HomeMy WebLinkAboutVanNess_240_PA-T1-2020-00122CITY OF
-ASHLAND
September 14, 2020
Notice of Final Decision
On September 14, 2020, the Community Development Director approved the request for the
following:
Planning Action: PA-T1-2020-00122
Subject Property: 240-244 Van. Ness Ave
Applicant: Rogue Planning and Development Services
Description: A request for Site Design Review approval for the property located at 240
Van. Ness Ave. The proposal involves conversion of the existing accessory structure located at the
rear of the property, behind primary home, into a dwelling. The conversion of the existing 1950
sq.ft. structure into a dwelling unit would bring the total number of residential units on the property
up to two units. As the structure exists currently, and only interior modifications are proposed to
convert it into a residential unit, the site improvements associated with the proposal are limited to
the addition of a rooftop deck and landscaping. COMPREHENSIVE PLAN DESIGNATION:
High -Density, Multi -Family Residential; ZONING: R-3; MAP: 39 1E 05 DA; TAX LOT: 1700
The Community Development Director's decision becomes final and is effective on the 12" day
after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all
conditions of approval identified on the attached Findings are required to be met prior to project
completion.
The application, all associated documents and evidence submitted, and the applicable criteria are
available for review at the Ashland Community Development Department, located at 51
Winburn Way. Copies of file documents can be requested and are charged based on the City of
Ashland copy fee schedule.
Prior to the final decision date, anyone who was mailed this Notice of Final Decision may
request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO)
18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO
18.5.1.050(G). The ALUO sections covering reconsideration and appeal procedures are attached.
The appeal may not be made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding this decision., please contact Brandon Goldman in the
Community Development Department at (541) 488-5305.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305
51 Winbum Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www. ash3 and.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.
I. 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 malting 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:
l . 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 ofNotice ofAppeal. The notice of appeal shall be accompanied by the required filing fee and shall contain.
i. An identification of the decision being appealed, including the date of the decision.
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the
Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation,
and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and
arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant
ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type lI 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 Winhum Way Fax: 541-552-2050
Ashland, Oregon 97520 TiY: 800-735-2900
www. ashland.or.us
ASHLAND PLANNING DEPARTMENT
FINDINGS & ORDERS
PLANNING ACTION: PA-T1-2020-00122
SUBJECT PROPERTY: 240-244 Van Ness Ave
APPLICANT: Rogue Planning and Development Services
OWNER(S): Eric and Rebecca Laursen / New Owner: Kathleen Mackris
DESCRIPTION: A request for Site Design Review approval for the property located at 240
Van Ness Ave. The proposal involves conversion of the existing accessory structure located at the rear of
the property, behind primary home, into a dwelling. The conversion of the existing 1950 sq.ft. structure
into a dwelling unit would bring the total number of residential units on the property up to two units. As
the structure exists currently, and only interior modifications are proposed to convert it into a residential
unit, the site improvements associated with the proposal are limited to the addition of a rooftop deck and
landscaping.
COMPREHENSIVE PLAN DESIGNATION: High -Density, Multi -Family Residential; ZONING: R-
3; MAP: 39 1E 05 DA; TAX LOT: 1700
SUBMITTAL DATE:
August 7, 2020
DEEMED COMPLETE DATE:
August 18, 2020
STAFF APPROVAL DATE:
September 14, 2020
APPEAL DEADLINE (4:30 P.M.):
September 28, 2020
FINAL. DECISION DATE:
September 28, 2020
APPROVAL EXPIRATION DATE:
March 28, 2022
DECISION
The subject property is located at 240 Van Ness Avenue, Assessor's map 39 lE 05 DA, tax lot 1700. The
property is an approximately 0.23 acre rectangular lot located on the north side of Van Ness Avenue with
alley access at the rear of the property. Van Ness Avenue is improved with curb, gutter, a five-foot park -
row and a five-foot wide sidewalk. The property is located within the R-3 (high -density multifamily)
zoning district and currently contains two structures. Existing structures on site include a two story 1940's
cottage addressed as 240 Van Ness Ave, and a 1.5 story 1950 sq.ft. accessory structure at the rear of the
property addressed as 244 Van Ness, which has previously been used as a dwelling without approval.
The entire property is within the National Register Historic District, however only the front portion is
within the local Skidmore Academy Historic district and thus the rear of the property is not subject to
local Historic District Design Standards. The primary home at 240 Van Ness Avenue is considered a non-
contributing historic structure due to significant alterations to the original dilapidated building including
the addition of stucco siding, a steeped pitch roof for the addition of a second story, and installation of
Scandinavian ornamentation incompatible with the Historic Districts period of significance. The rear
structure was built in 2014 (BD-2014-00175), and at that time a no -kitchen agreement was recorded on
the property (Jackson County Office Records 2014-007887) to clarify that a kitchen could not be installed
and the structure could not be used as a dwelling without obtaining City approval.
The current application proposes to obtain City approval to convert the existing accessory structure at the
rear of the subject property into a separate dwelling unit. This conversion would entail obtaining this
planning approval, a building permit for the kitchen installation, and subsequent removal of the No -
kitchen agreement from the properties deed. As the structure, parking, landscaping and second story deck
are all existing, the conversion of the accessory structure into a legal dwelling will have minimal impact
PA-T I-2020-00122
240-244 Van Ness /bg
Page 1
upon the surrounding neighborhood.
Site Design Review Findings;
New structures or modifications to the site were not proposed in the application.
The total parking requirement for the two dwelling units is four off-street parking spaces. There currently
exists paved parking adjacent to the alley, and two garages on site which collectively can accommodate
the required parking.
The proposal requires a minimum of four sheltered bike parking spaces. The application identifies the
availability of these sheltered and lockable bicycle parking spaces within the existing garages. The
proposed bicycle parking meets AMC standards of being sheltered, within 50' feet of the entrance and not
further than the nearest automobile parking space.
The site contains robust and mature landscaping meeting the standards of the Ashland Municipal Code.
In front of the cottage is an established ornamental garden, a mature palm tree, and planted borders. All
pedestrian pathways, fencing, and irrigation are installed and proposed to be retained. However a
landscape plan including irrigation was not provided in the planning application submittal and as such a
condition of approval is included to require the landscape and irrigation plan be submitted for review and
approval with the building permit.
The existing park row along Van Ness Ave. is lacking the requisite street trees and appears to lack
irrigation. The applicant's submittal identifies that one new street tree will be installed in the park -row to
satisfy this requirement.
The existing driveway apron and sidewalk within the driveway is in a significant disrepair. Specifically,
the sidewalk adjacent to the driveway apron is not presently in a state of repair to provide adequate
pedestrian access along the entire property frontage. A such a condition has been added to stipulate that
the sections of public sidewalk within the right of way that are in disrepair shall be replaced to meet City
standards.
The existing driveway surface is compacted gravel and is not proposed to be improved by the applicant.
Upon review of the proposal on September 2, 2020 the Ashland Historic Commission expressed that the
gravel drive surface was historically compatible with the neighborhood and district, and recommended it
be retained. Further as the parking at the rear of the property is currently paved, and has paved access
along the alley, staff concurs that the pre-existing gravel driveway can be retained as a pre-existing non-
conforming driveway surface.
Staff finds that the site has adequate public facilities to accommodate a total of two residential units on
the property as proposed. The site has existing water and sewer service, and the accessory structure to be
converted into a dwelling currently has electrical service. This electrical service shall be separated from
the primary house to provide the new dwelling with a separate electrical meter.
Requisite recycle and refuse containers are effectively screened behind a six-foot cedar fence at the rear
of the property adjacent to the alley.
As construction, site modifications or tree removals have not been proposed, tree protection is not
required.
PA-Ti-2020-00122
240-244 Van Ness /bg
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.
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.
In Staff s review, the application with the attached conditions meets all applicable criteria for Site Design
Review approval. The Ashland Historic Commission reviewed the proposal on September 2,d, 2020 and
recommended approval of the second dwelling unit as proposed.
Planning Action # PA-T1-2020-00122 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-T1-2020-00122 is denied. The following are the conditions and they are attached to the
approval:
1. That all proposals of the applicant be conditions of approval unless otherwise modified here.
2. That all requirements of the Fire Department shall be satisfactorily addressed, including approved
addressing; fire apparatus access; fire flow; fire sprinklers for those units determined by Building
and Fire Code to require them based on review of final building permit plans; and provisions for
"Knox Box" key boxes.
3. That a General Fuel Modification Area fuel reduction plan addressing the requirements in AMC
18.3.10.100.E shall be provided prior to bringing combustible materials onto the property, and
PA-TI-2020-00122
240-244 Van Ness /bg
Page 3
any new landscaping proposed shall comply with these standards and not include plants listed on
the Prohibited Flammable Plant List per Resolution 2018-028.
4. That building permit submittals shall include:
a. Revised Landscape and Irrigation Plans shall be provided for the review and approval of
the Staff Advisor with the building permit submittals. These revised plans shall address:
i) Required size- and species -specific planting details and associated irrigation
plans addressing the requirements for programmable automatic timer controllers
and a maintenance watering schedule with seasonal modifications to satisfy the
Water Conserving Landscaping Guidelines and Policies;
ii) Clear identification of the required eight percent recreational space including
porches, decks, lawns and other areas proposed to satisfy the open space
requirement.
iii) Proposed street tree location and species which shall be chosen from the
adopted Street Tree List and shall be installed in accordance with the
specifications noted in Section E of the Site Design. and Use Standards. The street
tree shall be irrigated.
b. An electric design and distribution plan including load calculations and locations of all
primary and secondary services including any required transformers, cabinets and all other
necessary equipment. This plan must be reviewed and approved by the Electric,
Engineering, Building and Planning Departments prior to the issuance of building permits.
Transformers, cabinets and vaults shall be located in areas least visible from streets,
sidewalks and pedestrian areas, while considering the access needs of the Electric
Department.
C. Identification of required bicycle parking, which includes two bicycle parking spaces in
each of the garages. Where bicycle parking is provided in garages, hanging racks shall
not be used and final interior dimensions of garages shall be provided to ensure adequate
space is provided. The building permit submittals shall verify that the bicycle parking and
vehicle parking spacing requirements are met.
d. That the building permit submittals shall identify a new kitchen installation in the second
dwelling unit, including a delineation of any prior work done without permit approval.
That prior to the issuance of a building permit;
a. That all necessary building permits fees and associated charges, including permits and
connections fees for new, separate, electrical services to the second unit, and system
development charges for transportation, parks, water, sewer, and storm water shall be paid.
6. That prior to the issuance of the certificate of occupancy for the new residential dwelling unit the
following shall be completed;
a. All utility service installations including a separate electrical meter shall be completed
according to Electric, Engineering, Planning, and Building Division's specifications.
b. All final inspections relating to the building permit for the conversion of the rear structure
into a second dwelling unit shall be completed and approved per the Building Division's
specifications.
C. That the replacement of the broken sidewalk sections on the property frontage shall
completed prior to issuance of a certificate of occupancy. Public Works permits and
PA-T1-2020-00I22
240-244 Van Ness Ibg
Page 4
associated inspections shall be obtained for any work to occur within the public right-of-
way.
d. That all bicycle parking areas within existing garages shall be delineated and installed
according to the approved plan, inspected, and approved by the Staff Advisor
e. That all garage parking spaces shall remain available for vehicle parking only and shall
not be used for material storage, as required in AMC 18.4.3.110.
f. That one street tree shall be installed on the Van Ness Avenue frontage prior to the
issuance of a certificate of occupancy. The street tree shall be chosen from the adopted
Street Tree List and shall be installed in accordance with the specifications noted in
Section E of the Site Design and Use Standards. The street tree shall be irrigated.
9.14.2020
Bill Molnar, Director Date
PA-T 1-2020-00122
240-244 Van Ness /bg
Page 5
AFFIDAVIT OF MAILING
STATE OF OREGON
County of Jackson
The undersigned being first duly sworn states that:
I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On September 14, 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 Planning Action #PA-T1-2020-00122, 240-244 Van Ness.
fim M �kpy)
Sig ture of Employee
Docvmentl 911112020
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PA-T1-2020-00122 391 E05DD1100 PA-T1-2020-00122 391 E04CC9300 PA-T1-2020-00122 391 E05DD1000
ALEXANDER KEVIN ET AL ASHLAND OREGON RENTAL LLC BACHMAYER PROPERTIES LLC DBA
832 30TH AVE 331 POMPADOUR DR PO BOX 971
SEATTLE, WA 98122 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-T1-2020-00122 391E04CC12600 PA-T1-2020-00122 391 E04CC9700 PA-T1-2020-00122 391 E04CC10500
BISHOP DONNA BLOCH LYLIA TRUSTEE ET AL CHIANG CHRISTIE ET AL
173 N LAUREL ST 255 N LAUREL ST 767 OAK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-T1-2020-00122 391E04CC10300 PA-T1-2020-00122 391E04CC12500 PA-T1-2020-00122 391E04CC10100
COLLINGS DAVID USCHRAN-COLLI DALEY SUSAN L TRUSTEE FBO DAOLE MICHAEL
13236 E EVANS CREEK RD 610 HELMAN ST 247 N LAUREL ST
ROGUE RIVER, OR 97537 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-T1-2020-00122 391 E04CC80001 PA-T1-2020-00122 391E04CC10000 PA-T1-2020-00122 391 E04CC 12400
EVANS GREGORY R FAIIA WILLIAM M TRUSTEE ET AL FOSTER TAMARA KIMIKOTA BRYAN
4878 PESCADERO AVE #101 261 W HERSEY ST 147 N LAUREL ST
SAN DIEGO, CA 92107 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-T1-2020-00122 39IE04CC9900 PA-T1-2020-00122 391E05DD9100 PA-T1-2020-00122 391E05DD600
HERSEY STREET HOLDINGS LLC HOFER DENNISIDEBORAH HOLLENBECK ANDRA
229 W HERSEY ST 132 SUSAN LN 195 SKIDMORE ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-T1-2020-00122 391 E040070003 PA-T1-2020-00122 391 E05DA500 PA-T1-2020-00122 391 E04CC70002
HUFFMAN PRIYA S INGALLS KRISTA A JOYCE LAURA K
125 SUSAN LN 24645 PESCADERO RD 222 VAN NESS AVE
ASHLAND, OR 97520 CARMEL, CA 93923 ASHLAND, OR 97520
PA-T1-2020-00122 391 E04CC80 002 PA-T1-2020-00122 391E05DD701 PA-T1-2020-00122 391E04CC70001
JOYCE LAURA K KIRKPATRICK REAL ESTATE LLC KRUMSICK TRAVIS J
252 VAN NESS AVE PO BOX 1208 220 VAN NESS AVE
ASHLAND, OR 97520 MEDFORD, OR 97501 ASHLAND, OR 97520
PA-T1-2020-00122 391E04CC10600 PA-T1-2020-00122 391E04CC80003 PA-T1-2020-00122 391 E04CC9500
LAURSEN ERIC TRUSTEE ET AL LEIGH ERICA ET AL LEISHMAN CHRISTOPHER A ET AL
240 VAN NESS AVE 410 NORVELL ST 259 N LAUREL ST
ASHLAND, OR 97520 EL CERRITO, CA 94530 ASHLAND, OR 97520
PA-T1-2020-00122 391 E04CC9600 PA-T1-2020-00122 391 E04CC80000 PA-T1-2020-00122 391 E04CO9400
LETOURNEAU MIACHAEL W TRUSTEE MILLER M JOHN ET AL PEIL THOMAS HANSEN TRUSTEE ET
257 N LAUREL ST 252 VAN NESS AVE 335 GARFIELD ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ; ASHLAND, OR 97520
PA-T1-2020-00122 391E04CC10200 PA-T1-2020-00122 391 E 04CC80004 PA-T1-2020-00122 391E05DD9200
POUPENEY PADDY ROSE TRUSTEE E ROGERS PAIGE ET AL ROGERS WANDA ENID
1748 GOLDEN RAIN RD #1 101 SAN GABRIEL DR 276 VAN NESS AVE
WALNUT CREEK, CA 94595 FAIRFAX, CA 94930 ASHLAND, OR 97520
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ROGUE PLANNING & DEVELOPMENT
33 N. Central Ave Suite 213
MEDFORD, OR 97501
PA-T 1-2020-00122 391 E04CC9200
SHELDON PAUL M JR
219 W HERSEY ST
ASHLAND, OR 97520
PA-T1-2020-00122 391E04CC70004
SAINT GERMAIN DOROTHY JEAN TR
4622 DARK HOLLOW RD
MEDFORD, OR 97501
PA-T1-2020-00122 391 E04CC70000
SISKIYOU SACRED SPACES LP
127 STRAWBERRY LN
ASHLAND, OR 97520
PA-T1-2020-00122 391E04CC10400
SCHIFFMAN STANLEY M TRUSTEE E
212 VAN NESS AVE
ASHLAND, OR 97520
PA-T1-2020-00122 391 E04CC9800
SMITH LEO MICHAEL TRUSTEE ET
227 W HERSEY ST
ASHLAND, OR 97520
PA-T1-2020-00122 391 E04CC 12300 PA-T1-2020-00122 391E05DD1200 9,14.2020
TOBIASSON JOSEPH N/TOBIASSON WITEMBERG NATHAN NOD 38
3055 HIGHWAY 66 245 VAN NESS AVE 240 -244 VanNess
ASHLAND, OR 97520 ASHLAND, OR 97520
Planning Department, 51 Winuum Way, Ashland, Oregon 97520 CITY OF
541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY- 1-800-735-2900 ASHLAND
NOTICE OF APPLICATION
PLANNING ACTION: PA-Tl-2020-00122
SUBJECT PROPERTY: 240-244 Van Ness Ave
OWN ERIAPPLICANT: Rogue Planning and Development Services/ Eric and Rebecca Laursen
DESCRIPTION: A request for Site Design Review approval for the property located at 240 Van Ness Ave. The
proposal involves conversion of the existing accessory structure located at the rear of the property, behind primary
home, into a dwelling. The conversion of the existing 1950 sq.ft, structure into a dwelling unit would bring the total
number of residential units on the property up to two units. As the structure exists currently, and only interior
modifications are proposed to convert it into a residential unit, the site improvements associated with the proposal
are lirnited to the addition of a rooftop deck and landscaping, COMPREHENSIVE PLAN DESIGNATION: Low -
Density, Multi -Family Residential; ZONING: R-3; MAP: 39 1 E 05 DA; TAX LOT: 1700.
NOTE: Thee Ashland Historic Commission will review this Planning Action at an electronic public hearing on Wednesday, September 2, 2020 at
U0 PM. See page 2 of this notice for information about participating in the electronic public hearing.
IN MI 1] 4 1 L11:8161 NMI] I N I IM Ll 1 [011 Vol V I a I $I livi I m I a 11141 4011VA&MOM111,14 AVAYA
W1011",
Historic Commission Meeting
Notice, is hereby given that the Historic (--. issionwill hold anelectronic public hma,...Jnnthe above described planning action
omthe meeting date 'and time shown onPage �.
Anyone wishing tosubmit written comments can dnsVbysending ame-mail toPC-pub|io-tembmoony@msb]an d.orLis with
the subject |tno "Advisory Commission Hearing Testimnony" by
|fthe applicant wishes toprovide mnabutta|tothe testimony, they can submit the rebuttal via e-mail 1oPC-pub||o'
tentimony@uah|omd.or.uovviththesubiect|ine"&dv[mmryCommieo|onNeadngTestinnuny^by1U:O0a.m.onTueeday,8eptembor.
1, 2020. Written testimony received by these deadlines will be available for Historic Commissioners to review before the hearing
and will beincluded inthe meeting minutes.
If you wish to virtually attend or listen to the Historic Commission meeting, send an email to PC-public-
testimony@ashland.or.us by 10:00 a.m. on Monday, August 31, 2020. In order tovirtually attend or listen to the commission
meeting, please provide the following information: 1)make the subject line ofthe email "Advisory Commission Participant
Request", 2) include your narne, 3) specify the date and commission meeting you wish to virtually attend or listen to, 4) specify if
you will be participating by computer or telephone, and 5) the name you will use if participating by computer or the telephone
number you Will use if participating by telephone. Please note, participants that sign up to virtually attend or listen to 000mm|es|on
meeting will not be allowed tospeak during the meeting.
In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact
the City Administrator's office ot541-480-8O02(TTYphone number 1-8O&-733-2QO8). Notification 72hours prior tnthe meeting
will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.-35.104 ADA Title I).
The Ashland Planning Division Staff has received a oumpVete application for the property noted on Page 1 of this notice.
Because of the COVID-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 .
A copy of the application, including all documents, evidence and applicable criteria are available online at "What's
Happening in my City" at L�t _a�//gjLash
lis/. Copies of application materials will be provided
atreasonable cost, if requested. Under extenuating circurnstances, application materials may be requested to be reviewed
in-pe!rson at the Ashland Community Development & Engineering Services Building, 51 VVinburn Way, via, a pre -arranged
appointment bycalling (541)48B-53O5oranmaU|ng
Any affected property owner or resident has a right to submit written comments to or to the City of
Ashland Planning Division. 51 Wimburm Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown on Page
1�
Ashland Planning Division Staff determine if Land Use application is complete within 30 days of submittal. O9nn
determination of completeness, a notice is sent to Surrounding properties within 200 feet of the property submitting application
which ailows for a 14 day cornment period. After the comment period and not mmre than 45 days, from the application being
deemed complete, the Planning Division Staff shall make afinal decision onthe application. Anotice cf decision ismailed io
the same properties within 5 days ofdecision. An appeal tothe PianninB Commission ofthe Pionmin8 Division Staffodecisimn
must bomade inwriting tothe Ashland Planning Division within 12 days, from the date of the mailing of final decision. (AMC
1&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 opp|ioehnn. by letter, or failure to provide sufficient specificity to afford the decision maker an
opportunity to respond to the imsue, precludes your right of appeal to the Land Use Board of Appeals (LU8A), on that issue.
Fa�huna to specify which ordinance criterion the objection is based on also precludes your right of appeal to L0BA on that
criterion. Failure of the applicant to raise constitutional or other issues na|sding to proposed conditions of approval with
sufficient specificity toallow 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 Brandon Goldman at
| #541-552-2078/ |
�m"�xwv=m=uv�n�240\]uz/-2020* /x2�vo�i= r^�I-2mn.Oozuv=wess 240z^-T/^020-00/27�0cuw"
SITE DESIGN AND, USE STANDARDS
18.5.2.050
The following criteria shall beused tnapprove ordeny amapplication:
A- Underlying Zone: The proposal complies with all ofthe applicable provisionsofthe underlying zone (part 18.2)^including but not limited to: building and
yard setbacks, lot area and dimenmionu, density and floor area, lot oovemge, building height, building uhentatiun, architeoue, 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 bmprovided to the subject
property,
E. Exception to the Site Development and Design Stamda/Vs:The approval authority may approve exceptions hzthe Site Developmentaud Design
Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist.
1. There is a demonstrable difficulty meeting the specific requirements of the She Development and Design Standards due to a unique or unusualoapmn
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 nfthe exception iuconsistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum
which would alleviate the diffiou|ty.�or
2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will resA in a design that equally or better achieves
the stated purpose ofthe Site Development and Design Standards.
^,mns\M*utrt°nw=wcssW~nN*si 240',r^-T/-2020-00/Mmmice°r^-1"/-202v00/1,2v"�Ne.is-240~m-T I -2020-0/22-'Nnoouu^
67-'ATj I I PI a ITI Uk P I =
STATE OF ORE,GON
County of Jackson
The undersigned being first duly sworn states that.,
I., l am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
qc:"'�
2. On 8146M, I 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 Plainning Action #PA-TI-2020-00122, 240 Van Ness.
.,A 1 --A
Signature of Employee
Documend 8118)2020
391 E04CC10400 PA-T1-2020-00122
SCHIFFMAN STANLEY M TRUSTEE E
212 VAN NESS AVE
ASHLAND, OR 97520
391 E04CC9800 PA-T 1-202.0-00122
SMITH LEO MICHAEL TRUSTEE ET
227 W HERSEY ST
ASHLAND, OR 97520
PA-T1-2020-00122
ROGUE PLANNING & DEVELOPMENT
33 N CENTRAL, STE, 213
MEDFORD, OR 97501
391E04CC9200 PA-T1-2020-00122
SHELDON PAUL M JR
219 W HERS'EY ST
ASHLAND„ OR 97520
391 E04CC12300 PA T1-2020-00122
TO)BIASSON JOSEPH N/TOBIASSON
3055 HIGHWAY 66
ASHLAND, OR 97520
391 E04CC70000 PA-T 1-2020-00122
SISKIYOU SACRED SPACES LP
127 STRAWBERRY LN
ASHLAND, OR 97520
391E05DD1200 PA-T1-2020-00122
WITEMBERG NATHAN
245 VAN NESS AVE
ASHLAND, OR 97520
240 Van Ness
NOC 37
391 E05DD1100 PA-T1-2020-00122
ALEXANDER KEVIN ET AL
832 30TH AVE
SEATTLE, WA 98122
391E04CC12600 PA-T1-2020-00122
BISHOP DONNA
173 N LAUREL ST
'ASHLAND, OR 97520
1
391 E04CC1 0300 PA-T1-2020-00122
COLLINGS DAVID L/SCHRAN-COLLI
13236 E EVANS CREEK RD
ROGUE RIVER, OR 97537
391 E04CC80001 PA-T1-2020-00122
EVANS GREGORY R
4878 PESCADERO AVE #101
SAN DIEGO, CA 92107
391 E04CC9900 PA-T1-2020-00122
HERSEY STREET HOLDINGS LLC
229 W HERSEY ST
.ASHLAND, OR 97520
391 E04CC70003 PA-T1-2020-00122
HUFFMAN PRIYA S
125 SUSAN LN
ASHLAND, OR 97520
391E05DD701 PA-T1-2020-00122
KIRKPATRICK REAL ESTATE LLC
PO BOX 1208
MEDFORD, OR 97501
391 E04CC80003 PA-T1-2020-00122
LEIGH ERICA ET AL
410 NORVELL ST
EL CERRITO, CA 94530
391E04CC80000 PA-T1-2020-00122
MILLER M JOHN ET AL
252 VAN NESS AVE
ASHLAND, OR 97520
391 E04CC80004 PA-T1-2020-00122
ROGERS PAIGE ET AL
101 SAN GABRIEL DR
FAI RFAX, CA 94930
391 E04CC9300 PA-T1-2020-00122
ASHLAND OREGON RENTAL LLC
FUGAZZI RUSSELL
331 POMPADOUR DR
ASHLAND, OR 97520
391 E04CC9700 PA-T1-2020-00122
BLOCH LYLIA TRUSTEE ET AL
255 N LAUREL ST
ASHLAND, OR 97520
391E04CC12500 PA-T1-2020-00122
DALEY SUSAN L TRUSTEE FBO
610 HELMAN ST
ASHLAND, OR 97520
391 E04CC10000 PA-T1-2020-00122
FAIIA WILLIAM M TRUSTEE ET AL
261 W HERSEY ST
ASHLAND, OR 97520
391E05DD9100 PA-T1-2020-00122
HOFER DENNIS/DEBORAH
132 SUSAN LN
ASHLAND, OR 97520
391E05DA500 PA-T1-2020-00122
INGALLS KRISTA A
24645 PESCADERO RD
CARMEL, CA 93923
391 E04CC70001 PA-T1-2020-00122
KRUMSICK TRAVIS J
220 VAN NESS AVE
ASHLAND, OR 97520
391 E04CC9500 PA-T1-2020-00122
LEISHMAN CHRISTOPHER A ET AL
259 N LAUREL ST
ASHLAND, OR 97520
391E04CC9400 PA-T1-2020-00122
PEIL THOMAS HANSEN TRUSTEE ET
335 GARFIELD ST
ASHLAND, OR 97520
391E05DD9200 PA-T1-2020-00122
ROGERS WANDA ENID ROGERS E
JOEANNA
276 VAN NESS AVE
ASHLAND, OR 97520
391E05DD1000 PA-T1-2020-00122
BACHMAYER PROPERTIES LLC DBA
PO BOX 971
ASHLAND, OR 97520
391E04CC10500 PA-T1-2020-00122
CHIANG CHRISTIE ET AL
767 OAK ST
ASHLAND, OR 97520
391E04CC10100 PA-T1-2020-00122
DAOLE MICHAEL
247 N LAUREL ST
ASHLAND, OR 97520
391E04CC12400 PA-T1-2020-00122
FOSTER TAMARA K/MIKOTA BRYAN
147 N LAUREL ST
ASHLAND, OR 97520
1 391 E05DD600 PA-T1-2020-00122
HOLLENBECK ANDRA
' 195 SKIDMORE ST
ASHLAND, OR 97520
391 E04CC80002 PA-T1-2020-00122
JOYCE LAURA K
252 VAN NESS AVE
ASHLAND, OR 97520
391E04CC10600 PA-T1-2020-00122
LAURSEN ERIC TRUSTEE ET AL
240 VAN NESS AVE
ASHLAND, OR 97520
391 E04CC9600 PA-T1-2020-00122
LETOURNEAU MIACHAEL W TRUSTEE
257 N LAUREL ST
ASHLAND, OR 97520
% \Ilib,\(
'I ZONING PERMIT APPLICATION
Planning Division
CITY or 51 Winburfl Way, Ashland OR 97520 FILE # P'A _T1, _;?A0 -
-ASHLAND 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROJECT site Review approvaI for conversion of existing structure to a residential unit
DESCRIPTION OF PROPERTY
Street Address 240 & 244 Van Ness
Assessor's Map No. 39 1E 05DA
ME
Tax Lot(s)
Comp Plan Designation
Pursuing LEEDO Certification? El YES 0 NO
UM
High Density, Multi -Family Residential
APPLICANT
Rogue Planning & Development Services LL 541-951-4020 E-Mail amygunter.planning@gmail.com
Name �hone
Address 33 N Central Avenue, Suite 213
PROPERTY OWNER
Name Eric & Rebecca Laursen
City Medford
Phone 541-326-5785 E-Mail
Address 240 Van Ness
SURVEYOR ENGINEER ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title Name Phone
Address
Title Name Phone
Address
Zip 97501
ericlaursendesign@gmail.com
City Ashland
E-Mail
City
E-Mail
City
97520
M
Zip
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings offect, are in all respects,
true and correct I understand that all property pins must be shown on the drawings and visible upon the site inspection, In the event the P117s are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact 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 fiffely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed at my expense, If I have any doubts, I am advised to seek competent professional advice and assistance
August 5, 2020
Date C F/,,, li,4j ill'A
am
As owner of the property involved in this request, I have read and understood the complete application and its consequences to me as a property
owner. 8/6/2020
6 g6 2021) U. 1 11%
0 Cr lol, 1p'llee,Alyu Own4 's ignature (required) Date
Fo be completed by City 510]
Date Received [7,o Zoning Permit Type Filing Fee $ blj,
OVER
G kcwnm-&Opl mmingTorniq &, HandousVonirig Pennik Application.dc
APPLICATION FORM must be completed and signed by both applicant and property owner.
FINDINGS OF FACT— Respond to the appropriate zoning requirements in the form of factual statements or
findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include
information necessary to address all issues detailed in the Pre -Application Comment document,
V 2 SETS OF SCALED PLANS no larger than 1 VxI 7", Include site plan, building elevafions, parking and landscape
details. (Optional — 1 additional large set of plans, 2'x3', to use in meetings)
FEE (Check, Charge or Cash)
o LEED(D CERTIRCATION (optional) — Applicant's wishing to receive priority planning action processing shall
provide the following documentation with the application demonstrating the completion of the following steps:
• Hiring and retaining a LEEDO Accredited Professional as part of the project team throughout design and
construction of the project; and
• The LEED@ checklist indicating the credits that will be pursued,
RM
• Applications are accepted on a first come, first served basis.
• Applications will not be accepted without a complete application form signed by the applicant(s) AND property
owner(s), all required materials and full payment.
• All applications received are reviewed for completeness by staff within 30 days from application date in accordance
with ORS 227.178,
• The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission
meefing. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the, full Planning Commisstion, which
rneets at 7:00 pm on the second Tuesday of each month, Meetings are held at the City Council Chambers at 1175 East Main St),
• A notice of the project request will be sent to neighboring properties for their comments or concerns.
• If applicable, the application will also be reviewed by the Tree and/or Historic Commissions,
W", rp"o
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&
& HandowsVoning Permit AppliCafiUBAC
O.Clift
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RUGUE PLANNING 5 DEVELDI'MENT SERVIEES, LLE
August 7, 2020
Miulti-Family Site Review
240 and 244 VAN NESS
Property Owner: Laursen Family Trust
Eric & Rebecca Laursen
240 and 244 Van Ness Avenue
Ashland, OR 97520
Planning Consultant: Amy Gunter
Rogue Planning & Development Services
33 N Central Avenue #213
Medford, OR 97501
Subject Prop "rt
Property Address: 240 & 244 Van Ness
Map & Tax Lots: 39 1E 05DA; Tax Lots: 1700
Zoning: R-3 (High Density Multiple Family)
Adjacent Zones: R-3
Overlay Zones: Detail Site Review Overlay
(front 123' — Skidmore Academy Historic District)
Lot Area: 10,,019 square feet
Max Lot Coverage: 7,514.25 square feet
+200 sf porous solid surface: 7,714.25 square feet
Maximum Permitted Floor Area: 2,845.4 square feet
Allowed Density 18.2.5.080: .23 X 20 = 4.6
Proposed Density: Two units
outdoor Recreation — max 8%: 801.52 sf
1 r
V116/1"
I I
0
ROGUE PLANNING 9 DEVELOPMENT SERVICES, LUG
Request:
A request for a Site Design Review conversion of a detached, accessory Structure originally constructed
as a workshop/office space into a second, multi -family unit on the property. The front house, where
the property owner resides presently is not intended to be altered.
Proper!y Description:
The subject property is the east half of Lot 5, Block 11, Original Ashland; it is on the north side of Van
Ness. The property is mid -clock between the N Main and Van Ness intersection to the west, and the
Laurel Street and Van Ness intersection to the east., The property is bordered on the north side by a 16-
foot wide public alley that Ts from a north/south alley that connects Van Ness to Hersey Street. The
south property line is bound by a 16-foot wide right-of-way, gravel alley that connects Helman Street
and Laurel Street,
The Lot is 50' X 200' and is 10,019 square feet in area. The lot and the adjacent properties are zoned R-
3, High Density, Multi -Family Residential. The property slopes approximately four percent to the north.
The property is within the Detail Site Review Overlay, this appears to apply to commercial
developments not residential and is not addressed further. The front approximately 124-feet of the
property is within the Skidmore Academy Historic District, the adopted district where Historic District
Design Standards apply. The remaining southern 76-feet is outside of the Skidmore District, but is
within the National Register Historic District Boundaries.
The site is occupied by two structures. A historic, non-contributing 1940s era cottage style structure,
240 Van Ness Street, is at the front of the property near the street. The details from the Historic
Resources Inventory are attached though this structure has been altered from its previously
dilapidated state described in the inventory. The structure was resided with a combination of stucco
and board and batten. The non-contributing structure retains elements of the 1940s cottage, has a
sunny color scheme and Northern European/Scanclanavian elements incorporated i.e a steeply pitched
roof with shed dormers and decorative fascias. This structure has a paver patio area and front porch,
orienting the residence to the street. The first floor has the living, dining, kitchen and two bedrooms
with a small bathroom. Upstairs is a family room with small wet -bar area, an office and a large
bedroom. At the rear of the structure, there is a one vehicle garage attached. This structure is
approximately 1,950 square feet in gross area.
To the rear, is a two-story structure that replaced a depilated garage and Living space that had
previously been rented out by other owners. This two-story structure was originally constructed as a
workshop and home office space. There is 592 square foot first dwelling area, the second story of this
structure is 916 square feet in area, with 716 square feet of area with more than seven feet of
headroom. This structure has an attached 600 square foot garage. The total habitable area of this
structure is approximately 1,950 square feet. There is a second -floor deck arwqith p *,c q1te f ea,�,
Grizzly Peak area and large, private outdoor area for the unit near the alley.
2
WS
ROGUE PLANNING 6 DEVELOPMENT SERVIEES, LLE
There is a 12-foot, gravel driveway along the east property line that provides vehicuilar access to the
subject property and the parcel to the east. This driveway provides access to the one car garage that is
attached to the rear of 240 Van Ness, a gravel parking pad of 20-feet between the structures, and a
two-velhicie garage that is attached to 244 Van Ness.
At the rear of the property, the alley provides access to an oversized vehicle parking space and the
screened, trash and recycle area.
Van Ness has a 60-foot wide right-of-way and is improved with pavement, curb and gutter, seven -foot
park row and five-foot sidewalk along the frontage of the property. There is on large stature deciduous
tree on the north end of the grass park row.
Proposal:
The request is to convert the rear accessory structure from a heated, habitable space to a second
dwelling unit with attached single vehicle garage.
The only additional site improvements anticipated are landscaping and finishing conversion of the
interior of the space to be a modern, energy efficient cottage,, A large rooftop deck and landscaped
patio and yard area is also shown on the site plan to provide semi -private recreational area for the
resident of 244 Van Ness.
The front patio area provides open space area for the resident of 240 Van Ness.
The driveway access from Van Ness is proposed to be retained since it accesses automobile parking
spaces. There are five parking spaces in the garages and in the 20-feet separation between the
garages. At the rear of the property accessed via the alley is an oversized parking space which provides
a sixth parking space.
The proposed development requires four (4) vehicle parking spaces. The proposed development
requires four (4) bicycle parking spaces. These spaces are accounted for within the garages.
A common trash / recycle enclosure area is provided adjacent to the alley. It is screened from the
public right of way and is accessible for Recology.
The existing residence is oriented towards Van Ness. The "new" unit is oriented towards the side patio
area.
The existing development on the property exceeds MPFA standards since the rear structure was
historically an accessory structure which is exempt by code, but also outside of the MPFA historic
district overlay boundaries.
JO
3
W
ROGUE PLAWNG b DEVELOPMENT SERHES, LLC
The structure and mass exist, the conversion from accessory structure to a residence will not impact
the properties contribution to the district. The site provides for adequate parking, setbacks, open
spaces and most importantly, additional housing in the high -density multi -family zone. The finished
structure has trim, siding, window style, corner boards, and architectural details reflective of the
historic contributing structures in the vicinity and compatible with the non-contributing historic
structure on the site. The site development is similar in bulk, scale and coverage as other multi -family
developments in the vicinity.
Thank you for your consideration.
my qanee�
Amy Gunter
Amygunter.planning@gmiail.com
www.rogueplanning.com
gmn
. . . .......
4
RUGUE PLANNING 6 DFVFLDPMFNT SERVICES, LLE
66.0
CHANEY, R N & VIOLET HOUSE 1948c
240 VAN NESS AVE 391E05DA 17,00
Modern Period: 1940s Era Cottage Historic Non -Contributing
The history of this small cottage is unclear, with the county assessor reported it as being constructed in
1948, the year the property was purchased by R. N. and Violet P, Chaney. (310:274) Two residents,
W J. Collis and George Smith, are listed at his location in the 1948 city directory, both presumably
renters. Some of the construction details, notably the narrow double -drop siding, are more typical of an
earlier period although the horizontally divided windows and shallow pitched gable are consistent with
the reported era. In sum, this resource, long a rental property, may contain portions of an earlier
dwelling that was moved to this site, re -roofed and otherwise altered to its present configuration. The
Chaney House is in poor -to -fair repair.
00/ ��, I
0ft
IKI W
ROGLIE PLANNING 9 DEVELOPMENT SERVICES, LLG
APPROX.
"WCOR
1�1
On the following pages, the criteria from the Ashland Land Use Ordinance as it pertains to Site Design
Review criteria have been addressed. The City of Ashland criteria are in 'I'imes New Roman font and
the applicant's findings are in Calibri font.
2-�
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1q, W
RUGUE PLANNING B DEVELOPMENT SERVICES, 11,I]
Findings of Fact:
Site Development Design Standards Approval Criteria:
Ashland Municipal Code 18.5.2.050
A. Underlying Zone,. 'Fhe 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.
The subject property is a pre-existing, R-3, High Density Multi -Family zoned R-3 lot. The parcel is 10,019
square feet and with a 50-foot lot width and 200.24-foot lot depth, exceeds minimum lot area and
minimum lot dimensions in the R-3 zone.
The proposal is to have two residential dwelling units.
Density:
The proposed density is less than the maximum allowed in the zone for the 10,000 square foot property.
Allowed Density 18.2.5.080:
DENSITY.,
20 DUIACRE,: Lot area=.229 X 20 = 4.59
Existing: 1
Proposed: 1
Total Proposed Density: 2 dwelling units
The structures exist on the site and comply with setbacks. The solar setback is to the alley on the north
side of the property and the existing construction complies. No alterations to the structures are
proposed.
Lot Coverage:
Proposed impervious areas including existing building footprints, proposed building footprints,
pathways, driveway and parking area, is 7,025 SF of the 10019 SF lot for a total lot coverage of 70
percent which is less than the allowed 75 percent coverage in the zone.
Parking:
The two units require four vehicle parking spaces. There is a single vehicle garage at the rear of 240 Von
Ness, the front unit and a two -vehicle garage attached to 244 Van Ness, the rear unit. There is also a
surface parking space off the alley. The four bicycle parking spaces are provided for within the, garages
of each unit.
7
% Wof
RUGUE PLANNING 6 DEVROPWNT SERVICES, ILE
B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3).
The property is in the Skidmore Historic District, Development is subject to AMC 18.4.2.050. The design
complies with the applicable overlay zone requirements.
18.4.2.050 Historic District Development
B. Historic District Design Standards.
The property is occupied by a historic, non-contributing, one -and one half story three -bedroom
residence. The second structure proposed to be converted from shoplafficelart studio to a two
bedroom residence was constructed in the late 2000s and is reflective of the historic district
development pattern in the area.
No exterior alterations are proposed to the structures. The height, scale, massing, roof pitches,
rhythm of openings, form, location and appearance of entrances, exterior finish materials and
colors will remain as is.
The existing development on the property exceeds MPFA standards since the rear structure was
historically an accessory structure which is exempt by code, and the structure is also outside of
the MPFA historic district overlay boundaries.
The structure and mass exist, the conversion will not impact the properties contribution to the
district and provides for adequate parking, setbacks, open spaces and most importantly,
additional housing in the high -density multi -family zone.
The finished structure has trim, stucco and horizontal siding, window style, comer boards, porch
columns and architectural details reflective of the historic contributing structures in the vicinity
and is compatible with the non-contributing historic structure on the site. The existing
development is similar in bulk, scale and coverage as other multi family developments in the
vicinity.
C. Site Development and Design Standards.
The proposed site development complies with the applicable Site Development an,dDesign Standarely oJ'
part 18. 4, except cis provided by subsection F, below.
The site layout does not provide for any hidden areas that are not survey able by tenants of the site.
The use of low level lighting, low growing vegetation and open space orientation, the design provides
areas of safety for the tenants.
Building Orientation.
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IMP
ROGUE PLANNING B CIEVILOPMENT SERVICES, LLE
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 primary residence on the site is orientated towards Van Ness Avenue.
Limitation on Parking between Primary Entrance and Street. Automobile circulation or off-
street parking is not allowed between the building and the street. Par -king areas shall be located
behind buildings, or on one or both sides.
No parking is proposed between the building and the street. All new parking is located to the
internally of the property or accessed off the alley.
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.
All setbacks are existing.
Garages. Alleys and Shared Drives. Where a lot abuts a rear or side alley, or a shared driveway,
including flag drives, the garage or cat -port opening(s) for that dwelling shall orient to the alley
or shared drive, as applicable, and not a street.
The garages on -site are existing and are internal of the site accessed from a driveway extending
from Van Ness Street. No vehicular access modification to the site is proposed.
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 building materials are compatible with the surrounding area. Though bright and cheerful,
the existing colors are not intended to be changed.
Streetscape. One street tree chosen from the street tree list shall be placed fior each 30 feet of
frontage for that portion of the development fronting the street pursuant to subsection
9
ROGUE PLANNING 6 DEVELOPMENT SERVICES, LIE
A street tree con be planted in the landscaped porkrow that is appropriate size at maturity for
the five foot wide porkrow in accordance with the street tree standards from 18.4.4,030.E.
Landscaping and RecycleiRefuse Disposal Areas. Landscaping and recycle/refuse disposal
areas shall be provided pursuant to chapter 1 8,4A,
A refuse area exists along the east property line adjacent to the alley that is screened.
Open Space.
1. Recreation Area. An area equal to at least eight percent of the lot area shall be dedicated to
open space for recreational use by the tenants of the development.
Area greater than or equal to 801 square feet is devoted to recreational areas. These include a
front patio and porch at 240 Van Ness. To the side and rear of 244 Von Ness a patio area and
second floor deck is provided. These areas provide functional open space areas available for
recreational use by the tenants.
2. Surfacing. Areas covered by shrubs, bark mulch, and other ground covers that do riot provide
Suitable surface for hurnan use may not be counted towards this requirement.
The areas that account for the open space and recreation areas are surfaced with paver stones,
concrete and decking.
3. Decks and Patios. Deeps, patios, and sirnilar areas are eligible for open space.
The open spaces ore a mixture of patio area and private outdoor deck.
4. Play Areas, Play areas for children are required for projects of greater than 20 units that are
designed to include families. Play areas are eligible for open space.
"d,
A ploy area is not provided.
18.4.3.080 Vehicle Area Design
A. Parking Location
The parking is not located between the building and the street. The parking is located internally
of the site. A parking space is accessed via the alley.
101
ROGUE PLANNING H DEVELOPMENT SERVICES, LLE
B. Parking Area Design. Required parking areas shall be designed in accordance with the
following standards and dimensions as illustrated in 18.4.3,080.13. See also, accessible parking
space requirements in section 18.4.3.050 and parking lot and screening standards in subsection
184.4.0301.
The garages consist of an oversized single vehicle garage and a two vehicle garage. A surface
parking space that is more than 9X 18' with 22-feet of bock up area into the alley is provided.
The driveway from Van Ness to the garages is existing and retention of the driveway is
necessary. The surface parking space is accessed via the public alley at the rear of the property.
The existing access from Von Ness is pre-existing non -conforming.
E. Parking and Access Construction. The development and maintenance as provided below,
shall apply in all cases, except single-family dwellings.
The driveway and parking area accessed from the alley are surfaced with highly compacted
gravel that creates a porous solid surface. No modifications to the driveway or parking area
surfaces are proposed.
Drainage for the driveway exists and sheet flow or drainage of waters into the public rights -of -
way or onto abutting private property does not occur.
The existing driveway approach is pre-existing and is concrete.
The, parking is not adjacent to a public street.
A sight -obscuring fence is present on the east side of the driveway adjacent to the property line.
The surface parking space accessed from the alley is screened from the adjacent residential
property.
No changes are proposed as there cannot be a five-foot landscape strip adjacent to the existing
driveway or the back-up dimensions from the garages could not be met.
18.4.3.090 Pedestrian Access and Circulation
A walkway extends from the alley parking space to the patio area and leads to the driveway
that a pedestrian can walk through the site out to the street. The walkway and driveway
provide a safe, reasonably direct, and convenient walkway connection between primary building
entrances and Van Ness Street,
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X14 W.,
ROGUE PLANNINC G DEVELOPMENT SERVICES, LLC
18.4.4.030 Landscaping and Screening
The landscaping and irrigation exist on site. The property owners reside on site and take pride in
maintaining their property.
There are no street trees in the park row. A new street tree appropriate for a five-foot wide
landscape strip will be planted.
No plant materials are proposed that prevent surveillance of the open space or the porches..
The units have shrouded yard lights that provides down -lighting and security for the unit but
does not directly illuminate adjacent properties.
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.
Adequate city facilities exist and service the units. The, existing structures have separate sanitary sewer
connections and no issues have ever arisen. No new impacts are proposed.
The units have existing water and share service. The owners propose to install a separate water meter
for the 244 Van Ness unit. There are no known pressure issues.
The existing site development is connected to the existing storm sewer system. There are no site
modifications that would trigger additional storm water connections or modifications.
There is a dual pack electric meter panel on the east side of 240 Van Ness Street. A separate meter for
244 Van Ness is installed.
Van Ness Street is paved with curb, gutter sidewalk and park row along the frontage of the property
which provides paved access to the development.
A street tree is proposed in the park row. The 16-foot wide alley to the north of the property is grovel.
The applicant request to not pave the alley per the request of adjacent neighbors.
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.
12
W
ROGUE PLANNING 5 OEVELOPMFNT SERVIEES, LLE
1. There is a dernonstrable difficulty meeting the specific requirements of the Site Development
and Design Standards due to a unique Of 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 minimurn 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,
An exception to the Site Development and Design Standards to not install a five-foot wide landscape
strip adjacent to the existing driveway is requested. There is demonstrable difficulty to meet this
standard because the driveway exists, and the gravel surface of the driveway extends to the property
lines. This is the area for vehicle maneuvering for the cars in the garages to exit in a forward manner.
There is a screening fence along the property line. The result allows for the existing site development
pattern, vehicle and parking impact that exist to remain on site and increases the density of the
property closer to minimum density in the R-3 zone.
Conclusion:
In conclusion, the property owner and applicant find that the existing site development complies with
the standards for multi -family development and the permitted uses in the R-3 zone. The structure
proposed to, be converted to a dwelling unit exists. The property is near downtown, and there is an
array of amenities provided within walking distance of the neighborhood.
Overall, the applicants find the preservation of the existing structures is good use for an existing
structure on a multi -family lot.
The site development is similar in bulk, scale and coverage as other multi -family developments in the
vicinity.
The applicant finds that all of the applicable City of Ashland requirements have been met or can be met
through the imposition of conditions of approval.
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City of Ashland
Community Development Department
51 Winburn Way
Ashland, OR 97520
Telephone: 541-488-5305
Inspection Line: 541-552-2080
Plan Type: Type I Planning Action
Work Class: Type I Planning Action
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PA-T1-2020-00122
,Apply Date: 8/7/2020
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Owner: Eric/Rebecca Laursen Trust
Applicant: Rogue Planning and Development
Owner 240 Van Ness Av
Applicant 33 N Central Ave 213
Address: Ashland, OR 97520
Address: Medford, OR 97501
Phone: (541) 326-5785
Phone: (541) 951-4020
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Applicant:
Date:
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