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HomeMy WebLinkAbout2004-02-04 Historic Packet~ CITY OF -ASHLAND HISTORIC COMMISSION SONJA AKERMAN Agenda CITY OF ASHLAND February 4, 2004 I. CALL TO ORDER: 7:00 p.m. - SISKIYOU ROOM in Community Development/Engineering Services Building (51 Winburn Way) I1. APPROVAL OF MINUTES: January 7, 2003 III. PUBLIC HEARINGS: PLANNING ACTION 2004-017 is a request for Site Review to construct a second residence (<500 sq. ft.) atop a new garage structure, to be located on the property at 364 Hargadine Street. Comprehensive Plan Designation: Multi-Family Residential; Zoning: R-2; Assessor's Map #: 39 1E 09 BD; Tax Lot: 9500. APPLICANT: Ken Kolar PLANNING ACTION 2003-126 is a request for Outline Plan and Site Review approval for a four-lot, 13- unit, multi-family project (three four-plexes and one single family residence) under the Performance Standards Option on the property located at 954 B Street. The project involves the construction of three, two-story, four-plex condominium buildings on three of the lots, while maintaining the existing single family residence on its own lot. Comprehensive Plan Designation: High Density Multi-Family Residential; Zoning: R-3; Assessor's Map #: 39 1E 09 AC; Tax Lot: 2600 and 3001. APPLICANT: Archerd/Dresner, LLC IV. OLD BUSINESS: A. Review Board -> appointments/volunteers B. Project Assignments for Planning Actions C. Articles for City Source D. National Historic Preservation Week - New Frontiers in Preservation - May 3-$, 2004 E. Possible National Register Nomination for Lithia Springs Property F. Final Carnegie Library Restoration Work V. NEW BUSINESS VI. COMMISSION ITEMS NOT ON AGENDA VII. ANNOUNCEMENTS: A. The next Historic Commission meeting will be on March 3, 2004 at 7:00 p.m. in the Siskiyou Room. B. The Oregon Heritage Commission will be holding a conference May 6-8 in Ashland. VIII. ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone number is 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 Title1). CITY OF SHLAND Draft ASHLAND HISTORIC COMMISSION Minutes January 7, 2004 CALL TO ORDER At 7:02 p.m., Chairperson Dale Shostrom called the meeting to order in the Siskiyou Room, located in the Community Development/Engineering Services Building at 51 Winbum Way. In addition to Shostrom, members present were Alex Krach, Jay Leighton, Joanne Krippaehne, Robert Saladoff, Terry Skibby, Sam VVhitford and Keith Swink. Also present were Associate Planner Mark Knox, City Council Liaison John Morrison and Secretary Sonja Akerman. Member Tom Giordano was unable to attend the meeting. There are no youth liaisons assigned to the Historic Commission. APPROVAL OF MINUTES Whitford moved to approve the December 3, 2003 minutes as submitted. With a second by Swink, the motion was unanimously approved. PUBLIC HEARING Planning Action 2003-150 Conditional Use Permit & Physical and Environmental Constraints Permit 22 Scenic Drive T. Michael Ryan Site visits were made by all. Skibby and Shostrom declared ex parte contacts with neighbors while they were at the site but were both confident they would be able to make an unbiased decision based on the criteria. Knox explained this application was heard last month and both the Historic and Planning Commissions voted to continue it to this month. Historic Commission concerns were as follows: · Sense of entry on Scenic Drive. · Work with neighbors on landscape issues. · Reduce size of residence by 154 square feet. Retain attached garage or turn into carport or surface parking area. · Make roof eaves consistent. · Reduce modernization of south elevation where second story cantilevers over the first story. The square footage has now been reduced by 5% compared to what was presented last month. 155 square feet were removed. Applicant Michael Ryan addressed the landscape issue of working with the neighbors. Since the last meeting, he has incurred additional architectural fees and said he isn't as inclined now to do what he thought he would be able to do last month. He talked to two of the neighbors. However, one (Chris Wood) claimed adverse ownership to an area on Ryan's property that Wood landscaped 12 years ago. Ryan also talked briefly with rd Francis Sharkey. He then stated he was disappointed the December 3 minutes did not reflect the erroneous footprint of his proposed house that was submitted by neighbors in opposition. He read a letter in full support of his project into the record from adjacent property owner Benjamin Stott (155 Strawberry Lane), who was unable to attend the meeting. Architect Carlos Delgado ;xplained to the Commission where the inches were shaved off the house. He also explained only a 24" overhang will be allowed on the garage because of its location and setbacks. The entrance is now facing Scenic Drive. He also noted on the west elevation, back section, the cantilever is relatively hidden. Shostrom had mentioned at the last meeting that he thought it was a little too modern. Delgado stated they are Ashland Historic Commission Minutes January 7, 2004 CITY OF -ASHLAND now asking for a 19% exception. They kept the sense that the garage looks detached to maintain a visual separation, but it is still attached. Skibby asked if the garage could be seen from Granite Street and Delgado said only the very top portion of the roof will be seen. Shostrom opened the public headng. Francis Sharkey, 163 Granite Street, said she not only owns 163 Granite but also the vacant lot (165 Granite) between the bed & breakfast and Ryan's property. She had intentions of building a modest home on the property but her plans are now on hold. She noted that several houses have been built on Granite Street that have enhanced the Historic District. The footprint of Ryan's proposed house is a major problem for her. She said that all the neighbors who have adjoining properties are opposing this project because the house will loom on the hillside from the Granite Street perspective. She stated the City needs guidelines. There has to be good reasons that people ask for and are granted 5% to 20% exceptions. She asked why there is a 25% variance allowance and was told by Knox that basically, it would allow an addition on an old house. She asked if the 25% exception is available to everybody. If so, when five to 10 acres are developed, houses will be closer than tract homes. She declared this potential exists. The five-foot cement block wall proposed'by Mr. Ryan will loom above her house. She said the City needs Historic Commission direction on the purpose of the percentage exceptions. Planning Consultant Laurel Prairie-Kuntz, 522 Park Avenue, Medford, stated she represents Chris Wood, Marlene Mills and Dr. F.F. Sharkey. She explained the map that was said to be in error last month came from Jackson County's smartmap.com. She maintained the houses on the map are to scale. The fact that the map included the eaves in the footprint of the proposed house caused the misunderstanding. Prairie-Kuntz said that people from Granite Street will be looking up at a two and a half story structure. Under the three conditions for approval under a Conditional Use Permit, section C refers to three criteria. The third pertains to livability, which includes similarity in scale, bulk and coverage, and architectural compatibility with the impact area. The scale and bulk are more substantial in the proposed house than other houses in the area. The neighbors would like to work with Mr. Ryan regarding the bulk of the house. Rod Reid, 171 Granite Street, stated he was one of the first Historic Commission members after it was created. At that time, the members' task was to protect the historic aspect of the community. He said he hopes this Commission will make its decision based on the good to the community and not for a particular person. This application is about money. If the architect can shave inches off the design, why not make it conform to the ordinance that was recently passed. Ryan asked for clarification on the ordinance regarding "variance" and "exception." Knox responded the ordinance allows for percentage "exceptions" and these are not variances. The exception allows for flexibility. Ryan said that obviously this is a difficult site to build on and he wanted everyone to see that the mass of the home is not pushed to the lot line and minimum setbacks. He acknowledged the house will look tall, but the fact is the Land Use Ordinance would allow the house to be 35 feet above the natural grade. This house will only be 24 feet above grade. Therefore, Ryan contended he has been respectful to not make the house ostentatious. He stated he will bring in boulders and soil to help mitigate the size of the stem walls. He then spoke of the path Ashland has chosen to follow - that of infill. There is a lot of pressure to infill so vacant lots will be lost and this is what those lots will look like. He empathizes with the neighbors but he feels the proposed home will be beautiful. Reid asked for further clarification on variances and exceptions in reference to this application. Knox responded that under reasonable circumstances, applicants can request an exception for up to 25% over the maximum permitted floor area (MFPA). The maximum house size standards in the historic districts was adopted allowing this exception under Conditional Use Criteria rather than Variance criteria in order to permit more flexibility. Reid asked what the unique circumstances were in this case. Shostrom stated the Commission would discuss this prior to making a decision. Ashland Historic Commission Minutes January 7, 2004 2 CITY OF kSHLAND Knox declared both sides made valuable arguments. If the garage were separated from the house, the house size and garage would comply with the ordinance but the bulk perception would increase. In addition, codes would allow the house to be 11 feet taller. The design of the home is very nice, but the neighbors have a decent argument about the mass and scale. Since this is the first application for an exception, the Commission needs to make sure the size and scale is compatible with the Historic District. Each application will need to come before the Historic Commission; each will be evaluated on its own merits. Knox emphasized the outcome of this application will not set precedence for future requests. Krippaehne asked Knox where the separation would be measured if the garage would be considered detached. He replied it would be from wall to wall. Skibby asked if a roof, such as a breezeway, could legally connect the two and Knox responded they could be connected by a roof, but not enclosed on the sides. Knox cautioned the Commission not to make a decision to allow the exception based on the fact that the applicant could separate the buildings. Skibby stated this is a difficult decision because the house itself is now in compliance with the ordinance so the Granite Street view won't change. The house will be built with the exception approved or with the garage detached. Knox stated the Commission should not assume the applicant will give the ultimatum that he will separate the house and garage in order to persuade the Commission to recommend approval. Delgado assured everyone that they have addressed the issues expressed last month and are not playing a game. Swink commented he would hate to see his own neighborhood change and he has been listening to the neighbors with their concerns. This is a double-edged sword, however and there will be gain and suffering. This application is financially driven. The property does not have the yard space that others have in the area and the Commission needs to focus on the lot proposed for development. The payback is the reality. He also mentioned there are many homes in Ashland that stand above others in the hillside and look very tall. He said he was sad to hear Ryan could no longer support a community landscape project on the north side of his lot. There is a need for people to be able to work with each other on projects such as this. He commended Ryan and Delgado for the changes that were made and said they have done what they were asked to do. It is time to move forward. Shostrom summarized the following points and noted some of the concerns will be mitigated when Francis Sharkey's lot is built upon because it is between her existing travelers' accommodation and Michael Ryan's property. The architect has done a good job regarding the nature of this hillside lot. In Shostrom's opinion, the prairie design of the home is appropriate for the area. The lot coverage will be 27% of the lot, counting the driveway it will be 40% The house itself (without the attached garage) is within the parameters of the ordinance. The streetscape on Scenic Drive will be mitigated because the house will sit below the street. There are houses in the area that sit quite close to the street and some that seem quite looming. Knox stated the Planning Commission can still require mitigation with the neighbors for landscaping. Leighton asked the applicant about the foundation that is already on the site. Ryan said he would love to keep it, but it is not in the same footprint as his proposed house. However, he may be able to incorporate some of it into the garage. He would at least like to retain the broken pieces as part of the landscaping. Knox reiterated the applicant needs to sit down and talk with Francis Sharkey regarding the landscaping and masking the gray cement wall of the foundation, perhaps with pieces of the existing foundation. Krach asserted the general size of the house should be discussed again. Last month he thought the Historic Commission meant the house size should be reduced so the applicant would not need to come before it with a Conditional Use Permit. There is a need to discuss more why it should be smaller. The value of what exists in terms of size also needs more discussion. He said this is about the community, who clearly was in favor of creating maximum house sizes in the Historic District. He feels the house still needs to shrink in size. Skibby asked about the foundation material and Ryan stated it will be gray split face block. Ashland Historic Commission Minutes January 7, 2004 3 CITY OF kSHLAND Krippaehne commented she feels the applicants are not threatening an ultimatum here. Rather, she feels the applicant has opened up to considerably more input form the Commission and the neighbors by keeping the garage attached to the house. As itself, the square footage of the house is fine. She feels the Commission should take the opportunity to move in the direction of the applicant mitigating the concerns of the neighbors. Shostrom stated that under normal conditions, a 2,500 square foot house is of average siZe. Leighton acknowledged there are unusable corners of the lot that will not be used. She would still like to see a smaller house on the lot, however. Skibby argued the house size itself is within the law. Krach agreed, but wondered why the limit needs to be pushed every time. Saladoff said the obvious option would be that the applicant move the garage to separate the two buildings. Exceptions provide valid arguments to see more of these projects at full Commission meetings. Saladoff agrees there are some scale issues from the neighboring lots but doesn't want to see the bulk and scale increased by separating the buildings. Whitford declared he would like to see a smaller house on the lot but also acknowledged the house will seem larger if the garage is detached and pushed over six feet. Krippaehne said she understands about the height of the foundation and agreed there should be a condition to screen it through landscaping. Leighton maintained that coverage is the issue here. The applicant should have created a smaller house. Shostrom related there are many hillsides in Ashland and many large houses. He feels the landscape should be used to mitigate the appearance of the house from Granite Street. Ryan stated he was trained as a landscape architect and would be willing to soften the look of the foundation with different materials and landscaping. Knox stated that if the Planning Commission votes to approve this application, a condition could be added stating the following: Prior to issuance of a building permit, the applicant meet with the neighbor to the east (Sharkey) to address screening along the shared property line. Plans shall be submitted to the Staff Advisor for final review and approval. In discussing this further, Shostrom recounted this is an unusually steep lot that dictates where the house will be built. Other issues that contribute to the uniqueness include: separating the house and the garage would only add to the mass, the square footage is not unusually large, the driveway grade is very steep, the house sits five feet below the garage, the Iow pitches of the roofline mitigate the height issue, and modulation of the rooflines and stepping back sections of the house have contributed to breaking up the elevations. Shostrom moved to recommend approval of this application based on the odd shaped lot and mitigating architectural design of the house with one of the conditions of approval reading as follows: Prior to issuance of a building permit, the applicant meet with the neighbor to the east (Sharkey) to address screening along the shared property line. Plans shall be submitted to the Staff Advisor for final review and approval. Krippaehne seconded the motion and it passed with the following voice vote - Krippaehne, Leighton, Saladoff, Shostrom, Skibby and Swink voting aye and Krach and Whifford voting 'nay. Planning Action 2004-002 Site Review, Physical Constraints Review and Tree Removal Permit 88 North Main Street Lloyd Haines Knox reported this application is for an 8,325 square foot three-story building. The first floor is 1,970 square feet and will accommodate a restaurant and deck area. The second floor is 2,906 square feet and will include office and retail space. The 3,449 square feet in the third floor will comprise two residential units. An elevator will be Ashland Historic Commission Minutes January 7, 2004 4 CITY OF SHLAND incorporated in the building. He explained the North Main Street elevation will be built to the property line. The existing pedestrian bridge that crosses Ashland Creek to give access to Ashland Creek Bar & Grill will be removed and replaced with an engineered draw bridge that can be raised if flooding occurs. Although officially not part of this application, a new walkway (Ashland Creek Walk) is proposed, which will start at North Main Street and wind down toward Ashland Creek and the parking area under the viaduct and connect with Bluebird Park. Knox stated there will be a lot of landscaping around the north and west portions of the building. Staff feels the archway that would be the entrance to Ashland Creek Walk should be simplified but is generally supportive of this and the project. There are still flood plain issues that are being worked out so Knox explained if the Planning Commission does not hear this application in January, it will be heard during the February meeting. The design of the building and landscaping will not change. Applicant Lloyd Haines explained the concept of placing the building where the existing decking is in the rear to North Main Street. The building was designed to fit the Downtown Standards and it has been revised to address Historic Commission concerns that were expressed at the November meeting. It will be a mixed use building with office, retail, residential and restaurant space. Haines stated he is very excited about Ashland Creek Walk. The concept is to get rid of the deck and disturbances associated with Ashland Creek Bar & Grill and create an art park. The walkway will connect Bulebird 'Park with the viaduct and back to North Main Street. Unfortunately, it is not feasible to keep the large Alder tree; however, Haines stated he has offered to hire local artist Russell Beebe to create a sculpture and furniture out of the Alder. The sculpture and benches will be placed along the walkway. Since the State of Oregon owns the property under the viaduct, the City has the right to use it and Haines is hoping to work with the City and Parks Commission on this project. Haines has offered to finance the sculpture, benches, lighting and some of the landscaping. Architect Dave Richardson stated he revised the northwest elevations to incorporate Historic Commission concerns. Windows were added and stepped down copings on the side were integrated. He said they have created an attractive side that ties in to the front of the building. Cantilevers have softened the design, details have been added to the bottom in addition to corbels. Richardson also stated the base is now heavier. Leighton asked about the third story stairway and landing on the southeast side of the building, noting it should be visible from all sides except the northwest. Richardson acknowledged it should have 'been on all elevations and noted it is 40 feet back from the front of the building. The stairway will have a railing on its entirety. When asked about the materials for the proposed building, Richardson responded the main building will be stucco with brick sills and heads. The grills on the deck and stairway will be steel. Shostrorn opened the public hearing. Aaron Heller, 824 Holton Road, Talent, stated he was neutral about the project but wanted to say a few things. He grew up in Ashland and used to ride his bike on portions of the property that have been developed by Mr. Haines. He would like the existing deck associated with Ashland Creek Bar & Grill to remain so people would be able to have a place to hang out. Haines, however, said with the rowdy crowds, use of alcohol and vandalism that has been occurring, this is not a case of money pushing out entertainment, Most everyone agrees there should be less activity in that area. His concept will be to bring in a new flavor. As there was no one else to speak on this planning action, Shostrorn closed the public hearing. Krippaehne asked who would be paying for and maintaining Ashland Creek Walk. Haines said he would be willing to provide the infrastructure, including the lights, artwork, benches, etc. if the Parks Department would maintain the area. Whitford commented it is a great looking project that will enhance the Downtown District. He also said the pathway is a wonderful and charming concept. Skibby agrees on the design and the pathway; however, while he feels it is necessary to mark the entrance of the walk, he would like to see a simplified version of the arch. Knox said he would talk with landscape architect Kerry KenCairn, who has been working on the design of the Ash/and Historic Commission Minutes January 7, 2004 CITY OF -ASHLAND stairway replacement from Granite Street to Calle Guanajuato. Perhaps something similar could be used for the walkway. Skibby related that where Bluebird Park is now located, originally there were two larger buildings that spanned the creek. They were demolished in the 1960s. Shostrom asked what type of windows will be used and Richardson said they have not yet decided. Shostrom noted he would like the Commission to review the windows as they get further into the project. Krippaehne stated she likes what has been done to the northwest side of the building, nevertheless she is still troubled by the depth and treatment of the overhang in the back. In her opinion, it feels oppressive with the huge corbels. She wondered what type of pedestrian experience one would feel standing in that area. Skibby said he feels pedestrians would feel more protected with more covering. Richardson remarked the bottom of the corbels goes up seven feet and there is about 15 feet between the floors. This is the deck area for the restaurant. Saladoff asked if the restaurant floor area will be the same elevation grade as the deck and Richardson responded in the affirmative, noting it is a half flight up from the existing building. Skibby moved to recommend approval of this application to the Planning Commission and Whitford seconded the motion. On voice vote, all voted aye. The Commission asked Haines and Richardson to come to the Review Board when the design gets to the detailing stage. Planning Action 2004-003 Site Review and Conditional Use Permit 987 Siskiyou Boulevard Marc and Aaron Heller Knox reported the applicants are requesting that a 317 square foot non-conforming garage be granted permission to be used as a small single family residence. The existing siding will be maintained, windows will be added on the north and west elevations, the garage door will be removed and replaced with a window and entrance door on the south elevation, and windows will be removed on the east elevation (per building code requirement). The building is fairly well hidden off Siskiyou Boulevard. Parking for the existing chiropractic business in the house and the proposed unit is off the alley at the rear of the property. Staff's only concern is that one tree may be removed. Aaron Heller stated they do not plan to take out any trees. Marc Heller explained that originally, the driveway went all the way back to the garage, but after he bought the property he planted trees in that area. He said this application is a simple project. He had a garage that wasn't being used for much and the roof was leaking. Aaron came up with the idea they could convert the building to a small residential unit, fix it up and keep it as a reasonably priced rental. The house and garage are both stucco-sided. Marc said the windows in the house are double and single hung with some being casement. Since he bought the property in 1999, he has upgraded the windows but has not put in sliders. Shostrom asked what type of windows would be put in the converted building and Marc stated they would be casement, but he wasn't sure if they would be wood or vinyl. If vinyl, they will look the same as those on the house. Leighton asked if real stucco will replace the windows that need to be removed on the east elevation. Aaron said he will do what he can to match the existing stucco. Shostrom asked that he match the stucco and match the windows to the existing ones in the house, preferably with wood. Kdppaehne noted that on the'drawings, which were submitted for the west elevation, it appears the left window will be a slider. Marc agreed it should not be Ashland Historic Commission Minutes January 7, 2004 CITY OF -ASHLAND and stated he will match the windows with the house. He also said landscaping will hide any imperfections in the stucco on the east elevation. Shostrom closed the public hearing. Leighton moved to recommend approval of this proposal to the Planning Commission with the conditions the windows will match and complement the existing house. Krach seconded the motion and it passed with a unanimous vote. Planning Action 2004-007 Site Review and Conditional Use Permit 185 North Pioneer Street Deborah DeLaunay Knox explained the applicant is proposing to convert the top floor of her house to a one-unit hotel/motel accommodation. The first floor will remain the owner's unit and there will be no exterior or interior changes. Knox explained two off-street parking spaces are required for this application. The applicant is obtaining one credit on "B" Street and one on Pioneer Street and although not required, is leasing two spaces from the Christian Church of Ashland located at 318 "B" Street. Shostrom opened the public hearing. Architect Carlos Delgado stated he helped the applicant with her findings. She had originally asked for approval to operate a travelers' accommodation, however, since the property is in a Commercial zone, she was required to request a hotel/motel unit. He also noted the Planning Department is encouraging this type of use in commercial zones. Knox continued Staff is supportive of this application. There was no one else in the audience who wanted to speak so Shostrom closed the public hearing. Krippaehne questioned Knox about the policies for these types of applications, noting she recalled Staff had not supported a hotel/motel on North Main Street a while ago. Knox responded the circumstances are different. Here we have an historic house in the Historic District. Also, there will be no interior or exterior changes. The top floor will be used as the hotel/motel unit. He acknowledged Staff has not been supportive of all requests because Ashland is quite saturated with travelers' accommodations already. Also, affordable rental units are being turned in to travelers' accommodations. Krippaehne then moved to recommend approval of this proposal and Leighton seconded the motion, which passed with a unanimous vote. OLD BUSINESS Review Board - Following is the February schedule for the Review Board, which meets every Thursday from 3:00 to at least 3:30 p.m. in the Planning Department: January 8th January 15th January 22nd January 29th Skibby, Krippaehne and Leighton Skibby, Saladoff and Swink Skibby, Whitford and Giordano Skibby, Swink and Shostrom Project Assignments for Planninq Actions Ashland Historic Commission Minutes January 7, 2004 CITY OF SHLAND PA #2000-120 485 "A" Street (Steve Hoxmeier) Shostrom PA #2002-100 142 East Main Street (Earthly Goods) Leighton PA #2002-125 44 North Second Street (Trinity Episcopal Church) Skibby PA #2003-005 35 S. Second Street (Winchester Inn) Krippaehne PA #2003-035 665 East Main Street (Kirk McAIlister) Shostrom PA #2003-045/110/122 230/232 VanNess Avenue (Serin Eggling/Sherri Morgan) Leighton PA #2003-090 125 North Main Street (Lynn Thompson) Krach PA #2003-094 45 Wimer Street (Paul Crafft) Whitford PA #2003-108 115 Church Street (Nancy Seward and Tim Bond) Saladoff PA #2003-092 124 Alida Street (Kirt Meyer and Vadim Agakhanov) Krippaehne PA #2003-152 44 North Second Street (Tdnity Episcopal Church) Swink Possible National Register Nomination for Lithia Springs Property - There has been no change on this. Carnegie Library Restoration - There was nothing new to report. NEW BUSINESS: 150 Manzanita Street - Feedback on Gettinq a Conditional Use Permit Exception - Architect Richard Wagner and Dick Sweet (owner of 150 Manzanita) met with the Commission to get feedback on their Proposal. Wagner stated they have been working on plans for Sweet's house for the past two years. Because of personal reasons, however, the owner was forced to put a hold on the project for over a year. Although this is not an excuse, Wagner said when they came back to the project, there was a maximum square footage ordinance. He explained that in the beginning, there was also an accessory unit associated with the project. It is no longer being proposed. He has already removed quite a bit of square footage off the proposed house. If he removes more, the owner will not have what he needs and they will have to start completely over. Wagner went on to say they were encouraged to come to the full Commission for input after going to the Review Board. The proposal involves a two-story home with a basement. The house is fairly well set back from the street. They will be requesting a 14% exception. Leighton asked why they think a Conditional Use Permit should be granted. Wagner said that he has redesigned the house as well as he could after Sweet came back to get the project going again. He feels it is a well designed house that fits in well with the neighborhood, however, the squ. are footage is still slightly over the allowable. Timing plays a large part in this request. Sweet stated that without losing the concept of the design of the house, it is now down to three bedrooms and an office. He will also have a work area with a bathroom in the basement where the garage is located. Sweet also mentioned the accessory unit had already been approved by the City but it will no longer be necessary. He would like to break ground this spring. Whitford asked if the owner could still build an accessory unit on the lot at a later date and Knox answered that one could because of the R-1 zoning. Sweet assured the Commission he has no current plans to build another unit. At 10:00, Krippaehne moved to extend the meeting until 10:30. With a second by Skibby, the motion was unanimously passed. Whitford commented the proposed house is more in scale with the neighborhood and is smaller than the adjacent home. Krach stated that he would have a difficult time supporting most exceptions because the community was very vocal in its wish to get an ordinance adopted that would limit the house sizes in ^shland's historic districts. While most of the Commission agreed the scale was good for the size of the lot, it should also be noted some members felt there could be ways to reduce the scale even more to come closer to compliance. Ash/and Historic Commission Minutes January 7, 2004 8 CITY OF SHLAND National Historic Preservation Week ~ May 3 - 9, 2004 ~ New Frontiers in Preservation - Krach volunteered to write a shortened version of the Commission's solicitation for nominations for its "Distinguished Architectural Preservation Awards" for the City Source. The Commission requested that it would like to have a list of projects that were approved within the historic districts from June of 2002 to June of 2003 for the February meeting. ANNOUNCEMENTS There were no new announcements. ADdOURNMENT It was the unanimous decision of the Commission to adjourn the meeting at 10:30 p.m. Ashland Historic Commission Minutes January 7, 2004 9 The Ashland Planning DePartment preliminarily approved this request on January 21, 2004. Thisaction will .b~ wiewed by {he Ashland Plannin~ Commission: Hearings Board ~' ~0 p.m. on February 10, 2004 at the Ashland Civic Center, 1175 East Main Street, Ashland, Oregon. No public testimony is allowed at this review. Any affected property owner or resident has a right to request, AT HO CHARGE, a public hearing before the Ashland Planning Commission on this action. To exercise this right, a wRrrrEN request must be reCeived in the Planning Department, 51 Winbum Way, prior to.3:00 p.m. on February 2, 2004. The written request for the PubUc hearing must include your name, nddress, the rde number of the planning action and the specific grounds for which the decision should be reversed or modified, based on the. appficable criteria. If you do not SPECIFICALLY REQUEST A PUBUC HEARING by the'time aha date stated above, there will be no public testimony permitted. SUSan Yates at Ihe Ashland Pfanntng.Depaff~nt, at 541-552-2041. Ifa hearing is requested, it will be scheduled for the following month. Unless them is a r 'nuance, if a participant so requests before the conclusion of the ~ ,ng, the record shall remain open for at least seven days after the ~aring. The ordinance cdteria appr~cable to this application are attached to ~s notice. Oregon law states Ihat failure to mM an objeclJo~ concerning this application, either In person of by letter, of failure to pmvkle sufl'~:lent specificity to affo~l Ihe decision maker an of Appeals (LUBA) o~ that issue. Failure to specify whic~ 0rdinanoe c~tto~m ~ ~ is besed on also IXedudes you~ ~ht of al~ to LUBA on that cdterlen. Failure of the with su~dent spedfidty to allow ~ls Commission to resp0~ to the issue Ixedudes an action for damages In ctrcuit cou~ A cepy of the appticatk)n, all documents and evidence relied upon by the applicant and apprmable ofiteria are available fof Inspection at no cost and will be provided at and Engineering Services, $1 Winbum Way. Ashland, Oregon 97520. NOTE: This Planning Action will also be heard by thc Ashland Historic Commission on February 4, 2004, 7:00 p.m. in the community Development and Engineering Services building (Siskiyou Room), located at 51 Winbum Way. PLANNING ACTION 2004-017 is a request for Site Review to construct a second residence (<500 sq. ft.)- atop a new garage structure; to be.located on the property at 364 Hargadine Street. Comprehensive Plan Designation: Multi-Family Residential; Zoning: R-2; Assessor's Map #: 39 1E 09 BD; Tax Lot: 9500. APPLICANT: Ren Kolar SITE REVIEW 18.72.50 Criteria for Approval. The following cdteda shall be used to approve or deny a site plan: Ao All applicable City ordinances have been met and will be met by the proposed development. All requirements of the Site Review Chapter have been met. The site design complies with the guidelines adopted by the City Council for the implementation of this"*Chapter. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. (Ord. 2655, 1991) REITINGER & ASSOCIATES, Inc. DESIGN FACILITATORS FINDINGS OF FACT SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE ST. ASHLAND, OR 97520 01-02-04 PREPARED BY: Reitinger & Associates 625 'B' STREET ASHLAND, OR 97520 To Planning Staff of the City of Ashland, We propose to add a Second Residential Unit at the rear lot of an existing single family residence. This use is permitted within the R-2 Low Density Multi-family residential District, subject to a Staff Permit, and is in the general City goals of in-fill. The proposed project is within the Siskiyou-Hargadine District. The proposed second residential unit (Studio suite ) is less than 500 s.f. and will be the second story of a detached Basement / Garage for the existing house fronting Hargadine. The proposed Studio suite will front Beach Ave. CITY OF ASHLAND MUNICIPAL LAND CODES (Shown boxed & itaficized) CHAPTER 18.24 R-2 LOW DENSITY MULTIPLE FAMILY RESIDENTIAL DISTRICT SECTION 18.24.010 Purpose. This district is designed to provide an environment suitable for urban living. The R-2 district is intended for residential uses and appurtenant community services. This district is designed in such a manner that it can be applied to a wide range of areas due to the range of residential densities possible. In addition, when appropriately located and designed, professional offices and small home- oriented commercial activities designed to attract pedestrians in the Railroad District are allowed. SECTION 18.24.020 Permitted Uses. The following uses and their accessory uses are permitted outright: B. Multi-family dwellings. FINDINGS: The proposed detached second residential unit is less than 500 S.F. in addition to an existing single-family unit residence. 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 · SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET FAX 541-482-3326 !JAN 9 2004 REITINGER & ASSOCIATES, Inc. DESIGN FACILITATORS SECTION 18.24.040 General Regulations. A. Permitted Density. 1. Base Densities. The density of the development shall not exceed the density established by this section. Te density shall be computed by dividing the total number of dwelling units by the acreage of the project, including land dedicated to the public. Fractional portions of the answer shall not apply toward the total density. Base density for the R-2 zone shall be 13.5 dwelling units per acre, however, units of/ess than 500 square feet of gross habitable area shall count as O. 75 units for the purposes of density calculations, with the following restrictions: b. Minimum lot area for 2 units shall be 7, 000 sq. ft. with a minimum width of 50' and a minimum de~th of 80'. · FINDINGS: The area of the lot is 7,918 sq. ft. ( .18 acre ) with lot dimensions of 60.00'wd x 133.71' dp. Permitted density is 2 units (.18 x 13.5--2.43). Our proposal of 1.75 units, the size and area of the lot is within the limits of this ordinance. C. Lot Depth: All lots shall have a minimum depth of eighty (80) feet. Not lot depth shall be more than two and on-half (2 ~ ) times its width. FINDINGS: The lot depth is 2.22 times the width (133.71/60--2.22). D. Standard Yard Requirements- Within the Historic Interest Area: Front yard, twenty feet; side yard six feet; rear yard, ten feet plus ten feet for each story in excess of one story. The side yard of a comer lot abutting a public street shall be ten. In addition, the setbacks must comply with Section 18.70 of this Title which provides for solar access. ( amended Ord. 2752, 1995; Ord. 2760, 1996 ) FINDINGS: The existing residence front yard setback is 22'4", East existing side yard setback narrows to 3'10", West existing setback is 15'- 3", South rear existing setback is 65'. Proposed Second Residential Unit West side setback shall be 6', South side setback shall be 10'. All shadows created by the additions fall within the property. The existing residence casts its "Solar Shadow" into the front yard and Hargadine Street right-o.way. Therefore, Section 18.70 does not apply to this property. E. Special Yard- Distance Between Buildings: 1. The distance between any principal building and accessory building shall be a min. of (10) feet. 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 · FAX 541-482-3326 2 SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET REI'flNGER & ASSOCIATES, Inc. DESIGN FACILITATORS FINDINGS: The distance between the proposed Second Residential Unit and the existing residence is 31' as shown on plans. F. Maximum Height: No structure shall be over thirty-five 35 feet or two and one-half ( 2 ~ ) stories in height, whichever is less. Structures within the Historic District shall not exceed a height of 30 feet. FINDINGS: The proposed Second Residential Unit fronting on Beach Ave. ( South Elevation ) shall be approximately 16' in height to the ridge line of roof to finished grade. This height varies to the North with the highest point from finished grade to ridge line of roof at approximately 25' high. G. Maximum Coverage: Maximum lot coverage shall be sixty-five ( 65% ) percent. FINDINGS: The proposed lot coverage is 32 to 40% ( 2850/7918=.36 ). This range was given due to final grades and parking area are still to be determined. H. Outdoor Recreation Space: At least 8% of the lot area shall be dedicated to oudoor recreational space and shall be part of the overall landscaping requirements. ( Ord. 2228, 1982; Ord. 2630 S2, 1991 ) FINDINGS: The required oudoor recreation space is 633 S.F. ( .08 x 7918 -- 633.44 ). The applicant is proposing providing the following outdoor recreation areas to meet the requirement. Vegetable Garden Terrace Rear Patio Terrace Total area 400 S.F. 350 S.F. 750 S.F. 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 ', FAX SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET 541-482-3326 L JAN 3 9 2004 REITINGER & ASSOCIATES, Inc. DESIGN FACILITATORS J. Maximum Permitted Floor Area for multiple dwellings on a single lot within the Historic District. The MPFA for multiple dwellings on a single lot within the Historic District shall be determined by the fo/lowing: 1. The MPFA shall include the total floor space of all floors (gross floor area) of the primary dwelling measured to the outside surfaces of the building, including but not limited to exterior walls, potential living spaces within the structure with at least 7' of head room and attached garages. The floor area shall not include basements, detached garages, detached accessory structures, or detached accessory residential units. Detached garages, accessory structures, or accessory residential units shall be separated from other structures by a minimum of 6', except that unenclosed breezeways or similar open structures may connect the structures. FINDINGS: The Adjustment Factor from TABLE 1 is 0.82 with lot area between 7501 - 8000 s.f.. MPFA calculation: ( 7918 x .082 =6492.76 x .44 =2856.81 MPFA ) The existing residence with improvements will have a total gross s.f. of 1747s.f. calculated spaces above 7' in head ht. Proposed Second Dwelling Unit S.F. calculated spaces above 7' in head ht. Have a total gross s.f. of 357 s.f.. Total floor area for both residential units is 2104s.f. The total is below the MPFA of 2856.81. ICHAPTER 18.61 TREE PRESERVATION AND PROTECTION 18.61.035 Exempt Tree Removal Activities G. Removal of dead trees. FINDINGS: It has been determined that the large tree at rear portion of lot is dead and shall be removed during excavation. 625'B' STREET, ASHLAND, OR 97520 · 541-482-2821 · FAX 541-482-3326 4 SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET JAN 9 2004 REI'£INGER & ASSOCIATES, Inc. DESIGN FACILITATORS GENERAL REGULATIONS 18. 68 18. 68.150 Waiver of right to Remonstrate and Consent to Participate in Costs of Improvements. Whenever a request is made for a building permit which involves new construction of a new residential unit and/or any request involving a planning action which would increase traffic flow on any street not fully improved, the applicant is required to legally agree to participate in the costs and to waive the rights of the owner of the subject property to participate in the costs of full street improvements and to not remonstrate to the formation of a local improvement district, to cover such improvements and costs thereof. Full street improvements shall include paving, curb, gutter, sidewalks, and the undergrounding of utilities. This requirement is a condition precedent to the issuance of a building permit or the granting of approval of a planning action and if the owner declines to so agree, then the building permit and / or planning action shall be denied. This shall not require paving of alleys, and shall not be construed as waiving property owner rights to present their views during a public hearing held by the City Council. (Ord. 2589,1990 ) FINDINGS: The owner will sign in favor of Improvements to Beach Street and the future formation of a Local Improvement District for BEACH AVENUE & HARGADINE STREET IMPROVEMENT PER PAVEMENT MANAGEMENT SYSTEM. CHAPTER 18.72 SITE DESIGN AND USE STANDARDS SECTION 18. 72.040 Approval Process. A. Staff Permit. The following types of developments shall be subject to approval under the Staff Permit Procedure. Any Staff Permit may be processed as a Type I permit at the discretion of the Staff Advisor. 1. Any change of occupancy from a less intensive to a more intensive occupancy, as defined in the City building code, or any change in use which requires a greater number of parking spaces. 3. Any use which results in three or less ddwelling units per lot, other than single- family homes on individual lots. FINDINGS: A Staff Permit is required for approval of this project. This proposal is changing the occupancy to a more intensive use from a single family residence to a two family residence density, requiring one additional parking space. 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 ° FAX SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET 541-482-3326 5 REifINGER & ASSOCIATES, Inc. DESIGN FACILITATORS SECTION 18.72.070 Criteria for Approval. The following criteria shall be used to approve or deny an application: A. All applicable City ordinances have been met or will be met by the proposed development. FINDINGS: All applicable City ordinances have been met in this application as outlined in these written findings and as shown on drawing / plans. B. All requirements of the Site Review Chapter have been met or will be met. FINDINGS: All requirements of the Site Review Chapter have been met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. FINDINGS: The development complies with the Site Design Standards as outlined in these written findings and as shown on the drawings. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. Ail improvements in the street right-of-way sh~ll comply with the Street Standards in Chapter 18.88, Performance Standards Options. (Ord. 2655, 1991; Ord. 2836 S6, 1999) FINDINGS: adequate capacity of all City facilities exists for the project. ( See attached 'Fire Hydrant Location', 'City Water & Sewer', and 'Storm Sewer Location' maps. Also refer to Site plan Sheet 1 of submitted Plans.) An existing electric utility pole is located on the South property line, centering on lot. Existing residence shall be converted to underground service with electrical meters grouped on new second dwelling unit as per recommendation from City of Ashland electrical dept. Storm water shall be diverted by rigid line and daylight on to Hargadine Street. The water will then continue down an existing swale to a new storm catch basin at the bottom of 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 · FAX 541-482-3326 SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET 6 fINGER & ASSOCIATES, Inc. DESIGN FACILITATORS Hargadine & Gresham Streets that has just been installed. Lower Hargadine has not been~fully improved. Improvements to Beach & Hargadine are scheduled for fiscal year 2007. SECTION 18. 72.110 Landscape Standards. ~ Area Required. The following areas shall be required to be landscaped the following zones: R-2 - 35% of total developed lot area (Ord. 2825 S3, 1998 ) FINDINGS: area required is 2771 S.F. min. ( .35 x 7918 -- 2771 ). We are proposing a Landscaped area of 3450 S.F. or 42% of the total developed lot area. B. Location. Landscaping shall be located so that it is visible from public right- of- way or provide buffering from adjacent uses. Landscaping shall be distributed in those areas where it provides for visual and acoustical buffering, open space uses, shading and wind buffering, and aesthetic qualities. FINDINGS: Proposed Landscaping is visible from Beach Avenue public right -of- way looking North. It will provide for visual and acoustic buffering, shading of proposed building and parking area, and providing a feeling of open space as it relates to the driveway / parking. C. Irrigation. All landscaping plans shall either be irrigated or shall be certified that they can be maintained and survive without artificial irrigation. If the plantings fail, the property owner shall replace them FINDINGS: Landscaping shall be irrigated. See Landscape irrigation plan included with submitted drawings prepared by Shandor Rainbowind. D. Parking Lots. Seven percent of all the parking lot area shall be landscaped. Such landscaping shall consist of the proper mixture of deciduous trees and shrubs so that all of the landscaped areas shall be covered within five years by a spreading evergreen ground cover or by shrubs and shaded by the trees. FINDINGS: The parking and drive shall be approx. 962 S.F. (.07 x 962 -- 67.3 ) requires 67. 3 S.F. min. landscaping for this area. We are 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 · FAX 541-482-3326 7 SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET fINGER & ASSOCIATES, Inc. DESIGN FACILITATORS proposing an area of 180 S.F. for this Landscaping. This is 112.7 S.F. over the minimum for this requirement. IE. One street tree per 30 feet of frontage required on all projects. FINDINGS: Two street trees are planned for the 60.00' of street frontage on Hargadine as well as on Beach Avenue. Refer to landscape Plan as submitted. SECTION 18. 72.115- Recycling Requirements. All commercial and multi-family developments, requiring a site review as indicated in 18. 72.040, shall Provide an opportunity to recycle site for use of the project occupants. B. Multi-Family Residential. Ail newly constructed mu/ti-famil units, either as part of an existing development or as a new development, shall provide an opportunity-to-recycle site in accord with the following standards: 1. Multi-family developments NOT sharing a common so/id waste receptacle shall.provide an individual curbside recycling container for each dwelling unit in the development. FINDINGS: Each dwelling unit shall be provide with individual curbside recycling containers. They will be stored next to garage. CHAPTER 18.92 OFF- STREET PARKING SECTION 18.92.020 Automobile Parking Spaces Required. Uses and standards are as follows: A. Residential Uses, For residential uses the fo/lowing automobile parking spaces are required. 1. Single family dwellings. Two spaces for the pdmary dwelling unit and the following for accessory residential units: a. Studio units or 1-bedroom units less than 500 sq. ft.--I space/unit. FINDINGS: The proposed second dwelling unit is less than 500 sq. ft requiring 1 parking space. Two (2) parking spaces are required for the primary dwelling unit resulting in a 3 required parking spaces. The primary dwelling will have the one space in the single car garage with the second space as angled parking in tandem with the third space for the studio unit. 625 'B' STREET, ASHLAND, OR 97520 ° 541-482-2821 ° SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET FAX 541-482-3326 8 ',JAN 9 2004 RI i rINGER & ASSOCIAT s, Inc. DESIGN FACILITATORS SECTION 18.92.040 Bicycle Parking. B. Every residential use of two' units or more per structure, and not containing a garage, shall providebicycle parking spaces as follows: FINDINGS: Bicycle parking for both units will be in the one-car garage. SECTION 18.92.070 Automobile Parking Design Requirements. A. Size and Access. Ail required parking areas shall be designed in accordance with the parking layout chart at the end of this Chapter. Parking spaces shall be a minimum of 9 x 18 feet, except that 50% of the spaces may be compact spaces in accord with 18.92.050 and shall have a 22 foot back-up space except where parking is angled.' FINDINGS: One 9 x 18 feet interior garage parking space with two exterior angled in parking spaces with one space 9 x 18 foot and one compact 8 x 18 foot space will be provided. Interior garage parking space back up area is unobstructed by angled parking spaces. All parking will back up on to Beach Avenue, which is a one-way alley/street, B. Driveways and Tum-Arounds. Driveways and providing access to parking area shall conform to the following provisions: 1. A driveway for a single dwellig shall have a minimum with of nine feet, and a shared driveway serving two units shall have a width of 12 feet. FINDINGS: The existing curb cut is 12-foot in width and proposed driveway & parking would continue to widen as drive turns into parking area for the proposed second dwelling and primary residence. Development and Maintenance. The development and maintenance as provided below, shaft apply in all cases, except single-family dwellings. 1. Paving. All required parking areas, aisles, turn-arounds and driveways shall be paved with concrete, asphaltic or comparable surfacing, constructed to standards on file in the office of the City Engineer. 2. Drainage, All required parking areas, aisles and turn-arounds shall have provisions made for the on -site collection of drainage waters to eliminate sheet flow of such waters onto sidewalks, public rights-of-way, and abutting private property. 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 · FAX 541-482-3326 9 SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET fINGER & ASSOCIATES, Inc. DESIGN FACILITATORS FINDINGS: Asphalt paving is being proposed for the driveway and parking area. Storm drain catch basin shall be provided to pick up surface drainage and will be distributed to Hargadine curb & gutter to City storm drain system. 3. Ddveway approaches. Approaches shall be paved with concrete surfacing constructed to standards on file in the office of the City Engineer. FINDINGS: An existing 12-foot concrete curb cut approach is in place. SITE DESIGN & USE STANDARDS ( HANDBOOK CITY OF ASHLAND SECTION ii- Approval Standards and Policies B. Multi-Family Residential Development. II-B-l) Orientation II-B-lb) Buildings shall be set back from the street according to ordinance requirements, which is usually 20 feet. FINDINGS: Existing primary residence and proposed second residence are both oriented and setback to their respective Street and setbacks. Proposed secondary dwelling is oriented to .back of lot and is one story at street level of Beach Avenue. located between buildings and the street. II-B-lc Buildings shall be accessed from the street and the sidewalk. Parking areas shall not be FINDINGS: The primary residence is accessed by pedestrian traffic from Hargadine street. There is room for off street frontage parking that could be included in the Hargadine street improvement slated for 2007. Vehicular access will be from Beach Avenue directly behind the primary residence. The proposed secondary dwelling shall also 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 · FAX 541-482-3326 10 SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET 2004 fINGER & ASSOCIATES, Inc. DESIGN FACILITATORS be accessed from Beach Avenue and share the angled parking that will be to the East side and rear of proposed unit. II-B-2) Streetscape II-B-2a) One street tree for each 30 feet of frontage, chosen from the street tree list, shall be placed on that portion of the development paralleling the street. Where the size of the project dictates an interior circulation street pattern, a simllarstreetscape with street trees is required. FINDINGS: Primary residence and proposed secondary dwelling unit shall both receive an approved street tree for every 30' of street frontage. Primary residence frontage is 60 feet ( 2 ) trees and the proposed secondary dwelling frontage is 60.89 feet ( 2 ) trees. II-B-2b) Front yard landscaping shall be similar to those found in residential neighborhoods, with appropriate changes to decrease water use. FINDINGS: Front yard landscaping is residential in nature and has been designed with drought tolerance in mind. II-B-6) Building Materials II-B-6a) Building materials and paint colors should be compatable with the surrounding area. Very bright primary or neon-type paint colors which attract attention to the building or use are unacceptable. FINDINGS: Building materials are to match or be as similar as possible to the existing materials and shall be painted with colors chosen for their historic palette and tones. ISECTION IV- HISTORIC DISTRICT DEVELOPMENT B. REHABILITATION & REMODEL STANDARDS The purpose of the following standardsis to prevent incompatable structures and design and ensure the proper use of materials and details within the Historic District: FINDINGS: We have strived to design the proposed second dwelling and it's 1 t/2 story proportions to be entirely compatible and in context with the existing home details, materials, the neighborhood, and the R-2 Zone that this property falls within. 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 ,, SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET FAX 541-482-3326 1 1 UAN $ 2oo4 £INGER & ASSOC'IAT S, Inc. DESIGN FACILITATORS I material. IV-B-l) Be sure the remodeled portion has extedor wall finish that matches the existing or original FINDINGS: The proposed second residential dwelling's siding & trim shall match the existing primary residence in style. IIV-B-2) Design window additions are to duplicate existing or original windows. FINDINGS: The primary existing residences window fenestration consists of double hung IV-B-3) Design the roof on additions or remodels to have the same pitch as the original roof. Extend the ridge lines where possible. On one-story additions, shed roofs ar acceptable. FINDINGS: Staff expressed concerns in Pre-app comments about the appropriateness of the 12/12 roof pitch for secondary residence. The existing primary residence main body roof pitch is 11/12, with the dormers being at 12/12. We feel that increasing the pitch to 12/12 is not that extreme, as it relates to aesthetics with the existing and neighboring properties. When the roof pitches are this close in run / rise it is hardly discernible to the eye. The historic commissions comments were positive, expressing that it look good and is a big improvement over what is there now. There only recommendation at this time is to remove the metal roofing of existing primary residence. IV-B-4) Match the style of any prorch or entry addition to the original or existing style of the front of the structure. FINDINGS: A sense of entry was a primary goal for the proposed secondary dwelling. Due to site constraints and size of proposed building, it seems more appropriate to present an entry within a gabled end portion of building. Matching the primary residence with covered entry and living space above would be sacrificing an already economized space in the proposed structure. We feel matching the 625 'B' STREET, ASHLAND, OR 97520 · 541-482.2821 · FAX SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET 541-482-3326 12 JAN 9 2004 REI fINGER & ASSOCIATe'S, Inc. DESIGN FACILITATORS exterior trims, and providing sidelights to entry door gives a welcoming sense of entry. IIV-B-5) Match colors of any additions to the colors used on the existing exterior. FINDINGS: The colors of the secondary residential unit shall match the primary residence. IV-B-6) Try to rehabilitate and restore as many features as possible. FINDINGS: The intent of this project is to rehabilitate and restore as many features of the primary residence as it relates to it's original design, but upgrading the infrastructure of the building to current standards. This will include, but not limited to: new foundation, all new electric and plumbing, seismic retrofitting, new interior finishes etc. IV-B-7) Sawn shingle and, for economy, composition roofs are preferred. Asphalt shingles which match existing color and texture are acceptable. Shake shingles, tile and Metal roofs are not compatible with most Ashland architectural styles ( there are a few exceptions ) FINDINGS: We are specifying a dimensional composition roofing material that for the entire project. IV-B-8) Diagonal and vertical siding are not compatible in most cases. FINDINGS: Plans call for horizontal siding to match existing primary structure to be installed. lare not compatible. IV-B-9) Imitative materials such as asphalt siding, wood textured aluminum siding or artificial stone FINDINGS: None of these materials are to be used on this project. 625'B' STREET, ASHLAND, OR 97520 ° 541-482-2821 ° FAX 541-482-3326 1 3 SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET R /fINGER & ASSOCIATES, Inc. DESIGN FACILITATORS IV-B-10) Any detached structures shall be compatible with the existing building and conform to the J above standards. I FINDINGS: The proposed second residential unit has been designed to match the style and character of the existing primary residence and conforms to these standards. IV-B-11) Styles of other eras or locales, such as Tudor and Western sty/es, are to be avoided. FINDINGS: The proposed second residential unit has been designed to match the style and character of the existing primary residence and conforms to these standards. C. HISTORIC DISTRICT DESIGN STANDARDS In addition to the standards found in Section II, the following standards will be used by the Planning an Historic Commissions for new development and renovation of existing structures within the Historic District. IV-C-l) Construct buildings to a height of existing buildings form the histodc period on and across the street. Avoid construction that greatly vades in height (too high or too Iow) from older buildings in the vicinity. IV-C-2) Relate the size and proportions of new structures to the scale of adjacent buildings. Avoid buildings that in height, width, or massing, violate the existing scale of the area. FINDINGS: The existing primary residence shall not change in height or massing. Our primary intent in designing the proposed secondary residence is to create a sense of timelessness as it relates to its style, massing, site and neighboring properties. There are numerous smaller cottages and garage type buildings on this street ( Beach Ave. ) and neighborhood. The owner wanted a small cottage feel for the proposed structure and not just a second story over a garage / basement. We felt that designing a living space within the roof line would provide the small living space with more volume, giving it a sense of being larger than it really is on the interior, and giving the exterior of the building, a smaller cottage feel. Due to the elevation differences of lot from front to back, the proposed second residence 625 'B' STREET, ASHLAND, OR97520 · 541-482-2821 · FAX 541-482-3326 14 SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET fINGER & ASSOCIATES, Inc. DESIGN FACILITATORS stands alone as it relates to the primary house on Hargadine. It is of our opinion and experience that the proposed structure is similar in height and scale to other buildings in the vicinity. IV-C-3) MASSING: Break up uninteresting boxlike forms into smaller, varied masses which are common on most buildings from the historic period. Avoid sing/e, nonolithic forms that are not relieved by variations in massing. FINDINGS: The existing primary residence, visually from Hargadine, has varied massing with regards to the second story living space within the roofline and the projecting dormers. At the rear of the primary residence the rooflines are lower pitch and appear more scabbed on than to be original to the structure. Our design of the proposed second residential unit has gabled ends on each side of the structure. This feature varies the massing greatly and creates focal interest to the fenestration and entry. IV-C-4) SETBACK: Maintain the historic faqade lines of streetscapes by locating front wails of new buildings in the same plane as the facades of adjacent buildings. Avoid violating the existing setback pattern by p/acing new buildings in front or behind the historic faqade line. FINDINGS: Not applicable IV-C-5) ROOF SHAPES: Relate the new roof forms of the building to those found in the area. Avoid introducing roof shapes, pitches, or materials not traditionally used in the area. FINDINGS: The proposed roof design and forms for the second residential unit are compatible with those found in the immediate neighborhood and the existing primary residence. IV-C-6) RHYTHM OF OPENINGS: respect the alternation of wall areas with door and window elements in the facade. Also consider the width-to-height ratio of bays in the facade. Avoid introducing incompatible facade patterns that upset the rhythm of openings established by the surrounding structures. FINDINGS: Not Applicable. 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 ° FAX SECOND RESIDENTIAL UNIT KOI.AR RESIDENCE 364 HARGADINE STREET 541-482-3326 15 i'INGER & ASSOCIATES, Inc. DESIGN FACILITATORS IV-C-7) PLA TFORMS: The use of a raised platform is a traditional siting characteristic of most of the older buildings in Ash/and. Avoid bringing the walls of buildings straight out of the ground without e sense of platform. FINDINGS: The existing primary residence has a prominent sense of platform and shall remain. The proposed second residence will also have a slight sense of platform, but to a less degree as to the relationship to the entry and street elevations ( Beach Ave. ) of the residence. Determining Basement I Garage elevations has also added to the sense of platform t° the proposed building. IV-C-8) DIRECTIONAL EXPRESSION: Relate the vertical, horizontal or non-directional faqade character of new buildings to the predominant directional expression of nearby buildings. Avoid horizontal or vertical faqade expressions unless they are compatible with the character of structures in the immediate area. FINDINGS: The directional expression for the primary residence and surrounding neighboring structures, I would conclude as being mostly vertical in nature. There are many of the same style houses in this district that have the same steep pitched roof, tall platform and are sited on a hill side that adds to the perception of vertical expression. They are well balanced though, with horizontal accents and width to height ratios being in proper balance. The proposed design of the second residential unit is in keeping With the more vertical elements of this neighborhood and existing structure. IV-C-9) SENSE OF ENTRY: Articulate the main entrances to the building with covered porches, porticos, and other pronounced architectural forms. Avoid facades with no strons sense of entry. FINDINGS: The existing primary residence has an excellent sense of entry with its in-set covered porch and walkway up from Hargadine. The design of the proposed second dwelling and it's sense of entry was the bases of creating the gables on each side of the building. This feature varies the massing greatly and creates focal interest to the fenestration and sense of entry. 625 'B' STREET, ASHLAND, OR 97520 · 541-482-2821 · SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET FAX 541-482-3326 16 gAN 9 2004 Rl} t £INGER & ASSOCIATES, Inc. DESIGN FACILITATORS IV-C-10) IMITATIONS: Utilize accurate restoration of, or visually compatible additions to, existing buildings. For new construction, traditional architecture that well represents our own time, yet enhances the nature and character of the historic district should be used. Avoid replicating or imitating the styles, motifs, or details of o/der periods. Such attempts are rarely successful and, even if done well, present a confusing picture of the true character of the historical area. FINDINGS: The proposed second residential unit is visually compatible with the Historic District and has been designed to match the existing primary residence in character and materials. We feel the traditional design represents our own time period, yet also has timeless feel for the character of the neighborhood and Historical District. In closing, I believe this proposal meets all the standards and ordinances required by TITLE 18 Land Use of the City of Ashland Municipal Code. Respectfully submitted, Mark Reitinger 625 'B' STREET, ASHLAND, OR 97520 ° 541-482-2821 ° FAX SECOND RESIDENTIAL UNIT KOLAR RESIDENCE 364 HARGADINE STREET 541-482-3326 17 JAN 004 '1S .g ,gL -O Z Z~ Z .m '±S .g DL .9 9 '1S '1S NOSI~ OH¥ .g .0 ~L OL .0 Z ¥1HII-1 ' o~ '.LS '3A¥ i~b'HS3~,, ,S3~0-]-11 '1S 30(3\'8 01, gAN 9 2004 .@ 6" CONC. SEWER 4~' WATER 1911 - c~c~q3z~>>> / / S.q'.I.VI;:DOSSV ~ z ~9 I I I I 1 z I 1 I x<xxxxxxxk~x×xxxx~xx I' ' , I X '1 ii I I X r .I. II I x I Ill i I , i I x i-- II ' I ', ~ ',~ . I.~ ', I X I~ : ' II X I '-. . ~1 II I :. I K + ~ ' __J.I I X-~T j I I II X -4 j ' ON ~0 U U r ~ ~+ ~,-- ~Z Notice is hereby given that a PUBUC ~RING on the following request with respect to lhe ASHLAND I.,. ~ USE ORDINANCE will be held before the ASHLAND PLANNING COMMISSION on February 10, 2004 at 7:00 p.m. at the ASHLAND CIVIC CENTER, 1175 East Main Street, Ashland, OregOn. The ordinance criteria applicable to this apptication are attached to this notice. Oregon -, , ,~ ,-,,,,~ ~u pmwae su~,~-~t ~c, eC,T,:~;.y ~o aff~. the decision maker an of Appeals (LUBA) on Ihat Issue. Failure to specify which ordinance afferion Ihe objection is based on also I~eciudes y3ur right of appeal to LUBA on that criterion. Failure of the applicant to raise a:msttb.~onal or other issues relating to proposed conditions of approval with sufficient specificity to allow Ittis Commission to respond to the issue precludes an action for damages in circuit court.. A copy of the applicalJo' - 'documents and evidence relied upon by the applicant and applicable criteria are ~ble for inspection at no cost and will be provided at reasonable cost. if reques[ed. A copy of lhe Staff Report will be available for inspection seven days IXior to the hearing and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Department, Community Development and Engineering Services, 51 Winbum Way, Ashland, Oregon 97520. During ~ Public Hearing, the Chair shall allow testimony from the applicant and those in attendance concerning this request. The Chair shall have the right to limit the length of :~ ~1~:1 requlm.~hat_cc~n~ ___re~-ictedJo._~e__ -_ppl'm..able criteria. Unless the record shall remain open for at least seven days after Ihe hearing, if you have questions or comments concerning Ibis request, please feel free to cordact Susan Yates at lhe Ashland Planning Department, 541-552-2041. Our TTY phone number is 1-800- 735-2900 t I i t t ! i ! · ' / i i ~ , ! i i / .., ! / / 1: i : :: , / / ! : i / , / / .~ / / " ,' / / ./ / NOTE: This Planning Action will also be heard bythe Ashland Tree Commission on February 5,2004 in thc Community Development and Engineering Services building (Siskiyou Room) located at 51 Winbum Way at 7:00 p.m. NOTE: This Planning Action will also be heard by the Ashland Historic Commission on February 4, 2004, 7:00 p.m. in the Community Development and Engineering Services building (siskiyou Room), located at 51 Winbum Way. PLANNING ACTION 2003-126 is a request for Outline Plan and Site Review approval for a four-lot, 13- unit, multi-family project (three four-plexes and one single family residence) under the Performance Standards Option on the property located at 954 B Street. The project involves the construction of three, two-story, four-plex condominium buildings on three of the lots, while maintaining the existing single family residence on its own lot. Comprehensive Plan Designation: High Density Multi-Family Residential ; Zoning: R-3; Assessor's Map #: 39 1E 09 AC; Tax Lot: 2600 and 3001. APPLICANT: Archerd/Dresner, LLC SITE REVIEW 18.72.50 Criteda for Approval. The following criteria shall be used to approve or deny a site plan: Be All applicable City ordinances have been met and will be met by the proposed development. All requirements Of the Site Review Chapter have' been met. The site design complies with the guidelines adopted by the City Council for the implementation of thio*Chapter. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. (Ord. 2655, 1991) CRITERIA FOR OUTLINE PLAN APPROVAL The Planning Commission shall approve the outline plan when it finds the following criteria have been met: ae That the development meets all applicable ordinance requirements of the City of Ashland. be That adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. That the existing and natural features'of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open sPace, common areas,, and unbuildable area~. That t~e development of the land will not 'prevent · adjaceht land from being developed for the uses shown in the Comprehensive Plan. ee fe That there are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the'same or higher ratio of amenities as proposed in the entire project. That the proposed density meets the base and bonus density standards established under this Chapter. REVISED PROJECT NARRATIVE AND FINDINGS FOR TWELVE MULTI-FAMILY UNITS LOCATED BEHIND A EXISTING SINGLE FAMILY RESIDENCE LOCATED AT 954 B STREET 12 DECEMBER 2003 PROJECT NAME: Carrington Court, a Four-Plex Planned Unit Development TYPE OF PLANNING ACTION: A request for site review and outline plan approval for three four-plex rental units located behind an existing single family residence located at 954 B Street. The project will be platted as a PUD with each four-plex on a separate tax lot and the single family residence on an additional tax lot. The individual units within each four-plex will not be platted as condominiums. PROJECT IN FORMATION: OWNER/APPLICANT: Archerd & Dresner, LLC P.O. Box 699 Ashland, Oregon 97520 Tel: 482-8856 LAN DSCAPE ARCHITECT/SITE PLAN N ER: John Galbraith Galbraith' & Associates 145 Holly Street Medford, Oregon 97501 'Tel: 770-7964 ARCHITECT: John Turman Design Residential P.O. BOX8062 Medford, Oregon 97501 Tel: 608-3956 SURVEYOR: Jim Hibbs L.J. Friar and Associates 816 W. Eighth Street Medford, Oregon 97501 Tel: 772-2782 ENGINEER: Michael P. Thornton Thornton Engineering 1236 Disk Drive, Suite 1 Medford, Oregon 97501 Tel: 857-0864 PROJECT ADDRESS: 954 B Street Ashland, Oregon LEGAL DESCRIPTION: 39 1E 09 AC, Tax Lot 2600 & 3001 COMPREHENSIVE PLAN DESIGNATION: Multi-Family Residential District ZONING DESIGNATION: R-3 High Density Multi-Family Residential District LOT STATISTICS: Total Site Area: 0.53 Acres (23,038 square feet (+/-)) ALLOWABLE DENSITY: 10.6 Units REQUESTED DENSITY: 13 Units (Six units under 500 square feet, 15% density bonus for conservation) PARKING PROVIDED: 17 on-site spaces, 1 credit for off-site parking. SITE DESCRIPTION: The site is located on the south side of B Street between 8th Street and Emerick Street. The site has approximately 52.4 feet of frontage on B Street and is roughly triangular in shape.' The site has an average depth of approximately 250 feet. It is approximately 0.53 acres in size and provides a good view of the surrounding mountains to the north. The Site is nearly level with an average slope of less than 5%. There is an existing single family residence located on the site which will be partially retained as parJ of the proied. The plans are attached to this application showing how the single family residence will be remodeled. A permit has already been approved for the remodel of the house and has passed the historic review for building permits in this area. Some renovation work including window replacement and new siding has already Page 2' Carrington Court been completed at the home as well as a new front porch restoring the home to its original character. A photo of the single family residence is included on the cover sheet. The older two-story historic front section of the residence has been preserved. The rear section which was a much later addition has been removed and is being replaced with a smaller addition. All of the older garages and sheds have been removed as part of the development of the project. There are a number of large caliper existing trees on the property. A tree inventory has been completed and the site plan indicates trees noted for preservation and those noted for removal. A.number of the older trees are in poor condition. John Galbraith, a landscape architect and site planner, has completed this tree inventory on our behalf. In addition, a meeting was held with Robin Pearce with the City of Ashland Tree Commission prior to the submittal. Robin and John Galbraith reviewed the trees noted for preservation and 'those needing to be removed. A letter and findings is attached from John Galbraith detailing the trees which are greater than 6 inches in diameter that will be removed and the reasons why removal is required. This letter is intended to meet the requirements of Section 18.61.080 of the Ashland Municipal Code. It is important to note, that the entire site will be extensively landscaped and the applicant intends to mitigate the removal of existing trees by a more than one-for-one replacement with additional 1 1/2 inch or greater caliper specimen trees. The existing overhead eledric power lines that are located mid-site will be removed and placed underground as part of the project. The site is located adjacent to vacant land to the south and east with an older restored single family residence and guest cottage is located to the west. The remainder of the neighborhood is a cOmbination of single family and multi- family dwellings. The zoning in the neighborhood is a combination of both R2 and R3, Iow density and high density multi-family. PROJECT DESCRIPTION: Carrington Court is a 13. unit planned unit development which consists of three four-plex two story buildings and an existing single family residence. The four-plex buildings are designed as rental dnits. Each building contains two, two-bedroom units and two, one-bedroom units. Each of the one bedroom units contains less than 500 square feet (see attached plans). The older two-story single family residence is currently under renovation. The building plans are attached for this remodel and the building plans have been approved by the Building Department. A permit has been issued and representatives of the Historic Commission have reviewed these plans as part of the building permit process. A total of 17 spaces of open parking will be provided as part of the project. This site qualifies for an additional space of on-street credit. Page 3 - Carrington Court While each of the new buildings is designed as a four-plex, the units will have individual character and from the front elevation they will be compatible with the railroad historic district. Primary attention will be focused on breaking up roof lines to avoid large building masses. The entire proiect is designed as a village with a variety of historic elements incorporated into each elevation. The project will be designed to be compatible with the historic character of the railroad district. The exterior character of the buildings is traditional with lap siding or shingle siding and architectural composition shingle roofing. All units will feature "super good-sense" or equivalent energy conservation measures and water conservation strategies per the city of Ashland standards. Copies of the proposed elevation drawings are attached to this document. The project is designed as a planned unit development with each four-plex located on its own individual tax lot and the existing single family residence located on its individual tax lot. The remaining site is common open space, parking, and landscaped areas. Each building owner will have undivided interest in these common areas. It is important to note, that each four-plex building is designed as a rental property. No further division of the units within each four- plex to condominiums i~ proposed. Creation of open space areas are provided and will meet the City of Ashland code requirements. Each first floor unit will include a first floor patio.and each second floor unit will include a deck. Several landsscape areas are also included to provide areas 'for outdoor activities for residents of the proiect. See the attached site plan and landscaping plan which identify these areas more completely. A total of 35% of the site will be landscaped with is in excess of the 25% required by Code. Approximately 9.2% is dedicated as recreation space of which approximately 5% is open space. A new common access driveway will be created alOng the property's east boundary line. This will be a common access driveway for the subiect project as well as the property adjacent to the east. An agreement has been reached with Sally Crumme, the owner of the adjacent tax lot, to create a 20 foot wide common driveway. This will require the removal of a small shed at the south end of the adjacent properly. Pedestrian access is also facilitated by a sidewalk'extending from B Street to the eventual extension of Eureka Street along the east side of the 20 foot wide .common driveway. This sidewalk will be recorded as a public pedestrian easement from B Street to the rear of the property. This will facilitate the eventual pedestrian connection to Eureka Street when the property to the rear of the subject is developed. Until such time, the applicant agrees with the Staff recommendation from the Pre-Application Conference that the pedestrian path should be "temporarily" fenced at the properly line. Page 4 - Carrington Court Bicycle parking will be provided adjacent to each building. All on-site utilities will be located under ground. A new off-site drainage system will be designed that will connect to the existing City storm drainage system in B Street (see attached utility plan). The performance standard option is used to allow for common open space and preservation of most of the existing trees. The building envelopes are located to protect trees and allow views to the north. A bonus density is requested. This bonus density request is based on 15% for conservation. Each of the units will be an energy efficient dwelling utilizing the following conservation measures: High efficiency gas water heaters will have a 40 gallon capacity and an energy factor of 0.61 or better .................................... 2 Points · 0.35 U value for all windows ................... 3 Points · Water conservation (see below) ................. 5 Points All units will also conform to the water conservation standards. The Project is a multi-family residential development and has less than 30% lawn area. All non- lawn landscaped areas will be installed according to the city of Ashland's water conservation guidelines. Each of the units will be heated with a central forced air gas heating system and cooled with electric air cOnditioning. Lighting will be provided by both ceiling mounted and recessed incandescent fixtures, as well as flourescent tube fixtures. The project will be financed with a conventional development loan from a local banking source. The construction will begin after approval from the City Planning Department, and will continue for a period of nine to twelve months. Density for the project has been calculated as follows: Base density for the R3 zoned is 20 units per acre. The site has 0.53 acres, therefore, the base density of the site is 20 units per acre times 0.53 acres, this ~quals 10.6 units. A 15% bonus density is allowed for conservation features. Adding 15% to 10.6 equals 12.19 units. The project consists of one, two bedroom house, six, two-bedroom units, and six, one-bedroom units, each of which is less than 500 square feet. Units less than 500 square feet count as 0.75 units per the Ashland Planning Code. Therefore, the total density for the project is 12 units, slightly under the requested base and bonus density. Page 5 - Carrington Court Unit Type # Uhits Fador Total House 1 1 1 Two Bedroom 6 1 6 One Bedroom 6 0.75 4 (less than 500 sf in size) Total 11 FINDINGS ADDRESSING THE CRITERIA FROM CHAPTER 18.72 FOR A SITE REVIEW APPROVAL ~ Ao All applicable City ordinances have been met or will be met by the proposed development. All applicable City ordinances have been met or will be met by the proposed development. Bo All requirements of the Site Review Chapter have been met or will be met. The development of the 13-multi-family units is in accordance with the City's current goal of developing additional affordable housing. The proposed development meets the general regulation requirements in Code Section 18.28.040 of the R-3 zone, including the front, rear, and side yard setbacks as well as space between principal and accessory buildings. The maximum height of the additional units will not exceed the height requirement (35 feet) of the zoning code. The maximum site coverage will not exceed the maximum site coverage of 75%. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. The development complies with the site Design Standards adopted by the City Council for the implementations of this Chapter. Orientation: Page 6 - Carrington Court a) b) Residential buildings shall have their primary orienta- tion towards .the street when they are within 20 to 30 feet from the street. The subject's single family residence already meets this requirement. The additional multi-units also meet this requirement. The building shall be set back from the street accord- ~ng to ordinance requirements which is usually 20 feet. The subject's units meet this requirement. Buildings shall be accessed from the street and the sidewalk . The parking areas shall not be located between buildings and the street. The parking areas are not located between buildings. The parking areas have direct access off of B Street. Streetscape: a) One street tree for each 30 feet of frontage, chosen from the street tree list, shall be placed on that port/on of the development paralleling the street. Where the size of the project dictates and interior circulation strebt pattern, a similar streetscape with street trees is required. Street trees have been provided in the landscaping plan to meet this requirement. Front yard landscaping shall be similar to those found in residential neighborhoods, with appropriate chang- es to decrease water use. There is both existing landscaping for the single family residence and new landscaping will be provided as shown on the landscape plan. Page 7 - Carrington Court Landscaping: a) Landscaping shall be designed so that 50% coverage occurs within one year of installation and 90% land- scaping coverage occurs within 5 years. All landscaping will be completed as part of the con- struction of the buildings. b) Landscaping design shall include a variety of decidu-' ous and evergreen trees and shrubs and flowering plant species well adapted to the local climate. The proposal meets this requirement. Please see the attached landscaping plan. c) As many existing healthy trees on the site shall be saved as is reasonably feasible. The proposal meets this requirement. Please see the attached landscape plan. d) Buildings adjacent to streets shall be buffered by landscaped areas of at least 10 feet in width. This proposal meets this requirement. Please see the attached landscaping plan. Parking areas shall be shaded by large canopied deciduous trees and shall be adequately screened and buffered from adjacent uses. This proposal meets this requirement. Please see the attached landscaping plan. Irrigation systems shall be installed to assure land- scaping success. Refer to Parking Lot Landscaping and Screening Standards for more detail. All landsCaping and irrigation systems will be installed as part of the construdion of the homes. Page 8 - Carrington Court 4) Open Space De As part of the site plan, 9.2% of the proposed multi- family area has been reserved as recreational. The area will be used for common gardening, picnic use, and other recreational uses. Natural Climate Control a) Utilize deciduous trees' with early leaf drop and Iow bare branch densities on the south sides of buildings which are occupied and have glazing for summer shade and winter warmth. This proposal meets this requirement. Please see the attached landscaping plan. Building Materials: a) Building materials and paint colors should be compati- ble with the surrounding area. Very bright pr/mary or neon-type paint colors which attract attention to the building or use are unacceptable~ The proposed buildings meet this requirement. Pastel colors will be chosen for the multi-family units That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. According to the pre-application conference, there is adequate public facilities for the proposed development, with the exception of storm drainage'in B Street. A new 12" storm drain will be installed in B Street and will connect to an existing storm drainage catch basin (see the attached utility plan). A pedestrian walkway will be provided from the proposed project to the street (please see the attached Site Plan for additional details). Page 9 - Carrington Court ADDITIONAL CRITERIA FOR APPROVAL UNDER PERFORMANCE STAN- DARDS OPTION 18.88.030A Provide a written statement which will contain an explanation of: The character of the proposed development and the manner in which it has been designed to take advantage of the Performance Stan- dards Concept. The narrative includes a complete description of the proiect. It will be platted as a PUD to take maximum advantage of the site. ii The proposed manner of financing/present ownership. Archerd & Dresner, LLC currently owns the subied property. The project will be financed with either a conventional development loan from a local banking source or through private funds available to the developer. III The method proposed to maintain common open areas, buildings, and private thoroughfares. This projed is platted as a PUD, with common landscaping and parking areas. A Home Owner's Association will be created to maintain the landscaping and parking areas. iv The proposed time schedule of the development. Construction will begin after approval by the City Planning Department and will continue for a period of approximately six to nine months. Renovation off the existing single family residence has already begun. A building permit has been issued for this renovation work. Page 10 - Carrington Court That fhe development m==ts all applicable ordinance requirements of the City of Ashland. The application package includes the following items. Site plan showing lot layout, building envelopes, open space areas, parking areas, pedestrian walkways and landscaped areas. B) Landscape plan showing a complete planting plan and preliminary irrigation plan. C) Boundary survey. D) Topographic survey. E) Aerial photographs. F) Current site photographs. Sample exterior elevation of the single family residence and proposed four-plex buildings showing design concepts, scale, and materials. H) Preliminary utility plan The project narrative has also provided background information about the project, a site description and analysis, a project description, and information with regard to design concept, grading, and buildings. Additional photographs of the site and exhibits showing zoning and utilities have also been provided. The application demonstrates that all City ordinances have been met, or will be met by this proposed development. Page 11 - Carrington Court The adequate key City facilities can be provided including water, sewer, paved access to and ~hrough the development. electricity, urban storm drainage, police and fire protection. and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. Water, Sewer, and Electrical: According to the Public Works Depart- ment, all of these services are adequate and available in B Street. There is an existing 10" sanitary sewer line and an existing 6" water main located in B Street. Storm Drains: There is currently no storm drain available to adequately drain the subject properly. The proposal includes the extension of a' new 12" storm drain. Please see the attached utility plan. Transportation: The proposed development will generate approxi- mately 120 average daily trips (ADT) onto B Street. The City of Ashland Engineering Department has indicated that B Street is an arterial Collector road within the city of Ashland and that B Street ha~ adequate capacity to handle the increased traffic. Fire and Police: As part of this application package, Dave Hard of the Ashland Fire Department was consulted. Mr. Hart's comments were incorporated into this submittal. The' existing and natural features of the land; such as wetlands, flood plain corridors, ponds, large trees, rock outcroppings, etc.. have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. As detailed in the attached narrative, including surveyor's maps and Photographs, the topography, vegetation, and natural features of the site have been identified. A number of very large calliper trees are slated for preservation. A number of smaller deciduous and evergreen trees are noted for removal. These trees will be removed for safety and/or health reasons. Please see the attached letter from John Page 12 - Carrington Court Galbraith, the landscape architect in charge of the project. In addition, as part of the development of this package, Robin Pearce from the City of Ashland visited the site and consulted Mr. Galbraith with regard to which trees needed to be removed. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehen- sive Plan. The proposed project will not prevent adjacent land from being developed. In fact, the proposal creates a new through connection between B Street and Eureka Street. This will provide a valuable mid- bloc,.k break and transportation link. In addition, a valuable mid-block pedestrian connection will be provided between B Street and C Street when the adjacent properly to the south is developed. e) There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if develoPments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. All common landscaped areas and open space areas will be main- tained by a Homeowner's Association. A Homeowner's Association Agreement will be provided prior to final map approval. All landscap- ing will be installed as part of the street and utility construction of the project. That the proposed density meets the base and bonus density standards established under this Chapter. As detailed earlier in this narrative, the proposed density meets these criteria. Page 13 - Carrington Court I Sj:...p ~L ~ 2003 4-PLEX @ CARRINGTON CT. B ST.,. ASHLAND OR WOOUG~'E! [ .9 X N3H~IIN · g X ,g 9NIIV] .g.~l, X ~qlAI1 .9 X .9.6 X3:IO II II II ...... -II II II .OI X t~ .Or X ~.Ot I I I 1~ I I I I )0)0 I L-L ,IX,8 ~I411V] .9.It X .Z.Ot WOOU(I]'8 ~' T I ! ,9 X .or N3H:)JI)I .9 X tl II .IX.I 9HIIV! ,~.Z[ X .~1 X .Z.O[ I~ I I I .Or X .L.Ot t¢ WO011~!I ~ I I I 9NIAII-'I.-t '~lS 8Zk 01(!111S '~' WO0~l(I]~! t 9NIAn-'I:t 'bS 6L9 WOOUG]a ~* ~10 Ol.-I' ~l]ddrl 9NIAII-'I.-t 'bS 8Zk OIOEIIS '~ wooaa]~ L 9NIAI1-'I:! 'bS 6L9 aOOlJ NIII~ ZOO+ l=¢bruar,9 T¢ rr~ ~ l=ebruaroq I zth ~ebruaroq la°th Terrq, ]=ebruar,9 z6~h . Terrq, Note: ,._~am won't be at the meeting but he saicl he coulcl make it to an~l ot: the l~eview ]~oarc[ meetings except ~cbruar~ 3~h. Page 1 of 1 Oregon Heritage Conference scheduled for May 6-8 in Ashland Nearly 30 workshops, walking tours, seminars, speakers, bus tours, and meetings are planned for the sixth Oregon Heritage Conference scheduled to take place May 6-8 in Ashland. Participants will also have opportunities to sample the variety of heritage and cultural offerings in Ashland and Jackson County. "Everybody with an interest in Oregon's heritage will find something to participate in," says Kyle Jansson, the coordinator of the Oregon Heritage Commission. "We're involving people with different perspectives, goals and objectives in this event. We want to make the Ashland conference a memorable one." A partial list of topics include re-development of historic buildings, local history publishing, heritage tourism, heritage economic development, interpreting Asian American heritage, creating and managing digital archives, publishing local history, cultural resource management, and more. Community leaders, volunteers and staff from museums, historical societies, ethnic organizations, schools and educational institutions, historic preservation, humanities disciplines, travel and tourism industry, economic development, local, state and federal government agencies, and history buffs will find this to be a valuable and stimulating event. The 2004 Heritage Conference will be headquartered in the historic Ashland Springs Hotel. A special conference rate has been obtained and room reservations may be made there now. The Oregon Heritage Commission is organizing the conference, with support from the State Historic Preservation Office, the Southern Oregon Historical Society, the Oregon Heritage Trust, the City of Ashland, the Oregon Museums Association and others. A brochure with the full conference agenda will be posted on the Heritage Commission website at ._w.__~_.w_.,..gr.~g~.o....h__~_rj..~.~g~.,.9_rg and mailed to heritage organizations. More information will also be available from heritage.info@state.or.us as well as Oregon Heritage News. We look forward to seeing you in Ashland! The Heritage listserv is a service of the Oregon Heritage Commission. Heritage mailing list Heritage@webhost.osl.state.or.us _h_ttp://webhost.osl..state.or.us/mailman/listinfo/heritag.e_ Hosted by the Oregon State Library (503) 378-4246 file://C :\WlNDOWS~TEMP\GW} 00004.HTM 1/28/04