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NLaurel_270_PA-T1-2020-00104
August 10, 2020 Notice of Final Decision On August 7, 2020, the Community Development Director approved the request for the following: Planning Action: PA-TI-2020-00104 Subject Property: 270 North Laurel Street Applicant: Rom' Signature Properties LLC Description: A request -for Site Design Review approval to convert the existing four two -bedroom apartment units located at 270 North Laurel Street into six apartments, Four of these would be 492 square foot one -bedroom units, one would be a 780 square foot two -bedroom unit, and one would be a 984 square foot two -bedroom unit. The application also includes requests for Tree Removal Permits to remove two trees- a 14-inch Maple and a I 0-inch Pine. COMPREHENSIVE PLAN DESIGNATION: High Density Multi -Family Residential; ZONING: R-3; ASSESSOR'S MAP: 39 1E 04CC; TAX LOTH's: 503. 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 f7indings 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 5 t 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 inALUO 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 Derek Severson 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 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 ow"11,11 %%v%v,,r,x�11,1ri]u(i.or.Li', 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.(j, a Type I decision becomes effective 12 days after the City mails the notice of decision. F. Reconsideration. The Staff Advisor may reconsider aType I decision as set forth below. I. Any party entitled to notice of the planning action, or any City department rnay 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, inight affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. 2. Reconsideration requests shall be received within five days of mailing the notice of decision, The Staff Advisor shall decide within three days whether to reconsider the matter. 3. If the Staff Advisor is satisfied that all 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 all error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. G. Appeal of Type I Decision. A Type I decision may be appealed to the planning Commission, pursuant to the following: 1, Who May Appeal. The following persons have standing to appeal aType 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. 1.050.13. c. Any other person who participated in the proceeding by submitting written comments on the application to the City by the specified deadline. 2, Appeal Filing Procedure. a. Notice ql'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 offolice ql'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 the date of the decision. ji. A statement demonstrating the person filing the notice of appeal has standing to appeal. iiL A statement explaining the specific issues being raised on appeal. iv. A statement demonstrating that the appeal issues were raised during the public comment period, d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a jurisdictional defect and will not be heard or considered, 3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisorshall be de novo hearings before the Planning Commission. The appeal shall not be l imited to the application materials, evidence and other documentation, and specific issues raised in the review leading tip to the Type I decision, but may include other relevant evidence and argurnems. The Commission may allow additional evidence, testimony, or argument concerning any relevant ordinance provision. 4. Appeal Hearing Procedure. Hearings oil appeals of Type I decisions follow the Type 11 public hearing procedures, pursuant to section 18.5 . 1.060, subsections A — E, except that the decision of the Planning Commission is the final decision of the City on an appeal. of a Type I decision. A decision on an appeal is final the date the City mails the adopted and signed decision. Appeals of Commission decisions must be filed with tire State Land Use Board of Appeals, pursuant to ORS 197.805 - 197.860, COMMUNFTY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY, 800-735-2900 V1 ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA-TI-2020-00104 SUBJECT PROPERTY: 270 North Laurel Street OWNER/APPLICANT: RW Signature Properties, LLC Rogue Planning & Development Services, LLC (agent) DESCRIPTION: A request for Site Design Review approval to convert the existing four two -bedroom apartment units located at 270 North Laurel Street into six apartments. Four of these would be 492 square foot one -bedroom units, one would be a 780 square foot two -bedroom unit, and one would be a 984 square foot two bedroom unit. The application also includes requests for Tree Removal Permits to remove two trees: a 14-inch Maple and a 10-inch Pine. COMPREHENSIVE PLAN DESIGNATION: High Density Multi -Family Residential; ZONING: R-3; ASSESSOR'S MAP: 39 1F 04CC; TAX LOT 9's: 503. SUBMITTAL DATE: April 14, 2020 DEEMED COMPLETE DATE: June 30, 2020 STAFF APPROVAL DATE: August 7, 2020 APPEAL DEADLINE (4:30 P.M.): August 24, 2020 FINAL DECISION DATE (4:30 P.M.): August 24, 2020 APPROVAL EXPIRATION DATE: February 24, 2022 DECISION: Proposal The application is a request for Site Design Review approval to convert four existing two -bedroom apartment units located at 270 North Laurel Street into six apartments. Four of these would be 492 square foot one -bedroom units, one would be a 780 square foot two -bedroom unit, and one would be a 984 square foot two bedroom unit. The application also includes requests for Tree Removal Permits to remove two trees: a 14-inch Maple and a 10-inch Pine, Site The subject property is a trapezoidal parcel located at the south corner of the intersection of West Hersey Street, North Laurel Street and the railroad tracks, and is zoned R-3 (High Density, Multi - Family Residential). The property is located within the National Register -listed Skidmore Academy Historic District but is outside the locally -adopted district boundary of the Historic District Overlay zone as mapped in AMC 18.4.2.050 and as such is not subject to the Historic District overlay zone regulations. The property is approximately 11,848 square feet (or 0.272 acres) in area, and has approximately 135 feet of frontage along North Laurel Street. The property is separated from West Hersey Street to the north by the railroad tracks. The property currently contains an approximately 3,216 square foot fourplex building. The applicant has recently begun clearing the site of blackberries and preparing the building for anticipated renovation. PA TI-2020-00104 270 N. LaureI StAds Page I North Laurel Street along the property frontage is a classified as a Residential Neighborhood Collector street in the city's Transportation System Plan (TSP) and is improved with paving, curbs, gutters, parkrow planting strips and sidewalks in place. There are currently no street trees within the parkrow planting strip along the property's frontage. West Hersey Street is classified as an Avenue or Major Collector street to the north of the property, across the railroad tracks. The Hersey Street corridor was recently improved with new pavement and sidewalks through a Local Improvement District (LID). The site is generally flat and largely devoid of significant natural features other than two trees. There is a 14-inch diameter at breast height (dbh) Maple tree between the existing structure and Laurel Street. There is 10-inch dbh Deodar Cedar located to the north of the driveway. (A 10- inch dbh Ponderosa Pine tree was present along the east property line, but this tree was previously removed inadvertently without obtaining a permit in order to facilitate irrigation repairs on site, and a permit for that removal is requested here). Site Design Review The application is a request for Site Design Review approval to convert four existing two -bedroom apartment units located at 270 North Laurel Street into six apartments. Four of these are proposed to be 492 square foot one -bedroom units, one would be a 780 square foot two -bedroom unit, and one would be a 984 square foot two bedroom unit. Residential Site Design Review applications involving new structures or additions less than 10,000 square feet in gross habitable floor area are subject to a "Type I" administrative review procedure, and in this case the structure is existing with only a minimal addition proposed, and as such is being considered through a Type I administrative review. The first criterion for Site Design Review approval is that, "The proposal complies with all of the applicable provisions of the underlying zone (part 1 S.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 zoned R-3, High Density Multiple Family Residential. The parcel is 11,848 square feet (0.272 acres) and exceeds the minimum lot area and minimum lot dimensions for the R-3 zone. The application recognizes that the property is currently a non -conforming site due to the conditions of the parking area, landscaping, refuse and recycle area screening, and orientation standards for multi -family development, and emphasizes that with the current proposal to redevelop the four-plex apartment building into a six-plex with minimal structural additions, the site will be brought completely into conformance with standards and seeks no exceptions or variances. To accommodate new construction, an existing, single -story shed -roofed portion of the building on the east side of the structure is proposed to be re -constructed to code and an additional 36 square feet added on the south side of the upper floor, eastern unit to provide a modest amount of additional floor area while complying with side and rear yard setbacks. The proposed front porch addition is placed at the required minimum 15-foot front setback, and the proposed carport is angled at 60-degrees so as to be considered side -loading and its placement at 16-feet, 9-inches from the street complies with the front setback as well. With the incorporation of strong architectural elements including a covered, street -facing entry to Laurel Street and new windows, the building will now comply with building orientation standards. PA-T1-2020-00104 270 N. Laurel StAds Page 2 The structure includes varying roof forms, pitches and heights to break up its massing, and solar setback standards are met due to the substantial setback from the north property line, with both the railroad property and Hersey Street right-of-way located north of the subject property. The proposed density complies with the allowed density standards found in AMC 18.2.5.080. The R-3 zoning allows a base density of 20 dwelling units per acre, and the 0.272 acre parcel has a base density of 5.44 dwelling units (0.272 acres x 20 dwelling units per acre — 5.44 dwelling units). There are two, two -bedroom units and four units that are less than 500 square feet in area. These are considered .75 of a unit for density purposes. For the purposes of density calculation, the six apartments proposed equate to five units of density [(2 x 2 dwelling units) + (4 x 0.75 dwelling units) = 5 dwelling units] and thus comply with the R-3 density standards. Proposed impervious surfaces including building footprints, pathways, parking and circulation areas, patios and decks total approximately 7,320 square feet, or 61.8 percent of the site area, which is substantially less than the maximum allowed of 75 percent R-3 lot coverage. The second criterion for Site Design Review approval is that, "The proposal complies with applicable overlay zone requirements (part I8.3). " The subject property is located within the Detail Site Review overlay zone, but is residentially -zoned and as such is not subject to the Detail Site Review standards, which apply to commercial Site Design Reviews in the overlay. The third criterion for Site Design Review approval is that, "The proposal complies with the applicable Site Development and Design Standards ofpart 18. 4, except as provided by subsection E, below." The applicable standards for Building Placement, Orientation and Design for Residential Development are found in AMC 18.4.2.030. The application notes that the proposed covered parking is to the side of the residential structure rather than between the building and the street, and that there are short travel distances from the parking spaces to the entrances of the dwellings. The parking spaces are visible from the windows of the units and open space areas, the layout and design do not provide for vulnerable areas that are not visible from the units and open space, each unit will have a shrouded yard light that provides down -lighting and security for the unit but will not directly illuminate adjacent properties, and no plant materials are proposed that prevent surveillance of the open space and balconies. The unit on the Laurel Street side of the structure will have a new street -facing covered entrance. The building design and materials are compatible with the surrounding area, and the units are proposed to have a board and batten treatment on the ground floor, a wide belly band to provide distinction between the stories, and cement fiber board shingle siding on the second floor. The structure is proposed to have a composition shingle roof, and gables are being added for the entry doors of the second -story units. The stair and balcony railings are proposed as wood and metal, and vinyl slider windows are proposed. Likely paint colors are provided on the renderings, and the application includes assurances the final selected paint colors — if different - will not be bright primary or neon colors. The application notes that five small stature street trees will be selected for planting in the narrow parkrow planting strip along Laurel Street, and that a common refuse and recycling area will be provided and screened adjacent to the parking area. PA-T 1-2020-00104 270 N. Laurel St./dds Page 3 The application explains that a final size- and species -specific landscaping plan with irrigation details will be provided with the building permit submittals to address the Irrigation and Water Conserving Landscaping requirements, and a conceptual landscaping plan has been submitted with the application to demonstrate that plant coverage of 90 percent will be attained within five years of planting. The landscaping in the storm water detention area is to be planted with water -tolerant species, and all proposed landscaping has been designed for crime prevention and defensible space to allow for natural surveillance and to comply with the Dire Prevention and Control Plan Standards. Site lighting is to provide for pedestrian safety, property identification, and crime prevention, but will not directly illuminate adjacent residential properties. Multi -family development is subject to meeting the standard off-street parking ratios from Table 18.4.3.040. Here, four one -bedroom units under 500-square feet require four parking spaces, and two two -bedroom units require 31/2 additional spaces for a total of 71/2 spaces. The applicant has proposed to provide eight spaces between two carport structures to satisfy the off-street parking requirements, with half of the proposed spaces to be compact. A 24-foot drive aisle will serve the carports. The application also explains that the parking lot is designed in a manner that captures and treat stormwater run-off with a landscaped bio-swale on the north side of the parking area and the north side of the carports along the track leading to a bio-swale at the northeast corner of the property. While units providing carports or garages are not required to provide dedicated bicycle parking, the applicant proposed to provide a single hanging bicycle rack in each unit. With regard to the Open Space & Recreation Area requirements, the application notes that 947.84 square feet of the lot area is required to be provided as open space for use by the tenants, and the area proposed is approximately 1,300 square feet between decks, patios and garden area including: 702 square feet of patio area along the south side of the structure; a large private deck area that is over 200 square feet for the eastern unit, a small garden and lawn area. In addition, a 404 square foot lawn area south of the driveway is not counted in this total. For staff, the building and parking locations are existing, and while - as the applicant recognizes - there are a number of areas where the existing improvements do not conform to current standards, the proposed addition is minimal and the proposal will greatly improve the building and site improvements, creating a new entry oriented to Laurel Street and adding new landscaping, open space for future tenants, and street trees to the now -empty parkrow planting strip. The fourth criterion for Site Design Review approval is that, "The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities far 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. " The application includes the following details with regard to public facilities: • Water- The application notes that there is a four -inch water main in the adjacent Laurel Street right- of-way, an existing hydrant is in place at the southwest corner of the adjacent intersection, and an existing one -inch water meter is in place to serve the current building. • Sewer - The application notes that there is a 12-inch sanitary sewer main in the adjacent Laurel Street right-of-way. • Electricity - The application explains that there is existing overhead power in place along the east side of Laurel Street and an electrical vault is located south of the property which will be utilized to provide electrical service to serve a bank of meters on the renovated building. PA-TI-2020-00104 270 N. Laurel StAds Page 4 Urban Storm Drainage — The application notes that there is a 12-inch storm sewer main in the adjacent Laurel Street right-of-way, and indicates that post -development peak flows of stormwater from the site will not exceed pre -development levels. Paved Access/Adequate Transportation — The application notes that Laurel Street is paved with curb, gutter, and four -foot park row planting strips and sidewalks. The application explains that while retention of the existing four -foot park row and four -foot sidewalk width already established for the Laurel Street corridor is proposed, new street trees will be selected from the city's adopted street tree list and planted according to city standards. The existing development has a gravel driveway, but with the proposal the driveway is to be fully improved to current standards. The applicant concludes that existing public facilities are available in the adjacent right-of-way to serve the proposed units and already serve the building on the property. Conditions have been included below to require that the applicant provide final utility, electric service, and drainage plans for review and approval of the Planning, Building, Electric and Engineering Departments prior to the issuance of a building permit. In staff s assessment, with these conditions in place, the proposal can be found to comply with the applicable public facilities standards, to provide for adequate capacity of city facilities and to include adequate transportation. The final criterion for Site Design Review approval addresses Exceptions to the Site Development and Design Standards. The application does not request any exceptions to these standards. Tree Removal Permit The application also includes requests for Tree Removal Permits to remove two trees: a 14-inch dbh Maple and a ten -inch dbh Pine. Tree Removal Permits are required to remove trees greater that six -inches in diameter on properties zoned R-3 that aren't occupied solely by a single-family residence. The ten -inch Pine was inadvertently removed without proper permits during the repair of an irrigation line along the north property line, and the permit is being requested now, after the fact. The ten -inch dbh Deodar Cedar north of the driveway is proposed to be preserved with six- foot fencing, placed approximately at the dripline of the tree, and protected throughout the duration of construction. The applicant explains that the 14-inch dbh Maple tree on the southwest corner of the property between the building and the sidewalk is proposed for removal, but all efforts will be made to preserve it. The applicant is proposing to add a street -facing covered entry here, in order to better address Site Development and Design Standards, and is requesting the Tree Removal Permit in the event that the tree is damaged irreparably by construction disturbance in and around its critical work zone. The application further explains that there are substantial drainage issues on -site because the structure and the Maple tree are lower than the sidewalk and lower than the property to the south, essentially sitting in a hole which fills with rainwater that pools against the structure. With the proposed construction, substantial grading will be necessary to install French drains to address the drainage issues and to construct the proposed covered entry. The application notes that this work will disturb more than 25 percent of the root zone of the Maple tree. The application suggests that, as a general rule of thumb, trees can accommodate the stress of construction impacts when less than 25 percent of their root zone is impacted. The application indicates that the grading to address the drainage issues, cutting of the roots to install the French drains, and the impacts from construction of the street -facing entry and porch will have a negative impact on the health of the tree, and as such its removal has been requested although the applicant intends to attempt to preserve it. The application does not include an assessment of the tree's health, likely ability to PA-T 1-2020-00104 270 N. Laurel StAds Page 5 tolerate the proposed construction or any recommendations from a tree care professional for potential means to mitigate the anticipated impacts in order to preserve the tree. Absent more detailed and tree -specific information from an arborist, staff cannot make a finding that the removal is necessary to meet applicable standards, and a condition has been included below to require a revised Tree Protection Plan be provided that incorporates an arborist's recommendations to preserve the Maple tree. The applicant asserts that the prior removal of the ten -inch Ponderosa Pine and requested removal of the 14-inch Maple will have no impacts on erosion, soil stability, flow of surface waters, protection of adjacent trees or existing windbreaks. The application further explains that there are a significant number of deciduous and coniferous trees within 200-feet of the property, and the requested removals will not negatively impact tree densities, sizes, canopies or species diversity. The applicant emphasizes that both trees are small in stature when compared to their size at full maturity, and further points out that the ah•eady-removed Pine tree was prohibited under the Wildfire Hazards Ordinance. The applicant concludes that numerous mitigation trees are proposed to be planted throughout the project site, but that - due to the nature of the high -density multi -family development - no conifer trees are proposed. The street trees proposed to be planted are to be maintained per the specifications of the Recommended Street Tree Guide. Public Comments Received Subsequent to the mailing of a Notice of Complete Application (NOCA), four neighbors provided comments with regard to the proposal: ■ Neighbors Steve Morrell and Jude White indicated that the proposed improvements to the site and building will be a welcome addition to the neighborhood, but expressed concerns over the potential extension of underground electrical services from the existing transformer near their home and the potential impacts to the sidewalk, street, existing utilities, trees and landscaping. They also suggest that the Maple requires significant pruning, as it overhangs their property and is negatively impacting a tree on their property. ■ Neighbor Emily Santiago expressed concerns over the requested removal of the large maple tree and over on -street parking, explaining that many people from the alleyway park along the street. She questioned the number of units proposed and indicated that the proposal does not meet the on -street parking requirements of AMC 18.3.9.060, suggesting that there is insufficient on -street parking for the neighborhood to sustain eight additional units that violate the parking ordinances. ■ Neighbor Rick Landt expressed concern with the removal of the large Maple tree, noting that the tree is healthy and has a significant positive effect on the street as a street tree. Landt suggested that, since it would take at least 25 years to replace the presence of the existing tree, efforts should be made to preserve the tree, even if it necessitated modifications to the plan. He further suggested that the Tree Commission should have the opportunity to weigh in on the proposal. Landt also questioned the removal of a pine tree from the property, noting that he does not believe there is a pine tree on the property. PA-TI-2020-00104 270 N. Laurel St./dds Page 6 ■ Neighbor Chris Leishman opposes the removal of the Maple tree, noting that it shades the street and neighboring properties and suggesting that as the only mature shade tree on the property, it's removal will substantially impact "tree densities, sizes, canopies and species diversity within 200 feet of the subject property" contrary to the applicant's findings. With regard to removal of the Maple tree, the application explains that trees can generally accommodate construction impacts when less than 25 percent of their root zone is impacted, and here grading to address the longstanding site drainage issues, including cutting the roots to install a French drain, and the impacts from construction of the street -facing entry and porch will impact more than 25 percent of the root zone and adversely impact the health of the tree, and as such it's removal has been requested although the applicant intends to make every attempt to preserve it. The application does not include a specific assessment of the condition of the tree, its likely ability to tolerate the disturbance proposed, or any prescribed treatments (i.e. hand excavation, surgical cutting of roots, boring of utilities, utilizing a post -and -beam foundation) by a certified arborist which might be incorporated in the proposal to enable preservation of the tree. Absent more detailed information from an arborist, staff cannot make a finding that the removal is necessary to meet applicable standards, and a condition has been included below to require a revised Tree Protection Plan be provided that incorporates an arborist's recommendations to preserve the Maple tree. With regard for the concerns expressed by Steve Morrell and Jude White over the extension of electrical services and the potential impacts to the sidewalk, street, trees and landscaping, staff has spoken to the applicant and confirmed with the Electric Department. The Electric Department has recommended two options for extending services which the applicant is exploring: 1) Boring the service extension under the existing sidewalk in order to avoid impacts to the sidewalk, trees and landscaping; or 2) Opening excavation in the roadway behind the face of the curb, either of which should serve to minimize disturbance to the sidewalk corridor, landscaping and trees. Both options would extend services within city right-of-way, and the Electric Department Foreman has indicated that either one will meet the electric facilities needs for the project. The on -street parking requirement in AMC 18.3.9.060 cited y by neighbor Emily Santiago applies to subdivisions in the R-I zone approved through the Performance Standards Options subdivision chapter, and to Performance Standards subdivisions in R-2 and R-3 zones which are creating or improving public streets. In this instance, the subject property here is zoned R-3, and the proposal is not creating or improving a public street, and — as it is not requesting subdivision approval - is not subject to the Performance Standards Options chapter. As such, the applicable parking requirement for Site Design Review under chapter AMC 18.5.2 is to meet the standard off-street parking ratios from Table 18.4.3.040. Four one -bedroom units under 500-square feet require four parking spaces, and two two -bedroom units require 3 1/2additional spaces for a total of 7%2 spaces. The applicant has proposed to provide eight spaces between two carport structures which fully satisfies the off-street parking requirements. Applicable Criteria The criteria for Site Design Review approval are described in AMC Chapter 18.5.2.050 as follows: A. Underlying Zane: 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. PA-T1-2020-00104 270 N. Laurel St./dds Page 7 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. The criteria for Tree Removal Permit approval are described in AMC Chapter 18.5.7.040.B as follows: Hazard Tree. A Hazard Tree Removal Permit shall be granted if the approval authority finds that the application meets all of the following criteria, or can be made to conform through the imposition of conditions. a. The applicant must demonstrate that the condition or location of the tree presents a clear public safety hazard (i.e., likely to fall and injure persons or property) or a foreseeable danger of property damage to an existing structure or facility, and such hazard or danger cannot reasonably be alleviated by treatment, relocation, or pruning. See definition of hazard tree in part 18.6. b. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to section 18.5. 7,050. Such mitigation requirements shall be a condition of approval of the permit. 2. Tree That is Not a Hazard. A Tree Removal Permit for a tree that is not a hazard shall be granted if the approval authority finds that the application meets all of the following criteria, or can be made to conform through the imposition of conditions. a. The tree is proposed for removal in order to permit the application to be consistent with other applicable Land Use Ordinance requirements and standards, including but not limited to applicable Site Development and Design Standards in part 18.4 and Physical and Environmental Constraints in part 18.10. b. Removal of the free will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks. C. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone. d. Nothing in this section shall require that the residential density to be reduced below the permitted density allowed by the zone. In making this determination, the City may consider alternative site plans or placement of structures of alternate landscaping designs that would lessen the impact on trees, so long as the alternatives continue to comply with the other provisions of this ordinance. e. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to section 18.5. 7,050. Such mitigation requirements shall be a condition of approval of the permit. PA-T 1-2020-00 104 270 N. Laurel StAds Page 8 Decision The building and parking locations are existing, and while there are areas where the existing improvements do not conform to current standards, the addition proposed here is minimal and the proposal will greatly improve the building and site improvements by creating a new entry oriented to Laurel Street and adding new landscaping, open space for future tenants, and street trees to the now -empty parkrow planting strip. For staff, and for neighbors who have commented, a key issue is the requested removal of the 14- inch Maple tree along Laurel Street. Removal is requested in the event that grading to address long-standing site drainage issues, including likely cutting of roots to install a French drain and other site utilities, and the impacts from construction of the street -facing entry and porch impact the tree to a point that it cannot be preserved. Lacking an assessment by an arborist speaking to if and how the tree might be preserved and protected, staff cannot find that the removal is necessary to meet applicable standards and have accordingly conditioned that it be protected in a revised Tree Protection Plan. PA-T1-2020-00104 is approved with the following conditions. Further, if anyone or more of the following conditions are found to be invalid for any reason whatsoever, then PA-T1-2020-00104 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 plans submitted for the building permit shall be in conformance with those approved as part of this application. If the plans submitted for the building permit are not in conformance with those approved as part of this application, an application to modify this approval shall be submitted and approved prior to the issuance of a building permit. 3) That all requirements of the Fire Department shall be satisfactorily addressed, including approved addressing, fire apparatus access; fire flow; applicable fire sprinklers, hydrant, extinguisher or alarm requirements; and provisions for "Knox Box" key boxes. 4) That prior to any work in the public right-of-way, the applicant shall obtain any necessary permits from. the Public Works/Engineering Department. 5) That building permit submittals shall include: a) The identification of all easements, including but not limited to any required public and private utility easements, irrigation easements, mutual access easements, public pedestrian access easements, and fire apparatus access easements. b) The identification of exterior building materials and paint colors for the review and approval of the Staff Advisor. Colors and materials shall be consistent with those described in the application, and very bright or neon paint colors shall not be used. c) Specifications for all exterior lighting fixtures including placement, direction and shrouding. Exterior lighting shall be directed on the property and shall not directly illuminate adjacent proprieties. d) Final 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 the required size- and species -specific planting details and associated irrigation details 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. PA-T 1-2020-00104 270 N. Laurel StAds Page 9 e) Final utility, stormwater drainage and grading plans for the project for the review and approval of the Engineering, Planning and Building Divisions. The utility plan shall include the location of any necessary connections to public facilities in and adjacent to the development, including the locations of water lines and meter sizes, sewer mains and services, manholes and clean -outs, storm drainage pipes and catch basins. Any meters, cabinets, or vaults shall be located in areas least visible from streets, sidewalks and pedestrian areas, while considering access needs. Any necessary service extensions or upgrades shall be completed by the applicant at applicant's expense. fj 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 excavation or 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. g) Solar setback calculations demonstrating that all new construction complies with Solar Setback Standard A in the formula [(Height—6)/(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. h) Lot coverage calculations including all building footprints, driveways, parking, and other coverage areas. Lot coverage shall be limited to no more than 75 percent as allowed in the R-3 zoning district. i) That storm. water from all new impervious surfaces and runoff associated with peak rainfalls must be collected on site and channeled to the City storm water collection system (i.e., curb gutter at public street, public storm pipe or public drainage way) or through an approved alternative in accordance with Ashland Building Division policy BD-PP-0029. On -site collection systems shall be detailed on the building permit submittals. j) That a revised Tree Protection Plan consistent with the standards described in 18.4.5 be submitted for review approval by the Staff Advisor prior to the issuance of a building permit. The plan shall include the preservation and protection of the Maple tree and shall incorporate a certified arborist's recommendations for treatments to enable its protection (e.g. means of minimizing grading in the root zone, hand excavation, surgical cutting of roots, boring of utilities, utilizing a post - and -beam foundation, etc.). k) That a fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use Ordinance shall be provided prior to bringing combustible materials onto the property, and any new landscaping proposed shall comply with these standards and shall not include plants listed on the Prohibited Flammable Plant List per Resolution 2018-028. 6) That prior to the issuance of a building permit; a) A Tree Verification Permit shall be obtained. The Verification Permit is to inspect the installation of required tree protection fencing for consistency with the approved Tree Protection Plan. PA-T I-2020-00104 270 N. Laurel St./dds Page 10 b) That all necessary building permits fees and associated charges, including building permits, utility connections fees and applicable system development charges (less any credits) shall be paid. 7) That prior to the final approval of the project or issuance of a certificate of occupancy: a) All hadscaping, landscaping, including required recreational areas, one mitigation tree, and street trees in the Laurel Street parkrow selected from and planted according to the approved street tree list; and the irrigation system shall be installed according to the approved plan, inspected, and approved by the Staff Advisor. b) All utility service and equipment installations including undergrounding of existing overhead electric services shall be completed according to Electric, Engineering, Planning, and Building Departments' specifications, inspected and approved by the Staff Advisor. Each residential unit shall be provided its own electrical service and meter. c) That all exterior lighting shall be directed on the property and shall not directly illuminate adjacent residential proprieties. e) Screening for the trash and recycling enclosure shall be installed in accordance with the Site Design and Use Standards, and an opportunity to recycle site of equal or greater size than the solid waste receptacle shall be included in the trash enclosure as required in AMC 18.4.4.040. 10) That all garage/carport 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. Bill Molnar, Director Department of Community Development August 7 2020 Date PA-T I-2020-00104 270 N. Laurel St./dds Page 11 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 August 10, 2020 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for the Planning Action #PA-T1 -2020-00104, 270 N. Laurel. 7&nn fq, Aw SignatLke of Employee G.kUsersltrappA[)esktop\7e"lateslAiFFIOAV[T OF MAILING-Regan.dou 811012020 PA-T1-2020-00104 391E04CB2600 PA-T1-2020-00104 391 E04CB2601 PA-T1-2020-00104 391 E04CB2700 MCBRIDE JUDITH ANNE TRUSTEE E PYEATT-BONDURANT JACQUELYN MEAD ROBERT TRUSTEE 323 N LAUREL ST PO BOX 354 451 WILEY ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC200 MEZZETTA MARC D TRUST ET AL 202 NW 6TH ST CORVALLIS, OR 97330 PA-T1-2020-00104 391E04CC901 LOWRY MEREDITH L 180 VAN NESS AVE ASHLAND, OR 97520 PA-T1-2020-00104 391E04CC9200 SHELDON PAUL M JR 219 W HERSEY ST ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC10100 DAOLE MICHAEL 247 N LAUREL ST ASHLAND, OR 97520 PA-T1-2020-00104 391E04CC60003 SANFORD MARKIDEBORAH 258 A ST #1 ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC700 STEINBERGS JOHNICARMEN 248 N LAUREL ST ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC900 BELHUMEUR JASON M 176 VAN NESS AVE ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC9700 BLOCH LYLIA TRUSTEE ET AL 255 N LAUREL ST ASHLAND, OR 97520 PA-T1-2020-00104 391E04CC500 LANDT RICK 950 B ST #1 ASHLAND, OR 97520 PA-T 1 -2020-00104 391E04CC1100 DOWNEY SEAN M/JULIE E 160 VAN NESS AVE ASHLAND, OR 97520 PA-T1-2020-00104 391E04CC9300 ASHLAND OREGON RENTAL LLC 331 POMPADOUR DR ASHLAND, OR 97520 PA-T 1 -2020-00104 391 E04CC503 RW SIGNATURE PROPERTIES LLC 229 W HERSEY ST ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC1200 PADELLA LUCA ET AL 156 VAN NESS AVE ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC9400 PEIL THOMAS HANSEN TRUSTEE ET 335 GARFIELD ST ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC 10200 PA-T1-2020-00104 391 E04CC60001 POUPENEY PADDY ROSE TRUSTEE E MORRELL STEPHEN H TRUSTEE ET 1748 GOLDEN RAIN RD #1 260 N LAUREL ST WALNUT CREEK, CA 94595 ASHLAND, OR 97520 PA-T1-2020-00104 391E04CB2403 PISTOLE BRYANMESSICA C 120 WIGHTMAN ST #1 ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC800 KERN WILLIAM 298 W HERSEY ST #1 ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC9500 LEISHMAN CHRISTOPHER A ET AL 259 N LAUREL ST ASHLAND, OR 97520 PA-T1-2020-00104 391E04CC10300 COLLINGS DAVID LISCHRAN-COLLI 13236 E EVANS CREEK RD ROGUE RIVER, OR 97537 i PA-T1-2020-00104 391 E04CC504 LOWRY MEREDITH L 180 VAN NESS AVE ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC801 MCGRATH ROBIN D TRUSTEE ET AL 240 N LAUREL ST ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC9600 LETOURNEAU MIACHAEL W TRUSTEE 257 N LAUREL ST ASHLAND, OR 97520 PA-T1-2020-00104 391 E04CC12000 SUNCREST HOMES LLC PO BOX 1313 TALENT, OR 97540 PA-T1-2020-00104 391 E04CC1 2100 PA-T 1 -2020-00104 391 E04CC 12200 PA-T1-2020-00104391E04CC70000 COX FRED SERVANT MICHAEL AIMORESS RACH SISKIYOU SACRED SPACES LP 213 EASTBROOK WAY 308 N LAUREL ST 127 STRAWBERRY LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 r� �>e.� . �i�l!e��A9,Ia��haiJ�J5c3Y53GU, a .�x PA-T1-2020-00104 PA-T1-2020-00104 ROGUE PLANNING AND DEVELOPMENT KAS & ASSOCIATES 33 N. CENTRAL AVE SUITE 213 340 S. HOLLY ST MEDFORD, OR 97501 MEDFORD, OR 97501 PA—T1-2020-00104 RICK LINDEMANN PO BOX 386 ASHLAND, OR 97520 PA—TI-2020-00104 NOD 8.7.2020 33 a r, r d. w� < p P iX 'i5 E �f a�u JJ ry " q� Ch r� e aky r e. � G—d Gig ^r. i From: stick Landt To: planning Subject: Building Project at 270 N Laurel Street Date: Tuesday, July 14, 2020 2:41:26 PM [EXTERNAL SENDER] Hi There, I am writing about the planning action for 270 N Laurel (Planning action: PA-TI-2020-00104). It states that the applicant is requesting removal of the large maple tree adjacent to Laurel Street. The tree is healthy and has a significant positive effect on the street as a street tree. I spoke with the owner, Randy Signature, and he said he would like to save the tree, but that planning requirements were making that challenging. Since it would take at least 25 years to replace the presence of the existing tree, I would like to see the Planning Department staff work with this applicant to preserve the tree, even if it meant modifying conditions that have been imposed on the development for other reasons. As a community, we are prone to take the easy way out when it comes to trees in conflict with development. We have an opportunity in the case to reverse that trend. I urge all involved to find a way to accomplish that. If the plan to remove the maple tree remains, this planning action should be reviewed by the "free Commission. I believe they would have recommendations similar to mine. Also, I challenge the accuracy of the notice of application because the other tree listed for removal is a "pine." I don't believe there is a pine tree on the property. Sincerely, Rick Landt Received 7.14.2020 From: Derek Severson To: Steve Morrell; tp annirl4 Subject: Re: Comments for proposed apartment project at 270 N. Laurel St., Ashland, OR 97520 Planning Action # PA-Ti- 2020-00104 Date: Wednesday, July 08, 2020 1:19:11 PM Mr. Morrell, I've received your comments and will add them to the record. I'll reach out to Dave Tygerson and discuss the electric line routing as well. Thank you for your comments, - Derek Derek Severson, Senior Planner City of Ashland, Department of Community Development 51 Winburn Way, Ashland, OR 97520 PH: (541) 552-2040 FAX: (541) 552-2050 TTY: 1-800-735-2900 E-MAIL: dere.severson@ashland.or.us This e-mail transmission is the official business of the City of Ashland, and is subject to Oregon's public records laws for disclosure and retention. If you've received this e-mail in error, please contact me at (541) 552-2040. Thank you. From: Steve Morrell <stevemorre1147@gmai1.com> Sent: Wednesday, July S, 2020 12:46 PM To: Derek Severson <derek.severson@ashland.or.us> Subject: Comments for proposed apartment project at 270 N. Laurel St., Ashland, OR 97520 Planning Action # PA-T1-2020-00104 [EXTERNAL SENDER] Greetings: My wife, Jude White, and I live at 260 N. Laurel St, next door to the apartment building. After reading the description of the project and looking at the drawings, we agree that it will be a welcome addition to our neighborhood. We do have comments concerning two aspects of the project. Our primary concern is the electrical routing from the vault by the SW corner of our property to the apartments. As we understand it, the power can either be routed 1) from the vault directly west into N. Laurel St and then north, parallel to the curb, under the asphalt of the street OR 2) under the concrete sidewalk in front of our property to 270 N. Laurel. The second option, under the sidewalk, is much less desirable to us for the following reasons: a, potential damage to our fence and landscaping in our yard b. dalmageldestruction to landscaping and irrigation we installed in the park row between the Received 7.8.2020 sidewalk and the street c, disruption to sidewalk foot traffic into and past our house We have worked hard to create a welcoming and pleasing landscape for ourselves and our neighbors. We also cleaned and improved a very neglected and overgrown park row strip in front of our property. Since there is a viable alternative to trenching under the sidewalk, we request that the power instead be routed under the asphalt of the street, parallel to the curb. (See first picture below) Additionally, considering existing buried infrastructure, it appears that the obstacles (water and sewer lines) are essentially the same with either routing, except that the water line to the fire hydrant does not go under the sidewalk, but the two roof rainwater drains from 260 and 268 do run under the sidewalk into the street gutter. The irrigation line for the park row plants also runs under the sidewalk. Our secondary concern has to do with the 14" maple tree. This tree severely overhangs our house and property, and it needs to be pruned back significantly. It also encroaches on and is negatively impacting a Parrotia tree in the park row in front of our house. (See second picture below) We appreciate this opportunity to submit our comments concerning a project we support. We request that Dave Tygerson be made aware of our electrical routing concerns. Sincerely, Jude White and Steve Morrell (530) 926-5687 Received 7.8.2020 Received 7.8.2020 From: Cbris Lei man To; planning Subject: Discrepancy in Notice of Application: PA-T1-2020-00104 Date: Thursday, July 02, 2020 11:38:59 AM Attachments: Notice-Of-Application-PA-Ti-2020-OQ10 PA-T1-2020-00104 Aonilcation Matgri ls. d [EXTERNAL SENDER] To whom it may concern, The city has recently sent a "Notice of Application" to neighbors of the proposed development at 270 N Laurel St, Ashland, Oregon. The Notice of Application, a copy of which is attached, describes the proposal as a "request for Site Design Review approval to convert the existing four two -bedroom apartment units located at 270 North Laurel Street into six apartments". However, the Application Materials available only via the Ashland city website are a "Site Review for conversion of Four units to Eight units". Assuming the Application Materials are the correct proposal, it seems the Notice of Application is incorrect and a new notice should be furnished to all affected city residents. Sincerely, Chris Leishman Received 7.2.2020 From.* Qhris Leishmaq To: Rggan Trap CC- pfann_jng Subject: Re: Comment to planning action PA-TI-2020-00104 Date- Wednesday, July 01, 2020 6:10:37 PM [EXTERNAL SENDER] Correction: I believe that this statement is disingenuous and the removal of the tree will be done in any case to open access to an entryway" On Wed, Jul 1, 2020 at 3:00 PM Regan Trapp <_RQggn.Trapp Lq�ash land. orjus> wrote., Thank you. Your comment has been received. 111-277MMM-r MR, =- City of Ashland ReganjrappPashland.onus 541-552-2233 TTY 800,-735-2900 541-488-6006 (fiAx) This, email is official business of the City of Ashland, and it is subject to Oregon public records law for disclosure and retention. If you have received this message in error, please contact meat541-552-2233. Thank you. From: Chris Leishman [maitlto:chris@leishman.org] Sent: Wednesday, July 01, 2020 1:58 PM To: planning <p.lanning@aWa0d.or.u5> Subject: Comment to planning action PA-T1-2020-00104 [EXTERNAL SENDER] Subject property: 270 N Laurel Street From: Chris Leishman To: planning Subject: Comment to planning action PA-T1-2020-00104 Date: Wednesday, Iuly 01, 2020 1:58:11 PM [EXTERNAL SENDER] Subject property: 270 N Laurel Street Affected property owner: Chris Leishman Affected property owner address: 259 N Laurel Street Comment: The proposed plan includes a request to remove a 14" Maple. This is a large tree shading the street and neighboring properties. I respect that the application states that the tree is "proposed for removal, but all efforts will be made to preserve it, but incase of irreparable damage, a removal and replanting request is part of the application for site review." However, based on the design for the structure, I do not believe that this statement is disingenuous and the removal is necessary will be done in any case to open access to an entryway. Furthermore, this is the only remaining mature tree on the site, so I believe it will substantially impact "the tree densities, sizes, canopies, and species diversity within 200 feet of the subject property", contrary to the applicant's findings. The applicant also finds that the tree is "small in stature when compared to their size at full maturity", which is observably untrue. The application proposes replacement trees, but these will be unable to reach the same size or maturity in the near future. I request that the application be amended to require the 14" Maple tree to remain. Sincerely, Chris Leishman 259 N Laurel St Ashland OR 97520 Received 7.1.2020 Planning Department, 51 Winbuin Way, Ashland, Oregon 97520 CITY OF 541-488-5305 Fax:541-552-2050 www,ashland.or.Ljs TTY:1-800-735-2900 ASHLAND NOTICE OF APPLICATION PLANNING ACTION: PA-T1-2020-00104 SUBJECT PROPERTY: 270 N. Laurel Street OWN ER/APPLI CANT: RW Signature Properties, LLC DESCRIPTION: A request for Site Design Review approval to convert the existing four two -bedroom apartment units located at 270 North Laurel Street into six apartments, Four of these would be 492 square foot one -bedroom units, one would be a 780 square foot two -bedroom unit, and one would be a 984 square foot two -bedroom unit, The application also includes requests for Tree Removal Permits to remove two trees: a 14-inch Maple and a 10-inch Pine. COMPREHENSIVE PLAN DESIGNATION: High Density Multi -Family Residential; ZONING: R- 3; ASSESSOR'S MAP: 39 1 E 04CC; TAX LOT #'s: 503. OVER N-270'I'A-TI-2020-00104\NLaiirel,_270 PA-TI-2020-00104—NOCAmm The Ashland Planning Division Staff has received a complete application for the property noted on Page 1 of this notice. Because of the COVID-19 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 pjanni nq@ash land. oru—s . A copy of the application, including all docunnents, evidence and applicable criteria are available, online at "What's Happening in my City" at https://gj �.ashla�nd.or.gs/deveIo �tnent went o�sals/, Copies of application materials will be provided at reasonable cost, if requested. Under extenuating circumstances, application materials may be requested to be reviewed in -person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre -arranged appointment by calling (541) 488-5305 or emailing g r1nincL@.qshIanc!,gr. LIS. Any affected property owner or resident has a right to submit written comments to p1q0nin�g_@aqhIand.or.uS or to, the City of Ashland Planning Division, 51 VVinburn 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 submittal, Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on, the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision, (AMC 18.5,1 ,050.G) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. If you have questions or comments concerning this request, please feel free to contact Derek Severson at 541-552-2040 or derek.seversoaslilan_d.or.us. ActionAPAs by StrceW,\Lnure1\LaureT N 270TA-71-2020.00 I MNLRIte1_270 PA-T I -2U20-00104_ NOC doex SITE,, DESIGN AND USE STANDARDS 1K5�.050 The following criteria shall boused tnapprove mdeny anapplication: A. Underlying Zbnm�The om000a oompUeymdhoQofd� m nfVmundadyngzone�m�1&\ ��okd�ing�m�Umbed0zbuUd�Qaud yond setbacks, |nienea'an' d|men*ioms, density and floor area, lot ooxemUn, 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 bysubsection 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. f� Ewoepdbu to the Site Dmvelopsmmtamd Design Standards: The approval authority may approve exceptions to the Site Development and Design Standards nfpart 1&4if the circumstances |neither subsection 1 or2,below, are found toexist, 1. Tbemisadanonatrabledifficm@ymeedngthempeoifiorequiremamtsoftheSite0evulopmentandOesignStandardaduetoouniqummununua aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially nimpact adjacent properties; and approval nfthe exception in consistent with the stated purpose of the Site Development and Design; and the exception requested in the minimum which would alleviate the diffiouity.;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 ofthe Site Development and Design Standards. TREE REMOVAL 18,61.080 Criteria for Issuance of Tree Removal An applicant for mTree Removal Permit shall demonstrate that the following criteria are satisfied. The Staff Advisor may require an arborist'oreport to substantiate the criteria for a permit. A. Hazard Tree The Staff Advisor shall issue a bee removal permit for a hazard tree if the applicant demonstrates that m tree is a hazard and warrants . '- A hazard tree |mmtree that iaphyocaUydamaged tmthe degree that it is clear that Kis likely tofall and injure persons o[property, Ahazard tree may also include atree that islocated within pub|\chghtsofmuyendisuausingdammgohoexiobngpubl|oorphvetebmi|itienoreemioeuamdauohfaci)iUes or services cannot be relocated or the damage alleviated. The applicant must demonstrate that the condition orlocation nfthe tree presents aclear public safety hazard or a foreseeable danger of property damage to an existing structure and such hazard or danger cannot reasonably be alleviated bytreatment orpruning. 2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to AMC 18,61,084, Such mitigation requirements shall be a condition of approval of the permit. B� Tree that lsNot aHazmrd�The City shall issue atree removal permit for otree that isnot mhazard if the applicant demonstrates all nfthe following: i, The tree ioproposed for removal inorder topermit the application to be consistent with other applicable Ashland Land Use Ordinance requirements and standards, including but not limited to applicable Site Design and Use Standards and Physical and Environmental Constraints. The Staff Advisor may require the building footprint of the development to be staked to allow for accurate verification of the permit application; and 2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks; and 1 Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable alternative exists toa||mmthe property to be used as permitted inthe zone Nothing inthis section shall require that the residential density bereduced below the permitted density allowed by the zone, In making this determination, the City may consider alternative site plans or placement of Structures or alternate landscaping designs that would lessen the impact on trees, so long as the alternatives continue to comply with other provisions of the Ashland Land Use Ordinance, 4. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant toAMC 18,G1,084.Such mitigation requirements shall beacondition ofapproval oythe permit, (ORD2G61.2C8G;ORD2883'2082) 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 June 30, 2020 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for the Planning Action #PA-T1-2020-00104, 270 N. Laurel. kw (fl, &W_ Sig a re of Employee C:lUsersltrapprlDesktopl7emplateslAFFIDAVr r OF MAUNG_Regan.doox 613012020 76 Ti- < CD cl -/E Go to avery.Gam/templates �I Use Avery Template 5160 r. 391E04CB2403 PA-T 1 -2020-00104 PISTOLS BRYANMESSICA C 120 WIGHTMAN ST #1 ASHLAND, OR 97520 391E04CC800 PA-T1-2020-00104 KERN WILLIAM 298 W HERSEY ST #1 ASHLAND, OR 97520 391 E04CC200 PA-T1-2020-00104 MEZZETTA MARC D TRUST ET AL 202 NW 6TH ST CORVALLIS, OR 97330 391 E04CC801 PA-T1-2020-00104 MCGRATH ROBIN D TRUSTEE ET AL 240 N LAUREL ST ASHLAND, OR 97520 391 E04CC9600 PA-T1-2020-00104 391 E04CC9700 PA-T1-2020-00104 LETOURNEAU MIACHAEL W TRUSTEE BLOCH LYLIA TRUSTEE ET AL 257 N LAUREL ST 255 N LAUREL ST ASHLAND, OR 97520 ` ASHLAND, OR 97520 391E04CC12200 PA-T1-2020-00104 SERVANT MICHAEL A/MORESS RACH 308 N LAUREL ST ASHLAND, OR 97520 391E04CB2700 PA-T1-2020-00104 MEAD ROBERT TRUSTEE 451 WILEY ST ASHLAND, OR 97520 391 E04CC504 PA-T1-2020-00104 LOWRY MEREDITH L 180 VAN NESS AVE ASHLAND, OR 97520 391E04CC1200 PA-T1-2020-00104 PADELLA LUCA ET AL 156 VAN NESS AVE ASHLAND, OR 97520 391 E04CC9400 PA-T1-2020-00104 PEIL THOMAS HANSEN TRUSTEE ET 335 GARFIELD ST ASHLAND, OR 97520 391 E04CC 10200 PA-T 1 -2020-00104 POUPENEY PADDY ROSE TRUSTEE E 1748 GOLDEN RAIN RD #1 WALNUT CREEK, CA 94595 391 E04CB2600 PA-T1-2020-00104 MCBRIDE JUDITH ANNE TRUSTEE E 323 N LAUREL ST ASHLAND, OR 97520 391E04CC500 PA-T 1 -2020-00104 LANDT RICK 950 B ST #1 ASHLAND, OR 97520 391 E04CC901 PA-T1-2020-00104 LOWRY MEREDITH L 180 VAN NESS AVE ASHLAND, OR 97520 391E04CC9200 PA-T1-2020-00104 SHELDON PAUL M JR 219 W HERSEY ST ASHLAND, OR 97520 391 E04CC9500 PA-T1-2020-00104 LEISHMAN CHRISTOPHER A ET AL 259 N LAUREL ST ASHLAND, OR 97520 391 E04CC10300 PA-T1-2020-00104 COLLINGS DAVID L/SCHRAN-COLLI 13236 E EVANS CREEK RD ROGUE RIVER, OR 97537 391 E04CC700 PA-T 1 -2020-00104 STEINBERGS JOHN/CARMEN 248 N LAUREL ST ASHLAND, OR 97520 391E04CC900 PA-T1-2020-00104 BELHUMEUR JASON M 176 VAN NESS AVE ASHLAND, OR 97520 391E04CC12100 PA-T1-2020-00104 COX FRED 213 EASTBROOK WAY ASHLAND, OR 97520 391 E04CB2601 PA-T1-2020-00104 PYEATT-BONDURANT JACQUELYN PO BOX 354 ASHLAND, OR 97520 391E04CC503 PA-T1-2020-00104 RW SIGNATURE PROPERTIES LLC 229 W HERSEY ST ASHLAND, OR 97520 391 E04CC1100 PA-T1-2020-00104 DOWNEY SEAN MIJULIE E 160 VAN NESS AVE ASHLAND, OR 97520 391E04CC9300 PA-T1-2020-00104 ASHLAND OREGON RENTAL LLC 331 POMPADOUR DR ASHLAND, OR 97520 391E04CC10100 PA-T1-2020-00104 DAOLE MICHAEL 247 N LAUREL ST ASHLAND, OR 97520 391E04CC12000 PA-T1-2020-00104 SUNCREST HOMES LLC PO BOX 1313 TALENT, OR 97540 391E04CC60000PA-T1-2020-00104 391E04CC60001PA-T1-2020-00104 391E04CC60002PA-T1-2020-00104 MORRELL STEPHEN H TRUSTEE ET MORRELL STEPHEN H TRUSTEE ET SANFORD MARK/DEBORAH 260 N LAUREL ST 260 N LAUREL ST 258 A ST #1 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 A�ERY 5160u asy ee ressLabels I =: o o avery.comtemplates;: Use Ave Tem late 5160 r i Bent! along line to expose Pop-up Edge = k p 391E04CC60003 PA-T1-2020-00104 SANFORD MARKIDEBORAH 258 A ST #1 ASHLAND, OR 97520 391E04CC70000 PA-T1-2020-00104 SISKIYOU SACRED SPACES LP 127 STRAWBERRY LN ASHLAND, OR 97520 PA-T1-2020-00104 ROGUE PLANNING AND DEV 33 N. CENTRAL MEDFORD, OR 97501 PA-T1-2020-00104 PA-T1-2020-00104 PA-T1-2020-00104 KAS AND ASSOCIATES LINDEMANN DESIGN NOC 6.30.2020 340 S. HOLLY STREET PO BOX 386 35 MEDFORD, OR 97501 ASHLAND, OR 97520 Allez a avery.ca/gabarits � Utilisez le Gabarit Avery 5160 1i Date Received Applicant's Statement of Completeness (To be completed by the Applicant and returned to the City of Ashland Re: PA-T 1 -2020-00104,270 N. Laurel St. Date Application Expires: October 11 2020 (to be completed by staff) Pursuant to an Incompleteness Determination, I, the undersigned applicant or agent for the applicant, elects one of the three options below by initialing: .._ 1. Submit All of the Missing Information (Initial of elected)', I am submitting all of the information requested in the Incompleteness Determination letter. Unless checked below, I am requesting that the City of Ashland Planning Division review this additional information within 30 days of submission to determine whether the application is complete. I understand that this 30-day review for completeness period for the new information preserves my opportunity to submit additional materials, should it be determined that the application is still incomplete after the second review. (Note: The 120-day period for the City of Ashland's final determination of compliance with applicable criteria does not commence until the additional review for completeness period is completed.) Check if do.*ed I waive further review of the information submitted for completeness and direct review of the information submitted for compliance with the Community Development Code criteria, regardless of whether the application is, in fact, later determined by the staff to be incomplete. I understand that by checking the above statement, the application will be evaluated based upon the material submitted and no notice of any missing infonnation will be given. Y material information is missing rom the aRplication, the application will ail to meet the burden o showing that all criteria are met, and the application will be denied. Community Development slept 20 E. Main Street Ashland. Oregon 97520 www.ashland.or.us Tel: 541-552-2040 Fax: 541.552-2050 TTY: 800-735-2900 derek.seversonfa.ashland.or.us Received 6.11.2020 2. Submit Some of the Requested Information: (Int0al �f elected)' Decline to Provide Other Information I am submitting some of the information requested and declining to submit other information requested in the Incompleteness Determination letter. I understand that bv declining to submit all in ormation the Ci of Ashland believes necessaa, the Ashland Planning Division may conclude that the qpplicable criteria are not met and a Denial will be issued or recommended. (_ 3. Decline to Provide any of the Requested Information (Initial of elected). I decline to provide any of the information requested. I understand that the Cornmuni(y Development Department may conclude that the applicable criteria are not met and a Denial will be issued or recommended. S�gne and Acknowledged (Applicant or Agent) 6.10.2020 .................. Bate Return to: City of Ashland, Planning Division ( Tannin ashland.or.us ) Attn: Derek Severson, Senior Planner c/o City Hall, 20 East Main Street Ashland, OR 97520 Community Development Dept. 20 E. Main Street Ashland, Oregon 97520 www.ashiand.or.us Tel: 541-552-2040 Fax:541-552-2050 TTY: 800.735-2900 derek.seversonAa ashland.or.us Received 6.11.2020 RW SIGNATURE PROPERTIES LLC Site Review for conversion of four units to six units 270 North Laurel Street Received 6.11.2020 June 10, 2020 Multiple Family Site Design Review Convert four apartment units at 270 Laurel Street to six apartment units Property Owner: Building Design: Landscape Design/Arborist: Engineering Services: RW SIGNATURE PROPERTIES, LLC 229 W HERSEY STREET ASHLAND, OR 97520 LINDEMANN DESIGN LLC PO BOX 386 ASHLAND, OR 97520 MADERA DESIGN WELLS FARGO LANE CENTRAL POINT, OR 97502 KAS & ASSOCIATES 304 S HOLLY STREET MEDFORD, OR 97501 Surveyor: POLARIS LAND SURVEYING PO BOX 459 ASHLAND, OR 97520 Planning Consultant: ROGUE PLANNING & DEVELOPMENT SERVICES 33 N CENTRAL AVE. STE. 213 MEDFORD, OR 97501 June 10, 2020 Recelvea,64 •2020 270 N Laurel Street Subiect Propert Address: 270 North Laurel Map & Tax Lot: 391E04CC 503 Comprehensive Plan Designation: High Density Multiple Family Residential Zoning: R-3 Adjacent Zones: R-3 and Employment (E-1) Overlay Zones: Performance Standards Overlay Detail Site Review Standards Lot Area: .272 / 11,848 sf Outdoor Recreation Space: 947.84 sf Provided: 1,127.98 sf Allowed Density 18.2.5.080: .272 X 20 = 5.44 units Units less than 500 SF = .75; .75 X 4 = 3 Units more than 500 SF 2 Total Proposed: 5 dwelling units Allowed Lot Coverage: 75% of lot area = 8,886 sf Request: A request for a site review approval to modify the existing four, two -bedroom apartment units to six apartments. There are four, 492 square foot, one -bedroom apartment units and two, two -bedroom units. One of the two -bedroom, two bath units is proposed as 984 square feet in area. The other is prosed as 780 square feet in area. The proposed increase units are generally within the same existing footprint of the current building. A small area of the ground floor requires reconstruction due to the structural condition, and a minor addition to the second -floor eastern most unit. The additions comply with all setbacks and coverage standards. There are two trees proposed for removal. Property Description: The subject property is on the east side of North Laurel Street. The property is to the south of the railroad tracks, southwest of the intersection of West Hersey Street and North Laurel Street. The property was occupied by a circa 1965, two story, four -unit, two -bedroom apartment structure. The four units were accessed by entry doors on the north side of the structure. Each unit had a small private patio area along the south property line. A second story balcony area was provided along the north side of the structure. June 10, 2020 Receive0 26f Al .2020 270 N Laurel Street A dirt parking area is between the structure and the north property line. The structure was in very poor cosmetic condition on the interior and exterior. All non-structural elements have been removed and the site cleaned up from its previous derelict condition. The property is ready for renovation and rehabilitation. Utilities: Water: There is a four -inch water main within the Laurel Street right-of-way. There is an existing one - inch water meter feeding the current structure. Sanitary Sewer: There is an 12-inch sanitary sewer line in Laurel. Electrical: There is an existing transformer directly to the South/West of the property and will be the proposed tie in for the new transformer serving the proposed upgrade within the property. Storm Sewer: There is a twelve -inch storm sewer line under Hersey Street. Directly adjacent to the property. All necessary utilities are available to serve the proposed units. Natural Features: The site is largely devoid of natural features. There is a maple tree in front of the structure on the south side of the property. There is smaller stature Deodar Cedar to the north of the driveway. A small stature Ponderosa Pine tree was present along the east property line, this tree has been removed to facilitate the repair of an irrigation ditch. Detailed Proposal: A request for a site review approval to modify the existing four, two -bedroom apartment units to six apartments. There are four, 492 square foot, one -bedroom apartment units, and two, two -bedroom units that are 780 square feet and 984 square feet in area. The propose renovations are generally with the existing footprint of the current building. A small, single -story structure addition at the rear (east side) of the structure will be removed and replaced. The addition is proposed to comply with all setbacks. The floor joists of the studio unit at the east end of the structure are proposed to extend to the south with the reconstruction of the east end of the structure. This proposed addition complies with setbacks as well. June 10, 2020 Receiveo hf A 1.2020 270 N Laurel Street The property density is 5.4 dwelling units. There are five (5) dwelling units proposed, the two, two - bedroom units and the four, less than 500 square foot units (.75X 4 = 3) which each are considered .75 of a unit for density purposes. Using the majority of the existing footprint and fagade of the current structure, party walls will be reconfigured to accommodate four, one -bedroom apartments, and the two, two -bedroom units. The proposed development will provide small units with well -designed floor plans to maximize the small square footage of each unit. Substantial exterior modifications are proposed that update and enhance the exterior. The ground floor unit on the west end of the structure is proposed have a covered entry facing Laurel Street. The property is within the National Historic District Boundaries, but outside of the Ashland Historic District boundaries. The proposed exterior modifications are a substantial improvement over the existing fagade and the improvements will enhance the adjacent properties. A large balcony that provides access to each upper level unit is proposed to enhance the living experience of all second -floor apartments. The ground floor units will each have an 11' X 20' patio and yard area. Above ground stormwater infiltration system is proposed along the north property line that bioswale is proposed on the North/West side of the property for water retaining during heavy rainfall events. Parking: Eight parking spaces are required for the six apartment units. There are eight parking spaces provided in the two proposed parking structures thus providing complete onsite parking for tenants. Covered parking is provided in two carport structures. A five -bay carport is proposed along the north property line and a three -bay carport along the east side of the property. These north carports are proposed to have a storage shed with lockable bicycle parking. Two storage sheds are proposed north of the driveway for the east carports that do not have the storage shed incorporated. There is ample on -street parking in the vicinity for any visitors. Landscaping and Trees: A detailed landscaping plan has been provided with the proposed site improvements. There are ample open spaces for the enjoyment of the tenants. Two trees are proposed for removal. A pine tree that was on the irrigation easement was removed when the irrigation line was repaired recently. The other tree proposed for removal is actually going to have every attempt made to save it but substantial grading and site work is necessary to accommodate proper drainage, thus the tree may ultimately need to be removed. Overall, the applicant contends the construction of six, well designed, energy efficient, small apartments with large open spaces, and covered parking that will be a complement to the existing June 10, 2020 Receiveo hf.111 .2020 270 N Laurel Street residential development pattern in the neighborhood, and be a massive improvement over the previous conditions of the property. June 10, 2020 RecelveO 5& 111 .2020 270 N Laurel Street FINDINGS OF FACT Site Development Design Standards Approval Criteria: Ashland Municipal Code 18.5.2.050 A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. Finding: The subject property is zoned R-3, High Density Multiple Family Residential. The parcel is 11,848 square feet (.27 ac) and exceeds minimum lot area and minimum lot dimensions in the R-3 zone. The property is presently a non -conforming site due to the conditions of the parking area, landscaping, refuse area screening, and orientation standards for multi family development. The proposal brings the site completely into conformance with the code and seeks no exceptions or variances. The proposal is to redevelop the four -unit apartment into a six plea with minimal structural additions. To accommodate new construction, an existing, single story portion of the building that has a shed roof on the east side of the structure is proposed to be reconstructed to code. An additional 35.85 square feet is proposed to be added on the south side of the upper floor, eastern unit. This provides additional floor area for the small space that complies with side and rear yard setbacks. Through the incorporation of strong architectural elements, the building that previously only had an artistic shingle work of an eagle presented to the public street now complies with the City's orientation standards. The Laurel Street facing fagade incorporates windows, covered front entry, and large windows on the second story facing Laurel Street. There are varying roof forms, pitches and heights to break up the mass of the structure. The solar setback standards are met with the development due to the substantial setback from the north property line and that the Railroad right-of-way is beyond the property line. Density. The proposed density complies with the allowed density standards found in AMC 18.2.5.080. The proposed project also requests density bonuses for Conservation Housing. Allowed Density 18.2.5.080: .272 X 20 = 5.44 dwelling units June 10, 2020 Receive0 66f.il .2020 270 N Laurel Street Proposed Density. Five units, of the purposes of density calculations are proposed. There are two, two - bedroom units and four units that are less than 500 square feet in area. These are considered .75 of a unit for density purposes. The six units proposed complies with density standards. All of the units are proposed to have on energy efficient envelope. The units are proposed to have LED and energy efficient appliances. Lot Coverage: Proposed impervious areas including building footprints, pathways, parking areas, patios and decks is approximately 7,320 SF, for a total lot coverage of 61.8 percent, substantially less than the maximum of 75 percent in the zone. Parking: The proposed eight -space parking lot provides half of the parking spaces proposed as compact width. The parking area is accessed via a 24 foot wide drive aisle. The parking area is proposed as two, carport structures. The longer carport structure along the north property line is proposed to have a storage cabinet at the end of each carport. There is a detached storage shed between the carport structure along the north property line and the structure along the east property line. The parking area is proposed to be covered with carport structures. These will provide complete shade, they are not intended to hold solar panels as they are structure that will minimize any adverse environmental and microclimatic impacts because the all of the parking spaces will be covered. The eight covered parking spaces, and that the parking lot is designed in a manner that captures and treat run off with a landscape bioswale on the north side of the parking area and the north side of the carports along the track leading to a bioswale at the northeast corner of the property. one covered bicycle parking space is required for each unit. In order to provide for bicycle security, a hanging bicycle rack for a single bicycle will be provided within each unit. The new development has a circulation system that accommodates expected traffic on -site. Pedestrian connections through the site and to the street is provided on the site plans. Energy Usage: All of the units within the proposed development will be constructed very energy efficient when compared to the existing structure. A detailed analysis of the actual energy consumption has not been determined. The units will be high performance, using the best practices and innovative construction technologies to gain efficiencies in design, energy systems, and materials for increased energy efficiency, superior indoor air quality, lower water usage and responsible use of natural resources. B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). June 10, 2020 Receive0-BfA .2020 270 N Laurel Street Finding: Though with the Detail Site Review Zone, it does not appear applicable for the subject property. C. Site Development and Design Standards. Finding The proposed site development complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. The proposed covered parking is to the side of the residential structure. There are short travel distances from the parking spaces to the entrances of the dwellings. The parking spaces are visible from the windows of the units and open space areas. The layout and design do not provide for vulnerable areas that are not visible from the units and open space. Each unit will have a shrouded yard light that provides down -lighting and security for the unit but will not directly illuminate adjacent properties. No plant materials are proposed that prevent surveillance of the open space and balconies. 18.4.2.030 -- Residential Development C. Building Orientation. 1.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. Finding The unit on the Laurel Street side of the structure will have a covered entrance visible from the public street. A walkway leads from the parking areas to the ground floor units and to the stairway that accesses the upper story units. 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. Findin No parking is proposed between the buildings and the street. All parking is located to the side and rear of the structure. June 10, 2020 ReceivaO s6f A • `020 270 N Laurel Street 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. Finding. No build to line is present on Laurel Street. The front porch provided on the west end of the structure facing Laurel is setback IS -feet, the minimum in the zone. D. Garages. 1. Alleys and Shared Drives. Where a lot abuts a rear or side alley, or a shared driveway, including flag drives, the garage or carport opening(s) for that dwelling shall orient to the alley or shared drive, as applicable, and not a street. Finding: There are carport proposed for the improved parking area. The property does not have alley access. 2. Setback for Garage Opening Facing Street. The minimum setback for a garage (or carport) opening facing a street is 20 feet. This provision does not apply to alleys. Finding The front facade of the carports are rotated 60 degrees away from the street. The carport is considered "side loading" as it is more than a 45 degree from the street. The fagode of the carport is 16" — 9". 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. Findi_n. The building design and materials are compatible with the surrounding area. The units are proposed to have a board and batten style ground floor, a wide belly band to provide distinction between the stories, and cement fiber board shingle siding on the second floor. The structure is proposed to have a composition shingle roof, gables are being added for the entry doors of the second story units. The stair and balcony railings are proposed as wood and metal barriers. Vinyl slider windows are proposed. Example paint colors are provided on the renderings, if not exact matches, the chosen paint colors will not be bright primary or neon colors. June 10, 2020 ReceiveO 96fi Al .2020 270 N Laurel Street F. Streetscape. One street tree chosen from the street tree list shall be placed for each 30 feet of frontage for that portion of the development fronting the street pursuant to subsection 18.4.4.030.E. Finding: There is a narrow parkrow along the frontage of the property. Five, small street trees are proposed in the parkrow. G. Landscaping and Recycle/Refuse Disposal Areas. Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18.4.4. Finding: A common refuse area will be provided in a screened area adjacent to the parking area. The common refuse area will comply with the City's standards for screening and to meet the needs of Recology. 18.4.4.030 Landscaping and Screening Finding: The proposed landscaping plan and the irrigation plan that will be submitted with the building permits complies with the Irrigation and Water Conserving Landscaping requirements of the City of Ashland and the standards to meet Earth Advantage point requirements. The conceptual landscaping plan submitted with the application has been designed so that plant coverage of 90 percent within five years of planting is met. The landscaping in the Storm Water treatment facilities will be planted with water -tolerant species. The proposed landscaping has been designed for crime prevention and defensible space to allow for natural surveillance. Proposed landscaping will comply with the Fire Prevention and Control Plan Standards. The lighting will be provided in a manner that will provide for pedestrian safety, property identification, and crime prevention. The standards are such that no direct illumination onto adjacent residential properties is anticipated. Light poles of not more than 14 feet in height for the pedestrian facilities ore proposed. Light fixtures will not block accessibility. H. Open Space. Residential developments that are subject to the provisions of this chapter shall conform to all of the following standards. 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. Findin June 10, 2020 ReeeivoWi& 91.2020 270 N Laurel Street There is 947.84 square feet of the lot area required as open space for use by the tenants of the development. There is 1,300square feet of recreational areas proposed. 2. Surfacing. Areas covered by shrubs, bark mulch, and other ground covers that do not provide suitable surface for human use may not be counted towards this requirement. Finding: There is more than 1,300 square feet of recreational open spaces proposed. These areas are decks, patio areas and garden area. 3. Decks and Patios. Decks, patios, and similar areas are eligible for open space. Findin There are decks and patio areas that provide large open spaces for the tenants. There is 702 square feet of patio area along the south side of the structure. The eastern unit has a large private deck area that is over 200 square feet. There is a small garden and lawn area that is 1,300 square feet of recreational open space area. There a 404 square foot lawn that is not counted in this total, to the south of the driveway. 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. Finding: Not applicable Tree Preservation, Protection, and Removal 18.4.5.030 Tree Protection: Applicant's Finding: The large deodar cedar to the north of the driveway is proposed for protection. The Cedar tree will be preserved with six-foot fencing, placed approximately at the dripline of the trees, protected throughout the duration of construction. See the attached tree removal and tree protection plan. 18.5.7 Tree Removal: B. Tree Removal Permit. a. The tree is proposed for removal in order to permit the application to be consistent with other applicable Land Use Ordinance requirements and standards, including but not limited to applicable Site Development and Design Standards in part 18.4 and Physical and Environmental Constraints in part 18.3.10. June 10, 2020 ReceivPW,&I91 .2020 270 N Laurel Street Finding: There are three trees greater than six inches in diameter at breast height (DBH) on or directly adjacent to the property. Of these, one, 10" Ponderosa pine tree has been removed inadvertently during the repair of an irrigation line along the north property line. Additionally, there is a 14-inch maple tree on the southwest corner of the property near the structure. This tree is proposed for removal, but all efforts will be made to preserve it, but incase of irreparable damage, a removal and replanting request is part of the application for site review. It is proposed for removal to allow for the front entrance on the western most unit that faces Laurel Street. One of the primary concerns raised in the pre -application was the structures lack of orientation to the street. To remedy this, a street facing entrance and covered stoop are proposed. There are substantial drainage issues presently on -site because the structure and the maple tree are lower than the sidewalk and lower than the property to the south, in a hole. This "hole" fills with rainwater which then pools against the structure. With the proposed construction, substantial grading will be necessary to install French drains and to construct the stoop. This will disturb more than 25 percent of the root zone of the maple tree. As a rule of thumb, trees can "handle" the stress of construction impacts when less than 25 percent of the root zone is impacted. The grading to address the drainage issues, and the cutting of the roots to install the French drains and the impacts from construction of the front entry and porch will have a negative impact on the health of the tree which is why it is requested for removal. b. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks. Finding The removal of the 10" Ponderosa pine and the 14" maple have no impacts on erosion, soil stability, flow of surface waters, and protection of adjacent trees or existing windbreaks. c. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone. Finding: There are a significant number of deciduous and confer trees within 200 feet of the property. The removal of the trees will not have a negative impact on the densities, sizes, canopies or species diversity. Both trees are small in stature when compared to their size at full maturity. The Pine tree is also prohibited per the Wildfire Hazards Ordinance. June 1.0, 2020 ReceivPd L I91 .2020 270 N Laurel Street d. Nothing in this section shall require that the residential density to be reduced below the permitted density allowed by the zone. In making this determination, the City may consider alternative site plans or placement of structures of alternate landscaping designs that would lessen the impact on trees, so long as the alternatives continue to comply with the other provisions of this ordinance. Finding: The proposal complies with residential densities. The removed trees provides no significant environmental benefits that will not be achieved in the near future with the proposed replacement trees. e. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to section 18.5.7.050. Such mitigation requirements shall be a condition of approval of the permit. Finding: Numerous mitigation trees are proposed to be planted throughout the project site. Due to the nature of the development, high -density multi family, no conifer trees are proposed. The trees will be planted and maintained per the specifications of the Recommended Street Tree Guide. 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. Findin Adequate city facilities exist to service then proposed development. Water: There is a 4-inch water main in Laurel Street. A 1-inch water meter serves the property from Laurel. There is a fire hydrant at the southwest corner of the Laurel Street and the RR Tracks/Hersey Street. Sanitary Sewer: A 12-inch sanitary sewer main is present in Laurel. Electrical; There is overhead power on the East side of Laurel, across from the property. There is a vault to the south of the on the east side of Laurel Street. The power will be brought to the site underground from this location and feed a bank of meters. Storm Sewer: There is a 12-inch storm drain line present in Laurel Street. The proposed post development peak flow of stormwater from the site do not exceed pre -development flows. June 10, 2020 Reeeiuodi&191 .2020 270 N Laurel Street Laurel is paved with curb, gutter, four foot park raw and sidewalk. The proposed development has graveled driveway. With the proposed site improvements, the driveway is proposed to be improved. 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. Finding: No exceptions to the Site Development and Design Standards are proposed. Public Facilities 18.4.6.020 B. Exceptions and Variances. 1. Exception to the Street Design Standards. Findin The street improvements of Laurel Street are existing, non -conforming. There are no changes to the frontage proposed that would necessitate relocation of the existing improvements. a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. Finding: The location of the public infrastructure, and street trees along the frontage and at the intersections, would require relocation of the sidewalk to create a parkrow at a high cost to the property owner that is unnecessary when the improvements exist along the entire block length of Laurel Street. b. The exception will result in equal or superior transportation facilities and connectivity considering the following factors where applicable. June 10, 2020 Receiv�d1191.2020 270 N Laurel Street Finding: The connectivity of the property and the neighborhood is retained. The installation of street trees will improve the pedestrian facilities. i. For transit facilities and related improvements, access, wait time, and ride experience. Not applicable ii. For bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of bicycling along the roadway), and frequency of conflicts with vehicle cross traffic. Laurel is a `shared' streets without dedicated bicycle lanes. The proposal will not have a negative impact on the bicycle facilities. iii. For pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of walking along roadway), and ability to safety and efficiency crossing roadway. The proposal is to retain the existing sidewalks and plant two street trees in the parkrow. c. The exception is the minimum necessary to alleviate the difficulty. Finding The exception is the minimum necessary to alleviate the difficulty of improving to full city standards because the existing pedestrian environment is established. d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection 18.4.6.040.A. Finding: The purpose and intent contain standards for street connectivity and design as well as cross sections for street improvements including installation of new streets and improvements to existing streets. The preservation of the existing sidewalk along the frontage that maintains connectivity is consistent with the standards. Conclusion: In conclusion, the project team finds that the proposed development will be a welcome addition in the high -density, multi -family residential neighborhood. According to the City of Ashland Housing Needs Analysis and the Rental Needs Analysis, the present needed housing type in Ashland is 500-square foot and less, apartment dwellings. This proposal provides for a much -needed housing type and upgrades a derelict property. 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'._, ... ........ _. ............... ._,.-.__, _. ._......_ .-___ ._... ,, ..,.._ lni&11 Tanning :Division 51 Winburn Way, Ashland OR 97520 CITY OF 541-489-5305 Fax 541-488-6006 ASHLAND DESCRIPTION OF PROJECT Site Design Review to convert four unit 5 to eight units lies s than 500-aF- DESCRIPTION OF PROPERTY Street Address 270 Laurel Street Pursuing LEED@ Certification? El YES WN0 Assessor's Map No, 39 1 E 04CC Tax Lot(s) 503 Comp Plan Designation High Density Multi -Family ResidgLitial APPLICANT Rogue Planning & Development Services LLC 541-951-4020 E-Mail amygunter.pf;,anning(a-_)qmail.com Name Phone Address 33 N Central Avenue, Suite 213 PROPERTY OWNER Name Address RW Signature Properties, LLC Phone 229 W Hersey Street City Medford Zip 97501 — 541-631-8467 E-Mail gmail.cgrrl SURVEYOR, ENGINEER, ARCHITECT LANDSCAPE ARCHITECT, OTHER Title Engineer Name HAS & Associates, -Phone City Ashland -Zip 97520 E-Mail ash landdes,ign@gmail.com Address 340 S Holly STreet City Medford —Zip 97501 — Title Building Designe Name Rick Lindemann, Lindemann De-%Bne E-Mail lick@lindemanndesigln.com Address PO BOX 386 City Ashland -zip 97520 I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings effect, are in all respects, true and correct. i understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that f 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 likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to be removed at my expense. If I have any doubts, I am advised to seek competent professional advice and assistance, —A I (7miltei- 04/10/2020 Applicant's Signature Date As owner of the property involved in this request, I have read and understood the complete application and its consequences to me as a property owner. Apr 10,2020 Property Owner's Signature (required) Date rra be COMPIOW by City staff Date Received 4,14.2020 Zoning Permit TypejyE2 Filing Fee $ OVER Rec.eived 4 14,2020 RW SIGNATURE PROPERTIES LLE Site Review for conversion of Four units to Eight units 270 North Laurel Street �Received 4,14,2020 Subject Property Address: Map & Tax Lot: Comprehensive Plan Designation: Zoning: Adjacent Zones: Overlay Zones: Lot Area: Outdoor Recreation Space Provided: Allowed Density 18.2.5.080: Proposed Density Bonus: Conservation Housing — max 15% Units less than 500 = .75; Total Proposed: Allowed Lot Coverage: 270 North Laurel 391E04CC503 High Density Multiple Family Residential R-3 R-3 and Employment (E-1) Performance Standards Overlay Detail Site Review Standards .272 / 11,848 sf 947.84 sf 1,127.98 sf 272 X 20 = 5.44 units 5.44 X.15 = .816 (6.256 DU) .75X8=6 6 dwelling units 75% of lot area = 8,886 sf Request: A request for a site review approval to modify the existing four, two -bedroom apartment units to eight apartments. There are seven, 492 square foot, one -bedroom apartment units and one, 288 square foot studio unit within the same existing footprint of the current building. A small area of the ground floor requires reconstruction due to the structural condition, a small addition is proposed in this location, and a minor addition to the second -floor studio unit. The additions comply with all setbacks and coverage standards. There are two trees proposed for removal. Property Description: The subject property is on the east side of North Laurel Street. The property is to the south of the railroad tracks, southwest of the intersection of West Hersey Street and North Laurel Street. The property was occupied by a circa 1965, two story, four -unit, two -bedroom apartment structure. The four units were accessed by entry doors on the north side of the structure. Each unit had a small private patio area along the south property line. A second story balcony area was provided along the north side of the structure. Received 4.14.2020 6.21 dwelling units. Since the units are all less than 500 square feet, they count as .75 of a unit for density purposes, Eight units of less than 500-square feet in area is equivalent to six dwelling units. Using the majority oƒtheexist|mg footprint and fa�adenfthe current structure, party walls will be reconfigured to accommodate seven, one -bedroom apartments, and a 288 square foot studio, unit. The proposed deveommlemtwill provide small units with well -designed floor plans tomaximize the small square footage mfeach unit. Substantial exterior modifications are proposed that update and enhance the exterior. The ground floor unit mnthe west end ofthe structure isproposed have a covered entry facing Laurel Street. The property is within the National Historic District Boundaries, but outside of the Ashland Historic District boundaries, The proposed exterior modifications are a substantial improvement over the existing fa�adeand the improvements will enhance the adjacent properties,. Alarge balcony that provides access toeach upper level unit is proposed Lnenhance the living experience of all second -floor apartments. The ground floor units will each have amII~X28 patio and yard area. Abmvegroumd stmrmyva1erinfiltration system is proposed along the north property line that bimeuvale is proposed on the North/West side of the property for water reta:ining during heavy rainfall events. Parking: Eight parking spaces are required for the eight small apartment units. Eight parking spaces are provided in the two proposed parking structures thus providing complete o,nsite parking for tenants. One ADA, van accessible parking space is provided, Covered parking is provided in two carport structures. Afive-bay carport isproposed along the north property line and a three -bay carport along the east side ofthe property. These north carports are proposed tohave astorage shed, with lockable bicycle parking. Two storage sheds are proposed north of the driveway for the east carports that do not have the storage shed incorporated, There is ampile on -street parking in the vicinity for any vis,itors. Landscaping and Trees: 4detailed UamdscVpimg plan has been provided with the proposed site improvements. There are ample op,enspacesfor the enjoyment mfthe tenants. Two trees are proposed for removal. A pine tree that was on the irrigation easement was removed when the irrigation line was repaired recently. The other tree proposed for removal is actually going to have every attempt made to save itbut substantial grading and site work |snecessary toaccommodate proper drainage, thus the tree may ultimately need tmberemoved. ovemal�the applicant contends the construction ofeight, uve|dedgoed,emergyefficient,snnaU apartments with a liarge open community space and covered parking will be a complement to the exist�ingresidential development pattern imthe neighborhood and amassive irmproYermen1over the previous conditions ofthe property. Rer6 d 4^14,20210 Density: The proposed density complies with the allowed density standards found in AMC .18.2.5.080. The proposed project also requests density bonuses for Conservation Housing. Allowed Density 18.2.5.080. .272 X 20 = 5.44 dwelling units Proposed Density: The proposal seeks density bonuses for Conservation Housing for a requested increase of 15 percent (5.44 X .15 = 6.256) Each unit is proposed to be less than S00 square feet and is considered .75 of a unit for density purposes. The eight units proposed is equal to 6.256 larger units. All of the units are proposed to have an energy efficient envelope. The units are proposed to have LED and low electric usage appliances. All of the proposed units will comply with Earth Advantage and Energy Star Requirements for new construction. Lot Coverage: Proposed impervious areas including building footprints, pathways, parking areas, patios and decks is approximately 7,426 SF, for a total lot coverage of 62.7 percent, substantially less than the maximum of 75 percent in the zone. Parking: The proposed eight -space parking lot provides for an ADA accessible parking space. Half of the parking spaces are proposed as compact width. The parking area is accessed via a 24 foot wide drive aisle. The parking area is proposed as two, carport structures. The longer carport structure along the north property line is proposed to have a storage cabinet at the end of each carport. There is a detached storage shed between the carport structure along the north property line and the structure along the east property line. The parking area will have the carport structures and there are three trees to shade the parking area. A deodar cedar along the west property line behind the sidewalk provides shade over the entire parking area. A new tree is proposed to the north of the driveway area. The combination of the additional tree coverage and the covered parking spaces the layout complies with the standards for parking lot development and reduction of microclimatic impacts. The landscape area to the north of the paring lot incorporates bio-swale technology. One covered bicycle parking space is required for each unit. In order to provide for bicycle security, a hanging bicycle rack for a single bicycle will be provided within each unit. The new development has a circulation system that accommodates expected traffic on -site. Pedestrian connections through the site and to the street is provided on the site plans. Received 4.14.2020 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. Applicant's Finding: No parking is proposed between the buildings and the street. All parking is located to the side and rear of the structures. 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. Applicant'sFindi No build to line is present on Laurel Street. The front porch provided on the west end of the structure facing Laurel is setback 15 feet, the minimum in the zone. Garages. Alleys and Shared Drives. Where a lot abuts a rear or side alley, or a shared driveway, including flag drives, the garage or carport opening(s) for that dwelling shall orient to the alley or shared drive, as applicable, and not a street. Applicant's Finding: There are carport proposed for the improved parking area. The property does not have alley access. Setback for Garage Opening Facing Street. The minimum setback for a garage (or carport) opening facing a street is 20 feet. This provision does not apply to alleys. Applicant's Finding: The front fa�ode of the carports are rotated bD degrees away from the street. The carport is considered "side loading" as it is more than a 45 degree from the street. The fagade of the carport is 16' — 9". 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. Applicant's Finding; The building design and materials are compatible with the surrounding area. The units are proposed to have a board and batten style ground floor, a wide belly band to provide distinction between the stories, and cement fiber board shingle siding on the second floor. The structure is proposed to have a Received 4.14.2020 Tree Preservation, Protection, and Removal 18.4.5.030 Tree Protection: Applicant's Finding: The large deodor cedar to the north of the driveway is proposed for protection. There are two trees proposed for removal. The Cedar tree will be preserved with six foot fencing, placed approximately at the dripline of the trees, protected throughout the duration of construction. See the attached tree removal and tree protection plan. 18.5.7 Tree Removal: B. Tree Removal Permit. a. The tree is proposed for removal in order to permit the application to be consistent with other applicable Land Use Ordinance requirements and standards, including but not limited to applicable Site Development and Design Standards in part 18.4 and Physical and Environmental Constraints in part 18.3.10. Applicant's Finding: There are three trees greater than six inches in diameter at breast height (DBH) on or directly adjacent to the property. Of these, one, 10' Ponderosa pine tree has been removed inadvertently during the repair of an irrigation line along the north property line. Additionally, there is a 14- inch maple tree on the southwest corner of the property near the structure. This tree is proposed for removal, but all efforts will be mode to preserve it, but incase of irreparable damage, a removal and replanting request is part of the application for site review. b. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks. Applicant's Finding: The removal of the 10" Ponderosa pine and the 14"' maple have no impacts on erosion, soil stability, flow of surface waters, and protection of adjacent trees or existing windbreaks. c. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone. Applicant's Finding: There are a significant number of deciduous and confer trees within 200 feet of the property. The removal of the trees will not have a negative impact on the densities, sizes, canopies or species diversity. Both trees are small in stature when compared to their size at full maturity. The Pine tree is also prohibited per the Wildfire Hazards Ordinance. Received 4.14.2020 Laurel is paved with curb, gutter, four foot park row and sidewalk. The proposed development has graveled driveway. With the proposed site improvements, the driveway is proposed to be improved. 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. Applicant's Finding: No exceptions to the Site Development and Design Standards are proposed. Public Facilities 18.4.6.020 B. Exceptions and Variances. 1. Exception to the Street Design Standards. Applicant's Finding: The street improvements of Laurel Street are existing and do not comply with the present street standards. There are no changes to the frontage proposed that would necessitate relocation of the existing improvements. a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. Applicant's Finding; The location of the public infrastructure, and street trees along the frontage and at the intersections, would require relocation of the sidewalk to create a parkrow at a high cost to the property owner that is unnecessary when the improvements exist along the entire block length of Laurel Street. b. The exception will result in equal or superior transportation facilities and connectivity Received 4.14.2020 12100; 10700 ra-1" 12200 172 _ _N- _ A 10800 S 7393 1 �rWE f.N 0..1 ra Ac. R1u�J4e:. 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