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Home My WebLink About2009-07-14 Hearings Board PACKET Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, Qive your name and complete address for the record. You will then be allowed to speak. Please note that the public testimony may be limited by the Chair and normally is not allowed after the Public Hearing is closed. ASHLAND PLANNING COMMISSION HEARINGS BOARD AGENDA JULY 14, 2008 Hearings Board Members: Dawkins, Mindlin, Blake I. CALL TO ORDER: 1 :30 PM, Civic Center Council Chambers, 1175 East Main Street II. TYPE II PUBLIC HEARINGS A. PLANNING ACTION: #2009-00662 SUBJECT PROPERTIES: 155-157 Sixth Street APPLICANT: Allison Renwick DESCRIPTION: A request for Conditional Use Permit approval to exceed the Maximum Permitted Floor Area within the Railroad Addition Historic District and a modification of a previous Site Review approval (PA #2005-968) to construct a 279 square foot addition to an existing residence, constructed in 2006, at 155-157 Sixth Street. COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP #: 39 1 E 09 AC; TAX LOT: 3300 III. ADJOURNMENT CITY OF ASHLAND r., In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-2900). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102- 35.104 ADA Title 1 ). [r4.1I ._~ Planning Department, 51 Winburn Way, Ashland, Oregon 97520 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 CITY OF ASHLAND PLANNING ACTION: 2009-00662 SUBJECT PROPERTY: 155-157 Sixth Street OWNER/APPLICANT: Allison Renwick DESCRIPTION: A request for Conditional Use Permit approval to exceed the Maximum Permitted Floor Area within the Railroad Addition Historic District and a modification of a previous Site Review approval (PA #2005-968) to construct a 279 square foot addition to an existing residence, constructed in 2006, at 155-157 Sixth Street. COMPREHENSIVE PLAN DESIGNA TION: Low Density Multi-Family Residential; ZONING: R-2; ASSESSOR'S MAP #: 391E 09 AC; TAX LOT: 3300 NOTE: The Ashland Historic Commission will also review this Planning Action on July 8, 2009 at 7:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTE: The Ashland Tree Commission will also review this Planning Action on July 9, 2009 at 6:00 p.m. in the Community Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way. ASHLAND PLANNING COMMISSION HEARINGS BOARD MEETING: o 10 20 40 Feel PropC'rty lincs arcfor reference only, Ilot sca.lcablc Notice is hereby given that a PUBLIC HEARING on the following request With respect to the ASHLAND LAND USE ORDINANCE will be held .before the ASHLAND PLANNING COMMISSION HEARINGS BOARD on meeting date shoWf'l above. The meeting Will be at the ASHLAND CIVIC CENTER. 1175 East Main Street, Ashland. Oregon. The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application. either in person or 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 Commission to respond to the issue precludes an action for damages in circuit court. A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are aVailable for inspection at no cost and will be provided at reasonable cost, if requested. A copy of the Staff Report Will be available for inspection seven days prior to the hearing and Will be provided at reasonable cost, if requested. All matetials are available at the Ashland Planning Department, Community Development and Engineering Services' 51 Winburn Way, Ashland. Oregon 97520. During the Public Hearing, the Chair shall allow testimony fl'om the applicant and those in attendance concerning this request. The Chair shall have the righttolimitthe length of testimony and require that cpmmenfSibe restricted to the applicable criteria. . UnlesS there is a continuance, if a .participant!;orequestSbefore the conclusion of the hearing, the record Sha.ILrffmain open for at least.seven days after the h~~ring. IncomptianceWith theAmerican\YithDis.abilities Act, if younl!edsj:)eCi~lassistancetoparticipateinthisirn~ting,pl~seC()ntacttheiCity Administrato....soffjce.at541-488-6002 (TfYphone number.1-800-735-29()())'.. Notificatic>n 72 hours . priorto the meeting Will. enable the CitY to make reasonable arrangements to ensure accessibility to the meeting. (28 pFR35.1 02.-35.104ADA Title I). If vou have Questions or comments concerninR this reauest, please feel fl'ee to contact the Ashland PlanninR Department, 541-488-5305. u:\comm-aeV\plannmg\NOtlces CONDITIONAL USE PERMITS 18.104.050 Approval Criteria A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the imposition of conditions, with the following approval criteria. A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. C. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone: 1. Similarity in scale, bulk, and coverage. 2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. 3. Architectural compatibility with the impact area. 4. Air quality, including the generation of dust, odors, or other environmental pollutants. 5. Generation of noise, light, and glare. 6. The development of adjacent properties as envisioned in the Comprehensive Plan. 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use. SITE DESIGN AND USE STANDARDS 18.72.070 Criteria for Approval The following criteria shall be used to approve or deny an application: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. (ORD 2655, 1991; ORD 2836, 1999) G:\comm-dev\planning\Notices Mailed\2009\2009-00662.doc ASHLAND PLANNING DEPARTMENT STAFF REPORT July 14, 2009 PLANNING ACTION: 2009-00662 APPLICANT: Renwick, Allison LOCATION: 155-157 Sixth Street 39 IE 09 AC Tax Lot #3300 ZONE DESIGNATION: R-2 COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-Family Residential APPLICATION DEEMED COMPLETE: June 20, 2009 120-DA Y TIME LIMIT: October 18, 2009 ORDINANCE REFERENCE: 18.24 18.61 18.72 18.104 R-2 Low Density MFR District Tree Preservation and Protection Site Design Review Conditional Use Permits REQUEST: Planning Action #2009-00662 is a request for a Conditional Use Permit to exceed Maximum Permitted Floor Area within the Railroad Addition Historic District and a modification of a previous Site Review approval (P A #2005-00968) to allow the construction of a 279 square foot addition to the existing residence, constructed in 2006, at 155-157 Sixth Street. I. Relevant Facts A. Background - History of Application In June of2005, Planning Action #2005-00968 was administratively approved. This action was a modification of the previous Site Review approval to construct a new residential unit at the rear of the subject property. The modification approved had to do with changes to the building's orientation to accommodate active and passive solar energy systems and changes to the building's architectural details. (The building was constructed as approved in 2006 and subsequently received an award from Ashland's Historic Commission for Historically Compatible New Multi-Family Construction.) In April of 2005, Planning Action #2005-00452 was approved to allow construction of a second residential unit on the rear of the property at 155 Sixth Street. There are no other planning actions of record for this site. Planning Action 2009-00662 Applicant: Renwick, Allison Louise Ashland Planning Department - Staff Report.dds Page 1 of 7 B. Detailed Description of the Site and Proposal Site The subject property is located at 155-157 Sixth Street. The subject property and adjacent properties in the impact area are zoned R-2 Low Density Multi-Family Residential and are located within the Ashland Railroad Addition Historic District. The parcel is 7,100 square feet in size and is located on the west side of Sixth Street, between Band C Streets. The lot has alley access on both the north and west frontages, and parking is provided off the alley and at the rear of the parcel. The property contains two residences and a small studio as detailed below: 155 Sixth Street: A 1,272 square foot one-and-a-half-story wood-frame vernacular dwelling constructed around 1903 and located at the front of the property, along Sixth Street. This residence is designated the "G.W. Stephenson Rental House I" in the AsWand Railroad Addition Historic District inventory document, and is considered to be a "Historic Contributing" resource within the district as it retains sufficient integrity to relate its historic period of development. Studio: A 216 square foot accessory structure located behind 155 Sixth Street along the alley. 157 Sixth Street: A 998 square foot one-and-a-half-story dwelling constructed at the rear ofthe property in 2006. This building received an award from AsWand's Historic Commission for "Historically Compatible New Multi-Family Construction" in 2007. The lot is long and narrow, and the newer unit at 157 Sixth is situated behind the older residence at 155 Sixth. Both units take access from the alleys and there are no existing curb cuts or driveways from Sixth Street. The existing street improvements on Sixth Street, a neighborhood street, include pavement, curbs, gutters, parkrow planting strips with established street trees and four-foot sidewalks. The alley is improved with paving along both of the subject property's frontage. The subject property is essentially flat, with an approximate three percent downslope to the north. The primary natural features of the site are limited to existing trees and established landscaping. A tree inventory prepared by local arborist Tom Myers has been provided with the application, and it identifies only one tree over six-inches in diameter at breast height (d.b.h.) that would potentially be impacted by the proposed addition. This tree, an eight-inch d.b.h. carnus flarida dogwood is to be protected with chain link fencing as required in the Tree Protection and Preservation Ordinance. Site Review Proposal The application proposes to construct a 279 square foot single-story addition to the one-and- a-half-story dwelling constructed in 2006. The home was originally built to comply with the Maximum Permitted Floor Area regulations, and the applicant now wishes to add a ground- floor bedlbath suite to make the small home more flexible. The application notes that one Planning Action 2009-00662 Applicant: Renwick, Allison Louise Ashland Planning Department - Staff Report.dds Page 2 of 7 window and a set of exterior french doors will be removed from the existing house and reused in the addition, and that the siding, door and window details, hipped roof, copper gutters, and the overall mass and scale will all match the existing dwelling, which is similar to others in the neighborhood. Two small garden sheds are to be relocated with the proposal to provide the required ten-foot separation between primary buildings and accessory structures within the R-2 zoning district. Conditional Use Permit Proposal The subject property, a 7,100 square foot lot located within the Ashland Railroad Addition Historic District, has a Maximum Permitted Floor Area of2,4l4 square feet as established in AMC l8.24.040.J. The ordinance includes provisions to exceed this Maximum Permitted Floor Area by up to 25 percent with the approval of a Conditional Use Permit, and requires that in addition to the approval criteria for a Conditional Use Permit such applications also be reviewed in light of Section IV of the Site Design and Use Standards which deals with Historic District Development Standards. The existing and proposed floor areas on the subject property are as follows: 155 Sixth Street 1,272 Studio, accessory to 155 Sixth Street 216 157 Sixth Street 998 Proposed addition to 157 Sixth Street 279 Total Proposed Floor Area 2,765 Maximum Permitted Floor Area 2,414 (2 units on a 7,100 square foot lot) Proposed Floor Areal 1.15 Maximum Permitted Floor Area (CUP required to exceed MP FA by 15 percent) The application notes that when the dwelling at 157 Sixth Street was constructed in 2006, the square footage of the existing dwelling at 155 Sixth Street was thought to be 1,200 square feet. With subsequent measurement, the applicant now realizes the older home is in fact 1,272 square feet, which is supported by Jackson County assessment data. The current proposal thus requests a Conditional Use Permit to exceed the Maximum Permitted Floor Area by approximately 15 percent in order to address both the fact that the home at 155 Sixth Street is 72 square feet larger than was previously assumed and to allow the proposed 279 square foot single-story bed/bath suite addition on the dwelling at 157 Sixth Street. II. Proiect Impact The project requires Site Design Review approval since it involves the construction of an addition on a lot containing two multi-family residential units. A Conditional Use Permit is required because the application proposes to exceed the Maximum Permitted Floor Area within one of Ashland's historic districts. AMC l8.l08.040.A.3.e.v. provides that Conditional Use Permits to exceed the Maximum Permitted Floor Area may be approved administratively when the addition is no larger than 300 square feet or ten percent of the existing floor area, whichever is less. In this instance, while the proposed addition is less than 300 square feet, it is greater than ten percent of the existing floor area and as such is Planning Action 2009..Q0662 Applicant: Renwick, Allison Louise Ashland Planning Department - Staff Report.dds Page 30f7 subject to a Type II procedure and requires a public hearing. Given that the existing unit received Site Review approval in 2005, the scope of this application is largely limited to considering the proposed addition as it relates to the R-2 zoning district regulations and the Site Design and Use Standards, as well as considering the impacts of the proposal relative to the Conditional Use Permit approval criteria and Historic District Development Patterns. A. Site Design Review The Site Review approval criteria require that the proposal comply with applicable ordinances, the Site Review chapter, and the Site Design and Use Standards. As proposed, the 279-square foot addition is to extend to within six-feet ofthe side property line, and to within twenty feet of the rear property line, complying with the applicable setback requirements. The application notes that the proposed addition also complies with the applicable solar setback standard and that no additional shadowing will extend off of the property. Given that the lot is subject to "Class B" solar setbacks which allow shadowing equivalent to a l6-foot fence on the north property line while the proposed single-story addition has only a nine-foot eave height and a proposed 5/12 roof-pitch, the proposed addition easily satisfies the applicable solar setback requirements as well. Lot coverage calculations provided with the application note that only 35 percent of the subject property will be covered with impervious surfaces, which is well below the 65 percent maximum allowed lot coverage. Within the R-2 zoning district, the required separation between primary buildings and accessory structures is ten feet. There are two small existing garden sheds on the property within ten feet ofthe proposed addition, and the applicant proposes to move both of these in order to comply with the separation requirement. A condition has been added below to verify that this relocation occurs prior to final structural inspection or issuance of a certificate of occupancy for the addition. Site Review approval requests must also demonstrate the adequate capacity of public services available to the site. The application explains that the dwelling was recently constructed, and notes that the addition can easily be tied in to existing electric, water, sewer, and storm drainage facilities on the subject property and in the adjacent rights-of-way. A new underground electrical connection to the pole across the alley to the north was made when the dwelling was constructed, and the proposed addition is to be directly adjacent to the electrical panel in the existing dwelling. The addition is to be tied to the existing dwelling's gas-fired hot water radiant heat, and an electric point-of-use water heater and in-wall air conditioning unit are to be provided. New water and sewer lines, and a connection to the existing storm drainage system, are also proposed for the addition and identified on the site plan provided. The application also notes that both houses would continue to utilize the existing trash and recycling containers, and indicates that there are two fire hydrants within 150 feet of the property, one at the corner of Sixth and B Streets and one at 131 Sixth Street. Sixth Street is fully improved along the property frontage, with sidewalks and established street trees in place, and both of the adjacent alleys are paved. Planning Action 2009-00662 Applicant: Renwick, Allison Louise Ashland Planning Department - Staff Report.dds Page 4 of 7 B. Conditional Use Permit to Exceed the Maximum Permitted Floor Area The Ashland Railroad Addition Historic District is listed on the National Register of Historic Places and the subject property is centrally located within the district. The Maximum Permitted Floor Area provisions of the R-2 zoning ordinance apply to Ashland's Historic Districts to address the mass and scale of new structures and to protect the historic architecture of existing buildings through the regulation of floor area. The ordinance also incorporates a provision allowing for a 25 percent increase to the floor area limits established when it can be demonstrated through the Conditional Use Permit process that the additional floor area would not have an adverse impact on the architectural compatibility with the historic neighborhood. In reviewing the current application, staff noted that the addition is proposed for an existing structure constructed by the applicant in 2006 which received an award from Ashland's Historic Commission for Historically Compatible New Multi-Family Construction. The application notes that the designer of the existing dwelling also designed the proposed addition, and further explains that details including the siding, windows and doors, paint and trim color and copper gutters will identically match the existing house. The application also states that the new bedlbath suite addition will duplicate the pitch of the existing wrap- around extension, rising to a complete hip with a small widow's walk just under the upstairs bathroom windows. In terms of architectural compatibility with the surround neighborhood, the application notes that this sort of hip roof addition is seen on the original older home on the property (at 155 Sixth Street) and on nearby houses across the alleys to the north and west, adding that a widow's walk can be seen in the Railroad District at Eighth and B Streets and elsewhere in historic Ashland. The application asserts that the bulk and scale of the addition are in proportion to the existing house, and that the addition itself is placed toward the interior of the lot so as to be visible only from the short alley to the west. In staffs view, the proposed addition is well suited to the site, and its bulk, scale and detailing will match the existing dwelling, enhancing it while having little discernible impact to the surrounding neighborhood due to its thoughtful design and placement. As noted in the application, the proposed addition is intended to enhance the livability ofthe dwelling and provide for more flexible use by creating a ground floor bedlbath suite for older or injured residents, and as such will not result in an increase in traffic to surrounding neighborhood street system. Staff believes that the level of award-winning design established with the construction of the home is continued here, and that the dwelling with the proposed addition will fit well into the surrounding historic neighborhood. III. Procedural. ReQuired Burden of Proof The criteria for Site Review are described in 18.72.070 as follows: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. Planning Action 2009-00662 Applicant: Renwick, Allison Louise Ashland Planning Department - Staff Report.dds Page 5 of 7 D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. The criteria for a Conditional Use Permit are described in 18.104.050 as follows: A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, . State, or Federal law or program. B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. C. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone: 1. Similarity in scale, bulk, and coverage. 2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. 3. Architectural compatibility with the impact area. 4. Air quality, including the generation of dust, odors, or other environmental pollutants. 5. Generation of noise, light, and glare. 6. The development of adjacent properties as envisioned in the Comprehensive Plan. 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use. IV. Conclusions and Recommendations In recognizing this new dwelling's design for Historically Compatible New Multi-Family Construction in 2007, the Historic Commission noted that it was modestly sized and fit effortlessly into a neighborhood of existing older homes. The Commission suggested that the reason for this compatibility was its scale and proportion, and the designer's understanding ofvertical proportion relating to height and the horizontal proportion relating to the site. At that time, the Commission noted that the project "fit-like-a-glove" into the neighborhood fabric, and added that the use of varied siding textures and colors provided scale and made the project a "visual delight" while the "attention to details throughout created an excellent building, reminiscent of the craftsmanship of the early 1900's." In staffs view, the current proposal for a 279 square foot addition, which is being brought forth by the same applicant and the same designer, proposes a design and placement that very Planning Action 2009-00662 Applicant: Renwick, Allison Louise Ashland Planning Department - Staff Report.dds Page 6 of 7 effectively mitigates a modest increase in floor area and that is well-suited to the existing structure, the site and the surrounding historic neighborhood. Staff believe that the applicable approval criteria for modification of the original Site Review approval and a Conditional Use Permit to exceed the Maximum Permitted Floor Area in an historic district by 15 percent have been met, and that the proposal merits approval. Should the Hearings Board concur with this staff recommendation, the following conditions are proposed to be attached to the approval: 1) That all proposals of the applicant shall be conditions of approval unless otherwise modified herein. 2) That all conditions of the previous approvals (P A #2005-00452 and P A #2005- 00968) shall remain in effect unless otherwise modified herein. 3) That the plans submitted for the building permit shall be in substantial conformance with those approved as part ofthis application. If the plans submitted for the building permit are not in substantial conformance with those approved as part of this application, an application to modifY the current Conditional Use Permit and Site Review approvals shall be submitted and approved prior to issuance of a building permit. 4) That all conditions of the Historic Commission as detailed in their recommendations of July 8th, 2009 shall be conditions of approval where consistent with applicable Site Design and Use Standards and with final approval ofthe Staff Advisor. 5) That all conditions ofthe Tree Commission as detailed in their recommendations of July 9th, 2009 shall be conditions of approval where consistent with applicable Site Design and Use Standards and with final approval of the Staff Advisor. 6) That prior to the issuance of a building permit: a) That a Tree Verification Permit shall be applied for and approved by the Staff Advisor prior to site work including building demolition, storage of materials, or permit issuance. The Verification Permit is to inspect the installation of tree protection fencing for the dogwood tree to be retained near the proposed addition. The tree protection shall be chain link fencing six feet tall and installed in accordance with AMC l8.61.200.B and the approved Tree Protection Plan, and shall be inspected and approved by the Staff Advisor prior to site work including demolition, storage of materials or permit issuance. 7) That prior to the issuance of a certificate of occupancy or approval of the final structural inspection: a) The two small garden sheds proposed to be moved shall be relocated, and their relocation site verified by the Staff Advisor. b) That all exterior lighting shall be directed on the property and shall not directly illuminate adjacent proprieties. Light placement, fixture specifications, and any necessary shrouding shall be identified in the building permit submittals. Planning Action 2009-00662 Applicant: Renwick, Allison Louise Ashland Planning Department - Staff Report.dds Page 7 of 7 NPS Form 10-900-A OMS Approval No. 1024-0018 (8-86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section Number: ~ Page: ~ Amended-Harch 2002 Ashland Railroad Addition Historic District, Ashland, OR of structures with design and scale similar to this home were sold at auction and relocated throughout Oregon. The 1948 directorx lists this address as the residence of Herman and Marjorie Wise, owners of the property. (JCD 315:285) The Wises retained ownership though 1959. By 1964 Jessie V. Corman was the owner and occupant. The Wise House has been substantiaJ!y modified with replacement siding, windows and other changes and no longer retains sufficient integrity to relate its historic period of development. In # 276.0 Survey #81 STEPHENSON, G. W. RENTAL HOUSE I 155 SIXTH ST Other: Vernacular 1903c 391E09AC 3300 Historic Contributing This one and one-half story wood-frame vernacular dwelling was probably built as a rental property for area investor George W. Stephenson after he purchased the site in June 1903. Stephenson retained ownership until 1916, when the house was sold to Mrs. Carrie Riggs. In 1942 SP laborer Holly R. Lee and his wife Clara were the owners and they retained ownership at least through 1964. The Stephenson Rental House retains sufficient Integrity to relate its historic period of development. In # 277.0 Survey #82 FARRA-MC FARLAND HOUSE 692 B STREET 1888 391E09AC 3400 Builder: Tabor, Mr. Other: Vernacular Historic Contributing This large two-story wood-frame vernacular dwelling was built in 1888. "E. L. Farra of Willow Springs will have a two story cottage built in the railroad addition. Mr. Tabor of Evans Creek, will do the work." (Tidings, 14-Sep-1888, 3:4) Farra sold the house to Albert E. McFarland, a carpenter, and his wife Abbie in early 1897. After her husband's death in 1910, Abbie McFarland retained ownership of the property until 1928. In 1948 the house was occupied by Charles E. Roberson. The Farra-McFarland House was substantially renovated in ilie early 1990s with a major addition to the rear, construction of a non-historic second-floor projecting bay and the al'plication of various exterior detailing. While not entirely consistent WIth the history of the awelling, the house does retain sufficient integrity to relate its historic period of development. ID # 278.0 Survey #83 LOOMIS, WILLIAM F. HOUSE 1899 662 B STREET 391E09AC 3500 Other: Vernacular [Queen Anne] Historic Contributing This large two-story wood-frame dwelling with Queen Anne influenced detailing was built in 1899 for Railroad Distric~ grocery owner William F. Loomis and his wife Clara. Loomis, partner in the prominent 4 Street Loomis and Nelson grocery store, purchased the site in April 1899 and began construction three months later. "W. F. Loomis is buIlding a $600 residence on B Street on two lots l'urchased from William Fox." (Tidings, 17-July-1899, 3:3) The house was enlarged by the addition of the second floor sometime between 1911 and 1928, as documented by Sanborn Fire Insurance Maps, probably post-1920 when the house was sold to Mary A. Courts. 1948 city directories show the Loomis House as two apartment units, a use which remained at least through 1964. By 1991 the house was in use as seven apartment units according to city directories. While somewhat modified and adapted for multiple-family usage, the Loomis House retains sufficient integrity to relate its historic period of development. "Historically Compatible New Multi-Family" National Historic Preservation Week 2007 Award Narrative Hidden behind 155 Sixth Street, along the alley, is a wonderful architectural surprise. This modest sized, multi-family, infill project effortlessly fits into this neighborhood of existing older homes. The reason for this compatibility with adjacent historic homes is scale and proportion. This small architectural gem does not overpower its neighbors because of the designers understanding of vertical proportion relating to height and the horizontal proportion relating to the site. This understanding makes the project "fit-like-a-glove" into the neighborhood fabric. Further, the use of varied siding textures and colors provides scale but most importantly it makes the project a visual delight. In addition to the proportion and scale, the builder also paid attention to the construction detailing, such as the beaded corner trim. This attention to details throughout created an excellent building, reminiscent of the craftsmanship of the early 1900's. APPLICATION FOR A CONDITIONAL USE PERMIT TO EXCEED THE MPF A ON AN R-2 LOT Allison Renwick May 22, 2009 157 6th St. (Assessor's Map No. 39 1E09AC, Tax Lot 3300,0.16 acres) Ashland, OR 97520 Attached find two copies of the plan and elevations for an addition of a 279sfbedlbath suite. The existing residence was built and frnaled in 2006, so all utilities, solar setback, parking, traffic access, drainage and design criteria were met at that time. Also frnd a site plan with the affected area detailed for landscaping and irrigation changes from the previously approved site plan. The Railroad District R-210t is 50' x 142' (7100sf), allowing a MPFA of2414sf ofliving space. Currently, the maximum is used for two story-and-a-halfhouses--one owner residence of 998sf, one rental of 1 272sf (72sf more than previously believe d)-and a 2l6sf studio next to the rental. I am requesting a CUP for an addition (ground floor bed and bath) of 279sf (about 15% over the MPF A) to the owner residence in order to increase the safe livability of the house for a "senior citizen"-me. It would comfortably fit to the south ofthe house, extending to 6' from the south property line, and 20' from the west alley (back yard), and would tie into the existing electrical water and sewer, drainage, and heating. New water and sewer lines from the addition will tie into the lines laid for the existing house, near the east side. As the addition would be on the south side of the house, the solar shadow would fall within the existing house shadow and/or the lot, having no external impact. By moving a small garden shed to another part of the property, the addition would be at least 10' away from another building. There would be no change in the current use of the owner-occupied residence. There are already two parking spaces to accommodate two bedrooms, and the addition would not create additional load on the existing utilities. Existing external lighting on the south will move to the west side of the addition. The lights are shaded to direct light down. No additional effect on the livability of the impact area would occur. As the addition was designed by the designer of the existing house, its proportion and details perfectly match the scale and bulk of the existing house. With the addition, the lot coverage is only 35% for all structures and impervious surface on the property. The addition is not only compatible with the existing houses on the premises, but is hip roofed, like additions on the houses to the north and west, and common to the Railroad District. May 22 , 2009 Allison Renwick 157 6th St. (Assessor's Map No. 39 lE09AC, Tax Lot 3300,0.16 acres) Ashland, OR 97520 Zoning: R-2 Low Density Multi-Family Residential (155 and 157 6th St.) PROPOSED: A 279sf, single-story addition to an existing story-and-a-halfresidence (completed in 2006). Currently the owner residence (157) has one bedroom and bath on the second floor, and a WC on the fIrst floor. After an injury last year, I realized the difficulty of living in a two story house if one's health is impaired. (The rental house on the property is also without a ground floor bedroom.) The addition will make the small house more flexible in use for a "senior citizen", by creating a fIrst floor bedfbath suite. I do not want to be forced to sell the property if aging or injury makes the stairs too difficult. LOT COVERAGE AND SETBACKS: The total lot coverage of both houses, the addition, the studio and the paved parking and paths will be about 35%. The addition would neatly fit a space on the south of the current residence, extending to six feet from the south property line (a fence) and 20 feet from the west alley (the back yard). LANDSCAPING AND PARKING: As the residence was recently built (2005-06), the landscape plan indicating plantings and irrigation was approved at that time_ Attached is a revised landscape and irrigation plan for the western portion of the lot, indicating proposed changes after the addition. The addition will cover an existing patio currently paved in quartzite. The quartzite pavers will be reused to cover the remaining 20 x 20' "recreation" area at the southwestern corner ofthe lot. The small crepe myrtle will be moved to the SW corner, and the loganberry will move to the fence around the western parking pad. A climbing hydrangea crowding the front door of the existing house will move to the east blank wall of the addition. The existing drip irrigation will attend potted plants in the new patio as well as the new plants next to the western parking pad. There are already two parking pads for the residence, with access to the alley on the north ofthe property. (The eastern one is being used as a patio.) OTHER: Procedurally: The 279sfaddition will exceed the MPFA by about 15%, and will thus require a CUP and a Type II procedure. Level of Detail: Attached fInd four detailed elevations of the existing residence, showing the addition. Also fmd a full ground-floor plan of the existing residence indicating the addition including size and location of all windows, doors, and bathroom fixtures. One window and a set of exterior French doors will be removed from the existing house and reused in the addition, along with the toilet from the existing ground-floor WC. Siding, door and window details will match the existing house, the hipped roof angle matches the hipped roof extensions currently in place, and the mass and scale are appropriate to the house, and similar to others in the neighborhood. The copper gutters will be extended around the addition. The overall "feel" will not negatively impact the residence, which won an Historical Commission award in 2007, especially as the addition would only be visible from the short alley to the west. Solar Setback: As the addition is single story, and on the south side of the one-and-a- half-story residence, its shadow will fall within the existing house's shadow and/or within the property, having no solar affect outside the property. (See solar diagram and west elevation.) Separation between Buildings/Accessory Structures: The small garden shed impeding the area for the addition will be moved closer to the garden (to the east of the house) and will be kept 10' from the studio. The larger, old garden shed will be removed entirely, and reused by a neighbor. Tree Protection: Attached fmd Tree Protection information from Upper Limb-It. The prescribed chain-link fence will be erected and a sign attached prior to any excavation or construction. As the work will not come near the dogwood tree in question, Tom Myers indicated no concerns, but recommended basic protection. Lot Coverage: With the addition, 35% of the entire 7100sflot will be covered by structures (two houses and studio) and impervious surface (parking and paths). The remainder is garden, deck and/or patio, and lawn (parking strip and small dog yard). Broken down by unit, the following percentages apply: Unit: 155 6th (rental) 157 6th Land: Structure: Parking: Rec. area Landscape: 3200sf 30% of lot portion (including studio) 9% (gravel-grandfathered) 14 % (deck and patio) 47% 3900sf 22% of lot portion 16.5% (concrete) 14.8% (patio and dog yard) 47.7% Site Review: The designer who created the residence also designed the addition, so details like siding, windows and doors, paint and trim color and the copper gutters identically match the existing house. As the new bed/bath is a single-story rear addition, it duplicates the pitch ofthe existing wrap-around extension, rising to a complete hip with a small widow's walk just under the upstairs bathroom windows. Such a hip roof addition is seen on the original older house on the property and on houses across both the west and north alleys. A widow's walk can be seen in the Railroad District (8th and B) and elsewhere in historic Ashland. The bulk and scale of the addition are in proportion to the existing house. Neighborhood Outreach: I have informed all immediate neighbors of the impending construction, and have discussed specifics, plans, etc. with the neighbors to the south, as they will be the only ones to be directly impacted by the addition. Written Findings/Burden of Proof: After consultation with my contractor (Dragonfly) and his subs, it appears that the addition would easily tie into existing electrical, water and sewer, and drainage. A new underground electrical connection to the pole across the was laid in 2005, and the meters for the two houses are ganged on the northwest corner of the studio. The addition will be directly adjacent to the electrical panel in the existing residence. The new water and sewer lines will run eastward along the south side of the existing house, and angle north to the existing lines (also laid in 2005), tying in near the east side (shown on the site plan). (The water bill indicates a .75 meter). Rain water run-off would tie into the existing, which is served by a sump pump at the northwest comer of the existing house. Currently, both houses use the garbage and recycling containers located on the alley next to the rental house at 155. There are two fIre hydrants within 150' of the property, one on the corner of 6th and B, and one at 131 6th St. Heating tie-in to the house's gas-fIred hot water radiant is also relatively easy. The new mechanicals required would be an electric point-of-use water heater and an in-wall AC unit. Upper Limb-it Tree Service PO Box 881 Ashland, OR 97520 Phone: 541-601-2069 Allison Renwick 157 6th Street Ashland, OR 97520 5/14/2009 Tree Protection Plan for 157 6th Street The Tree Protection Plan for 157 6th Street is designed to address the needs of the one existing tree within the project. The tree should be identified on the plot plan. The specified tree protection zone (as stipulated in the enclosed tree inventory) will be drawn on the plans as well as delineated on the site by approved fencing. The enclosed specifications detail exactly how the tree is to be protected. The building contractor and subcontractors will meet with a certified arborist before and during construction to insure that the correct measures are in place. A certified arborist must supervise any work done within the specified tree protection zone. A certified arborist will conduct an inspection of the tree during and after construction. If you have any questions regarding this tree protection plan please call me at 601-2069. Tom Myers, Certified Arborist ~~ I' . -;., i4i IUpper Limb-it . . 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