HomeMy WebLinkAboutSixth_157 (PA-2009-00662)
August 13, 2009
CITY OF
ASHLAND
Allison Renwick
157 Sixth Street
Ashland, OR 97520
RE: RE: Planning Action #2009-00662
Notice of Decision
At its meeting of August 11, 2009, based on the record of the public meetings and hearings on this matter, the
Ashland Planning Commission approved your request for a Conditional Use Pennit and Site Review for the
property located at 157 Sixth Street -- Assessorts Map # 39 IE 09 AC; Tax Lot 3300.
The Ashland Planning Commission approved and signed the Findings, Conclusions and Orders document, on
August 11, 2009.
Approval is valid for a period of one year. Please review the attached findings and conditions of
approvat The conditions of approval shall be met prior to project completion.
Copies of the Findings, Conclusions and Orders document, the application and all associated documents and
evidence submitted, applicable criteria and standards are available for review at the Ashland Community
Development Department, located at 51 Winburn Way~
This decision may be appealed to the Ashland City COWlcil if a Notice of Appeal is filed within 15 days of the
date this notice was mailed and with the required fee ($304), in accordance with Chapter 18.108~110 fA) of the
Ashland Municioal Code. The appeal may not be made directly to the Land Use Board of Appeals. The appeal
shall be limited to the criteria listed in Chapter 18.108.110 of the Ashland Municipal Code, which is attached.
If you have any questions regarding this decision, please contact the Community Development Department
between the hours of 8:00 am and 4:30 pm, Monday through Friday at (541) 488M5305.
DEPT. OF COIIIIUfITY DEVEl.OPIIENT
20 E. Mail S1reet
Ashland, Oregon 97520
www..uhland.or.us
Tef;S41~
Fax: 541 ~.2000
TTY: 8QJ- J35.29f.X)
r.l1
SECTION 18.108.110 Appeal to CounciL
A. Appeals of Type D decisions.. shall be initiated by a notice of appeal filed with the City Administrator.
The standard Appeal Fee shall be required as part of the notice~ All the appeal requirements of Section
18.108.110, including the appeal fee, must be fully met or the appeal will be considered by the city as
jurisdictionally defective and will not be heard or considered.
1. The appeal shall be filed prior to the effective date of the decision of the Commission.
2. The notice shall include the appellantts name, address, a reference to the decision sought to be
reviewed, a statement as to how the appellant qualifies as a party, the date of the decision being
appealed, and a clear and distinct identification of the specific grounds for which the decision
should be reversed or modified, based on identified applicable criteria or procedural irregularity.
3. The notice of appeal, together with notice of the date, time and place to consider the appeal by the
Council shall be mailed to the parties at least 20 days prior to the meeting.
4.
A.
Except upon the election to re-open the record as set forth in subparagraph 4~B.
below, the review of a decision of the Planning Commission by the City Council shall be
confined to the record of the proceeding before the Planning Commission~ The record
shall consist of the application and all materials submitted with it; documentary evidence,
exhibits and materials submitted during the hearing or at other times when the record
before the Planning Commission was open; recorded testimony; (including DVDs when
available), the executed decision of the Planning Commission, including the findings and
conclusions~ In addition, for purposes of City Council review, the notice of appeal and
the written arguments submitted by the parties to the appeal, and the oral arguments, if
any, shall become part of the record of the appeal proceeding~
The COWlcil may reopen the record and consider new evidence on a limited basis, if such
a request to reopen the record is made to the City Administrator together with the filing
of the notice of appeal and the City Administrator determines prior to the City Council
appeal hearing that the requesting party has demonstrated:
B.
a~ That the Plamting Commission committed a procedural error, through no fault of
the requesting party, that prejudiced the requesting party's substantial rights and
that reopening the record before the Council is the only means of
correcting the error; or
b. That a factual error occurred before the Plamting Commission through no fault of
the requesting party which is relevant to an approval criterion and material to the
decision; or
c. That new evidence material to the decision on appeal exists which was
unavailable, through no fault of the requesting party, when the record of the
proceeding was open, and during the period when the requesting party could
have requested reconsideration. A requesting party may only qualify for this
exception if he or she demonstrates that the new evidence is relevant to an
approval criterion and material to the decision. This exception shall be strictly
construed by the Council in order to ensure that only relevant evidence and
testimony is submitted to the hearing body.
DEPT. OF COIIIIutITY DEVELOPMENT
20 E. Mail Street
Ashisndf Oregoo 97520
www.astMaoo.Of..US
Tef: S41~
Fax: 541-552..200{)
TTY~ ~ns.2900
rit'
Re-opening the record for purposes of this section means the submission of
additional written testimony and evidence, not oral testimony or presentation of
evidence before the City Council~
Ct Oral argument on the appeal shall be permitted before the Council. Oral argument shall
he limited to ten (10) minutes for the applicant, ten (10) for the appellant, if different, and
three (3) minutes for any other Party who participated below. A party shall not be
permitted oral argument if written arguments have not been timely submitted~ Written
arguments shall be submitted no less than ten (10) days prior to the COWlcil consideration
of the appeaL Written and oral arguments on the appeal shall be limited to those issues
clearly and distinctly set forth in the Notice of Appeal; similarly, oral argument shall be
confined to the substance of the written argument.:.
D. Upon review, and except when limited reopening of the record is allowed, the City
Council shall not re-examine issues of fact and shall limit its review to determining
whether there is substantial evidence to support the findings of the Planning Commission,
or to determining if errors in law were committed by the Commission. Review shall in
any event be limited to those issues clearly and distinctly set forth in the notice of appeaL
No issue may be raised on appeal to the Council that was not raised before the Planning
Commission with sufficient specificity to enable the Commission and the parties to
respond.
E. The Council may affirm, reverse, modify or remand the decision and may approve or
deny the request, or grant approval with conditions. The Council shall make fmdings and
conclusions, and make a decision based on the record before it as justification for its
action. The Council shall cause copies of a fmal order to be sent to all parties
participating in the appea1~ Upon recommendation of the Administrator, the Council may
elect to swnmarily remand the matter to the Planning Commission. If the City Council
elects to remand a decision to the Planning Conunission, either summarily or otherwise,
the Planning Commission decision shall be the final decision of the City, unless the
Council calls the matter up pursuant to Section 18.1 08&070~B~5 .
F. Appeals may only be filed by parties to the planning action. "Parties" shall be defmed as
the following:
1 ~ The applicant
2. Persons who participated in the public hearing, either orally or in writing. Failure
to participate in the public hearing, either orally or in writing, precludes the right
of appeal to the Council.
3. Persons who were entitled to receive notice of the action but did not receive
notice due to error.
DEPT. OF COIAIUNITY DEVElOPMENT
20 E~ Mai1 Street
Ashland, Oregon 97520
www.ashiand.OI..US
Tel: 541~
Fax: 541-552-2050
TTY: 8(0..735-2900
r.,
BEFORE THE PLANNING COMMISSION
August 11 III, 2009
IN THE MA TIER OF PLANNING ACTION #2009-00662, A REQUEST FOR
A CONOmONAL USE PERMIT TO EXCEED THE MAXIMUM PERMI1TED
FLOOR AREA WITHIN mE ASHLAND RAILROAD ADDmON HISTORIC
DISTRICT AND A MODIFICATION OF A PREVIOUS SITE REVIEW APPROVAL
(P A #2005-00968) TO ALLOW THE CONSTRUCTION OF A 279 SQUARE FOOT
ADDITION TO THE EXISTING RESIDENCE, CONSTRUCTED IN 2006, AT
155-157 SIXTH STREET.
)
)
)
) FINDINGS,
) CONCLUSIONS
) AND ORDERS
)
)
)
APPLICANT: Renwick, Allison
RECIT ALS:
I) Tax lot #3300 of Map 39 IE 09 AC is located at 155 and 157 Sixth Street and is zoned R-2 Low
Density Multiple Family Residential.
2) The applicant is requesting a Conditional Use Permit to exceed the Maximum Permitted Floor
Area within the Ashland Railroad Addition Historic District, and a modification of previous Site Review
approval P A #2005-00968t to allow the construction of a 279 square foot addition to the existing
residence, constructed in 2006, at 155-157 Sixth Street. Site improvements are outlined on the plans on
file at the Department of Conununity Development.
3) The criteria for a Conditional Use Permit are described in Chapter 18.104.050 as follows:
A. That the use would be in conformance with all standards within the zoning district in
which the use is proposed to be located, and in conformance with relevant
Comprehensive plan policies that are not implemented by any City, State, or Federal law
or program.
B. That adequate capacity of City facilities for water, sewer, paved access to and through
the development, electricity, urban storm drainage, and adequate transportation can and
will be provided to and through the subject property.
C. That the conditional use will have no greater adverse material effect on the livability of
the impact area when compared to the development of the subject lot with the target use
of the zone4 When evaluating the effect of the proposed use on the impact area) the
follOWing factors of livability of the impact area shall be considered in relation to the
target we of the zone~.
1. Similarity in scale. bulk, and coverage.
2~ Generation of traffic and effects on surrounding streets. Increases in pedestrian,
PA #2009"()()662
August 11, 2009
Page J
bicycle, and mass transit use are considered beneficial regardless of capacity of
facilities.
3~ Architectural compatibility with the impact area.
4. Air quality, including the generation of dust, odors, or other environmental
pollutants.
5. Generation of noise, light, and glare.
6. The development of adjacent properties as envisioned in the Comprehensive P/an~
7. Other factors found to be relevant by the Hearing Authority for review of the
proposed use.
4) The criteria for Site Review approval are described in Chapter 18.72.070 as follows:
A. All applicable City ordinances have been met or will be met by the proposed development.
B. A/I requirements of the Site Review Chapter have been met or will be met.
C. The development complies with the Site Deslgn Standards adopted by the City Council for
lmplementation of this Chapter.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the
development, electricity, urban storm drainage. and adequate transportation can and will be
provided to and through the subJ"ect property. All improvements in the street right-aI-way
shall comply with the Street Standards in Chapter 18~88J Performance Standards Options~
(Ord. 2655, 1991; Ord 2836 S6, 1999)
5) The Planning Commission, following proper public notice, held a public hearing on July 14,2009
at which time testimony was received and exhibits were presented. The Planning Commission approved the
application subject to conditions pertaining to the appropriate development of the site~
Now, therefore, the Planning Commission of the City of Ashland finds, concludes and recommends as
follows:
SECTION 1. EXHIBITS
For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony
will be used~
Staff.Exhibits lettered with an tis tt
Proponent's Exhibits, lettered with a nptt
Opponent's Exhibits, lettered with an "0"
Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M"
P A #2009'()()662
August 111 2009
Page 2
SECTION 2. CONCLUSORY FINDINGS
2.1 The Planning Commission finds that it has received all infonnation necessary to make a
decision based on the Staff Report, public hearing testimony and the exhibits received~
2.2 The Planning Commission finds that the proposal for a Conditional Use Permit to exceed
the Maximum Permitted Floor Area within the Ashland Railroad Addition Historic District, and
a modification of previous Site Review approval PA #2005-00968, to allow the construction of a
279 square foot addition to the existing residence, constructed in 2006, at 155-157 Sixth Street
meets all applicable criteria for a Conditional Use Permit described in Chapter 18.104 and for Site
Review approval as described in Chapter ] 8.72.
2.3 The Planning Commission finds that the existing unit at 157 Sixth Street received Site
Review approval in 2005 under P A 2005-00968, at which time all applicable Site Review
, approval criteria were addressed, and as such consideration of the modification request is limited
to considering the proposed addition as it relates to the R-2 zoning district regulations and the
Site Design and Use Standards, as well as considering the impacts of the proposal relative to the
Conditional Use Permit approval criteria and Historic District Development Standards.
2.4 The Planning Commission finds that Ashland's Historic Commission is supportive of the
proposal, and that the existing structure constructed in 2006 by the same applicant and designer
received an award from the Historic Commission for "Historically Compatible New Multi..
Family Construction." The Planning Commission further finds that the details of the proposed
addition, including the siding, windows and doors, paint and trim colors, and copper gutters will
identically match the existing house, and that the new bed/bath suite addition will duplicate the
pitch of the existing wrap-around extension, rising to a complete hip with a small widow's walk
just under the upstairs bathroom windows. The Commission further finds that in terms of
architectural compatibility with the surround neighborhood, this sort of hip roof addition is seen
on the original older home on the property (at 155 Sixth Street) and on nearby houses across the
alleys to the north and west, and that widow's walks can be seen in the Railroad District at
Eighth and B Streets and elsewhere in historic Ashland. The Commission finds that the proposed
addition is consistent with the development pattern found in the immediate neighborhood; that
the bulk and scale of the addition are in proportion to the existing house; and that the addition
itself is thoughtfully designed and placed toward the interior of the lot so as to be visible only
from the short alley to the west, effectively mitigating the modest proposed increase in floor area~
The Commission finds that the proposed addition is well suited to the site and will enhance the
existing structure while having little discernible impact to the surrounding neighborhood.
2.5 The Planning Commission finds that the proposed addition will be six feet from the side
property line, 20 feet from the rear property line, and thus complies with the applicable setback
requirements. The Commission further finds that because the property is subject to "Class B"
solar access standards, which allow shadowing equivalent to a 16-foot fence on the north
property line, while the proposed single-story addition has only a nine-foot eave height and a
P A #2009..00662
August 11, 2009
Page 3
proposed 5/12 roof-pitch, the proposed addition satisfies the applicable solar setback
requirements. The Commission finds that only 35 percent of the subject property will be covered
with impervious surfaces, which is well below the 65 percent maximum allowed lot coverage for
the district. The Commission further finds that the required ten-foot separation between primary
buildings and accessory structures will be provided with the relocation of two existing garden
sheds.
The Planning Commission finds that there is adequate capacity of public services available to
serve the site and proposed addition. The dwelling was recently constructed, and as such the
addition can easily be tied in to existing electric, water, sewer, and storm drainage facilities on
the subject property and in the adjacent rights-of-way. A new underground electrical connection
to the pole across the alley to the north was made when the dwelling was constructed, and the
proposed addition will be directly adjacent to the electrical panel in the existing dwelling. The
addition is to be tied to the existing dwelling's gas-fired hot water radiant heat, and an electric
point-of-use water heater and in-wall air conditioning unit are to be provided. New water and
sewer lines, and a connection to the existing storm drainage system, will be installed to serve the
new addition, and both units on the subject property will continue to utilize the existing trash and
recycling facilities. Two fire hydrants are located within 150 feet of the property, one at the
corner of Sixth and B Streets and one at 131 Sixth Street; Sixth Street is fully improved along the
subject property's street frontage, with sidewalks and established street trees in place; and both of
the adjacent alleys are paved.
SECTION 3. DECISION
3~ 1 Based on the record of the Public Hearing on this matter, the Planning Commission concludes that
the proposal for a Conditional Use Permit to exceed the Maximum Permitted Floor Area within the
Ashland Railroad Addition Historic District, and a modification of previous Site Review approval P A
#2005-00968, to allow the construction of a 279 square foot addition to the existing residence at 155-157
Sixth Street is supported by evidence contained within the record.
Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following
conditions, we approve Planning Action #2009-00662. Further, if anyone or more of the conditions below
are found to be invalid, for any reason whatsoever, then Planning Action #2009-00662 is denied. The
following are the conditions and they are attached to the approval:
I) That all proposals of the applicant shall be conditions of approval unless otherwise modified
herein.
2) That all conditions of the previous approvals (P A #2005..00452 and P A #2005..00968) shall
remain in effect unless otherwise modified herein.
3) That the plans submitted for the building pennit shall be in substantial confonnance with those
approved as part of this application. If the plans submitted for the building permit are not in
substantial conformance with those approved as part of this application, an application to modify
the current Conditional Use Permit and Site Review approvals shall be submitted and approved
p A #2009~662
August 11 ~ 2009
Page 4
prior to issuance of a building permit
4) That all conditions of the Historic Commission as detailed in their recommendations of July 8th,
2009 shall be conditions of approval where consistent with applicable Site Design and Use
Standards and with final approval of the Staff Advisor.
5) That all conditions of the Tree Commission as detailed in their recommendations of July 9th,
2009 shall be conditions of approval where consistent with applicable Site Design and Use
Standards and with final approval of the Staff Advisor.
6) That prior to the issuance of a building permit:
a) That a Tree Verification Permit shall be applied for and approved by the Staff Advisor
prior to site work including building demolition, storage of materials, or permit issuance.
The Verification Permit is to inspect the installation of tree protection fencing for the
dogwood tree to be retained near the proposed addition. The tree protection shall be
chain link fencing six feet tall and installed in accordance with AMC 18.61.200~B and the
approved Tree Protection Plan, and shall be inspected and approved by the Staff Advisor
prior to site work including demolition, storage of materials or permit issuance.
7) That prior to the issuance of a certificate of occupancy or approval of the final structural
inspection:
a) The two small garden sheds proposed to be moved shall be relocated, and their relocation
site verified by the Staff Advisor.
b) That all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent proprieties. Light placement, fixture specifications, and any necessary shrouding
shall be identified in the building permit submittals.
LfMrJ 1r7~
Planning Commission Approval
g. U -0 S
Date
P A #2009-00662
August 11, 2009
Page 5
POA-2009..00662 391 E09AC 3800 POA-2009..Q0662 391 E09AC 3900 POA..2009..Q0662 391 E09AC 4000
BERARD RUSSELL P TRUSTEE CARMICHAEL LYNNE TRSTEE FBO CONKLIN L YN E TRUSTEE
10765 JACKSON QUARRY 416 GREENFIELD AVE PO BOX 246
HILLSBORO OR 97124 SAN ANSELMO CA 94960 ASHLAND OR 97520
POA-2009-00662 391 E09AB 7200 POA..2009-00662 391 E09AB 7000 POA-2009-Q0662 391 E09AC 3000
CROW CONSTANCE (CONNIE) E DUNCAN JAMES T TRUSTEE FITCH FAMJL Y PROPERTIES LLC
TRUSTEE ET AL 692 8 ST 7525 ADAMS RD
PO BOX 1131 ASHLAND OR 97520 ASHLAND OR 97520
ASHLAND OR 97520
POA-2009-00662 391 E09AC 2100 POAM2009..00662 391 E09AC 2500 POA..2009-00662 391 E09AC 2400
GREENE DON L TRUSTEE ET AL HELLER DA VJD JOHNSON STEPHANIE L
POBOX 516 132 6TH ST 329 GRANDVIEW
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
POA..2009-00662 391 E09AC 2101 POA*2009-Q0662 391 E09AC 2300 POA-2009-00662 391 E09AC 2000
LOOP CRAIG A/KAREN M MARRS KATHLEEN ANN MILLER RUTH M/LANG PHILIP C
164 6TH 8T 150 SfXTH ST 758 B STREET
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
POA-2009-00662 391 E09AC 3100 POAM2009..Q0662 391 E09AS 7100 POA..2009..Q0662 391 E09AC 2700
NELSON~BUDD DONA ET AL ORE SHAKESPEARE FEST ASSOC PENTECOSTAL CHURCH OF GOD
2707 CONNELL AVE POBOX 158 749 C STREET
MEDFORD OR 97501 ASHLAND OR 97520 ASHLAND OR 97520
POA-2009R00662 391 E09AB 7300 POA-2009..Q0662 391 E09AC 3300 POA-2009~00662 391 E09AC 2200
PERLOFF FRED RlLAURA E RENWICK ALLISON LOUISE STEWART KAREN ET AL
164 5TH ST 157 6TH 8T 156 6TH ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
POA..2009-00662 391 E09AC 3200 POA..2009.Q0662 391 E09AC 2800 POA..2009..Q0662 391 E09AC 2900
STONE GLORtA I VISSER JESSE A TRUSTEE ET AL YOUNG BRrAN D/MARGO SCOTT
153 SIXTH ST 107 6TH ST 1351 N VALLEY VIEW RD
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
21
7 -14-2009
157 Sixth St
ASHLAND PLANNING DEPARTMENT
8T AFF REPORT
July 14, 2009
PLANNING ACTION:
2009-00662
APPLICANT:
Renwick, Allison
LoeA TION:
155-157 Sixth Street
39 IE 09 AC Tax Lot #3300
ZONE DESIGNATION:
R-2
COMPREHENSIVE PLAN DESIGNATION:
Low Density Multi-Family Residential
APPLICATION DEEMED COMPLETE:
June 20, 2009
120-DA Y TIME LIMIT:
October 18, 2009
ORDINANCE REFERENCE:
18.24
18 ~61
18.72
18.104
R-2 Low Density MFR District
Tree Preservation and Protection
Site Design Review
Conditional Use Permits
REQUEST: Planning Action #2009-00662 is a request for a Conditional Use Permit to exceed
Maximum Permitted Floor Area within the Railroad Addition Historic District and a modification of
a previous Site Review approval (P A #2005-00968) to allow the construction of a 279 square foot
addition to the existing residence, constructed in 2006, at 155-157 Sixth Street.
I. Relevant Facts
AI Background - History of Application
In June of2005, Planning Action #2005-00968 was administratively approved. This action
was a modification of the previous Site Review approval to construct a new residential unit
at the rear of the subject property. The modification approved had to do with changes to the
building's orientation to accommodate active and passive solar energy systems and changes
to the building's architectural details~ (The building was constructed as approved in 2006
and subsequently received an award from Ashland's Historic Commission for Historically
Compatible New Multi-Family Construction.)
In April of 2005, Planning Action #2005-00452 was approved to allow construction of a
second residential unit on the rear of the property at 155 Sixth Street
There are no other planning actions of record for this site.
Planni ng Action 2oo9.Q0862
Applicant: Renwick~ AI Hson Louise
Ashland Pfanning Department - Staff Report.dds
Page 1 of 7
B. Detailed Description of the Site and Proposal
Site
The subject property is located at 155-157 Sixth Street. The subject property and adjacent
properties in the impact area are zoned R-2 Low Density Multi-Family Residential and are
located within the Ashland Railroad Addition Historic District The parcel is 7,1 00 square
feet in size and is located on the west side of Sixth Street, between Band C Streets. The lot
has alley access on both the north and west frontages, and parking is provided off the alley
and at the rear of the parcel. The property contains two residences and a small studio as
detailed below:
155 Sixth Street: A 1,272 square foot one-and-a-half-story wood-frame vernacular
dwelling constructed around 1903 and located at the front of the property, along
Sixth Street. This residence is designated the "G.W. Stephenson Rental House I" in
the Ashland Railroad Addition Historic District inventory document, and is
considered to be a "Historic Contributing" resource within the district as it retains
sufficient integrity to relate its historic period of development~
Studio: A 216 square foot accessory structure located behind 155 Sixth Street along
the alley.
157 Sixth Street: A 998 square foot one-and-a-half-story dwelling constructed at the
rear of the property in 2006. This building received an award from Ashland's Historic
Commission for "Historically Compatible New Multi-Family Construction" in 2007.
The lot is long and narrow, and the newer unit at 157 Sixth is situated behind the older
residence at 155 Sixth. Both units take access from the alleys and there are no existing curb
cuts or driveways from Sixth Street.. The existing street improvements on Sixth Street, a
neighborhood street, include pavement, curbs, gutters, parkrow planting strips with
established street trees and four-foot sidewalks~ The alley is improved with paving along
both of the subject property's frontage~
The subject property is essentially flat, with an approximate three percent downslope to the
north. The primary natural features of the site are limited to existing trees and established
landscaping. A tree inventory prepared by local arborist Tom Myers has been provided with
the application, and it identifies only one tree over six-inches in diameter at breast height
(d.b.h~) that would potentially be impacted by the proposed addition~ This tree, an eight-inch
d~b~h. corn us florida dogwood is to be protected with chain link fencing as required in the
Tree Protection and Preservation Ordinance.
Site Review Proposal
The application proposes to construct a 279 square foot single-story addition to the one-and-
a-half-story dwelling constructed in 2006. The home was originally built to comply with the
Maximum Permitted Floor Area regulations, and the applicant now wishes to add a ground-
floor bedlbath suite to make the small home more flexible. The application notes that one
Planning Action 2009-00662
Applicant: Renwick, AlHson Loujse
Ash'and P'anning Department - Staff Report.dds
Page 2 of 7
window and a set of exterior french doors will be removed from the existing house and
reused in the addition, and that the siding, door and window details, hipped root: copper
gutters, and the overall mass and scale will all match the existing dwelling, which is similar
to others in the neighborhood. Two small garden sheds are to be relocated with the proposal
to provide the required ten-foot separation between primary buildings and accessory
structures within the R-2 zoning district~
Conditional Use Permit Proposal
The subject property, a 7,100 square foot lot located within the Ashland Railroad Addition
Historic District, has a Maximum Permitted Floor Area of2,414 square feet as established in
AMC 18.24~040~J~ The ordinance includes provisions to exceed this Maximum Pennitted
Floor Area by up to 25 percent with the approval of a Conditional Use Permit, and requires
that in addition to the approval criteria for a Conditional Use Permit such applications also be
reviewed in light of Section IV of the Site Design and Use Standards which deals with
Historic District Development Standards.
The existing and proposed floor areas on the subject property are as follows:
155 Sixth Street 1,272
Studio, accessory to 155 Sixth Street 216
157 Sixth Street 998
Proposed addition to 157 Sixth Street 279
Total Proposed Flo'or Area 2,765
Maximum Permitted Floor Area 2,414
(2 units on a 7,100 square foot lot)
Proposed Floor Areal 1.15
Maximum Permitted Floor Area (CUP required to exceed MPF A by 15 percent)
The application notes that when the dwelling at 157 Sixth Street was constructed in 2006, the
square footage of the existing dwelling at 155 Sixth Street was thought to be 1,200 square
feet With subsequent measurement, the applicant now realizes the older home is in fact
1,272 square feet, which is supported by Jackson County assessment data~ The current
proposal thus requests a Conditional Use Pennit to exceed the Maximum Pennitted Floor
Area by approximately 15 percent in order to address both the fact that the home at 155 Sixth
Street is 72 square feet larger than was previously assumed and to allow the proposed 279
square foot single-story bed/bath suite addition on the dwelling at 157 Sixth Street
II. Proiect Impact
The project requires Site Design Review approval since it involves the construction of an
addition on a lot containing two multi-family residential units. A Conditional Use Permit is
required because the application proposes to exceed the Maximum Permitted Floor Area
within one of Ashland's historic districts. AMC 18~108.040~A..3~e~v~ provides that
Conditional Use Permits to exceed the Maximum Pennitted Floor Area may be approved
administratively when the addition is no larger than 300 square feet or ten percent of the
existing floor area, whichever is less.. In this instance, while the proposed addition is less
than 300 square feet, it is greater than ten percent of the existing floor area and as such is
Planning Actjon 2009..00662
Applicant Renwick. AUison Louise
Ashland Planning Department - Staff Report,dds
Page 3 of 7
subject to a Type II procedure and requires a public hearing.
Given that the existing unit received Site Review approval in 2005, the scope of this
application is largely limited to considering the proposed addition as it relates to the R-2
zoning district regulations and the Site Design and Use Standards, as well as considering the
impacts of the proposal relative to the Conditional Use Permit approval criteria and Historic
District Development Patterns.
AI Site Design Review
The Site Review approval criteria require that the proposal comply with applicable
ordinances, the Site Review chapter, and the Site Design and Use Standards. As proposed,
the 279-square foot addition is to extend to within six-feet of the side property line, and to
within twenty feet of the rear property line, complying with the applicable setback
requirements. The application notes that the proposed addition also complies with the
applicable solar setback standard and that no additional shadowing will extend off of the
property~ Given that the lot is subject to "Class B" solar setbacks which allow shadowing
equivalent to a 16-foot fence on the north property line while the proposed single-story
addition has only a nine-foot eave height and a proposed 5/12 roof-pitch, the proposed
addition easily satisfies the applicable solar setback requirements as welL Lot coverage
calculations provided with the application note that only 35 percent of the subject property
will be covered with impervious surfaces, which is well below the 65 percent maximum
allowed lot coverage~
Within the R-2 zoning district, the required separation between primary buildings and
accessory structures is ten feet. There are two small existing garden sheds on the property
within ten feet of the proposed addition, and the applicant proposes to move both of these in
order to comply with the separation requirement. A condition has been added below to
verify tllat this relocation occurs prior to final structural inspection or issuance of a certificate
of occupancy for the addition~
Site Review approval requests must also demonstrate the adequate capacity of public selVices
available to the site. The application explains that the dwelling was recently constructed, and
notes that the addition can easily be tied in to existing electric, water, sewer, and storm
drainage facilities on the subject property and in the adjacent rights-of-way. A new
underground electrical connection to the pole across the alley to the north was made when
the dwelling was constructed, and the proposed addition is to be directly adjacent to the
electrical panel in the existing dwelling. The addition is to be tied to the existing dwelling's
gas-fired hot water radiant heat, and an electric point-of-use water heater and in-wall air
conditioning unit are to be provided. New water and sewer lines, and a connection to the
existing storm drainage system, are also proposed for the addition and identified on the site
plan provided. The application also notes that both houses would continue to utilize the
existing trash and recycling containers, and indicates that there are two fire hydrants within
150 feet of the property, one at the comer of Sixth and B Streets and one at 131 Sixth Street.
Sixth Street is fully improved along the property frontage, with sidewalks and established
street trees in place, and both of the adjacent alleys are paved~
Plannjng Action 200~62
Applicant Renwjck~ AlHson Louise
AshJand Planni ng Department - Staff Report. dds
Page 4 of 7
B. Conditional Use Permit to Exceed the Maximum Permitted Floor Area
The Ashland Railroad Addition Historic District is listed on the National Register of Historic
Places and the subject property is centrally located within the district. The Maximum
Permitted Floor Area provisions of the R-2 zoning ordinance apply to Ashland's Historic
Districts to address the mass and scale of new structures and to protect the historic
architecture of existing buildings through the regulation of floor area. The ordinance also
incorporates a provision allowing for a 25 percent increase to the floor area limits established
when it can be demonstrated through the Conditional Use Permit process that the additional
floor area would not have an adverse impact on the architectural compatibility with the
historic neighborhood.
In reviewing the current application, staff noted that the addition is proposed for an existing
structure constructed by the applicant in 2006 which received an award from Ashland's
Historic Commission for Historically Compatible New Multi-Family Construction. The
application notes that the designer of the existing dwelling also designed the proposed
addition, and further explains that details including the siding, windows and doors, paint and
trim color and copper gutters will identically match the existing house. The application also
states that the new bedlbath suite addition will duplicate the pitch of the existing wrap-
around extension, rising to a complete hip with a small widow's walkjust under the upstairs
bathroom windows. In terms of architectural compatibility with the surround neighborhood,
the application notes that this sort of hip roof addition is seen on the original older home on
the property (at 155 Sixth Street) and on nearby houses across the alleys to the north and
west, adding that a widow's walk can be seen in the Railroad District at Eighth and B Streets
and elsewhere in historic Ashland. The application asserts that the bulk and scale of the
addition are in proportion to the existing house, and that the addition itself is placed toward
the interior of the lot so as to be visible only from ~he short alley to the west.
In staffs view, the proposed addition is well suited to the site, and its bulk, scale and
detailing will match the existing dwelling, enhancing it while having little discernible impact
to the surrounding neighborhood due to its thoughtful design and placement As noted in the
application, the proposed addition is intended to enhance the livability of the dwelling and
provide for more flexible use by creating a ground floor bed/bath suite for older or injured
residents, and as such will not result in an increase in traffic to surrounding neighborhood
street system. Staff believes that the level of award-winning design established with the
construction of the home is continued here, and that the dwelling with the proposed addition
will fit well into the surrounding historic neighborhood.
III. Procedural - Reauired Burden of Proof
The criteria for Site Review are described in 18.72.070 as follows:
A~ All applicable City ordinances have been met or will be met by the proposed
development~
B~ All requirements of the Site Review Chapter have been met or will be met
C. The development complies with the Site Design Standards adopted by the
City Council for implementation of this Chapter~
Planning Action 2009..Q0662
Applicant Renwick, AlHson Louise
Ashland Planning Department - Staff Report. dds
Page 5 of 7
D. That adequate capacity of City facilities for water, sewer, paved access to
and through the development, electricity, urban storm drainage, and
adequate transportation can and will be provided to and through the subject
property~ All improvements in the street right-af-way shall comply with the
Street Standards in Chapter 18~88, Performance Standards Options~
The criteria for a Conditional Use Permit are described in 18.104.050 as follows:
A~ That the use would be in conformance with all standards within the zoning
district in which the use is proposed to be located, and in conformance with
relevant Comprehensive plan policies that are not implemented by any City,
. State, or Federal law or program.
B~ That adequate capacity of City facilities for water, sewerJ paved access to
and through the development, electricity, urban storm drainage, and
adequate transportation can and will be provided to and through the subject
property.
C~ That the conditional use will have no greater adverse material effect on the
livability of the impact area when compared to the development of the
subject lot with the target use of the zone. When evaluating the effect of the
proposed use on the impact area, the following factors of livability of the
impact area shall be considered in relation to the target use of the zone:
1 ~ Similarity in scale, bulk, and coverage.
2. Generation of traffic and effects on surrounding streets. Increases in
pedestrian, bicycle, and mass transit use are considered beneficial
regardless of capacity of facilities.
3. Architectural compatibility with the impact area~
4~ Air quality, including the generation of dust, odors, or other
environmental pollutants~
5~ Generation of noise, lightt and glare.
6~ The development of adjacent properties as envisioned in the
Comprehensive Plan.
7. Other factors found to be relevant by the Hearing Authority for review
of the proposed use.
IV. Conclusions and Recommendations
In recognizing this new dwelling's design for Historically Compatible New Multi-Family
Construction in 2007, the Historic Commission noted that it was modestly sized and fit
effortlessly into a neighborhood of existing older homes. The Commission suggested that
the reason for this compatibility was its scale and proportion, and the designer's
understanding of vertical proportion relating to height and the horizontal proportion relating
to the site. At that time, the Commission noted that the project "fit-like-a-glove" into the
neighborhood fabric, and added that the use of varied siding textures and colors provided
scale and made the project a "visual delight" while the 'ftattention to details throughout
created an excellent building, reminiscent of the craftsmanship of the early 1900's~"
In staffs view, the current proposal for a 279 square foot addition, which is being brought
forth by the same applicant and the same designer, proposes a design and placement that very
Planning Action 2009.Q0662
Applicant: Renwickt Allison Louise
Ashland P!anning Department - Staff Report.dds
Page 6 of 7
effectively mitigates a modest increase in floor area and that is well..suited to the existing
structure, the site and the surrounding historic neighborhood. Staff believe that the
applicable approval criteria for modification of the original Site Review approval and a
Conditional Use Permit to exceed the Maximum Permitted Floor Area in an historic district
by 15 percent have been met, and that the proposal merits approvaL Should the Hearings
Board concur with this staff recommendation, the following conditions are proposed to be
attached to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise
modified herein.
2) That all conditions of the previous approvals (P A #2005-00452 and P A #2005-
00968) shall remain in effect unless otherwise modified herein.
3) That the plans submitted for the building permit shall be in substantial conformance
with those approved as part of this application~ If the plans submitted for the building
permit are not in substantial conformance with those approved as part of this
application, an application to modify the current Conditional Use Permit and Site
Review approvals shall be submitted and approved prior to issuance of a building
permit
4) That all conditions of the Historic Commission as detailed in their recommendations
of July gt\ 2009 shall be conditions of approval where consistent with applicable Site
Design and Use Standards and with final approval of the Staff Advisor~
5) That all conditions of the Tree Commission as detailed in their recommendations of
July 9th, 2009 shall be conditions of approval where consistent with applicable Site
Design and Use Standards and with final approval of the Staff Advisor.
6) That prior to the issuance of a building permit:
a) That a Tree Verification Permit shall be applied for and approved by the Staff
Advisor prior to site work including building demolition, storage of
materials, or permit issuance. The Verification Permit is to inspect the
installation of tree protection fencing for the dogwood tree to be retained near
the proposed addition. The tree protection shall be chain link fencing six feet
tall and installed in accordance with AMC 18.61.200~B and the approved
Tree Protection Plan, and shall be inspected and approved by the Staff
Advisor prior to site work including demolition, storage of materials or
permit issuance.
7) That prior to the issuance of a certificate of occupancy or approval of the final
structural inspection:
a) The two small garden sheds proposed to be moved shall be relocated, and
their relocation site verified by the Staff Advisor.
b) That all exterior lighting shall be directed on the property and shall not
directly illuminate adjacent proprieties. Light placement, fixture
specifications, and any necessary shrouding shall be identified in the building
permit submittals.
Planning Action 2009-{}()662
Applicant: RenwickJ AUison Louise
Ashland Planning Department - Staff Report. dds
Page 7 of 7
NPS Form 1 Q-90Q-A
OMS Approval No. 1024-0018 (8-86)
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section Number: -1- Page: ~
Amended.."arch 2002
Ashland Railroad Addition Historic District, Ashland, OR
of structures with design and scale similar to this home were sold at auction and relocated
throughout Oregon. The 1948 directo~ lists this address as the residence of Herman and
Marjorie Wise, owners of the property. (leD 315:285) The Wises retained ownership though
1959. By 1964 Jessie V ~ Connan was the owner and occupant. The Wise House has been
substantialIY modified with replacement siding, windows and other changes and no longer
retains sufficient integrity to relate its historic period of development
ID # 276.0 Survey #81
STEPHENSON, G. W. RENTAL HOUSE I
155 SIXTH ST
Other: Vernacular
1903c
391E09AC 3300
Historic Contributing
This one and one..half story wood-frame vernacular dwelling was probably built as a rental
property for area investor George W. Stephenson after he purchased the site in June 1903.
Stephenson retained ownership until 19 I 6, when the house was sold to Mrs~ Carrie Riggs. In
1942 SP laborer Holly R. Lee and his wife Clara were the owners and they retained ownership
at least through 1964. The Stephenson Rental House retains sufficient Integrity to relate its
historic period of development
ID # 277.0 Survey #82
FARRA..MC FARLAND HOUSE
692 B STREET
1888
391E09AC 3400
Bu i1der: Tabor, Mr.
Oth er: V eroaeD lar Historic Contributing
This large two-story wood-frame vernacular dwelling was built in 1888~ "E~ L. Farra of Willow
Springs will have a two story cottage built in the railroad addition.. Mr~ Tabor of Evans Creek,
will do the work." (Tidings; 14-Sep-1888, 3:4) Farra sold the house to Albert E.. McFarland, a
c~enter, and his wife Aobie in early 1897~ After her husband's death in 1910, Abbie
McFarland retained ownership of the }!fOperty until 1928~ In 1948 the house was occupied by
Charles E. Roberson~ The Farra-McFarland House was substantially renovated in the early
19908 with a major addition to the rear, construction of a non-historic second-floor projecting
bay and the application of various exterior detailing~ While not entirely consistent WIth the
history of the <Iwelling, the house does retain sufficient integrity to relate its historic period of
development.
ID # 278.0 Survey #83
LOOMIS, WILLIAM F. HOUSE 1899
662 B STREET 391E09AC 3500
Other: Vernacular (Queen An ne) Historic Contributing
This large two-storx wood-frame dwelling with Queen Anne influenced detailing was built in
1899 for Railroad Distric~ grocery owner William F. Loomis and his wife Clara~ Loomis,
partner in the prominent 4 Street Loomis and Nelson grocery store, purchased the site in April
1899 and began construction three months later~ "w. F~ Loomis is buIlding a $600 residence on
B Street on two lots purchased from William Fox~" (Tidings, 17-July-1899, 3:3) The house was
enlarged by the addition of the second floor sometime between 1911 and 1928, as documented
J?y Sanborn Fire Insurance Maps, probably post-1920 when the house was sold to Mary A~
Courts. 1948 city directories show the Loomis House as two apartment units, a use which
remained at least through 1964~ By 1991 the house was in use as seven apartment units
according to city directories. While somewhat modified and adapted for multipl~family usage,
the Loomis House retains sufficient integrity to relate its historic period of development.
"Historically Compatible New Multi-Family"
National Historic Preservation Week 2007 Award Narrative
Hidden behind 155 Sixth Street, along the alley, is a wonderful architectural
surprise. This modest sized, multi-family, infill project effortlessly fits into this
neighborhood of existing older homes.
The reason for this compatibility with adjacent historic homes is scale and
proportion. This small architectural gem does not overpower its neighbors
because of the designers understanding of vertical proportion relating to height
and the horizontal proportion relating to the site. This understanding makes the
project r'fif-like-a-glove" into the neighborhood fabric. Further, the use of varied
siding textures and colors provides scale but most importantly it makes the
project a visual delight
In addition to the proportion and scale, the builder also paid attention to the
construction detailing, such as the beaded corner trim. This attention to details
throughout created an excellent building, reminiscent of the craftsmanship of the
early 1900Js.
ASHLAND TREE COMMISSION
PLANNING APPLICATION REVIEW
July 9, 2009
PLANNING ACTIONS: 2009-00662
SUBJECT PROPERTIES: 155-157 Sixth Street
APPLICANT: Allison Renwick
DESCRIPTION: A request for Conditional Use Permit approval to exceed the
Maximum Permitted Floor Area within the Railroad Addition Historic District and a
modification of a previous Site Review approval (P A #2005...968) to construct a 279
square foot addition to an existing residence, constructed in 2006, at 155-157 Sixth
Street.
COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-Family
Residential; ZONING: R-2; ASSESSOR'S MAP #: 39 IE 09 AC; TAX LOT:
3300
Recommendation:
1) That the maple tree near the parking space for the primary residence shall be
protected throughout the duration of the project
Department of Community Development
51 Winburn Way
Ashland$ Oregon 97520
www.ashland.or.us
Tel; 541488.5350
Fax: 541-552-2050
T1Y: 800.735~2900
CITY OF
ASHLAND
HISTORIC COMMISSION
Meeting of July 8,2009
PLANNING APPLICATION REVIEW
PLANNING ACTIONS: 2009-00662
SUBJECT PROPERTIES: 155-157 Sixth Street
APPLICANT: Allison Renwick
DESCRIPTION: A request for Conditional Use Permit approval to exceed the Maximum
Permitted Floor Area within the Railroad Addition Historic District and a modification of a
previous Site Review approval (PA #2005-968) to construct a 279 square foot addition to an
existing residence, constructed in 2006, at 155-157 Sixth Street.
COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-Family Residential; ZONING:
R-2; ASSESSOR'S MAP #: 39 1 E 09 AC; TAX LOT: 3300
Recommendation to Planning Commiss.ion:
Recommend approval of the proposed plans as presented.
Department of Community Development
20 East Main 51.
Ashland. Oregon 97520
WvV'W".ashland.or. us
Tel: 541488~5305
Fax: 541.552~2050
TTY: 800-735-2900
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Planning Department, 51 Winburn Way J Ashland, Oregon 97520
541-488-5305 Fax: 541-552..2050 www.ashland.oLus 11Y~ 1..800-735-2900
CITY OF
ASHLAND
PLANNING ACTION: 2009-00662
SUBJECT PROPERTY: 155..157 Sixth Street
OWNER/APPLICANT: Allison Renwick
DESCRIPTION: A request for Conditional Use Permit approval to exceed the Maximum Permitted Floor Area within the
Railroad Addition Historic District and a modification of a previous Site Review approval (PA #2005--968) to construct a 279
square foot addition to an existing residence, constructed in 2006, at 155.157 Sixth Street.
COMPREHENSIVE PLAN DESIGNA TION: Low Density Multi-Family Residential; ZONING: R..2; ASSESSOR'S MAP
#: 391E 09 AC; TAX LOT: 3300
NOTE: The Ashland Historic Commission will also review this PlalUling Action on July 8, 2009 at 7:00 PM in the Community Development
and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTE: The Ashland Tree Commission will also review this Planning Action on July 9, 2009 at 6:00 p.m. in the Community Development
and Engineering Services building (Siskiyou Room) located at 51 Winburn Way.
ASHLAND PLANNING COMMISSION HEARINGS BOARD MEETING: July 14) 1:30 PM
"'"""'"--..~~~...""'""--
o 10 20 <110 f"oel
J"n:JJX'Tfll Utt~S (I~ fa.,. rcfC'r~n~ cmty. nor .!:<;"I'1r-(,"Ql)l",
CONDITIONAL USE PERMITS
18~ 1 04~050 Approval Criteria
A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made
to conform through the imposition of conditions, with the following approval criteria.
A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be
locatedf and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State,
or Federal law or program.
B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity,
urban storm drainage, and adequate transportation can and will be provided to and through the subject property~
CI That the conditional use will have no greater adverse material effect on the livability of the impact area when
compared to the development of the subject lot with the target use of the zone. When evaluating the effect of the
proposed use on the impact areal the following factors of livability of the impact area shall be considered in relation to
the target use of the zone;
1 ~ Similarity in scale, bu Ik, and coverage.
2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycJe, and mass transit use are
considered beneficial regardless of capacity of facilitiesl
3. Architectural compatibility with the impact area.
4. Air qualityJ including the generation of dust, odors, or other environmental pollutants.
5~ Generation of noise, light, and glare~
6. The development of adjacent properties as envisioned in the Comprehensive Plan~
7~ Other factors found to be relevant by the Hearing Authority for review of the proposed use.
SITE DESIGN AND USE STANDARDS
18~ 72~070 Criteria for Approval
The following criteria shall be used to approve or deny an application:
A~ All applicable City ordinances have been met or will be met by the proposed development.
B. All requirements of the Site Review Chapter have been met or will be met
C. The development complies with the Site Design Standards adopted by the City Council for implementation of this
ChapteL
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. AU
improvements in the street right-af-way shall comply with the Street Standards in Chapter 18~88, Performance
Standards Options~
(ORD 2655, 1991; DRD 2836, 1999)
G ~ \comm +dc\."\plannlng 'N ot ices Ma i lcd\2009\2009 -006 62. doc
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department
2. On June 25, 2009, I caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepajd~ a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
under each person's name for Planning Action #2009-00662, 157 Sixth Street~
f?~ -, ~ d~
k42 ~_) ~___{'-I,At1:2(_--?ne /) -'
Signatu of Employee
j/
SIGNED AND SWORN TO before me this 26th day of June, 2009.
_ OFFIC~AL SEAL
BllLI E K. BOSWEll
NOTARY PUBUC~OREGON
COMMfSSION NO~ 436471
MY COMMfSSJON ExprRES APR. 7/2013
~7 !
;;?._ " n ;
[" -~ 2J{li:f;?vdZL
Notary Public for State of Oreg~on , '-?
My Commission Expires: i-l.~ ~7 ~. ( J
Com m ~ Dev\P lanning\ T em plates
POA..2009-Q0662 391 E09AC 3800 POA-2009-00662 391 E09AC 3900 POA-2009-00662 391 E09AC 4000
BERARD RUSSELL P TRUSTEE CARMICHAEL LYNNE TRSTEE FBO CONKLrN L YN E TRUSTEE
10765 JACKSON QUARRY 416 GREENFIELD AVE PO BOX 246
HfLLSBORO OR 97124 SAN ANSELMO CA 94960 ASHLAND OR 97520
POA-2009-Q0662 391 E09AB 7200 POA..2009..Q0662 391 E09AB 7000 POA-2009-Q0662 391 E09AC 3000
CROW CONSTANCE (CONNIE) E DUNCAN JAMES T TRUSTEE FITCH FAMILY PROPERTIES LLC
TRUSTEE ET AL 692 B ST 7525 ADAMS RD
PO BOX 1131 ASHLAND OR 97520 ASHLAND OR 97520
ASHLAND OR 97520
POA-2009-Q0662 391 E09AC 2100 POA-2009-00662 391 E09AC 2500 POA-2009-00662 391 ED9AC 2400
GREENE DON L TRUSTEE ET AL HELLER DAVID JOHNSON STEPHANIE L
POBOX516 1326THST 329 GRANDVrEW
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
POA-2009-00662 391 E09AC 2101 POA-2009-00662 391 E09AC 2300 POA..2009..00662 391 E09AC 2000
LOOP CRAIG NKAREN M MARRS KATHLEEN ANN MILLER RUTH M/LANG PHILIP C
164 6TH 5T 150 SIXTH ST 758 8 STREET
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
POA..2009~00662 391 E09AC 3100 POA-2009-00662 391 E09AB 7100 POA-2009-Q0662 391 E09AC 2700
NELSON-BUDD DONA ET AL ORE SHAKESPEARE FEST ASSOC PENTECOSTAL CHURCH OF GOD
2707 CONNELL AVE POBOX 158 749 C STREET
MEDFORD OR 97501 ASHLAND OR 97520 ASHLAND OR 97520
POA-2009-00662 391 E09AB 7300 POA-2009-00662 391 E09AC 3300 POA-2009-00662 391 E09AC 2200
PERLOFF FRED R/LAURA E RENWICK ALLISON LOUISE STEWART KAREN ET AL
164 5TH ST 157 6TH ST 156 6TH 8T
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
POA-2009-Q0662 391 E09AC 3200 POA-2009-00662 391 E09AC 2800 POA-2009-00662 391 E09AC 2900
STONE GLORIA J VISSER JESSE A TRUSTEE ET AL YOUNG BRIAN D/MARGO SCOTT
153 SIXTH ST 107 6TH ST 1351 N VALLEY VlEW AD
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
21
7-14-2009
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APPLICATION FOR A CONDITIONAL USE PERMIT
TO EXCEED THE MPF A ON AN R-2 LOT
Allison Renwick May 22, 2009
157 6th St (Assessor's Map No. 39 lE09AC, Tax Lot 3300, 0.16 acres)
Ashland, OR 97520
Attached find two copies of the plan and elevations for an addition of a 279sf bed/bath
suite.. The existing residence was built and [maled in 2006, so all utilities, solar setback, parking,
traffic access, drainage and design criteria were met at that time.. Also find a site plan with the
affected area detailed for landscaping and irrigation changes from the previously approved site
plan.
The Railroad District R-21ot is 50' x 142' (7100st), allowing a MPFA of2414sf of living
space. Currently, the maximum is used for two story-and-a-halfhouses---one owner residence of
998sf, one rental of 1272sf (72sf more than previously believed)-and a 216sf studio next to the
rental. I am requesting a CUP for an addition (ground floor bed and bath) of279sf(about 15%
over the MPF A) to the owner residence in order to increase the safe livability of the house for a
"senior citizen"-me. It would comfortably fit to the south of the house, extending to 6' from
the south property line, and 20' from the west alley (back yard), and would tie into the existing
electrical water and sewer, drainage, and heating.. New water and sewer lines from the addition
will tie into the lines laid for the existing house, near the east side. As the addition would be on
the south side of the house, the solar shadow would fall within the existing house shadow and/or
the lot, having no external impact. By moving a small garden shed to 8:llother part of the
property, the addition would be at least 10' away from another building.
There would be no change in the current use of the owner-occupied residence. There are
already two parking spaces to accommodate two bedrooms, and the addition would not create
additional load on the existing utilities. Existing extemallighting on the south will move to the
west side of the addition.. The lights are shaded to direct light down.. No additional effect on the
livability of the impact area would occur.
As the addition was designed by the designer of the existing house, its proportion and
details perfectly match the scale and bulk of the existing house. With the addition, the lot
coverage is only 35% for all structures and impervious smface on the property. The addition is
not only compatible with the existing houses on the premises, but is hip roofed, like additions on
the houses to the north and west, and common to the Railroad District.
hfJ/\\( 2 .~ Z 0 D9
I~,x'r
May 22 , 2009
Allison Renwick
157 6th 8t4 (Assessor's Map No~ 39 lE09AC, Tax Lot 3300, 0..16 acres)
Ashland, OR 97520
Zoning: R-2 Low Density Multi-Family Residential (155 and 157 6th St.)
PROPOSED: A 279sf, single-story addition to an existing story-and-a-halfresidence
(completed in 2006)4 Currently the owner residence (157) has one bedroom and bath on the
second floor, and a we on the fITst floor. After an injury last year, I realized the difficulty of
living in a two story house if one's health is impaired~ (The rental house on the property is also
without a ground floor bedroom..) The addition will make the small house more flexible in use
for a "senior citizen", by creating a frrst floor bedlbath suite4 I do not want to be forced to sell
the property if aging or injury makes the stairs too difficult..
LOT COVERAGE AND SETBACKS: The total lot coverage of both houses, the addition, the
studio and the paved parking and paths will be about 35%.. The addition would neatly fit a space
on the south of the current residence, extending to six feet from the south property line (a fence)
and 20 feet from the west alley (the back yard)..
LANDSCAPING AND PARKING: As the residence was recently built (2005-06), the
landscape plan indicating plantings and irrigation was approved at that time.. Attached is a
revised landscape and irrigation plan for the western portion of the lot, indicating proposed
changes after the addition4 The addition will cover an existing patio currently paved in quartzite.
The quartzite pavers will be reused to cover the remaining 20 x 20' "recreation" area at the
southwestern comer of the lot. The small crepe myrtle will be moved to the SW comer, and the
loganberry will move to the fence around the western parking pad.. A climbing hydrangea
crowding the front door of the existing house will move to the east blank wall of the addition..
The existing drip irrigation will attend potted plants in the new patio as well as the new plants
next to the western parking pad. There are already two parking pads for the residence, with
access to the alley on the north of the property4 (The eastern one is being used as a patio.)
OTHER:
Procedurally: The 279sf addition will exceed the MPF A by about 15%, and will thus
require a CUP and a Type II procedure4
Level of Detail: Attached find four detailed elevations of the existing residence, showing
the addition~ Also find a full ground-floor plan of the existing residence indicating the addition
including size and location of all windows, doors, and bathroom fixtures.. One window and a set
of exterior French doors will be removed from the existing house and reused in the addition,
along with the toilet from the existing ground-floor WC~ Siding, door and window details will
match the existing house, the hipped roof angle matches the hipped roof extensions currently in
place, and the mass and scale are appropriate to the house, and similar to others in the
neighborhood4 The copper gutters will be extended around the addition. The overall "feel" will
?v1l~Y 2; 1 20fJ9
not negatively impact the residence, which won an Historical Commission award in 2007,
especially as the addition would only be visible from the short alley to the west..
Solar Setback: As the addition is single story, and on the south side of the one-and-a..
half-story residence, its shadow will fall within the existing house's shadow and/or within the
property, having no solar affect outside the property. (See solar diagram and west elevation~)
Separation between Buildings/Accessory Structures: The small garden shed impeding
the area for the addition will be moved closer to the garden (to the east of the house) and will be
kept 10' from the studio~ The larger, old garden shed will be removed entirely, and reused by a
neighbor~
Tree Protection: Attached frnd Tree Protection information from Upper Limb-It.. The
prescribed chain-link fence will be erected and a sign attached prior to any excavation or
construction~ As the work will not come near the dogwood tree in question, Tom Myers
indicated no concerns, but recommended basic protection.
Lot Coverage: With the addition, 35% of the entire 71 OOsf lot will be covered by
structures (two houses and studio) and impervious surface (parking and paths). The remainder is
garden, deck and/or patio, and lawn (parking strip and small dog yard)~
Broken down by unit, the following percentages apply:
Unit:
155 6th (rental)
157 6th
Land:
Structure:
Parking:
Rec~ area
Landscape:
3200sf
30% of lot portion (including studio)
9% (gravel-grandfathered)
14% (deck and patio)
47%
3900sf
22% of lot portion
16.5% (concrete)
14.8% (patio and dog yard)
47.7%
Site Review: The designer who created the residence also designed the addition, so
details like siding, windows and doors, paint and trim color and the copper gutters identically
match the existing house~ As the new bedlbath is a single-story rear addition, it duplicates the
pitch of the existing wrap-around extension, rising to a complete hip with a small widow's walk
just under the upstairs bathroom windows~ Such a hip roof addition is seen on the original older
house on the property and on houses across both the west and north alleys~ A widow's walk can
be seen in the Railroad District (8th and B) and elsewhere in historic Ashland~
The bulk and scale of the addition are in proportion to the existing house~
Neighborhood Outreach: I have informed all immediate neighbors of the impending
construction, and have discussed specifics, plans, etc.. with the neighbors to the south, as they
will be the only ones to be directly impacted by the addition.
Written FindingslBurden of Proof: After consultation with my contractor (Dragonfly)
and his subs, it appears that the addition would easily tie into existing electrical, water and sewer,
and drainage~ A new underground electrical connection to the pole across the all~y..~:t~'~~'!4e;.'~2~1}.:'S<. t ,,>:,//,,~,
'r~:~'}tt ';:r:~:.'.;::.,:. '~~\~::.....:Y tL"'."""i. :;1. "';j;:
C} .~ I n "'l F',
Nl A.Y ;.;; J ,.~ u l] ~j
was laid in 2005, and the meters for the two houses are ganged on the northwest comer of the
studio. The addition will be directly adjacent to the electrical panel in the existing residence~ The
new water and sewer lines will run eastward along the south side of the existing house, and angle
north to the existing lines (also laid in 2005), tying in near the east side (shown on the site plan).
(The water bill indicates a .75 meter). Rain water run-off would tie into the existing, which is
served by a sump pump at the northwest corner of the existing house. Currently, both houses use
the garbage and recycling containers located on the alley next to the rental house at 155~
There are two fire hydrants within 150' of the property, one on the comer of 6th and B,
and one at 131 6th 81.
Heating tie-in to the house's gas-fued hot water radiant is also relatively easy~ The new
mechanicals required would be an electric point-of-use water heater and an in-wall AC unit..
!V!f~)r :( 1. 2009
Upper Limb-it
Tree Service
PO Box 881
Ashland, OR 97520
Phone: 541-601-2069
Alfison Renwick
157 6th Street
Ashland, OR 97520
5/14/2009
Tree Protection Plan for 157 6th Street
The Tree Protection PJan for 157 6th Street is desjgned to address the needs of the one existing
tree with in the project. The tree shou r d be identified on the plot p I an. Th e specifi ed tree protect i on
zone (as stipulated in the enclosed tree inventory) will be drawn on the pJans as well as derrneated on
the site by approved fencing. The enclosed specifications detail exactly how the tree is to be
protected. The building contractor and subcontractors wilr meet with a certified arborist before and
during construction to insure that the correct measures are in place. A certjfied arborist must
supervjse any work done within the specified tree protectjon zone. A certified arborist will conduct
an inspection of the tree during and after construction. If you have any questions regarding this tree
protection plan please carr me at 601-2069.
Tom Myersl Certified Arborist
~~
lV1/\ Y 2. 1 2 [J 09
, tupper Limb--it I
. ~~
.....~ ... :-'I.
- " Tree Service
. ~~ PO 80x 881
Ash:<!nd. OR 97520 ~.n_.~__ --_._~1.y
Ft!?M ~ 1.4gJ...3&j,7 j .~
Tree Inventory for 157 6th Street I 511412009
Tree r
protection
Crown zone refative
OBH in Height Radius radius in tolerance to
Tree # Species (~ ;n:~1 feet con str u c t ion Condition Notes
1 Ccrnus florida 8 mod erate fa~r pea r1y pru ned ,~
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Job Address: 157 SIXTH 8T
ASHLAND OR 97520
Contractor;
Add ress:
Phone:
Applied; OS/21/2009
Issued: OS/21/2009
Expires: 11/17/2009
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Owner's Name: RENWrCK ALLISON LOUISE
Customer #: 05167
RENWfCK ALLtSON LOUISE
Applicant: 155 6TH 8T
Address: ASHLAND OR 97520
S u b-C ontra ete r:
Ad dress:
Maplot: 391 E09AC3300
DESCRIPTION: Site Review & CUP -
Phone:
State Lie No:
City Lie No:
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Amount Fee Description
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Type 2
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COMMUNITY DEVELOPMENT
20 East Main St.
Ashlandl OR 97520
www.ashland.or.us
Tel: 541 ~488~5305
Fax: 541-488-5311
TTY: BOOv735-2900
Inspection Request Line: 541 ~552-2080
CITY OF
ASHLAND
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ZONING PERMIT APPLICATION
FILE # e j} ~ j, (JOt! ~ 00 tete :),
Planning Department
51 Winburn Way, Ashland OR 97520
CITY OF
ASH LAN 0 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROJECT
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Street Address
DESCRIPTION OF PROPERTY
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Tax Lot(s)
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Zon ing
Com p Plan Design alion
APPLICANT
Name A~ / II ;-;, an
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Phone
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PROPERTY OWNER
Name AI L ~':/o-n
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Phone
E~Mail
Address City
Zip
SURVEYOR I ENGINEER. ARCHITECT. LANDSCAPE ARCHITECT. OTHER
Title Name N tLl..'I,};:" (IJ") D e.."':>\ ct f\ Phone
Address City
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Zip
Titte
Name
Phone
E-Mail
Add ress
City
Zip
I hereby certify that the sf atemenfs and information conta;ned in this application including the enclosed drawings and the required findings of fact, are in a/l respects,
true and correct. 'understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contestedj the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate: and further
4) that all structures or improvements are properly located on the ground.
Failure in th~.S r atd will"'result most likely in jfOp/y the request being set aside. but also possibly in my structures being built in reNance thereon being required to
be removed y ~nse. -1/ I have any d b 0 am ad~ised t~ ~eek competent professional advice an~,'P~ista:c~ . -'
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Applicant's Signature Date I
As owner of h8ptoperly in valved in thi&{equest1 I have read and understood the complete application and its consequences to me as a property
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Property Owner's Signature (required) Date l I
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Zoning Permit Type
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Filing Fee $
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Date Received
OVER ~
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