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NMain_348_PA-T1-2024-00227
CITY OF y- X S H L ANY 1 DO March 22, 2024 Notice of Final Decision On March 22, 2024, the Community Development Director approved the request for the following: Planning Action: PA -T1-2024-00227 Subject Property: 348 N Main St Applicant: Conscious Construction for Laura Sainz Description: A request for Residential Site Design Review approval to construct one new residential unit (cottage #5) and to expand the footprint of a previously approved residential unit (cottage #4) at 348 N Main Street. Site Design review is required for development of three or more units. The new proposed residential unit (Cottage #5) is located within the boundaries of the Historic Overlay and subject to the Historic District Development Standards. The Community Development Director's decision becomes final and is effective on the 12th day after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(G). The ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be made directly to the Oregon Land Use Board of Appeals. If you have any questions regarding this decision, please contact Veronica Allen in the Community Development Department at (541) 488-5305. cc: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 Fax: 541.552.2050 ashland.or.us TTY: 800.735.2900 ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA -T1-2024-00227 SUBJECT PROPERTY: 348 N Main St OWNER I APPLICANT: Conscious Construction for Laura Sainz DESCRIPTION A request for Residential Site Design Review approval to construct one new residential unit (cottage #5) and to expand the footprint of a previously approved residential unit (cottage 44) at 348 N Main Street. Site Design review is required for development of three or more units. The new proposed residential unit (Cottage #5) is located within the boundaries of the Historic Overlay and subject to the Historic District Development Standards. COMPREHENSIVE PLAN DESIGNATION: Multi Family Residential; ZONING: R-2; MAP: 39 -1E -05 -DD; TAX LOT: 9600 SUBMITTAL DATE: February 13, 2024 DEEMED COMPLETE DATE: February 22, 2024 STAFF APPROVAL DATE: March 22, 2024 APPEAL DEADLINE (4:30 P.M.): April 3, 2024 FINAL DECISION DATE (4:30 P.M.): April 4, 2024 APPROVAL EXPIRATION DATE: October 4, 2025 DECISION: Proposal The application is a request for Site Design Review approval to construct one new residential unit and expand the footprint of a previously approved cottage at the property located at 348 N Main. All existing and proposed cottages are under 500 square feet in size to meet the density bonus based on size. Site The subject property is located at the southeast corner of the North Main and West Hersey Street intersection and is bound by an unimproved alley to the east. The parcel is approximately 0.3 6 acres and slopes gently to the northeast. The parcel and adjacent lot to the south are zoned R-2, Low -Density Multi -Family. The properties east of the alley are zoned R-3, while uses north of Hersey Street are zoned E-1. The Skidmore Academy Historic District boundary line splits the property, with the western portion being within the district. This portion contains the Historic Contributing home known as the Payne-Penter House, circa 1884, which is classified as a Historic Contributing resource. The parcel was first platted as the '1874 addition to the city of Ashland' as the northernly portion of lot 1 in block 11 of said addition. Site Design Review Criteria As mentioned above the application is a request for Site Design Review approval to construct a new cottage and expand an existing cottage. Residential Site Design Review applications involving new structures or additions less than 10,000 square feet in gross habitable floor area PA -T1-2024-00227 348 N. Main St.1 VA Page 1 are subject to a "Type 1" administrative review procedure. The applicant has provided a detailed set of findings demonstrating how the project meets the relevant approval criteria, and by its reference is incorporated herein as if set out in full. What follows is a brief review of each of the approval criteria and the resultant findings. 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$.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." Since the application is for a new structure and an addition onto an existing structure, the relevant criteria above for the project would be setbacks, density, floor area, lot coverage, and building height and orientation, in addition to the architectural details required by the Historic District Development Standards. The Historic Preservation Advisory Committee (HPAC) reviewed the proposal and unanimously recommended approval as submitted; the applicant has addressed the building architecture requirements through their narrative and elevation drawings. The R-2 zoning allows a base density of 13.5 dwelling units per acre, and the 0.36 -acre parcel has a base density of 4.86 dwelling units (0.36 acres x 13.5 dwe ng wins per acre = 4.86 dwelling units . The our existing habitable dwellings and proposed fifth cottage are each less than 500 square feet in area; therefore, these are considered 0.75 of a unit for density calculation purposes, while the maim home counts as one dwelling. This totals 4.75 dwellings and thus complies with the R-2 density standards found in AMC 18.2.5.080. The proposed site plan indicates that the addition to cottage 44 will meet minimum required setbacks. However, as proposed cottage 45 will not meet the minimum required setbacks and will need to be adjusted one foot to the North to meet the minimum required side yard setback of six feet. This will be required with submittal for the building permit. The applicant states that the proposed lot coverage would be approximately 31% which is less than the allowed 65% for the R-2 zoning. Cottage 44 lacks an orientation to the street, but was originally converted from a non -habitable structure, and staff find that the orientation of the existing cottage #4 cannot be changed to correct this without fully reconfiguring the existing interior space which would be an undue hardship. Additionally, the orientation of cottage #5 towards the alley makes the most sense given its interior location and distance to the new parking area located along the alley. The Maximum Permitted Floor Area for the Historic District is 3,097.4 square feet. The total floor area proposed and currently within the historic boundary is 2,747.2 square feet which is less than the Maximum Perrnitted Floor Area of 3,097.4 square feet. The proposed 8' x 24' parallel parking spaces located along the alley at the rear of the property complies with the minimum required parking dimensions of 9' x 18'. Applicant's materials indicate that the parking area will be graveled. The Ashland Land Use Ordinance typically requires that parking areas be paved with concrete, asphaltic, porous solid surface and constructed to the standards of the City Engineer. Additionally, public alleys are required to have a 16' right-of-way and have a 12' paved portion with 2' strips unpaved on both sides. However, the Public Works department has indicated that due to the orientation of the alley, paving only a portion of right-of-way in the alley could create further issues such as creating an unprotected edge that would require additional maintenance and possibly encouraging speeding through the alley. As for the parking spaces, the ALUO requires the spaces to be "paved with concrete, asphaltic, porous solid surface, or comparable surfacing, constructed to standards on file in the PA -TI -2024-00227 348 N. Main St. / VA Page 2 office of the City Engineer. " However, based on the Public Works comments to not pave the right-of-way, the parking would need to be of a similar material to the alley right-of-way. As proposed, gravel parking should be able to meet that requirement. The application materials indicate a covered bicycle parking structure and seven bicycle parking spaces. AMC 18.43.040. requires a minimum of 1 sheltered space per studio/1 bedroom, 1.5 sheltered spaces per 2 bedrooms, and 2 sheltered spaces per 3 bedrooms. The five cottages are all either 1 bedroom or studio units which would require 5 bicycle parking spaces. According to the assessor's office, the main house on the property is a 3 -bedroom house which would require an additional 2 spaces for a total of 7 sheltered bicycle parking spaces. The applicant will need to provide elevation and/or floor plan drawings of the sheltered bicycle parking structure to show that it meets the dimensional requirements to provide seven covered bicycle parking spaces per the standards in AMC 18.4.3.070.B. The proposed parking area is subject to the parking lot landscaping and screening standards of 18.44.030.F. The applicant will be required to submit a landscaping plan that includes the parking area at the time of building permit submittal and installed prior to Certificate of Occupancy of any of the proposed structures/additions. The parking area will be required to be screened at the southern property line, parallel to the front of the parking spaces, following the standards of AMC 18.4.4.030.F.2 to block line of sight from the property located to south at 304 Van Ness Avenue. The second criterion for Site Design Review approval is that "The proposal complies with applicable overlay zone requirements (part 18.3). " 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. Similarly, the property is also in both the Wildfire Overlay and a portion of the property is within the Skidmore Historic District. The Historic Preservation Advisory Committee reviewed the application on March 6'h, 2024, and unanimously voted to recommend approval of the application as submitted. The third criterion for Site Design Review approval is that "The proposal complies with the applicable Site Development and Design Standards ofpart 18.4." The applicable standards for Building Placement, Orientation and Design for Residential Development are found in AMC 18.4.2.030. The City of Ashland no longer has minimum off-street parking requirements. However, since the applicant is voluntarily providing on-site parking, the application will be subject to the parking standards of 18.43 for dimensions, circulation, surface materials, and backup standards. The applicant has provided a narrative and site plan that indicates that three 8' x 24' end-to-end gravel parallel parking spaces will be provided along the alley and that an unenclosed bicycle parking structure will be provided. Additionally, the site plan indicates that the proposed parallel parking is in line with the existing fence line of the neighboring property located at 304 Van Ness Avenue. The fence line is currently within the ROW of the alley by approximately 8 feet and as such, the final site plan will need to be revised to show that the parking is located wholly within the boundaries of the property lines of 348 N Main Street and that all private PA -TI -2024-00227 348 N. Main St. / VA Page 3 improvements in the public right-of-way including fencing are to be removed or relocated onto the private property. Next, regarding the Open Space requirements the application notes that 1,254 square feet of the lot area is required to be provided as open space for use by the tenants. The application indicates that the common open area proposed is approximately 6,388 square feet and the private open area space is approximately 4,425 square feet for a total of 10,813 square feet which is approximately nine times more than what is required and therefore meets the minimum requirement. 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 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. " The applicant and staff agree that existing public facilities are available in the adjacent right-of-way to serve the proposed units and already serve 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 staffs 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. Public Comments In accordance with AMC 18.5.1.050, the Type 1 procedure for planning applications allows a 14 - day period for the submission of written comments, starting from the date of mailing. Notice of the planning action was mailed to all properties within 200 feet of the subject property as well as a physical notice posted along the frontage of the property. The notice included a staff contact name and number. Subsequent to the mailing of a Notice of Complete Application (HOCA), one public comment was received from the property owner to the east at 307 West Hersey. The property addressed as 307 West Hersey is shown at right as tax lot 9500 which, despite its address, only has frontage along the unnamed alley. Tax lot 9500 (307 E Hersey, see below) was first platted as the `1874 addition to the city of Ashland' as the northernly 75 feet of lot 2, in block 11 of said addition and was created by deed in 1955 as a legal lot. The alley between the two tax lots has encroachment on the west side from an existing fence and shed as shown in the 1988 survey recorded as CS 11221. This encroachment continues to the north through to the western area of tax lot 9500, which makes the traditionally traveled course of the alley very close to the residence and east of the dedicated Right -of -Way. The existing fence and hedges along the eastern portion of the subject property encroach into the right-of-way and as such, a condition of approval CS 23114 11V COR. LIT2 BLOCK i i / 1e. 0510588 9600 T 0.36 AC. 4h c OJ9 AO_ Wi 1�.94 / '>s� 9200 . 9700 s/ 9400 .p 2 CASA 0.i8AG, Oxy J/ 0.14 AC 9300 0.14 AC/ CS -11221 / 100 0.01 C. 101 r a 2 0.04 AC. 's0ao / 3 A PA -TJ -2024-00227 348 N. Main St. / VA Page 4 has been added that if parking is voluntarily provided along the alley, then the encroachments (fences, etc.) will need to be removed at the expense of the property owner. As noted previously, the site plan needs to be revised to show that the parldng is located wholly within the boundaries of the property lines of 348 N Main Street and that all private improvements in the public right- of-way ight- ofway be removed. The primary complaint raised regarding the use of the alley is regarding concerns about additional vehicle traffic down the alley. This is the same complaint that was raised during the last application in 2022. In that decision, Staff noted that "the traffic counts available are similar for both the 2012 and 2014 years. More recently the city again recorded trip counts along this alley in 2017 which showed a significantly reduced number of daily trips with speed consistent in previous counts. The lowest recorded trip count was the 2017 reading, and all had the 85th percentile speed less than 15 MPH. While it is reasonable to presume that the new dwelling may have some increased use of the alley, the alley appears to be perform ing well within its design capacity." There has not been a new traffic count since the last application and decision were completed, however given that a new residential unit typically creates less than ten new average daily trips the alley should continue to perform within its design capacity. Additionally, staff would note that when alley access is present, parking may be required to be taken off the alley but, in this case, it is no longer required to provide additional off-street parking based on the elimination of parking mandates. However, there is a maximum number of off-street parking spaces allowed for multi -family dwelling units of 2 spaces per unit. For this project, that would result in a total of 12 off-street parking spaces (2 spaces per unit x 6 units) whereas the total of existing and proposed off-street parking is (6) spaces. Applicable Criteria The criteria for Site Design Review approval are described in AMC Chapter 18.5.2.050 as follows: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist, 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is PA -T1-2024-00227 348 N. Main St. / VA Page 5 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. Decision In staff s assessment, the application with the attached conditions complies with applicable ordinances and meets all required criteria. PA -T1-2024-00227 is approved with the following conditions. Further, if any one or more of the following conditions are found to be invalid for any reason whatsoever, then PA -T1-2024-00227 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 exterior building materials and paint colors shall be compatible with the surrounding area and consistent with those described in the application materials. Very bright or neon paint colors shall not be used in accordance with the Multi -Family Site Design and Use Standards in AMC 18.4.2.030.E. 4) That all requirements of the Fire Department shall be satisfactorily addressed, including approved addressing, fixe apparatus access; fire flow; etc. S) Prior to any work in the public right-of-way, the applicant shall obtain any necessary permits from the Public Works/Engineering Department. 6) 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. 7) That building permit submittals shall include: a) Final utility, stormwater drainage and grading pians 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 the applicant's expense. PA -T1-2024-00227 348 N. Main St. / VA Page 6 b) An electric design and distribution plan including load calculations and locations of all primary and secondary services including any required transformers, cabinets, and all other necessary equipment. This plan must be reviewed and approved by the Electric, Engineering, Building and Planning Departments prior to the issuance of 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. Each approved cottage requires an individual electric meter to be installed at the applicant's expense, and that any required service connection fees be paid to the Electric Department. c) A revised scalable site plan that illustrates that: i. The three proposed parallel parking spaces along the alley are located entirely within the boundaries of the subject property, rather than within alley right-of-way, and that required landscape screening is provided adjacent to both property lines; that private improvements including fencing are removed from the public right-of-way and fencing relocated onto the subject property; the details of the transition from the alley improvements to the proposed parking area. ii. The location of Cottage 45 shall be adjusted to comply with setback requirements (i.e. relocated approximately one foot to the North). iii. Bicycle parking is to be provided according to the dimensional and coverage standards of AMC 18.43.070.B to accommodate the required seven covered bicycle parking spaces. iv. Landscape and irrigation plans detailing the installation of landscaping for areas disturbed during construction and required parking lot landscaping and connections to the existing irrigation system. 8) That prior to the issuance of a building permit; a) That all necessary building permits fees and associated charges, including building permits, utility connections fees and applicable system development charges shall be paid. b) That a Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3.10. l OO.A.2 of the Ashland Land Use Ordinance shall be provided prior to permit issuance or 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 Flauu-nable Plant List per Resolution 2018-028. 8) That prior to the final approval of the project or issuance of a certificate of occupancy: a) All bicycle parking, hardscaping, landscaping, including required recreational areas, and the irrigation system shall be installed according to the approved plan, inspected, and approved by the Staff Advisor. PA -TI -2024-00227 348 N. Main St. / VA Page 7 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 with 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. Brandon Goldman, AlCP Community Development Director March 22 2024 Date PA -T1-2024-00227 348 N. Main St, / VA Page 8 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 3122124 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA -T1-2024-00227, 348 N Main. , og" Signature of Employee Documenl2 3122024 PA -T1-2024-00227 391 E05DA70001 PA -T1-2024-00227 391E05DA70003 PA -T1-2024-00227 391 E05DA2701 CHATROUX NOEL C TRUSTEE ET AL CHATROUX NOEL C TRUSTEE ET AL COLLINS FAMILY TRUST ET AL 400 W HERSEY ST STE 1 75 NURSERY ST 12771 MONARCH ST ASHLAND, OR 97520 ASHLAND, OR 97520 GARDEN GROVE, CA 92841 PA -T1-2024-00227 391 E05DA2500 PA -T1-2024-00227 391E05DD3500 PA -Tl -2024 391 E05DA301 ' COLWELL JOHN C TRUSTEE ET AL COWAN TRAVIS ET AL DE LUCA RONALD L TRUSTEE 243 JARED CT BARR CHASE ET AL 228 MORNINGLIGHT DR ',PHOENIX, OR 97535 320 HILLTOP RD ASHLAND, OR 97520 TALENT, OR 97540 PA -T1-2024-00227 391 E05DD9400 PA -T1-2024-00227 391 ED5DA27Q4 PA -T1-2024-00227 391 E04CC10000 DE SALVO MICHAEL FRANCIS III/ DELUCA RONALD L TRUSTEE ET AL FAIIA WILLIAM M TRUSTEE ET AL 292 VAN NESS AVE 228 MORNINGLIGHT DR 261 W HERSEY ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 t PA -T1-2024-00227 391 E05DA300 I PA -T1-2024-00227 391 E05DA500 PA -T1-2024 00227 391 E05DD3400 GLENNVISTA ESTATES HOMEOWNERS ; INGALLS KRISTA A TRUSTEE ET A KAK LLC 51 WATER 5T STE 222 24645 PESCADERO RD KENNEDY KATHERINE M ASHLAND, OR 97520 CARMEL, CA 93923 132 GREENWAY CIR MEDFORD, OR 97504 PA -Tl -2024-00227391E05DA7600 PA -T1 -2024-00227391E 05DD3300 PA -Tl -2024-00227391E05DD9600 KENDALL ERIC SCOTT/HEIDI SCOT LEFKOWITZ DAVID/NADINE LFS 1 LLC 407 N MAIN ST 331 N MAIN ST # 333 LAURA SAINZ460 ASHLAND, OR 97520 ASHLAND, OR 97520 ST ORCHARD 5T ASHLAND, OR 97520 PA -T1-2024-00227 391 E05DD3201 PA -T1-2024-00227 391 E05DD3600 PA -T1-2024-00227 391 E05DA7500 LINDOW JAMES T TRUSTEE ET AL LOMBARDI ROBERT JAMES & CORRI PACIFIC RENTAL PROPERTIES LLC 2370 LUPINE DR 1685 OLD HIGHWAY 99 S 800 ELLENDALE DR OFC ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97504 PA -T1-2024-00227 391 E05DD101 ROGE 2S WANDA NI E05DD9200 PA -T1-2024-00227 391 E05DA501 RAWLINGS ROBERT H TRUSTEE JR ROGERS E JOEA ENID STEVENSON JOHN M 455 LIBERTY ST ' ROGERS E JOEANNA 301 W HERSEY ST ASHLAND, OR 97520 276 VAN NESS AVE ASHLAND, OR 97520 -ASHLAND, OR 97520 PA -Tl -2024-00227391E05DD90000 PA -Tl -2024-00227391E05DD9700 PA -Tl -2024-00227391E05DD9500 VAN VLEETIASSOCIATES INC WALKER MICHAEL /LISA F WILLIAMS LAURA L 510 CRATER LAKE AVE 304 VAN NESS AVE 307 W HERSEY ST MEDFORD, OR 97504 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2024-00227 391E05DA400 PA -T1-2024-00227 WRIGHT CYNTHIA CONSCIOUS CONSTRUCTION 260 W HERSEY ST PO BOX 795 ASHLAND, OR 97520 ASHLAND, OR 97520 (Emailed at 4 pm) March 7, 2024 To: Veronica Allen, City of Ashland Planning Division; City of Ashland Planning Commission members; and, Applicant Laura Sainz From: Laura Williams, Property Owner in Residence at 307 West Hersey St. (house on the alley between W. Hersey and VanNess --- you call it "Lori Lane" but that's not my street address) RE: Planning Action: PA -T1-2024-00227 at 348 N. Main Street I am writing regarding the Notice of Application to make significant changes at 348 N. Main St., including a new 3 -car parallel parking area on the edge of the alley. I received notice of the application 2- 23-24. The deadline for written comments is today. I verbally conveyed the content of this statement to Veronica Allen on 3-6-24. I raise very strong objections to the addition of any new parking spaces, for cars, proposed for the edge of the small alley, directly across from my home. The approval of this new parking area will impact me and my 91 year-old mother in very serious ways. Our health, well-being, and quality of life will be directly impacted very negatively. It will also be to the detriment of the unique character and use of the neighborhood. And, importantly, there is no need for these additional parking spaces. Our house, which I've owned and lived in for 29 years, is very close to the alley. Our two bedrooms are 11 feet from the alley, without a fence or hedge between, and traffic affects us directly. We have been fortunate, until now, that the alley is lightly traveled by cars, and rarely at night. Most of the usage is neighbors walking their dogs, or taking a stroll, or bicycling. The maneuvering of cars parallel parking from the alley only 11 feet away from where we sleep and live, will create a significant increase in the car pollution, noise pollution, light pollution, and dust that we experience in our environs. Page 2 Comments from Laura Williams, continued 3--7-24 All of this car maneuvering up and down, and in and out, at any hour, will likely prevent our being able to use our bedrooms, day or night, to rest and sleep in our beds! We will also be unable to leave our bedroom windows open to enjoy the air or cool off the house at night in the hot summer --- without suffering the consequences. Ms. Allen indicated they were trying to think of ways to mitigate the negative effects of the new parking area --- before I called. There is a clear understanding and expectation that it will cause negative effects on the environs. And it will. The consequences here are foreseeable and intended/accepted. The best way to mitigate the foreseeable and unavoidable negative effects of this new parallel parking area for cars is to not have it created in the first place. It's important to acknowledge that there is no need for this additional parking. The applicant has listed only three car parking spaces in the house driveway on W. Hersey. But in her January 11, 2023 Notice of Final Decision (on her original Planning Action), applicant also got "credit" for four of the five on -street spaces beside her property on W. Hersey St. So, actually the property has 7 dedicated car parking spaces already -.-- and you can make it 8 because no one else has any need to park in those spaces. In reality, 7 or 8 spaces for 5 cottages currently exist. And they are rarely filled up. Directly across from the property, on W. Hersey, there is a small three office plaza with 13 parking spaces. Two signs say the parking lot is offered freely to community use M -F 6 pm to 8 am, and all day Saturday and Sunday. Applicant's five cottage tenants could easily use those spaces as well, within the allowed hours. There is also always parking a little further down W. Hersey and always on Van Ness. Day or night, three cars can always find parking nearby - -- there is no need for this additional car parking areal Page 3 Comments from Laura Williams, continued 3/7/24 I find it disappointing and sadly ironic that the City is not walking its talk if they allow this action. While they no longer require any space for parking cars in new developments, and they seem to do whatever they can to minimize car use in the city, this action will cause an increase in car trips, and car usage, directly harming the adjacent neighbors (us, and others), and the neighborhood, and the City, and the environment ultimately. It will be a clear detriment that plainly contradicts stated aims. I also find it sad and disappointing that the applicant does not care about how her actions affect us. I have previously raised these concerns and objections very clearly, at her previous application, and even personally, when I introduced myself to her on the street last year. Yet, she proceeded with this plan. Needless to say, 348 N. Main St. has all the required infrastructure for bicycles and a bus stop right beside it, on W. Hersey. I think we'd all be much better served if the applicant would instead buy e -Bikes for her tenants! We have no where else to lay our heads and our house is only 780 sq feet. We have never had to suffer with cars parking in the alley. We have loved living these 29 years on our sweet, little, quiet and peaceful, mostly car -less alley. Right now we have heavy hearts and are anxious about the future of our home here. Dear Applicant and Decision -Makers: Please use your thoughtful consideration, empathy, compassion, and common sense to hear and understand our objections. And please do not proceed with anyadditionalparking spaces beside the alley. Sincere thanks for your attention, Laura and Marilynne Williams H L A"' N WD NOTICE OF APPLICATION PLANNING ACTION: PA -T1-2024-00227 SUBJECT PROPERTY: 348 N Main St OWNERIAPPLICANT: Conscious Construction for Laura Sainz DESCRIPTION: A request for Residential Site Design Review approval to construct one new residential unit (cottage #5) and to expand the footprint of a previously approved residential unit (cottage #4) at 348 N Main Street, Site Design review is required for development of three or more units. The new proposed residential unit (Cottage #5) is located within the boundaries of the Historic Overlay and subject to the Historic District Development Standards. The Historic Preservation Advisory Committee will meet on March 6th at 5PM to review the proposal. COMPREHENSIVE PLAN DESIGNATION: Multi Family Residential; ZONING: R-2; MAP: 39-1 E -05 -DD; TAX LOT: 9600. NOTE: The Ashland Historic Commission will review this Planning Action on Wednesday, March 6, 2024 at 5:00 PM at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: February 22, 2024 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: March 7- 2024 COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 fax: 841.552.2050 nFi €3ffu'R ,�&f- TTY: 800.735.2900 ' ,, ..... S'"Kw L A N The Ashland Planning Division Staff has received a complete application for the property noted on Page 1 of this notice. A copy of the application, including all documents, evidence and applicable criteria are available online at "What's Happening in my City" at https:flgis.ashiand.or_us/developmentproposals/. Copies of application materials will be provided at reasonable cost, if requested. 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 planning Ca,ashland.or.us. Any affected property owner or resident has a right to submit written comments within the 14 -day comment period to planning(a-)ash[and.or.us or to the City of Ashland Planning Division, 51 Winburn Way, Ashland; Oregon 97520 prior to 4:30 p.m. on the deadline date shown on Page 1. 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 the application. 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 Staffs 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 Veronica Allen at #541-552-2042 or Veronica.AllenO)ashland.or.us In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Administrator's office at 541-488-6002 (TTY phone number 1-800-735-2900). Notification 72 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). SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application: A, Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. 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 COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 Fax: 541.552.2050 ashbnd orus TTY: 800.735.2900 ®�—<�C. r T Y ® F AS H'Lff 1'-%V N T D% which would alleviate the difficulty.; or Z There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 Fax: 541.5522050 QS au ld rros TTY: 800.735.2900 AFFIDAVIT OF MAILING STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On 2122124 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA -T1-2024-00227, 348 N Main. Signature of Employee G-. cmmm devl)IanninglPianning AcGonsTAs by SUee(ININorlh Maintl4Main_30NMain_340_PA-T1-2024002ZANMain_348_PA-Tt-202400227ANo6cinglNMain_348_PA-T1-2024-GO227_NOC- Affidavit of Maiiiag.docx 212212024 s �o *c� av�r�r.�ora�; �errp`ates r� 3 e v ryTempza:e�]afl;a PA -T1-2024-00227 391 E05DA12900 PA -T1-2024-00227 391 E05DA502 PA -T1-2024-00227 391 E05DD9300 ABROMAITIS KRISTINA E TRUSTEE AllOPARDI JEANNE NESTER CARPENTER CHRISTINE C TRUSTEE PO BOX 3437 279 W HERSEY ST 290 VAN NESS AVE CENTRAL POINT, OR 97502 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2024-00227 391E05DA70001 PA -T1-2024-00227 391E05DA70003 PA -T1-2024-00227 391E05DA2500 CHATROUX NOEL C TRUSTEE ET AL CHATROUX NOEL C TRUSTEE ET AL COLWELL JOHN C TRUSTEE ET AL 400 W HERSEY ST STE 1 75 NURSERY ST 243 JARED CT ASHLAND, OR 97520 ASHLAND, OR 97520 PHOENIX, OR 97535 PA -T1-2024-00227 391 E05DD3500 PA -T1-2024-00227 391 E05DA301 PA -T1-2024-00227 391 E05DD9400 COWAN TRAVIS ET AL DE LUCA RONALD L TRUSTEE DE SALVO MICHAEL FRANCIS Ill/ 320 HILLTOP RD 228 MORNINGLIGHT DR 292 VAN NESS AVE TALENT, OR 97540 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2024-00227 391 E05DA2704 PA -T1-2024-00227 391 E04CC 10000 PA -T1-2024-00227 391 E05DA300 DELUCA RONALD L TRUSTEE ET AL FAIIA WILLIAM M TRUSTEE ET AL GLENNVISTA ESTATES HOMEOWNERS 228 MORNINGLIGHT DR 261 W HERSEY ST 51 WATER ST STE 222 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2024-00227 391 E05DA500 PA -T1-2024-00227 391 E05DD3400 PA -T1-2024-00227 391 E05DA7600 INGALLS KRISTA A TRUSTEE ET A KAK LLC KENNEDY KATHERINE M KENDALL ERIC SCOTT/HEIDI SCOT 24645 PESCADERO RD 132 GREENWAY CIR 407 N MAIN ST CARMEL, CA 93923 MEDFORD, OR 97504 ASHLAND, OR 97520 PA -T1-2024-00227 391 E05DD3300 PA -T1-2024-00227 391 E05DD9600 PA -T1-2024-00227 391 E05DD3201 LEFKOWITZ DAVID/NADINE LFS 1 LLC LAURA SAINZ LINDOW JAMES T TRUSTEE ET AL 331 N MAIN ST # 333 460 ORCHARD ST 2370 LUPINE DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2024-00227 391E05DA2701 PA -T1-2024-00227 391E05DA7500 PA -T1-2024-00227 391E05DD101 LOMBARDI ROBERT JAMES & CORIN PACIFIC RENTAL PROPERTIES LLC RAWLINGS ROBERT H TRUSTEE JR 1685 OLD HIGHWAY 99 S 800 ELLENDALE DR OFC 455 LIBERTY ST ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND, OR 97520 PA -T 1 -2024-00227 3 91 E05 D D9200 PA -Tl -2024-00227391E05DA501 PA -Tl -2024-00227391E05DD90000 ROGERS WANDA ENID ROGERS E STEVENSON JOHN M VAN VLEET/ASSOCIATES INC JOEANNA 301 W HERSEY ST 510 CRATER LAKE AVE 276 VAN NESS AVE ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND, OR 97520 PA -T1-2024-00227 391 E05DD9700 PA -T1-2024-00227 391 E05DD9500 PA -T1-2024-00227 391E05DA400 WALKER MICHAEL B/LISA F WILLIAMS LAURA L WRIGHT CYNTHIA 304 VAN NESS AVE 307 W HERSEY ST 260 W HERSEY ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2024-00227 348 N Main CONSCIOUS CONSTRUCTION NOC PO BOX 795 2122124 28 ASHLAND, OR 97520 28 6888 E16 Its Z N0e3ao'aNV1HSV 0,31A Q z 631 m NOMO'ONVlHSV 561 X08 Od o 3 = � 133a1S NIVW 'N 8h£ _ Al 'Noila disNoa SOOPSNoa z Itls vanvl :301.1a3doad SNVld N LL h I I e DaNiS NINW RINDN e N�,s3o w N r n — uaoo•pueIgsePI! nqu6lsap@uosef b888 6Lb(Lt5) OZSLb NO 'PuglgsV 5bL Xo9 Od cul uopn l}suo7 snolosuo-) :}o fi:padoid pue fiq pau6lsap sueld 0GLb NO 'PUelus'd 49 uleN N 8176 ti abello7 zuies ZQ z A O O } -1 U_ w N N w N I 1ilI I_.,.7 dJ tau u lu v cu ,9l UA UA aasodoad 9NIISIX3 O U) O N O N I ( I I tll � l6 r N Y J N ILI ,9l UA UA aasodoad 9NIISIX3 m LU K 9NI151X3 Iasodoad O U) O N O N tll � l6 r N Y J N "�- o iu o o s LUU LU v O E LU m LU K 9NI151X3 Iasodoad 2 iylSa ^ © �«pe�@;n u� ++ua4 / * § 2Lb60»aI«¥kEmgo 2GLbNOPue sy 4c3u10wN9; �\ u j»# % 2 l Pnjl so moame §«qo G� 0 > ® 2 dao pe% pu GPee \ j LL LU tu DESCRIPTION OF PROPERTY Street Address 348 N Main Street Assessors Map No. 391E 05DD-9600 Zoning R-2 APPLICANT Name Laura Sainz Address 460 Orchard Street PROPERTY OWNER Name Laura Sainz Address 460 Orchard Street Tax Lot(s) Comp Plan Designation Pursuing LEER@ Certification? ❑ YES © NO '•.11 Phone 916-893-1090 E -Mail laurasainz@att.net city Ashland zip 97520 Phone 916-893-1090 E -Mail laurasainz@att.net city Ashland zip97520 SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER Title Name Conscious Construction, Inc. Phone 541-973-8889 E -Mail Address PO Box 795 Title Name Address city Ashland Phone E -Mail City Zip 97520 Zip I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects, true and correct l 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 foil responsibility. 1 further understand that if this request is subsequently contested, the burden will be on me to establish, 1) that l 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 orimprovements 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 l have any doubts, t am advised to seek competent professional advice and assistance. Applicant's Signature j Date As owner of the property involved in this request, t have read and understood the complete application and its consequences to me as a property owner. Property Owner's Signatu (required) Date [To be camplated by City Sla%( Date Received Zoning Permit Type Filing Fee OVER 0 G:r im-dcc.planninc Forms S Handouu Zoning Prn k Applicalion,dx Site Design Review Application 348 North Main Street APPLICATION This application for Site Design Review is for development at 348 N. Main Street. The application includes: 1. The expansion of one of the on-site dwelling units ("Cottage 4"); and 2. Building a new dwelling unit ("Cottage 5"). BACKGROUND 348 N. Main Street currently include five (5) structures, including: 1. The Main House (348 N. Main St.), a Historic Contributing resource and part of the Historic District. 2. Cottage 1— (453 W. Hersey St.) a historic building also part of the Historic District. 3. Cottage 2 — (443 W. Hersey St.) a non -historic building, partially located in the Historic District, 4. Cottage 3 — (433 W. Hersey St.) a historic building, not located in the Historic District. 5, Cottage 4 — (423 W. Hersey St.) a building which is not historic and not in the Historic District. There have been several recent city actions/approvals for the property, including. 1. January 2023 —A planning action which approved the conversion of Cottages 1-4 into dwelling units. 2. December 2022 —April 2023 —All four cottages received separate addresses. 3. February 2023 - Cottages 1 and 3 received final inspection approval for electrical, plumbing and mechanical. 4. Spring 2023 -All of the dwelling units were put on separate electrical meters/accounts. PLANS VIEWS AND ELEVATIONS A number of attachments starting on page 11 have been included with this application including: 1. The Skidmore Historic District overlay on page 11; 2. A site plan on page 12 that includes: r All of the existing units, including the Main House and Cottages 1-4; • The location of the new cottage - Cottage 5; ® Existing and proposed walkways; o Storage locations for refuse, recycling and bicycle storage; and a The existing and proposed parking. 3. Elevations of the expanded Cottage 4 on pages 13. 4. Elevations of the new cottage, Cottage 5 on pages 14. SITE DEVELOPMENT DESIGN STANDARDS APPROVAL CRITERIA - Ashland Municipal Code AMC 1.8.5.2.050 A. Underlying Zone The proposal complies with 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. Page 1 o¢ Iq 1. underlying Zone (18.2.2 and 18.2.5) a The property is zoned R-2, Low -Density Multi -Family. ® The property is 0.36 acres and meets minimum lot area and lot dimensions forthe R-2 zone. 2. Building and Yard Setbacks Proposed setbacks comply or exceed the minimum standards except for the existing, non -conforming historic Cottages 1 and 3 as described below: a. Front Yard Setback ® Standard Setback required for front yard = minimum of 15' • The existing setback for the front yard is greater than 15' (Main House is not being altered.) b. unenclosed Porch Setback ® Standard Setback required for unenclosed porch = minimum of 8' m The existing setback is greater than 8' (Main House is not being altered.) c. Standard Setback for Side Yard a Standard setback required for side yard = 6' w Cottages 1 and 3 currently abut the northern property line and do not conform to the standard setback. These are both existing, non -conforming historic structures. ® The expanded Cottage 4 and the new Cottage 5 conform to the side yard setback. d. Standard Setback for Rear Yard Standard setback for rear yard = 10' ® The Main House and Cottages 1-3 all conform to the standard setback for the rear yard. * The expanded Cottage 4 and the new Cottage 5 conform to the standard rear yard setback. e. Solar Setback Standards ® The Main House, the only two-story structure on site, is not included in this proposal as no alterations are proposed to the Main House. No alterations are proposed to Cottages 1-3. Cottage 4 is adjacent to a landscape buffer and sidewalk on the north property line and therefore will not impact solar potential. Cottage 5 will be one-story, with a minimum roof slope, therefore there will be no impact to solar potential. All proposed construction meets or exceeds minimum setbacks. The two existing, non -conforming, historic structures (Cottage I and 3) will not be altered. 3. Lot Area and Dimensions (18.2.5.030) Allowed Lot Dimensions: ® Minimum width required = 50 ft. The existing width = 80 ft. (Lot dimensions not changing.) ® Minimum depth required = 80 ft. The existing depth = 200 ft (Lot dimensions not changing.) No changes are proposed to lot dimensions. 4. Density (18.2.5.080) Allowed Density: a. The property is 0.36 acres which equates to an allowed density of 4.86 dwellings. Page 2 of It b. Dwellings less than 500 square feet (sq ft.) = .75 dwelling. c. The Maximum Proposed Density is 4.75 dwellings as follows: ® Main House = 1 dwelling. ® Cottages 1-5 will all be less than 500 sq ft. ® 5 cottages x.75 dwelling = 3.75 0 Total density: 1 + 3.75 = 4.75 The proposed density of 4.75 is less than the allowed density of 4.86. 5. Floor Area (18.25.070) a. Property within Historic District = 10,387 sq ft. b. Maximum Permitted Floor Area (MPFA) in Historic District= 3,097.4 sq ft. c. Proposed Gross Habitable Floor Area (GHFA) in Historic District is as follows: ® House —1,307 sq ft. ® Cottage 1— 400 sq ft. • Cottage 2 — 200 sq ft. ® Cottage 5 — 384 sq ft. ® Total GHFA = 2,291 sq ft. The proposed GHFA of 2,291 sq ft. is less than the allowed MPFA of 3,097.4.5q ft. 6. Lot Coverage (18.2.5.030) a. The total allowed lot coverage = 65% of lot size = 10,192.6 sq ft. allowed lot coverage. b. Impervious areas include paths, covered bicycle parking, refuse areas, and building footprints c. Proposed lot coverage is as follows: ® Impervious Areas ✓ Driveways and Parking = 1,305 sq ft. ✓ Pathways = 1,150 sq ft. ✓ Covered Bicycle Parking = 35 sq ft. ✓ Refuse Area = 48 square ft. ✓ Total Proposed Impervious Areas = 2,538 sq ft. ® Building Footprint ✓ Existing buildings footprint= 1,882 sq ft. ✓ Cottage 4 addition = 64 sq ft. ✓ Cottage 5 addition = 384 sq ft. ✓ Total Proposed Building Footprint = 2,330 ® Total Proposed Lot Coverage = 2,538 + 2,330 = 4,868 total sq ft. Proposed total lot coverage of 4,868 sq ft. Is less than the allowed total tat coverage of 10,192.6 sq ft. 7. Open Space (18.4.4.070) The property is already fully landscaped with fruit trees, native plants, sitting areas, and shrubs. a. Minimum Area Required for Open Space is 8% of lot size = 1,254 sq ft. ® Total Existing Open Space is 13,393 sq. ft. ® *Total Proposed Open Space is 10,813 sq. ft. b. Minimum Area Required for Common Open Space is 4% of lot size= 627 sq. ft. Page 3 of If ® Total Existing Common Open Space= 8,783 sq ft. Total Proposed Common Open Space = approximately 6,388 sq ft. c. Minimum Area Required for Private Open Space is 4% of lot size = 627 sq. ft. ® Existing private open space for the house = 3,800 sq ft. in the front, side and rear yards. Existing private open space for the cottages = 627 sq ft. * Proposed Private Open Space for the cottages = 625 sq ft. ® Each cottage will have at least 125 square feet of private open space. 0 Total Proposed Private Open Space = 4,425 sq ft. Total Proposed Open Space of 10,813 sq ft. is greater than Minimum Open Space required of 1,254 sq ft. 8. Parking a. Automobile Parking ® For the convenience of the property occupants, three parking spaces will be provided along the rear property line. This parking will be accessible from Lori Lane. b. Bicycle Parking Per AMC 18.4.3.070 ® The proposed development requires seven bicycle parking spaces, including two for the Main House and one for each of the five cottages. * Per AMC 18.4.3.070: ✓ Bicycle parking will be provided via an unenclosed, accessory bicycle parking structure. ✓ Bicycle parking will be located so that it is visible to and conveniently accessed by cyclists and promotes security from theft and damage. 9. Energy Usage The addition to Cottage 4 and the new Cottage 5 will be constructed to the current energy codes and building code standards. A detailed analysis of the actual energy consumption has not been determined but the square footage, use of ductless heat pump systems and LED lighting will all contribute to low energy consumption. B. Overlay Zones The proposal complies with applicable overlay zone requirements (AMC 18.3). 1. The Skidmore Academy Historic District The property is bisected by the Skidmore Historic District. The Historic District portion of the property includes two historic structures, including the Main House and Cottage 1, which is a historic "out -building" constructed in the 1930's as an accessory unit to the Main House. Cottage 3, also a historic building, is not located in the Skidmore Historic District. No alterations are proposed to any of the historic structures. Cottage 5, the new cottage will be partially located in the historic district. 2. Building Architecture (18.4.2.050.B) For projects located at the boundary between zones or overlays, appropriate adjustments to building form, massing, height, scale, placement, or architectural and material treatment may be considered to address Page 4 of ]q compatibility with the transitional area while not losing sight of the underlying standards or requirements applicable to the subject property. a, Height • The Main House is a two-story contributing, historic structure. It is not part of this application and will not be altered. • The existing, expanded and new cottages are one-story. See elevations on pages 13-14 for a more detailed view of proposed elevations for Cottages 4 and S. • All proposed structures are similar to heights of existing historic buildings on the property and the average heights of structures in the vicinity. • All cottages will be substantially shorter than the Main House. b. Scale • The scale of the proposed structures is within the range of other multi -family dwellings in the vicinity, particularly the Travelers' Accommodation sites located west of N. Main Street and the residential buildings to the east of the site. • The limited square footage of the structures (ail cottages will be under 500 square feet), the separations between the structures, and the overall layout of the site is consistent with the scale of development in the historic district and multi -family development in the vicinity. C. Massing • The proposed massing will not change the overall massing of the existing site. • Cottages 1 and 3 will not be altered, • Cottage 4 will remain a one-story structure and under 500 square feet, consistent with the square footage of the historic cottages on-site. , • Cottage 5 will also be one-story and under 500 square feet, maintaining consistency with the other cottages currently on site. • The massing proposed is consistent with other historic buildings in the immediate vicinity. d. Setback • The proposed setbacks comply with and exceed minimum standards. • Exceptions to the setback standards include Cottages 1 and 3, which are existing, non- conforming, historic structures. e. Roof • Roof pitches vary between the Main House and the cottages. • Proposed roof pitches will either remain as -is or in the case of Cottages 4 and 5, will complement both the Main House and, more importantly, the existing historic cottages. • Any new roof design will make an effort to add interest to the roof lines without competing with historic structures. • Roofing materials will be composition shingles. f. Rhythm of Openings • Alterations to 4 will complement the current rhythm of openings for doors and windows of the existing structure. • New construction will maintain the rhythm of openings of existing cottages on-site. • The pattern or rhythm of wall to door/window openings on the primary facade or other visually prominent elevation will be maintained. Page 5 of 1� • The compatible width -to -height ratio of bays in the fagade will also be maintained, if applicable. g. Base or Platform • Any alterations or new construction will ensure a clearly defined base, or platform characteristic of historic buildings on-site and in the immediate vicinity. h. Form ® The proposal includes potential alterations or new construction and will ensure a vertical and horizontal emphasis of building that is consistent with that of adjacent historic buildings. i. Entrances • Alterations and new construction will maintain entrances similar to on-site structures. j. Imitation • All new construction, including alterations and new construction will be clearly contemporary in design, but will also enhance (but not compete visually) with adjacent historic buildings. k. Garage Placement • There are no garages in -use on site, nor are any being proposed. C. Site Development and Design Standards (18.4) The proposal complies with the applicable Site Development and Design Standards of AMC 18.4, except as provided by subsection E, below. The proposed layout does not include any hidden areas that are not surveyable by the tenants on-site. The use of low-level lighting, low growing vegetation and open space orientation will provide a safe and comfortable area for the tenants. 1. Building Height, Orientation and Architecture The intent of the proposed development is to provide housing options (long-term rentals) to tenants in a location that is close to downtown and other local amenities desired by tenants. The project will: • Be designed to "enliven" the street corner; • Contribute to the pedestrian scale of a key corner near the Ashland Plaza; • Increase the "eyes on the street" improving the sense of security; • Offer housing that provides comfort yet livability with both private and common open space, a. Building Height (18.2.5.030 and 18.4.2.050 B. 2.) Any new construction will be at a height within the range of the historic building heights on the property (Main House and Cottages 1 and 3). • The Main House is a two-story structure. No changes are proposed to the Main House. • All existing and new cottages are and will be one-story. • The proposed expansion of Cottages 4 will not heighten the existing roof line. • The potential new construction of Cottage 5 will be one-story. • All proposed structures are similar to average heights of structures in the vicinity. Page 6 of Iq b. Building Orientation (18.4.2.030.C.1) Dwelling units shall have their primary orientation toward a street. Where residential buildings are located within twenty 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. • Existing and Proposed Building Orientation includes: ✓ Main House — oriented toward Main Street. No changes proposed to Main House, ✓ Cottage 1— currently oriented toward the Main House. No changes proposed. ✓ Cottage 2 — currently oriented toward Main House/interior of lot. No changes proposed. ✓ Cottage 3 — oriented toward W. Hersey Street with a primary entrance and walkway accessible off of W. Hersey Street. No changes proposed. ✓ Cottage 4 — currently oriented toward the interior of the lot. Given the limitations required by the required side setback, the orientation will remail toward the interior. ✓ Cottage 5 —The proposed orientation of Cottage 5 will be facing Lori Lane, -which will provide access and visibility to the parking area, increasing the sense of security on-site. 2. Limitation on Parking Between Primary Entrance and Street Automobile circulation or off-street parking is not allowed between the buildings and the street. Parking areas shall be located behind buildings, or on one or both sides. a. Parking will be located as follows: • Existing car parking will remain off of W. Hersey Street, providing three parking spaces. • Additional parking will be provided off of Lori Lane, the alley at the rear of the property. b. Garages/Alleys and Shared Drives. • No garages are being proposed. • Parallel parking is being proposed off the alley at the rear of the property. 3. 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. a. Building materials will be compatible with the surrounding area. The materials will be a mixture of modern materials with classic elements. All historic structures are painted blue with white trim and a dark accent color. Any alterations or new construction shall be painted complementary colors. 4. 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. a. The frontage along N. Main and W. Hersey streets is fully improved. b. The property is fully landscaped, including the area fronting N Main Street and the sidewalk buffer on the north end of the property, parallel to the sidewalk along W. Hersey St. c. No trees on-site will be disturbed. Landscaping and Recycle/Refuse Disposal Areas Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18.4.4. on-site a. The Main House and Cottage 1 will share a refuse area in the northwest area of the property. b. Cottages 2 — 5 will share a refuse area in an unenclosed, roofed area located near Cottage 4. Page 7 of Pp 6. Open Space Common and/or private open space is required to be provided pursuant to section 18.4.4.070. a. 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. • Minimum Total Area Required for Open Space: 8% of lot size = 1,254 sq ft. • Minimum Area Required for Common Open Space: 4% of lot size m 627 sq ft. • Minimum Area Required for Private Open Space: 4% of lot size = 627 sq ft. • Total Proposed Open Space = 10,813 sq ft. • Total Proposed Private Open Space = 4,425 sq ft. • Total Proposed Common Open Space = 6,388 sq ft. • Proposed Open Space of 10,813 is over the required square footage of 1,254 sq ft. Surfacing Areas covered by shrubs, bark mulch, and other ground covers that do not provide suitable surface far human use many not be counted towards this requirement. • Existing open space includes pervious surfaces for gathering areas, benches, patios and decks. Existing open space is well landscaped for human use and enjoyment of the property. • Proposed changes will not change the nature or character of the current open space. c. Decks and Patios Decks, patios, and similar areas are eligible for open space. • The house includes a large, covered area under the front porch, a raised deck off the back of the house and a raised deck in the back yard. • Each of the cottages will have its own private patio -like area. 7. Vehicle Area Design a. Parking Location • Current parking includes a parking area adjacent to the Main Nouse and Cottage 1 with three off-street parking spaces accessible from W. Hersey Street. • Other parking proposed includes parallel parking off the alley to the rear of the property. b. Parking Area Design • The proposed parking includes three existing spaces accessible off of W. Hersey Street and three new spaces at the rear of the property. 8. Pedestrian Access and Circulation 1.8.4.3.090 a. A walkway system extends throughout the development connecting entrances to public sidewalks and allowing tenants to access common open space, refuse and bicycle parking areas. b. Walkways provide a safe, reasonable direct, and convenient connection between primary building entrances and all adjacent streets. c. Building entrances are connected to one another to the greatest extent practical. 9. Landscaping and Screening 18.4.4.030 a. The property is currently fully landscaped, with native and drought tolerant plants, fruit trees and ornamentals. b. Current landscaping includes water efficient drip lines throughout the property. Page 8 of 11 c. Given the natural beauty of the site, much of the existing landscaping will be preserved. d, No plant materials are proposed that prevent surveillance of the open space, refuse and bicycle parking, and entrances and exits. 10. Tree Preservation, Protection and Removal 18.4.5.030 ® No existing trees will be removed. D. City f=acilities (18.4.6) 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. m Existing city facilities support the Main House and Cottages 1-4. a Existing facilities serve the expansion of Cottage 4 and the new Cottage 5. Adequate city facilities exist to service the new units as follows: a. Water ® Per the City of Ashland, there is an existing 12" water main in N. Main Street that services the property. This is adequate to serve the existing and proposed units. ® The site also includes irrigation water on a separate meter. This feeds the extensive drip system located throughout the property and has been adequately serving the property to - date. b. Sanitary Sewer ® Per the City of Ashland, there is an existing 6" sewer line servicing the property. This is adequate to service the existing and proposed units. c. Electrical The electrical service has been recently (2023) upgraded with the addition of separate electric meters for the house and each of the cottages. This included: J The installation of a new 600 AMP 120/240 -volt 5 -meter pack is located near the existing transformer and street light controls on N Main Street. ✓ New feeders between the new service and existing electrical panels at the Main House and Cottages 1-4. d. Storm Drain a Per the City of Ashland, storm drains are available along W. Hersey Street. The new storm drain was included as part of the 2012 realignment of N. Main and W. Hersey streets, which also included sidewalks and gutters. This is adequate to service the property. E. Exception to the Site development and Design Standards (18.4) 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 on existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of Page 9 of 14 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. 0 No exceptions are requested. Page 10 of 14 \" \ I \ \ LL 41? _ QF 1AIN m 34" i, rte- - l:SB.::lii�, ']: f:Ul; - €':� E;lj: r•.; S7> LU, - II r \" \ I \ \ LL 41? _ QF 1AIN m 34" i, rte- - l:SB.::lii�, ']: f:Ul; - €':� E;lj: r•.; S7> LU, Mur: 7 ITr PLAN pie Of FROPOBED mnm PROP05ED — — — — — — — — — — - — — — — — — — — — — --- co f 6j( r ---------- I— T Ashland, OR qI520 po Box 2lAshland, OR q71520 X -13,bbbll T pq N 'je- jason@designbuilda5hland.corn r" I --- E - !�� � | \ ; �� | ) NORTH -n m SaInz Gottage 4 Plans designed by and property of: -n Conscious C co f 6j( 34b N Ka�n St Gonstruction;nr- R 0 S c I U S Ashland, OR qI520 po Box 2lAshland, OR q71520 X -13,bbbll T pq N 'je- jason@designbuilda5hland.corn r" ®: \� seco&#a 34a Maina kAw,OR 952o V' may ht - *- ---_ > \ \ \ / \ c, $ i'7\ \ C \ ` \ (\ } NORTH / \/ \ R) a 6 \ § i§ \ 7 En L cb % kzw7-T } » } , , ( ƒ . !� �§ � � [] \ / - \ Eco -3 » (! E ® ` R\ \ 7 2Se (\ E :WS } ' , -®�E- » / ! S Pia designed mand r RK of: �em�c��bn�C0641 PO x 115 Ashland, OR 9520 \ X R \ern . CONSCIOUS �«@eg± eAd�m The comments of this pre -application are preliminary in nature and subject to change based upon the submittal of additional or different information. The Planning Commission or City Council are the final decision-making authority of the City and are not bound by the comments made by the Staff as part of this pre -application. ASHLAND PLANNING DEPARTMENT PRE -APPLICATION CONFERENCE COMMENT SHEET December 20, 2023 SITE: 348 N Main St APPLICANT: Laura Sainz REQUEST: Site Design Review for 6th Unit PLANNING STAFF COMMENTS: This pre -application conference is intended to highlight significant issues of concern to staff and bring them to the applicant's attention prior to their preparing a formal application submittal. ,Summary: The property is currently developed with four (4) residential units and has approval for a fifth residential unit but requires a building permit to be issued. From the historic inventory: 74,0 Survey #714 PAYNE-PENTER HOUSE 348 MAIN ST N Other: Vernacular [1 -House ] 1884/1910 391 E05DA 2400 Historic Contributing The initial one and one-half story vernacular volume of this dwelling is visible in an 1884 birdseye view of Ashland and may have been built by early owners of the property. In January 1884 John Van Dyke sold the site to David Payne for $1200, a sum indicating that the structure was in place. 1n 1900 longtime owners E. 13 and Nancy Curry sold the house to Martin Swyter. Martin Swyter, who recently purchased E. B. Curry's residence on Wain Street, has been making additions and improvements which are now complete. (Ashland Tidings, 11 -Jun -1900) Swyter, who also owned the property next door, soon sold the subject dwelling and by 1907 William Penter, a prolific builder in Ashland was the owner. Two years later the Tidings noted that "W. H. Penter adds substantial additions to his residence property on North Main Street." (Ashland Tidings, 25 -Feb -1909,1:3) Penter's work almost certainly resulted in the construction of bungalow -style gable - roof front porch with oversized wood -frame support columns and bases. Penter retained the property until 1922, The wood -frame Payne-Penter House retains it original horizontal board siding, glazing and trim detailing, accurately reflecting its serial construction and the intermingling of the vernacular and bungalow forms. The Payne-Penter retains high integrity and effectively relates its historic period of development. Density: The base density for R-2 zoned property is 13.5 -dwelling units per acre. For the subject property, this equates to 0.36 acres x 13.5 du/acre = 4.86 dwelling units as a base density. The currently approved approximate size of all units are as follows: the main residence is 1,307 square feet (SF), cottage 1 is 400 SF, cottage 2 is 162 SF, and cottage 3 is 400 SF. Cottage 4 is 145 SF and while previously approved to be used as a dwelling unit, has not yet received a building permit for such use. Proposed cottage 5 does not have a size listed but is indicated to be 500 SF or less. Expansions of cottages 2 and 4 do not have a size indicated but would be required to be 500 SF or less to retain the density bonus on the property that allows for more than four (4) residential dwelling units if a fifth unit were to be pursued. Residential units less than 500 square feet in size count as .75 of a unit. Therefore, the existing and proposed five (5) total residential units of less 348 N Main St / VA December 20, 2023 Page l than 500 square feet each would be equal to 3.75 units (5 units x.75 density = 3.75 units adjusted for density). There is one full size residential dwelling unit on the property, which brings the total proposed density to 4.75 units based on the density and included bonuses. This is within the allowed density. The development of 3 or more dwellings requires site desio review. Lot Coverage: Within the R-2 zone, the maximum allowed lot coverage is 65 percent. Lot coverage includes the total area of a lot covered by buildings, parking areas, driveways, and other solid surfaces that will not allow natural water infiltration to the soil. Landscaping, including living plants, vegetative ground cover, and mulch, which allows natural soil characteristics and water infiltration, and retention is not considered lot or site coverage. Applicant provided square footage of the existing structures, driveways, and landscaped areas. However, for the final application, the total proposed lot coverage must be included. This would include all existing and proposed structures, driveways, parking areas, patios, decks, etc. and all other impervious surfaces. Building Designs and Elevations: Final application must include the final design of all proposed development, including the proposed new building and the expansion of the existing cottages. These designs must be final construction -ready designs to be presented to the Historic Committee for their full review and recommendations/conditions, including building elevations, building materials and colors, window choices, roof pitch and materials, etc. Alley Improvements: City alley standards call for a 12 -foot paved width buffered by two -foot unpaved (i.e. gravel or planted) strips on both sides. Applicants should anticipate that they may be required to pave the alley to comply with street standards and would be well-advised to contact both the Fire Marshal to verify how the alley will play into addressing fire apparatus access requirements and the Public Works dept. for improvement standards. The extant travel way of the alley may be offset from the eastern property line and as such, may require a survey to verify the location of the property line in relation to the right-of-way to ensure that required alley improvements are made within the dedicated right-of-way of the alley. For information on vacating the alley, please reach out to Public Works. Trash & Recycling. The final application will need to address the placement and screening of trash and recycling facilities to address standards. Applicants may wish to consult Recology to verify the sizing and placement of the trash and recycling facilities are adequate. Site Review: For multifamily residential developments, careful design considerations must be made to assure that the development is compatible with the surrounding neighborhood. Site Design Review criteria are largely design -focused, and all newly proposed structures should address building location and orientation as well as historic standards. Site Design Review standards and criteria for Residential Development would need to be met as outlined in Chapter 18.4.2.030. In addition, Historic District Design Standards in Chapter 18.4.2.050 would apply within the boundary of the Skidmore Historic District (shown on map below in yellow). Tree Inventory: An inventory of all existing trees and trees to be removed, including the size, location, and type of each tree. If no tree removals are proposed, this requirement may be satisfied by providing a statement that indicates that no removals are proposed or necessary for the development of this project. 348 N Main St I VA December 20, 2023 Page 2 Pedestrian Connectivity: Due to the proposal of new structures on the property, safe, direct, and convenient pedestrian access and circulation will be required, subject to AMC 18.4.3.090. A Pedestrian Access and Circulation plan will be required as part of the final application. Building Separation: The final application would need to demonstrate compliance with the R-2 Building Separation requirements from Table 18.2.5.030.A which require separation equal to one- half the height of the tallest building, where building height is measured at the two closest exterior walls. The maximum separation required is 12 feet. MPFA: AMC 18.2.5.070 provides for the Maximum Permitted Floor Area in Historic districts. A final application would need to detail the amount of GHFA that is within the historic district. Approximately 10,364.5 SF of the lot is located within the historic district and will be used for the lot area portion of the calculation. The number of units will be based on the number of units located within the historic portion of the lot, which depending on the location of cottage 5 will either be 3 or 4 units. Lot area x AdJ. Factor = Adjusted lot area x graduated FAR = MPFA 3 -unit MPFA: 10,364.5 x.71 = 7,358.8 x 0.42 = 3,090.7 4 -unit MPFA: 10,364.5 x.71 = 7,358.8 x 0.44 = 3,237.9 za26© X30 Maximum MPFA cannot exceed 3,249 square feet, regardless of lot size. Based on the application i s soy r 3os materials it appears that there are currently approximately 1,869 total square feet of habitable space approved in the Historic District boundary. If located within the historic district boundary, adding "l the 1 additional, unknown size cottage up to 500 square feet to the GHFA will bring the total GHFA to approximately 2,369 square feet of proposed habitable space. Revisions received on December 18"', 2023, indicate the possibility of expanding cottage 2 and 4 up to 500 square feet each. Cottage 4 is located outside of the historic boundary, while cottage 2 is located on the boundary and therefore within it. This brings the total proposed GHFA to approximately 2,707 square feet. This square footage is within the allowed MPFA amount. EiaRc6i� Code Area Year Built Eff Yeari�ccuasar�p� Built Class <t ', '. 5-04: lms . ` : law. 132. TVM A t -Y : Residwee 1307 2 "1 9950 49 131 one.ata>�r.' Residence 453 ". 3 .. "1 .` 2D12 2012 734: finesffiaAy Res2dence 480 :.. 5-O f 1960 3+985 131 Qne a k4es ai cs no Historic District: The Historic Preservation Advisory Committee Review Board reviewed the application materials during the December 14, 2023, meeting. Members recommended the additional unit be oriented towards Lori Lane and set back not too far from the street to provide a nice streetscape. They also indicated that a steeper roof pitch (7112 or steeper) and cement board siding with the smooth side facing out with 5" reveal would be most historically accurate. Window 348 N Main St / VA December 20, 2023 Page 3 lites need to be true-lited windows with divided lites and would need to maintain a historic look with either double -hung or single -hung windows. Shutters were not recommended. The final Site Review application submittal should also include necessary submittals to review the design for compliance with the Historic District Development Standards of 18.4.2.050. (ie. Including scalable elevations of all sides and clear details of materials and trim, see AMC 18.5.2.040.B.). If any portion of the additional unit is to be located inside of the Skidmore Historic District (shown above) then Historic Committee comments would be applicable. Expansion of any existing and previously approved cottages would only be able to expand up to a maximum of 500 square feet to maintain the density bonus that allows for 6 units on the property. Additionally, expansion to or addition of any units would be subject to MPFA and lot coverage. Expansion of Cottage 2 would also be subject to Historic Committee Comments and conditions and would go to the Historic Committee's regular monthly meeting for review. Open Space: The final application will need to clearly address the open/recreational space requirement demonstrating that the proposed open/recreation space is located and treated in a way to accommodate human recreational use and complies with the definitions in the Land Use Ordinance. Parking: With regard to parking, staff would note that under OAR 660-012-0440(3) adopted as part of the Climate -Friendly & Equitable Communities (CFEC) Rulemaking, after December 31, 2022 "Cities and counties may not enforce parking mandates for development on a lot or parcel that includes land within one-half mile offiequent transit corridors, including... corridors with the most frequent transit route or routes in the community if the scheduled frequency is at least once per hour during peak service." In this instance, the Rogue Valley Transit District's Routes # 1X, 10, and 17 run on N Main and W Hersey St approximately 0 feet north and west of the subject property with peak hour scheduled frequency of every 20 minutes, and as such qualifies as frequent transit. Under the CFEC rules, the city is unable to consider parking in the decision. With Climate Friendly & Equitable Communities (CFEC) rules, the City can no longer require off-street parking. However, any voluntarily provided parking must meet the requirements of AMC 18.4. Parking/Parking Lot Treatment. Parking areas of more than seven spaces are required to meet the design standards of AMC 18.4.3.040.B.5 in terms of using one of the allowed strategies to minimize the adverse environmental and microclimatic impacts of surface parking (i.e. light-colored paving, porous solid surfacing, 50% shade from tree canopy or 50% shade from solar energy generating covers). All parking lots and other hard surfaces are to be designed in a way that captures and treats runoff with landscaped medians and swales. Parking Area Screening (AMC 18.4.4.030.F.2): Where a parking area is adjacent to a residential building it shall be set back at least eight feet from the building and shall provide a continuous hedge screen. Potential proposed parking will require scaled plans indicating how parking will be screened from view. Any new fences will require a fence/zoning permit. Street Improvements/Street Trees: City standards require development to provide street frontage improvements (sidewalks, paskrow planting strips with irrigated street trees, streetlights, etc.) for the property's full street frontage. The frontage along E Main St and the frontage along W Hersey St are filly unproved. 348 N Main St / VA December 20, 2023 Page 4 Tree Preservation/Protection/Removal: All planning actions are required to include a tree preservation/protection plan in accordance with AMC 18.61; this is intended to ensure that trees are protected during all site disturbance (including demolition, construction, driveway/parking installation, staging of materials, etc. An inventory of all trees six inches in diameter at breast height and greater on the property and within 15 feet of the property boundaries is required with the application under AMC 18.4.5. The inventory must include detailed information including but not limited to species, diameter at breast height, condition, and drip line/protection area of each tree. The plan must clearly identify trees to be preserved and how they will be protected and show those trees to be removed and address the tree removal permit requirements in AMC 18.5.7 for significant trees to be removed. Adequate Capacity of Public Utilities: The applicant is responsible for determining if adequate water, sanitary sewer, storm sewer, and electricity services, and paved access/adequate transportation are available or can be extended to serve the proposed development. The Site Plan must show the location and size of the public utility lines that will serve the proposed parcels and detail service locations for each proposed lot, and plans will not be deemed complete without a utility plan which includes an Electric Department -approved electric service plan. Neighborhood Outreach: Staff always recommends applicants approach the affected neighbors to discuss proposals and try to address any concerns as early in the process as possible. Notices will be sent to owners of neighboring properties within a 200 -foot radius, signs posted on the site and advertised in the local newspaper once an application is deemed complete. In many cases, it is better if neighbors hear of the proposal from the applicants rather than by a formal notice from the city. Written Findings/Burden of Proof: Applicants should be aware that written findings addressing the ordinance and all applicable criteria are required and are heavily depended on in the decision- making process for a planning action. In addition, the required plans are explained in writing below. The burden of proof is on the applicant(s) to ensure that all applicable criteria are addressed in writing and that all required plans, written findings, and other materials are submitted even if those items were not discussed in specific, itemized detail during this initial pre -application conference, 18.5.2.050 Approval Criteria An application for Site Design Review shall be approved if the proposal meets the criteria in subsections A, B, C, and D below. The approval authority may, in approving the application, impose conditions of approval, consistent with the applicable criteria. A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 1� J3. 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 348 N Main St / VA December 20, 2023 Page 5 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, 2, or 3, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty; 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards; or 3. There is no demonstrable difficulty in meeting the specific requirements for a cottage housing development, but granting the exception will result in a design that equally or better achieves the stated purpose of section 18.2.3.090. (Ord. 3147 § 9, amended, 1112112017) The approval criteria invokes all of AMC 18.4, including but not limited to the following Chapters: 18.4.1 - Site Development and Design Standards Administration; 18.4.2 - Building Placement, Orientation, and Design; 18.4.3 - Parking, Access, and Circulation; 18.4.4 - Landscaping, Lighting, and Screening; 18.4.5 - Tree Preservation and Protection; 18.4.6 - Public Facilities; 18.4.7 — Signs; 18.4.8 - Solar Access; 1.8.4.9 - Disc Antennas; and 18.4.10 - Wireless Communication Facilities. AMC 18.4.9 and 18.4. 10 are not applicable to this project but are included for completeness. AMC 18.4.5 invokes AMC 18.5.7 — Tree removals and would also need to be addressed in the final application. Timelines: For a standard type 1 planning action we have a 10 -day window to determine if we have a complete application. Following the determination of a complete application a NOC is mailed beginning a 2 -week public comment period. The local code requires that we render a decision within 45 days of the NOC, however we try to be no more than 3 weeks from the NOC, Once a decision has been made a Notice of Decision is mailed. Once the NOD is mailed there is a 12 -day appeal window where an appeal may be filed to the Planning commission. The decision by the Planning Commission on the appeal of a type 1 decision is the final decision of the City. Any further appeal would be heard at LUBA. Details: The final application materials will need to make clear the proposed lot configuration, how lot coverage is to be addressed, MPFA coverage, how the perimeter setback and front yard setbacks are to be addressed, full and comprehensive final scalable building plans that show elevations of each structure to be created and/or modified and the exterior materials to be used for each building, and provide a parking plan if parking is proposed. 348 N Main St / VA December 20, 2023 Page 6 OTHER DEPARTMENTS' COMMENTS FIRE DEPARTMENT: Please contact Division Chief Ralph Sartain of the Fire Department for any additional information at (541) 552-2229 or via e-mail to ralph.sartainLcuashland.or.us . BUILDING DEPARTMENT: Please contact the Building Division for any additional information at (541) 488-5309• CONSERVATION DEPARTMENT: For more information on currently available Conservation programs, please contact the City of Ashland Conservation Division at (541) 552-2062 or e-mail Dan.Cunningham cr,ashland.or.trs. A handout on the city's "Smartbuild" program for new construction is attached at the end of this document. Conservation staff are available to provide any further information or assistance on these programs. PUBLIC WORKS DEPARTMENT: For any further information, please contact Karl Johnson at (541) 552-2415 or via e-mail to: karl.johnso@ashland.or.us. ELECTRIC DEPARTMENT: The applicant will need to contact Rick Barton in the Electric Department at (541) 552-2082 to discuss service requirements and fees. An approved electric service plan is required to be included in the final application submittal for the application to be deemed complete. Rick can arrange an on-site meeting to assess service requirements and will prepare a schematic service plan to be incorporated into the applicants' civil drawings. Please allow additional time for scheduling an on-site meeting with Rick Barton, subsequent preparation of a schematic plan, and incorporation of this plan into your submittals. Applications will not he deemed complete without an approved electric service plan. WATER AND SEWER SERVICE: Please Contact Steve Walker at 541-552-2326 or e-mail walkers@ashland.or.us with any questions regarding water utilities. ZONING DISTRICT REQUIREMENTS See Table 18.2.5.030.A. "Standards for Urban Residential Zones" for R-2 Zoning District Zoning: R-2 Multi -Family Residential Landscaping Requirements: 35 percent of the lot area. Size- and species-specific landscaping & irrigation plan required, including park rows and open space, at time of formal application. Avoid using lawn. Provide irrigation system. Include street trees, one per 30 feet of street frontage. Parking, Access, and Internal Circulation: As per AMC 18.4.3. Please note that on -street parking credits and other parking management strategies are discretionary, and existing and anticipated future parking will be looked at closely in considering requests. The applicants would need to speak with the Building Division regarding any required ADA -accessible parking and any associated requirements for providing accessible routes on-site. Lot Coverage: A maximum of 65 percent of the lot may be covered with building footprints, driveways, parking spaces and other lot coverage. Compliance with lot coverage standards should be demonstrated in the application. 348 N Main St / VA December 20, 2023 Page 7 Standard Setbacks: Front yards shall be a minimum of 15 feet, excluding garages which require a 20 -foot front setback. Unenclosed porches shall be permitted with a minimum setback of eight feet. Side yards require six feet; the side yard of a corner lot abutting a public street shall have a ten -foot setback; rear yard, ten feet plus ten feet for each story in excess of one story. In addition, the setbacks must comply with Chapter 18.4.8 which provides for Solar Access. Expansion of an existing structure towards the street will still be required to meet these standards. Expansion must meet the minimum setback requirements. APPLICATION SUBMITTAL REQUIREMENTS The application is required to include clear, legible, scalable drawings of the proposal (i.e. plan requirements) as well as written findings addressing the applicable approval criteria in accordance with the Ashland Land Use Ordinance (ALUO), Chapter 18 of the Ashland Municipal Code. The following sections include the requirements for plans and approval criteria which are applicable to the proposal as described in the pre -application submittals. When more than one planning approval is required for the proposal, multiple sections of the ALUO may apply. The burden of proof is on the applicant(s) to ensure that all applicable criteria are addressed in writing and that all required plans, written findings, and other materials are submitted even if those items were not discussed in specific, itemized detail during this initial pre -application conference. All submittals must also include: 1. Application Form and Fee. Applications for Type I review shall be made on forms provided by the Staff Advisor. One or more property owners of the property for which the planning action is requested, and their authorized agent, as applicable, must sign the application. The required application fee must accompany the application for it to be considered complete. 2. Submittal Information. The application shall include all the following information. a. The information requested on the application form (see attached). b. Plans and exhibits required for the specific approvals sought (including elevations of all sides of the proposed structure, floor plan, and parking space dimensions, etc.). C. A written statement or letter explaining how the application satisfies each and all the relevant criteria and standards in sufficient detail. d. The required fee. The Ashland Land Use Ordinance in its entirety may be accessed on-line at: htll--):Ilii,ii�i,i,.ashlciiid.or.it,vl,SIBlLlc,sIAMC_C.'hpt_18 current.L3dj.' P_LAN_& EXHIBIT REQUIREMENTS: One (1) copy on paper no larger than 11 "x 17" and/or digital submittal of the plans below. Note: These copies may be used for the Planning Commission packets and for the notices mailed to neighbors -please submit clear, readable, reproducible copies. o One (1) copy and/or digital submittal of the materials required for a Site Design Review approval as detailed in chapter 1.8.5.2.040, including but not limited to: o A scaled site and landscape plan o Site analysis map as outlined in 18.5.2.040.8.2. 348 N Main St I VA December 20, 2023 Page 8 o Proposed site plan map as outlined in 18.5.2.040.B.3. o Final Architectural drawings as outlined in 18.5.2.040.B.4. o Landscape and Irrigation Plan as outlined in 18.5.2.040.B.7. o A written/typed narrative addressing the approval criteria of 18.5.2.040.B.8.b in addition to the criteria outlined below. o One (1) copy and/or digital submittal of written findings addressing the submittal requirements from section 18.5.5.040 for a Variance (if applicable to the final proposal). o One (1) copy and/or digital submittal of a Tree Protection Plan as required in chapter 18.4.5.030. o One (1) copy and/or digital submittal of the plans required for a Tree Removal Permit as required in chapter 18.5.7.030 (if applicable to the final proposal). RELEVANT CRITERIA AND STANDARDS: Applicants are advised that in addition to required plans, written findings addressing how the ordinance criteria are satisfied in narrative format are required. The applicable criteria are included below. o One (1) copy and/or digital submittal of written findings addressing the following criteria for Site Design Review approval detailed in chapter 18.5.2.050. o One (1) copy and/or digital submittal of written findings addressing the following criteria from chapter 18.5.5.050 for a Variance (if applicable to the final proposal). o One (1) copy and/or digital submittal of written findings addressing the following criteria from chapter 18.5.7.040.B.2, for Tree Removal Permit to remove a tree that is not a hazard (if applicable to the final proposao. FEES: (As applicable to the final proposals details)... ❑ Site Design Review, Residential: $1,271.25 + $ 84.50 per unit ❑ Exceptions (if applicable): $0 ❑ Tree Removal Permits (if applicable): $0 *NOTES: Applications are accepted on a first come -first served basis. All applications received are reviewed by staff and must be found to be complete before being processed or scheduled at a Planning Commission meeting. Applications will not be accepted without a complete application form signed by the applicant(s) and property owner(s), all required materials and full payment. Applications are reviewed for completeness in accordance with ORS 227.178, and the first COMPLETE applications submitted are processed at the next available Planning Commission meeting. For further information, please contact: December 20, 2023 Veronica Allen, Associate Planner Date City of Ashland, Department of Community Development Phone: 541-552-2042 or e-mail: veronica.allen,cr ashland.or.us 348 N Main St / VA December 20, 2023 Page 9 348 N Main Street Addendum to Pre -Application Conference Submittal Notes for Discussion: 1. As the property is bisected by the Skidmore Academy Historic District boundary, it is possible that the new cottage could potentially be partially or completely in the historic district. Therefore, historic district impacts should be reviewed. (See attached site plan.) 2. While not required, off-street parking may be provided off of Lori Lane. The exact location will be determined following a survey of the property and discussion with the city regarding alley alignment. The applicant also requests a review of potentially closing the alley to reduce impacts on neighbors and address alley alignment issues. (See attached site plan.) 3. As mentioned in the submittal, the property currently has two historic properties on-site and in the historic district including the house and Cottage One. There is also a third historic property on-site, Cottage Three, although Cottage Three is not in the historic district. Both Cottage One and Cottage Three are located on the property line which runs along W. Hersey Street. The existing historic structures impose a street -pattern of buildings on the property line. In addition, access to Cottage Three is off of W. Hersey, which enlivens the street front and contributes to the pedestrian nature of the neighborhood. If Cottage Two and Four are expanded in the future, the required setbacks would impose a weird pattern on the street. The applicant would like to explore a variance to allow Cottages Two and Four to be built to the property line in an effort to maintain the existing historic pattern along W. Hersey. � - i34\L1 �^T- �Er- T F RoN T I PoRCf t � PARK► nrC� t`�A!N HousE = e r t � NF -W ',Teo VVN Pj/- p - i lry 0TT,AgF f :07tAp r - x (I W T T,tj tj E 3 3'-+5 N. M/�IN ST Coit �' C 4 I NoP\Tf�LR - LORT- LAN F— PRO PDS-Eb City of Ashland Planning Division 51 Winburn Way • Ashland, OR 97520 Phone (543.) 488-5305 e Fax (541) 488-6066 Email: Planning@ashland.or.us Project Name — 348 N. Main Street DESCRIPTION OF PROJECT — This application is for the addition of a dwelling unit at 348 N. Main Street. The additional unit will be the sixth dwelling unit on the property and will be referred to as Cottage 5. APPLICANT Name - Laura Sainz Phone - 915-893-1090 E -Mail - laurasainz@att.net Address - 460 Orchard Street, Ashland 97520 PROPERTY OWNER - LFS 1 LLC Day Time Phone - 916-893-1090 Phone - 915-893-1090 E -Mail - laurasainz(@att.net DESCRIPTION OF PROPERTY Street Address - 348 N. Main Street Assessor's Map No, 39 1E 05DD Tax Lot(s) 9600 PRE -APPLICATION SITE PLAN CHECKLIST YES NO N/A 1 Project Name V 2 Owner Name V 3 Site Address and Map & Taxlot Number V 4 Vicinity Map -with Street names and locations of all existing and proposed streets within or on the boundary of the proposed development V 5 Scale & North Arrow V 6 Lot Layout with approximate dimensions for all lot lines V 7 Zoning Designations in proposed development and surrounding properties V 8 Location & Use of all proposed and existing building, fences and structures. V 9 Indicate which buildings are to remain and which are to be removed V 10 Location of all landscaped areas. Indicate existing trees, size, species, and approximate drip line (outer branch location). Identify trees to be removed. V Pre -Application Conference Application 348 N. Main Street Page 2 11 Location and size of all public utilities in and adjacent to the proposed d development including water line and meter size, sewer lines, storm drain lines, nearest fire hydrant. 12 Locations of drainage ways or public utility easements in and adjacent to proposed V development. 13 Location, size and use of all contemplated and existing public areas V 14 Approximate topography (slope) of the site V 15 Location of all parking areas and individual and handicap parking spaces, ingress d and egress on the site and on-site circulation 16 Use designation for the areas not covered by buildings (e.g. loading, storage, d vacant, open space, etc.) 17 Elevations of the building(s) d 18 Construction materials —wood frame, masonry, etc. (if project is in a Historic d District provide pictures of existing structures and indicate proposed exterior materials for siding, windows, trim and roofing) 1. Current Building Occupancy Type: Residential Single -Family Residence, Hotels, Motels, Apartment Houses, Vacation Time Shares, Congregate Living Facilities (more than 16 occupants), Assisted Living Facilities (with or without a Memory Care Endorsement), Residential Treatment Facilities, etc. 2. is a Change of Occupancy being requested? No. If Residential please indicate which type: R-2 Occupancy. Apartment Houses, Congregate Living Facilities (non -transient) with more than 16 occupants, Dormitories, Hotels (non -transient), Motels (non -transient), Vacation Time Share Properties, Boarding Houses (non -transient) with more than 16 occupants, etc. 4. Type of Building Construction: Type S. Is the building equipped or proposed to be equipped with a Fire Protection System? (e.g., Fire Sprinklers or Fire Alarms) No. Project Description This application is for the addition of a dwelling unit at 348 N. Main Street. The additional unit will be the sixth dwelling unit on the property and will be referred to as Cottage 5. 349 N. Main Street 348 N. Main Street is located at the southeast corner of the North Main and West Hersey Street intersection and is bound by an unimproved alley to the east (Lori Lane). The parcel is approximately 0.36 acres andently slopes from Main Street down to the corner of W. Hersey and Lori Lane. The parcel and adjacent lot to south are zoned R-2, Low -Density Multi -Family. The properties east of the alley are zoned R-3, while uses north of West Hersey Street are zoned E-1. The Skidmore Academy Historic District boundary line splits the property, with the western portion being within the district. This portion contains the Historic Contributing �— Pre -Application Conference Application 348 N. Main Street Page 3 House (main home) known as the Payne-Penter House, circa 1884, and is classified as a Historic Contributing resource. In addition to the main home there are four cottages on site as well as a shed. Two of the cottages are referred to as Cottage 1 and Cottage 3 and were built in 1907 and the 1930's respectively. Both of these are approximately 400 square feet. These two cottages have previously been used as traveler accommodations as approved per a 2012 planning action. Minor plumbing and electrical improvements were completed in these cottages in early 2023. The improvements were permitted and approved bythe City of Ashland. The other units are identified as Cottages 2 and 4. All of the cottages have been approved as dwelling units, per a January 2023 planning action. There is also a shed on the property, located along the north property line between Cottages 3 and 4. The shed is used to store tools and garden equipment. City of Ashland Planning and Building Departments - Recent History (2022 — 2023) • December 2022 - Building permits were issued for Cottages 1 and 3 for electrical, plumbing and mechanical improvements. • January 2023 - Planning application to convert the four cottages into dwelling units was approved, giving the property a total of five approved dwelling units, with four of them under 500 square feet. • December 2022 — April 2023 —All four cottages received separate addresses from the main house (423, 433, 443, 453 W. Hersey Street). • February 2023 - Cottages 1 and 3 final inspection approval for electrical, plumbing and mechanical. • March 2023 — Encroachment permit granted for landscaped area between property and sidewalk for the installation of utility lines. • Spring 2023 - All of the dwelling units on-site (main house and Cottages 1-4) were put on separate electrical meters/accounts. Property Description - The site/property may further be described as follows: Total Size: Approximately 15,681 square feet or .36 acres Square Footage of all existing structures: 1) House. -1,307 sq ft. 2) Cottage 1— 400 sq ft. 3) Cottage 2 --162 sq ft. 4) Cottage 3 — 400 sq ft. 5) Cottage 4 —145 sq ft. 6) Shed — 73 sq ft. Total square footage of all existing structures = 2,487 sq ft. Percentage of tot Coverage by: 1) Structures — approximately 16% 2) Streets & Roads -- 0% 3) Parking Areas/Driveways - .027% (460 sq ft) Pre -Application Conference Application 348 N. Main Street Page 4 4) Recreation Areas — 0% 5) Landscaping — 85% 6) Number of Parking Spaces --three on-site parking spaces and 105 linear feet of on -street parking adjacent to site (noted in approval of application submitted November 2012). 7) Total Square Footage of Landscaped Areas — Approx. 13,000 sq ft 8) Other Info -- N/A The structures on the property can be described as follows: 1. MAIN HOUSE • Historic Contributing Horne • 1,307 square feet • Two -stories • Three bedrooms and two baths 2. COTTAGE ONE • One of the historic outbuildings (1907) • Approximately 400 square feet • One-story • One bedroom and one bath 3. COTTAGE TWO • Approximately 162 square feet • One-story • Studio with kitchenette, shower, and toilet facilities. 4. COTTAGE THREE • One of the historic outbuildings (1.930's) • Approximately 400 square feet • One-story • One bedroom and one bath S. COTTAGE FOUR • Approximately 1.45 square feet • One-story • Studio with zero bath and no kitchenette. 6. THE SHED • Approximately 73 square feet • One-story _ •-==Used=to�t�re=tools and-gardening=eqe-i��rrent/sc��pl�es::---::-- -... -- --- �.-.-. _..... __. Pre -Application Conference Application 348 N. Main Street Page 5 Historic District Impacts The historic structures on this site include the Main House, Cottage 1 and Cottage 3. This application does not include or impact any of the historic structures on site. Proposal This application proposes to add a sixth dwelling unit to 348 N Main Street. The additional dwelling unit will be known as Cottage 5. At 348 N. Main Street, the R-2 zoning allows a base density of 13.5 dwelling units per acre. The 0.36 -acre parcel has an allowed base density of 4.86 dwelling units (0.36 acres x 13.5 dwelling units per acre = 4.86 dwelling units). The four cottages previously converted into habitable dwellings are each less than 500 square feet in area; therefore, these are considered 0.75 of a unit for density calculation purposes, while the main home counts as one dwelling. This equals a total of 4 approved dwelling units on site. Cottage 5, the proposed additional dwelling unit, will be less than 500 square feet and therefore will be considered 0.75 of a unit. With the addition of Cottage 5, the total units on site would be 4.75 (again, for density calculation purposes), thus complying with the R-2 density standards found in AMC 18.2.5.080 Cottage 5 will be designed similar to the other cottages on-site. Construction materials will likely be conventional stick -build, with exterior finishes similar to the exterior of the other cottages on-site, including wood siding, wide trim and a composition roof. Design will give thoughtful consideration to the historic district standards and will be within the character and nature of the site and surrounding residential uses, thereby preserving the historic and existing aspects of the property as much as possible. An additional area of discussion during the Pre -Application Conference should include the expansion of Cottage 4. While Cottage 4 has already been approved as a dwelling unit, to complete the expansion per the City of Ashland: "All you would need to do is reactivate the building permit that we still have on bold from your land use Approval. BD -R-2023-00924. Once the building permit is issued and you receive C of 0 you could rent it out." This expansion could potentially include a variance application to design the cottage in a manner consistent with the property lines of the historic structures. Additionally, per the January 1, 2023 change in parking requirements, all uses within a half mile of regular transit service are no longer required to provide parking. This property is immediately adjacent to two regular transit service lines, including RVTD Route 10 along N. Main Street and RVTD Route 17 along W. Hersey Street. Finally, LEER certification will not be pursued. Pre -Application Conference Application 348 N. Main Street Page 6 Potential Building Elevations: Pre -Application Conference Application 348 N. Main Street Page i Existing Elevations 348 N Main Street Elevation Cottage 2 & 3 Street Elevation Pre -Application Conference Application 348 N. Main Street Page 8 Cottage 3 & 4 Street Elevation L, 0 K L-A IN P PA �l I� I � j I I � jj( • 17 �� 1 I I r - i �• - � I I Coy � � f � -L. r 1 if�,I I i -�j jj_ EI 1 L, 0 K L-A IN P P HOT E: PHOT® TAKEN PKIcK TD REALIGN Mr:.N 7' OF W. HERS EY ST LO RT- L-/\ N F- SKIDMORE ACA 1) EMY HISTORIC CT t co w 3 ff 5 N. M/, ( N ST. SGALE, '/if 11 =5I +vol�rf1 —IF -TI R P- � T FRoN T Poc r MAIN HOUSE - f r -- Col"Th�c�f f f -- iii NEW oAo ST cn cA L E ; 5' 4 Nof T(� e LORI LANF PROPOSED Em 'N .J cp q is I A N n. 4� o N 3 it i s w .qui 'f �� AM IS ZN Em 'N .J cp q is I A ' O - - � N Y co m y CA E N W f dD Fa ¢ w c n OC3m Ink O a h O 6 rn N o rn N b 0 0 a �a n. V Y 1 / W 0