ASHLAND PLANNING DEPARTMENT
FINDINGS & ORDERS
PLANNING ACTION: PA -T1-2021-00147
SUBJECT PROPERTY: 840 Cambridge St.
APPLICANT: Peter Cipes
OWNER: William & Meredith Page
DESCRIPTION: A request for Site Design Review construct a 275 square foot
addition to an existing 224 square foot garage to create a 499 square foot Accessory Residential
Unit (ARU) for the property addressed as 840 Cambridge St. The application includes materials
demonstrating compliance with all the required criteria for Site Design Review and special use
standards for an ARU.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-5;
MAP: 39 1E 05 AA; TAX LOT: 8200
SUBMITTAL DATE:
March 30, 2021
DEEMED COMPLETE DATE:
April 15, 2021
STAFF APPROVAL DATE:
May 5, 2021
DEADLINE TO APPEAL (4:30 pan.):
May 17, 2021
FINAL DECISION DATE:
May 18, 2021
APPROVAL EXPIRATION DATE:
November 18, 2022
DECISION
The proposal is a request for Site Design Review to approve the construction of a 275 square
foot addition to an existing 224 square foot garage to create a 499 square foot Accessory
Residential Unit (ARU) for the property addressed as 840 Cambridge St..
The subject property is located on the east side of Cambridge Street between York Street and
Kent Street. The property is zoned R-1-5 and is developed with single family homes. The
surrounding neighborhood is also zoned R-1-5 to the east and south, to the north the
neighborhood transitions to R-1-7.5. The property is adjacent to both the UGB and city limits
with county land to the west. The property was originally platted as lot 5 of Quite Village unit
#2. The property has eighty -feet of frontage along Cambridge Street and is 130' deep measuring
0.24 Acres in size. The property conforms to base zone requirements including lot coverage,
setbacks and dimensions.
The existing home is shown to be 1,772 square feet per the assessor data which would allow an
ARU of up to 886 square feet. The proposed ARU, at 499 square feet, is considerably below this
limit. The proposed ARU is to be built behind the house with a six-foot setback off the southern
property line. The site plan shows that after construction of the ARU the total lot coverage will
be 3291 sq. ft. or 32% of the lot area where the zoning district allows a maximum of 50%. Tile
site plan also indicates compliance with Solar Setbacks showing that a setback of at least 6.2 feet
to the north is required where 52' is provided.
PA -TI -2021-00147
840 Cambridge St./aha
Page 1
The ALUO parking requirements for an ARU and a single-family borne requires three
automobile parking spaces. The application demonstrates that the property currently has two of
parking spaces that are non -conforming due to being `stacked'. State law has long allowed for
local communities to regulate ARU's "subject to reasonable local regulations relating to siting
and design". That said, House Bill 2001 amended ORS 197.312 (effective January 1, 2020) to
include language that state "`reasonable local regulations relating to siting and design' does not
inclucle * * *requirements to construct additional off-street parking" [emphasis added]. As such,
staff recognizes that the requirements of the ALUO would be unlawful to apply, and concede
that the two parking spaces provided are sufficient. Bicycle parking is required to be provided
and a condition of approval to that affect has been added.
The application complies with all the applicable provisions of the R-1 -5 zoning district, and the
applicable Site Development and Design Standards in AMC 18.4, as well as the special use
standards for an ARU. The property is currently served by adequate City facilities for water,
sewer, storm drainage and electricity.
In accordance with the land use ordinance once the application was determined to be complete a
notice was mailed to all surrounding properties within a two -hundred foot radius and well a s
physical notice posted at the subject property. During the period of Public Comment no input
was received either for or against.
The applicant has 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.
The special use standards for an Accessory Residential Unit are described in AMC
Chapter 18.2.3.040, as follows:
B. R-1 Zone. Accessory Residential Units in the R-1 zone shall meet the following
requirements:
One Accessory Residential Unit is allowed per lot, and the maximum number of dwelling
units shall not exceed two per lot.
2. Accessory Residential Units are not subject to the density or minimum lot area
requirements of the zone.
3. The maximum gross habitable floor area (GHFA) of the Accessory Residential Unit shall
not exceed 50 percent of the GHFA of the primary residence on the lot, and shall not
exceed 1,000 square feet GHFA.
4. The proposal shall conform to the overall maximum lot coverage and setback
requirements of the underlying zone.
5. Additional parking shall be provided in conformance with the off-street parking provisions
for single-family dwellings in section 18.4.3,040, except that parking spaces, turn-
arounds, and driveways are exempt from the requirements in subsections
18.4.3.080.D.1 and 18.4.3.080.D.2 and paving requirements in subsection
18.4.3.080.E.1,
PA -TI -2021-00147
840 Cambridge St./aba
Page 2
The criteria for Site Review approval are described in AMC Chapter 18.5.2.050 as follows:
A. Underlying Zone: The proposal complies with all of the applicable provisions of the
underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot
area and dimensions, density and floor area, lot coverage, building height, building
orientation, architecture, and other applicable standards.
B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part
18.3).
C. Site Development and Design Standards: The proposal complies with the applicable
Site Development and Design Standards of part 18.4, except as provided by subsection
E, below.
D. City Facilities: The proposal complies with the applicable standards in section 18.4.6
Public Facilities and that adequate capacity of City facilities for water, sewer, electricity,
urban storm drainage, paved access to and throughout the property and adequate
transportation can and will be provided to the subject property.
E. Exception to the Site Development and Design Standards. The approval authority
may approve exceptions to the Site Development and Design Standards of part 18.4 if
the circumstances in either subsection 1 or 2, below, are found to exist.
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
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.
In staff's assessment, the application with the attached conditions complies with applicable
ordinances and meets all required criteria. Therefore, Planning Action #T1-2021-00147 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 #T1-2021-00147 is
denied. The following are the conditions and they are attached to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise
specifically modified herein.
2) That the applicant shall identify area for bike parking as required.
3) That the plans submitted for the building permit sliall be in substantial conformance with
those approved as part of this application. If the plans submitted for the building permit
are not in substantial conformance with those approved as part of this application, an
application to modify the Variance approval shall be submitted and approved prior to
issuance of a building permit.
4) That all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent proprieties.
PA -T1-2021-00147
840 Cambridge St./alfa
Page 3
5)
6)
7)
I
That all necessary building permits, including permits for the new electrical service, and
system development charges for water, sewer, storm water, parks, and transportation
shall be paid prior to the issuance of a building permit.
That building permit submittals shall include:
a. Identification of all easements, including public and private utility easements,
mutual access easements, public pedestrian access easements, and fire apparatus
access easements.
b. Solar setback calculations demonstrating that all new construction complies with
Solar Setback Standard A in the formula [(Height — 6)1(0.445 -+- Slope) = Required
Solar Setback] and elevations or cross section drawings clearly identifying the
highest shadow producing point(s) and the height(s) from natural grade.
c. Lot coverage calculations including all building footprints, driveways, parking,
and circulation areas. Lot coverage shall be limited to no more than 65 percent as
required in AMC 18.2.5.030.A.
That prior to the issuance of the building permit the tree protection fencing shall be
installed in accordance with the proposed plan.
That prior to the issuance of the certificate of occupancy the following shall be
completed.
The landscaping and irrigation shall be installed in accordance with the approved
plans prior to issuance of the certificate of occupancy. Vegetation shall be
installed in such a manner as to be substantially established within one year of
installation.
b. That a separate electric service and meter for the accessory residential unit shall
be installed in accordance with Ashland Electric Department requirements.
c. That a separate address for the accessory residential unit shall be applied for
approved by the City of Ashland Engineering Division. Addressing shall meet the
requirements of the Ashland Fire Department and be visible from the Public
Right -of -Way.
d. That recycle and refuse containers for the accessory residential unit shall be
screened from adjacent properties and public right-of-ways.
Bill Molnar, Community Development Director
May 5 2021
Date
PA -TI -2021-00147
840 Cambridge St./aha
Page 4
AFFIDAVIT OF MAILING
STATE OF OREGON
County of Jackson
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On May 5, 2021 1 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice
to each person listed on the attached mailing list at such addresses as set forth on
this list under each person's name for Planning Action #PA -t1-2021-00147, 840
Cambridge.
C� rexz;�,Wdw
Signature of Employee
G:4c(n 9vlpl3nnnq"anringMonsftsbySh'eeh=am6ridgeTafnMdge_8404CMbddge_840_PA-71-2021-0014r&ke51NOD1Cw6dge_648_PA-t3,20210147_AFFIDAMTOFIMLING.doax W2021
PA -T1-2021-00147 391E05AA 8200
BEAMANN PROPERTIES LLC
575 GREY CLIFFS DR
SAINT HELENS, OR 97051
PA -T1-2021-00147 391E05AA 8200
CALHOUN JAMES M/LORI D
820 CAMBRIDGE ST
ASHLAND, OR 97520
PA -T1-2021-00147 391EOSAA 8200
DRISCOLL MIA K TRUSTEE ET AL
365 KENT ST
ASHLAND, OR 97520
PA -T1-2021-00147 391EOSAA 8200
GOGUEN .TAMES A TRUSTEE ET AL
368 KENT ST
ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200
NEIMARK LEONARD A/HOLLY WEBER
380 KENT ST
ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200
STEVENS CLAUDIA M TRUSTEE ET
4330 HWY 99 S
ASHLAND, OR 97520
PA -T1-2021-00147 39IE05AA 8200
Peter Cipes
317 N Main
ASHLAND, OR 97520
•
PA -T1-2021-00147 391E05AA 8200
BOHNENGEL ANDREW BARRETT/ANNA
930 NE SUMNER ST
PORTLAND, OR 97211
PA -T1-2021-00147 391E05AA 8200
CROWLEY NANCY
902 PATTON LN
ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200
DUBOIS EGON
381 W NEVADA ST
ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200
MEDELLA BISON RANCH LLC
197 PERRYDALE AVE
MEDFORD, OR 97501
PA -T1-2021-00147 391E05AA 8200
PAGE WILLIAM S TR ET AL
840 CAMBRIDGE ST
ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200
ZAGORSKI TADEUSZ TRUSTEE ETA
405 W NEVADA ST
ASHLAND, OR 97520
840 Cambridge
5/5/2021 NOD
19
rA-T1-2021-00147 391E05AA 8200
BYWATER DAVID/FORESTER SHELAG
860 CAMBRIDGE ST
ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200
DENKER WILLOW
PO BOX 1034
ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200
GIRARD BRENDAN
810 CAMBRIDGE ST
ASHLAND, OR 97.520
PA -T1-2021-00147 391E05AA 8200
MUNTER KELLI ET AL
425 W NEVADA ST
ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200
SHAWKAT LOUISE LIVING TRUST E
870 CAMBRIDGE ST
ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200
ZIELONY DOROTHY P TRUSTEE ET
830 CAMBRIDGE ST
ASHLAND, OR 97520
Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CITF
PFW 541-488-5305 Fax:641-552-2050 wwashland.orms TTY:1-800-735-2900 -ASHLAND
NOTICE OF APPLICATION
PLANNING ACTION: PA -T1-2021-00147
SUBJECT PROPERTY: 840 Cambridge
OWNERIAPPLICANT: William & Meredith Page / Peter Cipes
DESCRIPTION: A request for Site Design Review construct a 275 square foot addition to an existing 224 square
foot garage to create a 499 square foot Accessory Residential Unit (ARU) for the property addressed as 840
Cambridge St. The application includes materials demonstrating compliance with all the required criteria for Site
Design Review and special use standards for an ARUI. COMPREHENSIVE PLAN DESIGNATION: Single Family
Residential, ZONING: R-1-5; ASSESSOR'S MAP #: 391 E05AA; TAX LOT: 8200.
NOTICE OF COMPLETE APPLICATION: April 15, 2021
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: April 29, 2021
302,
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840 Cambridge Street
PA -TI -2021-00147
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The Ashland Planning Division Staff .�,) received a complete application for the I_ �erty 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 Planninq(a)ashland.or.us.
A copy of the application, including all documents, evidence and applicable criteria are available online at "What's
Happening in my City" at 11ttp
.q.,ligjs.ashlancl.or.us/dey� �Io men1prqppsgL
sl. 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 Wiinburn Way, via a pre -arranged
appointment by calling (541) 488-5305 or emailing plarin.i,n-ci(c-bashland.or.us.
Any affected property owner or resident has a right to submit written comments to pinninq@ashland.or.us or to the City of
.—
Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown on Page
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of suibmittal. 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 541-5305 or
Aaron.Andersonffl_ashland.or.Ljs .
SITE DESIGN AND USE STANDARDS
18.5.2.050
The following criteria shall be used to approve or deny an application:
A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and
yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable
standards,
R 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.
El I-xception to the Site Developmont and Design Standards: The approval authority may approve exceptions to the Site Development and Design
Standards of part 18A if the circumstances in either subsection 1 or 2, below, are found to exist.
1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect
of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and
approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum
which would alleviate the difficulty,; or
2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better
achieves the stated purpose of the Site Development and Design Standards.
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ACCESSORY RESIDENTIAL UNITS
1813.040
Accessory residential units are subject to Site Design Review under chapter 18.5.2, except as exempted in subsection 18,2,3,040,A, below.
A. Exemptions, Accessory residential units are permitted outright with an approved building permit, and are allowed without a Site Design Review under
chapter 18.502 provided that the accessory residential unit meets all, of the following requirements.
1. The accessory residential unit is located in the R-1, R-1-3.5, RR, NN and NM zones. Accessory residential units in the R-2 and R-3 zones require
Site Design Review under chapter 18.5,2 and are not permitted outright under this subsection,
2. The accessory residential unit meets all of the requirements of the applicable zone in subsections 18,23,040.13, C, E and F, below, except as
otherwise, exempted in subsection 18.2.3.040,A.
3. The size of the accessory residential unit is less than 500 square feet of gross habitable floor area (GHFA).
4. The accessory residential unit is attached to the, primary residence or within an existing primary residence. Accessory residential units located in the
Historic District overlay and including exterior building changes that require a building permit, and accessory residential units located in detached
structures (i.e., not attached to the primary residence) require Site Design Review under chapter 18.5.2 and are not permitted outright under this
subsection.
5 The property must have two off-street parking spaces, except that parking spaces, turn-arounds, and driveways are exempt from the requirements, in
subsections 1 and 2 of 18.4.3.080.0 and paving requirements in subsection 18,4,1080LI,
6, Additional off-street parking is not required for the accessory residential unit if on -street parking is permitted within 200 feet of the property.
Alternatively, one off-street parking space may be provided on the property in conformance with the off-street parking provisions for accessory
residential units in section 18,43.080,
B. R-11 Zone. Accessory residential units in the R-1 zone shall meet the following requirements,
1. One accessory residential unit is allowed per lot, and the maximum number of dwelling units shall not exceed two per lot.
2. Accessory residential units are not subject to the density or minimum lot area requirements of the zone.
3. The maximum gross habitable floor area (GHFA) of the accessory residential unit shall not exceed 50 percent of the GHFA of the primary residence
on the lot, and shall not exceed 1,000 square feet GHFA.
4. The proposal shall conform to the overall maximum lot coverage and setback requirements of the underlying zone.
5. Additional parking shall be provided in conformance with the off-street parking provisions for single-family dwellings in section 18.4.3.080, except that
parking spaces, turn-arounds, and driveways are exempt from the requirements in subsections 1 and 2 of 18.4.3.080.D and -paving requirements in
subsection 18,43,08G.E.I.
C. RR Zone. In addition to the standards in subsection 18.2.3.040.13, accessory residential units in the RR zone shall meet the following requirements.
1. No on -street parking credits shall be allowed for accessory residential units.
2. If located in the Wildfire zone, the accessory residential unit shall have a residential sprinkler system installed.
D. R-2 and R-3 Zones, Accessory residential units in the R-2 and R-3 zones shall meet the standards in subsection 18.2.3,040.B,, except that the maximum
gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50 percent of the GHFA of the primary residence on the lot, and
shall not exceed 500 square feet GHFA,
E. NN Zones. Accessory residential units in the Normal Neighborhood District under chapter 1183.4 shall meet the standards in subsection 18.2.3.040,13.
F NM Zones, Accessory residential units in the North Mountain Neighborhood NM zones under chapter 18,15, shall meet the standards in subsection
18.2.3,040,13, except that the maximum gross habitable floor area (GHFA) of the accessory residential unit must not exceed 750 square feet GHFA and
that second story accessory residential units constructed above a detached accessory building must not exceed 500 square feet GHFA.
Ian ning A cti on APAs by Siree[NC\CanibridgeNCaiiibiidge.�840� CaEiibridge.r '"'O-P A-"'-' PA -0-2071-00147 NO C,dmx
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 4115/21 1 caused to be mailled, 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 -T1-2021-00147, 840 Cambridge.
Signature of Employee
GAcomm-deAplanringTianning! AcboasTAs by StfeehClCambddge%Cambidge-8401,Cambridge-840—PA-Tl-2G21-0014ANobces4Cambddge,,M-PA-Tl-202t-00147_NOC�_Affidavit of Maling.docx 4115/2021
PA -T1-2021-00147 391E05AA8200
BEAMANN PROPERTIES LLC
575 GREY CLIFFS DR
SAINT HELENS, OR 97051
PA -T1-2021-00147 391 E05AA 8200
' CALHOUN JAMES M/LORI D
820 CAMBRIDGE ST
ASHLAND, OR 97520
PA -T1-2021-00147 391 E05AA 8200
DRISCOLL MIA K TRUSTEE ET AL
365 KENT ST
ASHLAND, OR 97520
PA -T1-2021-00147 391 E05AA 8200
GOGUEN JAMES A TRUSTEE ET AL
368 KENT ST
ASHLAND, OR 97520
PA -T1-2021-00147 391 E05AA 8200
NEWARK LEONARD AIHOLLY WEBER
380 KENT ST
:ASHLAND, OR 97520
PA -T1-2021-00147 391 E05AA 8200
STEVENS CLAUDIA M TRUSTEE ET
4330 HWY 99 S
ASHLAND, OR 97520
PA -T1-2021-00147 391 E05AA 8200
Peter Cipes
317 N Main
ASHLAND, OR 97520
PA -T1-2021-00147 391 E05AA 8200 PA -T1-2021-00147 391 E05AA 8200
CROWLEY NANCY DENKER WILLOW
902 PATTON LN PO BOX 1034
ASHLAND, OR 97520 ASHLAND, OR 97520
PA -T1-2021-00147 391 E05AA 8200 PA -T1-2021-00147 391 E05AA 8200
DUBOIS EGON GIRARD BRENDAN
381 W NEVADA ST 810 CAMBRIDGE ST
ASHLAND, OR 97520 ASHLAND, OR 97520
PA -T1-2021-00147 391E05AA 8200 PA -T1-2021-00147 391 E05AA 8200
MEDELLA BISON RANCH LLC MUNTER KELLI ET AL
197 PERRYDALE AVE 425 W NEVADA ST
MEDFORD, OR 97501 ASHLAND, OR 97520
PA -T1-2021-00147 391 E05AA 8200
PA -T1-2021-00147 391 E05AA 8200
PAGE WILLIAM S TR ET AL
SHAWKAT LOUISE LIVING TRUST E
840 CAMBRIDGE ST
870 CAMBRIDGE ST
ASHLAND, OR 97520
'ASHLAND, OR 97520
PA -T 1-2021-00147 391 E05AA 8200
PA -T 1-2021-00147 391 E05AA 8200
ZAGORSKI TADEUSZ TRUSTEE ETA
ZIELONY DOROTHY P TRUSTEE ET
405 W NEVADA ST
830 CAMBRIDGE ST
ASHLAND, OR 97520
ASHLAND, OR 97520
840 Cambridge
4115/2021 NOC
19
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ZONING PERMIT APPLICATION
A -TI -2021-00147
(All OF 51 Winintin Wly, Mdand OR 97:520 P
FILE #
ASUILAW) 541,488-5305 Fax 54 1488 (0)6
DESCRIPT049f AKU (:,ON\/F-RSICN OF41-1 cl S.P.
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540 Cambridge St., ABhlamd, or. x'7520
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APPLICANT
Nam Peter L. Cipes 1-488-10 1 &
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PRWEHIY OWNER
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March 29, 2021
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Professional Member
Ashland, Oregon o 541-488-1096 o www.peterlcipes.com
March 29, 2021
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Pro - ject Info:
OWNER: William S. "Stacy" & Meredith Page
PROJECT ADDRESS: 840 Cambridge St, Ashland, Or. 97520
APN: 39 1 E 05 AA Tax Lot # 8200
Zoning: R-1-5
Size: 10,4010 sq. ft.
Description of Project:.
lect:
This is a proposal for the creation of a new Accessory Residential Unit (ARU) by
conversion of, and addition to, an existing garage, This is a Type 1 Site Review
Procedure. Please carefully review the attached Site Plan and the content of this
narrative and Findings of Fact.
The site is located on the west side of Cambridge Street, just north of Kent Street, in
Quiet Village. It is zoned R-1-5 and is 10,400 s.f. in size. On the site is an existing single
family residence of 1,772 s.f. built in 1967, and an undersized, detached, single car
garage of unknown age, with a footprint of 224 s.f, This proposal seeks to add 275 s.f.
to the existing garage and convert the resulting 499 s.f. building into an ARU. The ARU
will fundamentally be an open floor plan studio, with a full bathroom & small kitchen.
Thee only exterior modifications proposed to the site are the addition to the existing
garage structure, and the addition of a second electric meter to serve the new ARU.
Some existing (internal) privacy fencing and pathways will be slightly relocated to
accommodate the addition and a screened trash and recycle area already exists as per
City Requirements. Required bicycle parking will be on the new covered porch. Two,
existing off-street parking spaces located in the driveway will remain, and although
additional parking is no longer required for the ARU (OR, HIB 2001), there is adequate
adjacent street frontage for one on -street space which may be used incidentally.
1 of 6
Received 3. 30,2021
Conversion of the expanded existing garage into an ARU would be a benefit to the
property and to the City. It would help to fulfill the City's stated goal of adding more
small, affordable rental units to the current inventory. The proposed use should have
little or no discernible impact on the surrounding neighborhood. The proposal meets all
applicable City Zoning Regulations. See below for details.
A. Underlying Zone. The proposal complies with all of the applicable provisions of the
underlying zone (part 18.21, 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.
This proposal complies with applicable provisions listed above. Namely: all
setbacks for buildings and yards comply with dimensional standards for the
�R-1-5 zone [Table 18.2.5.030.A]; lot area is 10,400 s.f. which exceeds the minimum
of 5,000 s.f. for the R-1-5 zone and; lot dimensions are 80 ft. wide by 130 ft. deep
which also meet the minimum R-1-5 requirements. Proposed density is two units,
which also complies with the standard. Floor area of the main house is 1,772 s.f.,
per Jackson County, and the proposed ARU will be 499 s.f., substantially less
than the allowable total of 50% of the area of the main house. The new ARU
complies with the solar setback requirements. See Site Plan for details.
B. Overlay Zones. The proposal complies with applicable overlay zone requirements
(part 18.3).
The entire City is now in a Wildfire Overlay Zone and therefore the applicant will
comply with fuel reductions as per fire department prior to bringing flammable
materials on site. No other overlay zones apply.
Site Development and Design Standards. The proposal complies with the applicable
Site Development and Design Standards of part 18.4, namely:
18.4.2.030 C. (.Building [Orientation to Street. Dwelling units shall have their primary
orientation toward a street. Where residential buildings are located within 20 feet of a
street, they shall have a primary entrance opening toward the street and connected to
the right-of-way via an approved walkway.
The proposed ARU' is not within 20 ft of the street, therefore this standard does
not apply.
18.4.2.030 C. 2. Limitation on Parking Between Primary Entrance and Street.
Automobile circulation or off-street parking is not allowed between the building and the
street. Parking areas shall be located behind buildings, or on one or both sides.
9M
!Re(;,eived 3.30.2021
There are two existing off-street parking spaces to the side of the main house,
and as such the existing parking meets this requirement. While Ashland's off-
street parking requirements state that an ARU under 500 square feet provide one
parking space in addition to the two spaces required for the primary unit, recent
changes at the state level (HB 2001) prevent cities from requiring additional off-
street parking for ARU's. So additional parking cannot be required with an ARU
application; therefore this standard cannot be applied. However, as noted above,
from a purely functional viewpoint, there is adequate street frontage for incidental
use of one on -street parking space as needed.
18.4.2.030 C. 3 Build -to Line. Where a new building is proposed in a zone that requires
a build -to line or maximum front setback yard, except as otherwise required for clear
vision at intersections, the building shall comply with the build -to line standard.
M
18.4-2.030 E Building Materials. Building materials and paint colors should be
compatible with the surrounding area. Very bright primary or neon -type paint colors,
which attract attention to the building or use, are unacceptable.
The proposed ARU will be medium gray with white trim and have gray metal
roofing to match the existing house and therefore complies with this standard.
See attached elevations.
o Mitlti-FaiiiilyResidential DevelopiiietitStaiitltit-tis:Aiicil)l)licatieta ii?ioli,itigt",00i-riior-c,
residential units on the same lot is subject to the Residential Dewlopment Standards in AMC
18.4.2.030.
o Tree Pi-esei-vatiotilPi-otectioii.:Atree piotectioi7plan isi°eqziii-edit)iththe oj)l)liccitioi?to
ensure that Irees are protected during site disturbance (including demolition, construction,
drivewaylparking installation, staging oj'inaterials, etc. This plan is required to address all trees
on thepropero) over six -inches in diameter at breast height (d.b.h) and all trees that ore, located
on adjacent properties within 1,5 feet oj"theproperly line as ivell, including any existing street
trees.
There is one ornamental cherry tree (Prunus sp.) of approximately 10" BHD, west
of the main house that will be separated from the new ARU during construction
by an existing fence which runs east/west between the ARU and the main house
and and will prevent construction materials or workers from entering the area
within the drip line of the tree. There is also one silver maple (Acer saccharinum,
sp) with multiple trunks between 6" and 12" BHB, near the northeast corner of the
Received 3. 30.2021
site. In the event that the new sanitary sewer line crosses into this area, this tree
will be fenced at its drip line to prevent intrusion and damage. All fences serving
as tree protection will have standard City -approved signage. See Site Plan for
illustration of both trees. All other trees on the site are less than 6" BHD and
therefore exempt from this provision.
o Pedestrian Access and Circulation — 18.4.3.090 requires a pedestrian lvalkli'qy.
N/A - does not apply to single family dwellings or ARU's
-
Recycling and ReP i.veCoittaiitei--coiitaiiiei-slclispo.valai-eavoi-ei-eqtiii-cdlobesci,(,ei2edio
findt Newfrom adjacent properties or public rights-of-vvaj�
There is an existing trash and recycle area, to remain, located in a gated and
screened area between the house and the ARU. See attached Site Plan.
Vehicle Parking: State 11B 2001, states that cities ivith to population of more 2,500 than can
no longer require additional parking fair an ARU. Therefore the requirement of one parking
shade for the AR U 01'499 s is woot.
The site has an existing 24 ft wide curb cut at the southeast corner which
provides entry into the existing driveway with two full size parking spaces. The
applicant will ensure that the parking area is no wider than 25 ft. per 18.4.3.080 #3.
Bicycle Parking
0 One sheltered biqycle space meeting the requirements ofA.MC 18.4.3.070 are required.for the
development. Bicycle parking should be clearly identifited on the application submittals.
The applicant proposes one covered bike parking space to be located on the
entry porch of the ARU. See attached Site Plan.
D. City Facilities. The proposal complies with the applicable standards in section18.4.6
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,
All the appropriate City Utility Departments have stated that there are adequate
public facilities for the new ARU. Therefore, the proposal meets this requirement.
All utilities are existing to remain* (*see 'electric meter', below). Domestic water
will be supplied to the ARU by a new underground line from the main house and
will utilize the existing water meter. According to the water department this
creates no additional load on the system. Waste water will be run to the existing
sanitary sewer line on the property, which also does not require increased city
capacity.
Electric Meter - The city requires a separate electric unit for each residential unit.
4 of 6
Received 3.1350.2OZ1
The applicant will have a second electric meter installed to serve the ARU. The City
Electric Department has confirmed that this is feasible and advised the use of a 2-P,ack
meter base with a single weather head and single point of attachment for both meters. The
applicant proposes to use the existing underground conduit to the ARU and to place a new
sub panel in or on the ARU.
o Di-aittagePlati:Adr-mirage plaiilodeal Tvithi-oQf'ljbotii?gcli-(iii?scurd sttdcice,-Iy,ciiiiagevvilI
need to be submitted for- the review and approval of the Building and Ptiblic IflorkslEngineering
.Departments. The Ashland Building Division policy BD -PP -0029 requires that storms ivaterfi-on?
all neiv iniper0ous sinfaces and runoff associated ivith peak rainfalls must be collected on site
and channeled to the City storm iv iter collection systein (i.e., curb giater at pitblic street, public
storm pipe or public drainage way) or through an approved alternative.
All new footing and roof drainage will run to ground or be piped to an approved
location, details TBD in building permit plan submittal.
o System Development Charges (SDCv): The payment qfs),steins development charges (JKatei;
Seaver, Storin Jfbtei; Parks, Transportation) is required at the bane of issitance of a building
permit. Froi?t coiinfer staff can provide an estimate of the likely permit fees and SDC charges for
theprqject.
The applicant has been made aware of SDC's and building permit costs during
the Pre -App conference.
E. Exception to the Site Development and Design Standards. The approval authority
may approve exceptions to the Site Development and Design Standards of part 18.4 if
the circumstances in either subsection I or 2, below, are found to exist.
1 There is a demonstrable difficulty meeting the specific requirements of the Site
Development and Design Standards due to a unique or unusual aspect of an
existing structure or the proposed use of a site; and approval of the exception will
not substantially negatively impact adjacent properties; and approval of the
exception is consistent with the stated purpose of the Site Development and
Design; and the exception requested is the minimum which would alleviate the
difficulty.; or
Z There is no demonstrable difficulty in meeting the specific requirements, but
granting the exception will result in a design that equal!y or better achieves the
stated purpose of the Site Development and Desi4n Standards,
NIA - There are no exceptions being requested.
FINDINGS OF FACT FOR ARU 1`18.2-3-040 131
. R-1 Zone. Accessory residential units in the R- I zone shall meet the following
requirements:
I. One accessory residential unit is allowed per lot, and the maximum number of
dwelling units shall not exceed two per lot.
This proposal meets these criteria. There will be one ARU and two dwellings total.
5 of 6
Received .30.2021
2. Accessory residential units are not subject to the density or minimum lot area
requirements of the zone.
NIA. These criteria do not apply to the proposal.
3. The maximum gross habitable floor area (GHFA) of the accessory residential unit
shall not exceed 50 percent of the GHFA of the primary residence on the lot, and shall
not exceed 1,000 square feet GHFA.
The proposal meets this requirement. The proposed ARU is 499 s.f. and the main
house is 1,772 s.f. Thus, the size of the proposed ARIU is 28% of the main house.
4. The proposal shall conform to the overall maximum lot coverage and setback
requirements of the underlying zone.
The proposal meets all lot coverage and setback requirements of the underlying
zone. See above, "Underlying Zone".
5. Additional parking shall be provided in conformance with the off-street parking
provisions for single-family dwellings in section 18.4.3.040, except that parking spaces,
turn-arounds, and driveways are exempt from the requirements in subsections
1,8.4.3.080.D.1 and 18.4.3.080.D.2 and paving requirements in subsection 18.4.3.080.E.
1
NIA. 'These criteria do not apply to the proposal. See above.
In addition to the above, and pursuant to pre -app comments received from Ralph
Sartain of Ashland Fire & Rescue,, the owner will apply for a new, discreet address
for the ARU, to be posted, as required.
Conclusion:
Although every effort has been made to provide complete and accurate
information in this narrative, findings and the attached preliminary plans, we
understand that there may be issues which have been unintentionally omitted, or
a need for more information regarding specific aspects of the proposal. Please
contact us if anything further is required. Finally, we ask that staff carefully review
this submittal and issue the requested approval in a timely manner,
Sincerely,,
Peter L. Cipes for WiHiam S. "Stacy" and Meredith Page, Owners
Received 3,30.2021
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