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Home My WebLink AboutEighth_92_PA-2011-00028 CITY OF ASHLAND March 8, 2011 Joseph Charter 92 Eighth St Ashland OR 97520 Notice of Final Decision On March 7, 2011, the Staff Advisor for the Ashland Planning Division administratively approved your request for the following: PLANNING ACTION: 2011-00028 SUBJECT PROPERTY: 92 Eighth St. APPLICANT: Joseph Charter DESCRIPTION: A request for Site Review and Conditional Use Permit to convert an existing garage into a dwelling unit less than 500 square feet for the property located at 92 Eighth Street. The garage is placed two feet from the C Street property line, and six feet, 10 inches from the primary building on the lot. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi Family; ZONING: R-2; ASSESSOR'S MAP: 39 1E 09AD; TAX LOT: 3802 The Staff Advisor's decision becomes final and is effective on the 13th day after the Notice of Final Decision is mailed. Prior to that date, anyone who was mailed this Notice afFinal Decision may request a reconsideration of the action by the Staff Advisor as set forth in the Ashland Land Use Ordinance (ALUO) 18.1 08.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in the ALUO 18.108.070(B)(2)(c). An appeal may not be made directly to the Land Use Board of Appeals. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to LUBA on that issue. Failure to specifY which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at no cost at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. If you have any questions regarding this decision, please contact the Department of Community Development between the hours of 8:00 am and 4:30 pm, Monday through Friday at (541) 488-5305. cc: Carlos Delgado 217 Fourth St Ashland OR 97520 Parties of record and property owners within 200 ft DEPT, OF COMMUNITY DEVELOPMENT 20 E. Main Street Ashland, Oregon 97520 www.ashland.or.us Tel: 541-488-5305 Fax: 541-552-2050 TTY: 800-735-2900 ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: 2011-00028 SUBJECT PROPERTY: 92 Eighth Street APPLICANT: Joseph Charter DESCRIPTION: A request for Site Review and Conditional Use Permit to convert an existing garage into a dwelling unit less than 500 square feet for the property located at 92 Eighth Street. The garage is. placed two feet from the C Street property line, and six feet, 10 inches from the primary building on the lot. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi Family; ZONING: R-2; ASSESSOR'S MAP: 39 IE 09AD; TAX LOT: 3802 SUBMITTAL DATE: DEEMED COMPLETE DATE: STAFF APPROVAL DATE: FINAL DECISION DATE: APPROVAL EXPIRATION DATE: January 1, 2011 January 18,2011 March 7, 2011 March 21,2011 March 21,2012 DECISION The subject property is located at the southeast corner of Eighth and C Streets, approximately 85 feet north of East Main Street. The subject property and surrounding uses are zoned R-2, Low Density Multi-Family Residential and are located within the Railroad Addition Historic District. The parcel is a 6,000 square feet and rectangular in shape, with an average slope to the north of approximately three percent. The property contains a single-family residential home and a detached garage. The existing simple wood-framed bungalow home was most likely built in 1909, and is a known as the "Mrs. lK. Reader Rental House", a historic-contributing resource in the Railroad Addition District according to the survey document. The garage is placed in the rear of the home, facing C Street and is placed two feet from the side property line. The C Street right-of-way is 70 feet, while the improved width is 27 feet according to the street classification document. A wide driveway curb cut and apron is placed in front of the garage entirely within the C Street right-of-way. There are many mature and established trees on site. Three trees in particular are relatively in close proximity to proposed garage conversion; a Cedar placed on or near the east property boundary, a Douglas Fir placed in the southeast corner of the lot, behind the existing home and garage, and the other is an unidentified species placed next to the home in the C street r-o-w. The applicant has stated that two of these trees will be protected from the construction impacts in accordance with Chapter 18.61. The third, which may be on the property line, appears to be 18 to 20 inches D.B.H and will be required to be protected in addition to the two already proposed. P A #2011-00028 92 Eighth St!MP Page 1 The project requires a Conditional Use Permit (CUP) to convert the non-conforming garage into an Accessory Residential Unit (ARU) and Site Design Review for the additional dwelling unit. Site Review approval criteria requires that the proposed use complies with all applicable land-use ordinances, including the Site Review Chapter (18.72) and the Site Design and Use Standards. The maximum permitted density of the parcel is 1.8 units. This would include the existing home, plus the proposed ARU under 500 square feet, which would count for .75 of a unit. As such, three parking spaces are required. The applicant has proposed that the existing driveway curb cut in front of the garage will be removed so that the applicant can claim two on-street parking spaces on C Street, plus one on Eighth Street, for a total of three parking spaces. Three covered bicycle parking facilities have proposed in the rear yard under the eaves of both structures; one behind the primary building, and the other two on the side of the proposed ARU. Currently street improvements include paving, curbs, and gutters are on both streets; however only Eighth Street has both sidewalks and park rows currently in place. A condition will be set that the applicant sign in favor of an LID for street improvements, including sidewalks and park row to C Street. One criterion of approval is that the proposed unit has an orientation to the street and be architecturally compatible with the surrounding uses. The applicants are proposing that the unit's entrance be provided by an arbor next to the building in lieu of having a direct entrance onto the street. The applicant stated that with the close proximity of the structure to the property line, a front door fronting directly into the right-of-way could interfere with pedestrian traffic and be counter to a healthy interface with the public realm. Both the Historic Commission and staff agree with the applicants reasoning and feel as though the arbor entry next to the building provides adequate orientation to the street. The physical building improvements include adding historically appropriate windows to the C street frontage, knee braces, lap siding, square windows, and shingle siding that de-emphasizes the raised plate height of the structure. The Historic Commission was pleased with the architectural changes that the applicant made and felt that the conversion is appropriate for the eclectic nature of the block. The application addresses that adequate capacity of public services is available to the site. The applicant will install new electric service to the new unit by utilizing the current 200 Amp service with a drop line from an existing power pole. Water and sewer lines are also proposed and identified on the site plan provided. There is available water, storm drain and sanitary sewer service in the adjacent public right-of-way of C Street. The applicant has proposed to construct a new trash and recycle enclosure area within the yard area between the primary residence and the proposed unit. The application includes a landscape and irrigation plan and the applicant has plans to upgrade the landscaping as part ofthe proposed development. The conversion of a garage into habitable space that is within the required setback requires a Conditional Use Permit. Typically, a building in close proximity to a property line is required to be a minimum three feet from the property boundary, unless fire prevention measures are taken. In this case, building code allows a structure to be closer to the property boundary when abutting a public street, in which the centerline of the street is considered the required distance. The P A #2011-00028 92 Eighth St/MP Page 2 garage is currently placed 5' 6" from the primary dwelling on site. The proposed conversion comes closer into conformity by increasing the separation between structures to 6' 1 0". Although the building separation is still considered non-conforming, the applicant has stated that the existing constraints of the lot do not provide ample room for the ARU to come into full conformity with the building separation standard. Overall, improvements to the structure will be consistent in bulk and scale with the underlying zoning regulations, and architectural compatibility, generation of dust, and coverage will not be impacted. The applicant has proposed to modify the exterior of the building by upgrading siding, adding windows, and providing architectural details that are more in line with the surrounding historic district. The conversion of the garage to habitable space is also consistent with the allowed density and the target use of the property of 1.75 units. In staff s view, the proposed ARU meets the requirements of the Site Review and Conditional Use chapters of the ordinance, and is compatible with the eclectic character of the neighborhood. The criteria for Site Review Approval are described in AMC Chapter 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. See httfJ:/lwww.ashland.or.us/Files/SiteDesiqn-and-UseStandards.fJdf Residential Site Review - pp. 13 Parking Lot Landscaping & Screening Standards - pp.29 Street Tree Standards - pp.31 Water Conserving Landscaping Guidelines & Policies - pp.33 Historic District Development Standards - pp. 39 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 s'ubject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. The criteria for a Conditional Use Permit are described in AMC 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 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. P A #2011-00028 92 Eighth StlMP Page 3 2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. 3. Architectural compatibility with the impact area. , 4. Air quality, including the generation of dust, odors, or other environmental pollutants. 5. Generation of noise, light, and glare. 6. The development of adjacent properties as envisioned in the Comprehensive Plan. 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use. The application with the attached conditions complies with all applicable City ordinances. Planning Action 2011-00027 is approved with the following conditions. Further, if anyone or more of the following conditions are found to be invalid for any reason whatsoever, then Planning Action 2011-00027 is denied. The following are the conditions and they are attached to the approval: 1) That all proposals of the applicant shall be conditions of approval unless otherwise modified here. 2) That the plans submitted for the building permit shall be in substantial conformance with those approved as part ofthis application. If the plans submitted for the building permit are not in substantial conformance with those approved as part of this application, an application to modify the current Site Review and Conditional Use permit approvals shall be submitted and approved prior to issuance of a building permit. 3) That all conditions of the Historic Commission as detailed in their recommendations from the March 2, 2011 meeting shall be conditions of approval where consistent with applicable Site Design and Use Standards with the final approval of the Staff Advisor. 4) That the Applicant sign in favor of an LID for street improvements to C Street. 5) That all necessary building permits, including permits for the new electrical service to the accessory residential unit, and system development charges for water, sewer, storm water, parks, and transportation shall be paid prior to the issuance of a building permit. 6) That building permit submittals shall include: a) That the building materials and the exterior colors shall be identified in the building permit submittals for the review and approval of the Staff Advisor to demonstrate compliance with Site Design and Use Standards requirements that the materials and colors be compatible with the surrounding area. b) That the exterior lighting shall be directed onto the property and shall not directly illuminate adjacent proprieties. Exterior lighting details shall be provided on building permit submittals. c) Lot coverage calculations including all building footprints, driveways, parking, and circulation areas. Lot coverage shall be limited to no more than 65 percent as required in AMC 18.24. 7) That the tree protection fencing shall be installed according to the approved plan, plus the tree located on the east property line, prior to any site work, storage of materials or issuance of the building permit. The tree protection shall be inspected and approved by the Ashland PA #2011-00028 92 Eighth St/MP Page 4 Planning Department prior to site work, storage of materials and/or the issuance of a building permit. 8) That prior to the issuance of a certificate of occupancy: a) That the concrete pad in front of the garage will be removed. b) Required bike parking shall be installed. c) That the landscaping and irrigation shall be installed in accordance with the approved plans. d) That street trees, 1 per 30 feet of street frontage, shall be installed on the C Street frontage as proposed prior to the issuance of a certificate of occupancy. All street trees shall be chosen from the adopted Recommended Street Tree Guide and shall be installed in accordance with the specifications noted in Section E of the Site Design and Use Standards. e) That an opportunity to recycle site shall be located on the site, in conformance with 18.72.040 and in accordance with the approved plans. '7 ill P A #2011-00028 92 Eighth St!MP Page 5 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 April 19, 2011 I caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #2011-00397, 2234 Siskiyou Blvd/Chitwood Lane. G:\comm-dev\planning\Forms & HandoutslAffidavit of Mailing_Planning Action Notice.doc ,. I I r f Jwdn-dod p.loqe-" al .le19^9.l l ap U!JI? a.lmpl?4 I?I ~ za!ldaH lUawi36.l1?4' ap suas T Alf3Nv-OE>-008- L Wo:>',u9Ae'MMM PA-2011-00028 391 E09AC 10000 ALEXANDER SHIRLEY 867 E MAIN ST ASHLAND OR 97520 PA-2011-00028 391 E09AD 8400 ANDERSON CURTIS R/LORIE S 248 FIFTH ST ASHLAND OR 97520 PA-2011-00028 391 E09AD 3802 CHARTER JOSEPH M 92 8TH ST ASHLAND OR 97520 P A-2011-00028 391 E09AC 9800 DANHI MORRIS 2420 SELROSE LN SANTA BARBARA CA 93109 P A-2011-00028 391 E09AD 3700 HARTLEY JAMES W 959 E MAIN STREET ASHLAND OR 97520 PA-2011-00028 391 E09AD 3500 HETLAND BARBARA I TRUSTEE ET AL 985 MAIN ST ASHLAND OR 97520 P A-2011-00028 391 E09AD 8600 INGET EMILY 860 C ST ASHLAND OR 97520 PA-2011-00028 391 E09AD 3300 JOHNSON RICHARD C/L1NEA R 130 8TH ST ASHLAND OR 97520 PA-2011-00028 391 E09AC 9900 LAZARO, MARGARITA E PO BOX 1347 ASHLAND OR 97520 PA-2011-00028 391 E09AD 8500 MC KINNEY RICHARD 0 TRUSTEE 117 EIGHTH ST ASHLAND OR 97520 PA-2011-00028 391 E09AD 3900 QUAST JERRY TRUSTEE 300 GAERKY CREEK RD ASHLAND OR 97520 PA-2011-00028 391 E09AD 3800 ROCO PROPERTIES LLC 496 CLINTON ST ASHLAND OR 97520 PA-2011-00028 391E09AD 8700 SEIBER SUZANNE J 880 C ST ASHLAND OR 97520 PA-2011-00028 391 E09AD 5700 SHOEMAKER NORMA J TRUSTEE ET AL 3642 CONCORD BLVD CONCORD CA 94519 PA-2011-00028 391 E09AC 10400 SNOOK DAVID W PO BOX 248 ASHLAND OR 97520 P A-2011-00028 391 E09AD 3801 THOMPSON WILLIAM TRUSTE FBO 20569 LINDA LN COTTONWOOD CA 96022 PA-2011-00028 Carlos Delgado 217 Fourth St Ashland OR 97520 'f ~ I 1'i!>09Ui @AUiMY ~ r wL~~~~!~~~d~~ ~~~~~a __ Jaded paa~ I __ Y r I I I @09LS @Al:I3AV:!-!.leqe6 81 Z8S!l!:!-n .l9(ad I? sal!:>eJ sananb!:!-~ PA-2011-00028 391 E09AD 8800 BROCK RICHARD A 881 E MAIN ST ASHLAND OR 97520 PA-2011-00028 391E09AD 4100 DELUCA RONALD L TRUSTEE 1665 SISKIYOU BLVD 102 ASHLAND OR 97520 PA-2011-00028 391 E09AD 3301 HOLZSHU CHRISTOPHER S/KINGSLEY- HOLZSHU M 538 PARKSIDE DR ASHLAND OR 97520 PA-2011-00028 391 E09AD 3200 KINNEBREW JAMES M/ELEANOR L 84952 NEWTON PL EUGENE OR 97405 PA-2011-00028 391 E09AD 3303 PRICE JOHN C/KELLER ERIN 2698 T AKELMA ASHLAND OR 97520 PA-2011-00028 391 E09AD 3899 ROCO PROPERTIES LLC ET AL 913 MAIN ST ASHLAND OR 97520 PA-2011-00028 391 E09AD 3400 SMITH CAROL TRUSTEE ET AL PO BOX 3302 JACKSONVILLE OR 97530 PA-2011-00028 391 E09AD 3600 THOMSON KIMBERLY ANN POBOX 718 JACKSON WY 83001 92 Eighth 1-20-2011 NOD 24 " I I I @09~S a:j.l?ldwal @,uaA'tJasn slaqel @19ad Ii.se3 ADDENDUM 3 - Apr 7, 2011 Color Submittals Subject Property: 92 Eighth Street Assessor's Map 39 1 E 09AD Tax Lot 3802 Zoning R-2, Historic Interest District: Railroad Proposed Use: Residential conversion of non-compliant accessory structure to second dwelling unit Submitted to: City of Ashland Planning Department Submitted for: Joseph Charter Prepared by: Carlos Delgado Carlos Delgado Architect LLC 217 Fourth Street Ashland, Oregon 97520 541.552.9502 Addendum 3 submittal: Body paint color: (matches existing primary residence) Trim paint color: (matches existing primary residence) 513-1 Mother Of Pearl 513-1 ADDENDUM 2 - Feb 22, 2011 Findings and Design Modifications addressing design issues reviewed by Historic Commission meeting on Feb 2, 2011 Subject Property: 92 Eighth Street Assessor's Map 39 1 E 09AD Tax Lot 3802 Zoning R-2, Historic Interest District: Railroad Proposed Use: Residential conversion of non-compliant accessory structure to second dwelling unit Submitted to: City of Ashland Planning Department Submitted for: Joseph Charter Prepared by: Carlos Delgado Carlos Delgado Architect LLC 217 Fourth Street Ashland, Oregon 97520 541.552.9502 Addendum 2 submittal background: On the February 2nd Ashland Historic Commission met to review the proposed project. Carlos Delgado (architect for the applicant, Joseph Charter) was not present to substantiate the proposed design, This submittal, along with revised elevation drawings addresses concerns of the Historic commission. The commission's recommendations from the February 2nd meeting are listed below in italics with responses following each recommendation in bold. Respectfully Submitted, Carlos Delgado ENCLOSURES: SHEET A2,1 a SHEET A2.1 b SHEET A2.1 REVISED NORTH SITE CONTEXT ELEVATION REVISED NORTH ELEVATION (LARGE SCALE) REVISED ELEVATIONS Joseph Charter - 92 EiQ , Street, 39 1 E 09AD Addendum 2 - Findings and Design Modifications 02/22/11 Commission Recommendations [text from Historic Commission report to staff advisor] While the Commission finds the reorientation of the existing garage gable as proposed to be a very positive element in the proposed design, we have some concerns that raising the existing plate height from approximately eight feet to approximately ten feet serves to emphasize the height, mass, bulk and scale in an already non-conforming area. Drawing emphasis to the height and mass in such close proximity to the property combined with the use of contemporary fanned/arched windows on the gable end seems incompatible with the district, and the Commission believes that design modifications are needed to de-emphasize the height and mass in proximity to the property line and eliminate these incompatible windows. Specific recommendations are as follows: . Reduce the ten-foot plate height to eight feet to de-emphasize the mass and height in proximity to the C Street property line. The proposed new wall plate height of the modified garage structure brings the height of the roof to a similar height of the existing main residence (15.5'). Please note and consider the existing height and scale of the neighboring adjacent property and 50 foot conifer to the east (REFER TO PHOTO 1 - ADJACENT 2 STORY APARTMENT COMPLEX) in context. The neighboring property has been developed with a 2 story "eight"plex that is 17 feet in height. Although the structure is setback approximately 25 feet from the fa~ade of the existing garage for parking in front, the mass and height of the structure and the scale of the tree "contributes" to the context of the immediate site. The proposed new structure attempts to bring a residential scale that addresses this varied context of the neighborhood and still remains "dwarfed" by the existing tree and adjacent apartment complex. The modified design introduces shingles into the raked ends of the gable to visually break up the massing of the gable end of the proposed structure. The header band (proportionally wider than the window trim) and the fascia on the raked end also aid in breaking up the height of the fa~ade on C street. Furthermore, corbel bracing to the barge rafters (echoing corbels on the front of the main residence) break up the massing of the gabled peak end of the second residence. . Eliminate the fanned/arched windows on the gable end, as these are not compatible with the district or existing home. The proposed revised design addresses this concern by creating a rectangular transom window above the central window. . The windows and doors on the east and west elevation drawings should be adjusted to achieve a consistent header height of approximately 6'8" to 7' for a more historically- compatible rhythm of openings. The proposed revised design addresses this concern by aligning the header heights of the windows and doors. 2 Joseph Charter - 92 EiQ . Street, 39 1 E 09AD Addendum 2 - Findings and Design Modifications 02/22/11 . If the applicant wishes to retain loft storage space in the building, the Commission feels that the additional height and mass would be more appropriately placed at the rear of the structure, to de-emphasize the mass and height in proximity to the property line. This might be accomplished by simply switching the larger volume space containing the loft storage area with the smaller volume space, or by some alteration in the gable form which would place the larger volume further back from the C Street property line. Given the configuration of the existing house and the access to the rear yard through the side yard, "switching" is not feasible to put the wider portion of the structure to the south. Site constraints in the backyard would require further reduction of the already compressed 500 sq. ft. living space with the suggested "switching." The existing orientation of windows to the north is both functional and practical for maximizing views and light, and also maximizes solar gain for the building. Views to the south would be into a privacy fence in close proximity, and would be shaded by another 50 foot conifer. Mass and height have already been de-emphasized through the design modifications set forth above. Form should follow function, and the City should encourage higher density and multiple uses in R2 zones for citizens willing to invest in improving their properties. Allowing such improvements to enhance property utility acknowledges the investment-backed expectations of existing property owners. The proposed design enhances, and does not detract from, the historical context and pattern of the neighborhood - existing buildings to the east on C Street are generally oriented to East Main Street, rather than C Street, and include the aforementioned "eight"plex. 3 Joseph Charter - 92 Ei~ I Street, 39 1 E 09AD Addendum 2 - Findings and Design Modifications 02/22/11 PHOTO 1 ADJACENT 2 STORY APARTMENT COMPLEX TO THE EAST OF SINGLE STORY NON- CONFORMING GARAGE (92 EIGHTH STREET - C STREET FRONTAGE) 4 Joseph Charter - 92 Eig Street, 39 1 E 09AD Addendum 2 - Findings and Design Modifications 02/22/11 PHOTO 2 ADJACENT 1 STORY STRUCTURE NORTH ACROSS STREET FROM SINGLE STORY NON- CONFORMING GARAGE (C STREET FRONTAGE - FACING APPLICANT'S PROPERTY) SUBMITTED FOR NEIGHBORHOOD CONTEXT: NON-CONFORMING LOCATION ON SIDEYARD SETBACK HEADER HEIGHTS NOT ALIGNED PLATE HT. 9 FEET 5 ASHLAND HISTORIC COMMISSION Type I - Recommendations to Staff Advisor March 2nd, 2011 CITY Of ASHLAND PLANNING ACTION: 2011-00028 SUBJECT PROPERTY: 92 Eighth St. APPLICANT: Joseph Charter DESCRIPTION: A request for Site Review and Conditional Use Permit to convert an existing garage into a dwelling unit less than 500 square feet for the property located at 92 Eighth Street. The garage is placed two feet from the C Street property line, and six feet, 10 inches from the primary building on the lot. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi Family; ZONING: R-2; ASSESSOR'S MAP: 39 IE 09AD; TAX LOT: 3802 Commission Recommendations: The Commission recommended support of the application, recognizing that the right-of-way width and eclectic nature of this block of Eighth Street serve to somewhat mitigate the existing structure's proximity to the property line. Commissioners indicated that the architect's changes in response to February commission comments had effectively addressed the concerns raised, noting specifically that the window revisions and somewhat contemporary use of shingles on the new gable end of the smaller unit worked well. Commissioners felt that with these changes, the plate height was no longer a concern. Commissioners recommended that the siding used be a six-inch exposure T&G to match the existing house. 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(9 z f= (f) X w (9' z :J -l W S o ~ <J:: o z o o w (f) o w (f) o 0. o 0::: 0. >< W .....J 0. ~ o o I- Z W ~ I- 0::: <J:: 0. <J:: I- Z W o <J:: -, o <J:: G::~ 'VIl'lf6t:~S:OL !.f.OZ/ZZJZ Zimbra Page 1 of 1 Zimbra pinam@ashland.or.UI .:t Font size: RE: 92 Eighth 45 day extension From: Carlos Delgado <carlos@mind.net> Subject: RE: 92 Eighth 45 day extension To : michael pina <michael.pina@ashland.or.us>, 'charter' <charter@ashlandoregon.org> Reply To : carlos@mind.net Tue, Feb 15, 2011 08:24 AM yes Carlos Delgado Architect 217 Fourth Street Ashland, OR 97520 541.552.9502 carlos@CarlosDelgadoArchitect.com www.CarlosDelqadoArchitect.com -----Original Message----- From: Michael Pina [mailto:pinam@ashland,or.us] Sent: Monday, February 14, 2011 3:31 PM To: Carlos Delgado; charter Subject: 92 Eighth 45 day extension Carlos, Just to reiterate our conversation from Friday, your client does wish to extend staffs decision beyond 45 days so that you are able to clarify your case to the Historic Commission, is that correct? Thanks again. Michael Pia, Assistant Planner City of Ashland, Planning Division 20 East Main St., Ashland Oregon 97520 michael. pina@ashland.or.us DESK: 541.552.2052 FAX: 541.488-6006 TIY: 1-800-735-2900 This email transmission is official business of the City of Ashland, and it is subject to Oregon Public Records law for disclosure and retention. If you have received this message in error, please contact me at 541.552.2052. Thank you, https://zimbra,ashland.or.us/zimbra/h/printmessage?id=5605 2/15/2011 ASHLAND HISTORIC COMMISSION Type I - Recommendations to Staff Advisor February 2nd, 2011 CITY OF ASHLAND PLANNING ACTION: 2011-00028 SUBJECT PROPERTY: 92 Eighth St. APPLICANT: Joseph Charter DESCRIPTION: A request for Site Review and Conditional Use Permit to convert an existing garage into a dwelling unit less than 500 square feet for the property located at 92 Eighth Street. The garage is placed two feet from the C Street property line, and six feet, 10 inches from the primary building on the lot. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi Family; ZONING: R-2; ASSESSOR'S MAP: 39 IE 09AD; TAX LOT: 3802 Commission Recommendations: 1) That the application be continued to allow for design modifications to address the issues listed below and that the application brought back to the full Historic Commission for review at their March meeting. 2) While the Commission finds the reorientation of the existing garage gable as proposed to be a very positive element in the proposed design, we have some concerns that raising the existing plate height from approximately eight feet to approximately ten feet serves to emphasize the height, mass, bulk and scale in an already non-conforming area. Drawing emphasis to the height and mass in such close proximity to the property combined with the use of contemporary fanned/arched windows on the gable end seems incompatible with the district, and the Commission believes that design modifications are needed to de-emphasize the height and mass in proximity to the property line and eliminate these incompatible windows. Specific recommendations are as follows: · Reduce the ten-foot plate height to eight feet to de-emphasize the mass and height in proximity to the C Street property line. · Eliminate the fanned/arched windows on the gable end, as these are not compatible with the district or existing home. · The windows and doors on the east and west elevation drawings should be adjusted to achieve a consistent header height of approximately 6'8" to 7' for a more historically- compatible rhythm of openings. · If the applicant wishes to retain loft storage space in the building, the Commission feels that the additional height and mass would be more appropriately placed at the rear of the structure, to de-emphasize the mass and height in proximity to the property line. This might be accomplished by simply switching the larger volume space containing the loft storage area with the smaller volume space, or by some alteration in the gable form which would place the larger volume further back from the C Street property line. ..- ..- o ~ ~ N ..- ..- o ~ ~ N ..- ..- o ~ ~ N ..- ..- o ~ ~ N - Q) ~ - (f) .c - .c 01 ii:i N 0) CO N o o o I ..- ..- o N <C 0.. ...... ...... o ~ ~ N ...... ...... o ~ ~ N ...... ...... o ~ ~ N ...... ...... o ~ ~ N (j) ~ (j) ..c .... ..c OJ ill N (j) co N o o o I ...... ...... o N <C CL ..- ..- o ~ ~ C\l ..l<: o .Q ..- ..- o ~ ~ C\l .... Q) ~ .... (f) ..c .... ..c OJ ill C\l ()) co C\l o o o I ..- ..- o C\l <t a.. ..- ..- o ~ ~ C\l .... Q) ~ .... Ul Ul Ul o '- o ro ~ o o :0 Q) E ro Ul >. 1:: Q) a. o '- a. >- .J::l '- ro Q) c: ..- ..- o ~ ~ C\l .... Q) Q) '- .... Ul Ul Ul e o ro ~ o o ::c Q) E ro Ul >. 1:: Q) a. o '- a. >- .J::l '- ro Q) c: ~/2;b//~ ;f';'.'/-.,.,.'i:'" ..-a CITY OF ASHLAND Planning Department, 51 Wi'i._ ~l n Way, Ashland, Oregon 97520 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 NOTICE OF APPLICATION PLANNING ACTION: 2011-00028 SUBJECT PROPERTY: 92 Eighth St. APPLICANT: Joseph Charter DESCRIPTION: A request for Site Review and Conditional Use Permit to convert an existing garage into a dwelling unit less than 500 square feet for the property located at 92 Eighth Street. The garage is placed two feet from the C Street property line, and six feet, 10 inches from the primary building on the lot. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi Family; ZONING: R-2; ASSESSOR'S MAP: 391E 09AD; TAX LOT: 3802 NOTE: The Ashland Historic Commission will also review this Planning Action on February 2, 2011 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: January 20,2011 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: February 3, 2011 04.59 18 Feel The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision, An appeal to the Planning Commission of the Planning Division Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.108.040) The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the Objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court. A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Services Building, 51 Winburn Way, Ashland, Oregon 97520. If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305. a1 e . 28.doc SITE DESIGN AND USE STANDARDS 18.72.070 Criteria for Approval The following criteria shall be used to approve or deny an application: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. (ORD 2655,1991; ORD 2836,1999) CONDITIONAL USE PERMITS 18.104.050 Approval Criteria A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the imposition of conditions, with the following approval criteria. A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. C. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone: 1. Similarity in scale, bulk, and coverage. 2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. 3. Architectural compatibility with the impact area. 4. Air quality, including the generation of dust, odors, or other environmental pollutants. 5. Generation of noise, light, and glare. 6. The development of adjacent properties as envisioned in the Comprehensive Plan. 7, Other factors found to be relevant by the Hearing Authority for review of the proposed use. 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I L i.. ., ." :: ,', .., .. ..', . .'... -.\>..... .. . /' :/) . ' i :: ~.k~ ,.,. .. /Y , :", '.'.. ,. c .., ;~}r .',' . .1- ". .- ~- '.,1,)(: .. .~ ~~ - ~c .,. "::": ' . ., = /, ~~ ": . ,::\ ~ ~i> . . .,"), " '. -' 'n : '. \ f' ....:.,., .:; ."~:~.. ,(" -. ~ ." "p : '. ~ -~ "~ +' ' cc~ "" \. \. .. . ' I "" ----- ') ~. l.' . ~\. ,,' .' . ..jl~"~', '~ - . ':' " ~., 'l...,' ........ ......;. . .......', : :?:.' , - '" \" . .' ~\'i '. .::.::.::..::.... - ~'>- "":=. ';4 Findings of Fact for Conditional Use Permit & Basic Site Review Standards Subject Property: 92 Eighth Street Assessor's Map 39 1 E 09AD Tax Lot 3802 Zoning R-2, Historic Interest District: Railroad Proposed Use: Residential conversion of non-compliant accessory structure to second dwelling unit Submitted to: City of Ashland Planning Department Submitted for: Joseph Charter Prepared by: Carlos Delgado Carlos Delgado Architect LLC 217 Fourth Street Ashland, Oregon 97520 541.552.9502 01/07/11 Joseph Charter - 92 Eight!' 'treet, 39 1 E 09AD Findings of Fact: Site Revici 01/07/11 Project Summary of background: There are 2 structures existing on the site: a circa 1909 single story 1,111 SF single family residence and a 498 SF accessory structure consisting of a single car garage with storage shed, Currently, the accessory structure is non-conforming in regards to the required side yard setback of 10 feet on this corner property (the structure encroaches 8 feet into the setback). Additionally, the existing accessory structure is separated from the main residence by 6 feet and does not meet the 10 foot minimum separation requirement. The scope of work: The scope of work is to propose the conversion of the accessory structure to a second residential one bedroom unit of less than 500 SF. The lot area is .137 Ac with a base density of 13.5 DU / Ac giving a maximum of 1.86 dwelling units, It is the intention of the applicant to limit the accessory residential unit to less than 500 SF (also less than 50% of the primary residence) to meet AMC 18.24.040 A.1.a. where the residential unit is not required to meet density or minimum lot area requirements. Summary of requests for approval: Basic Site Review approval for the following: 1) Conditional Use Permit for Nonconforming Use and Structure for proposed modification and addition to the existing accessory structure Conformance to Site Design and Use Standards approval for the following: 1) Residential Dwelling use of accessory structure 2) Historic Design Standard approval for proposed design 2 Joseph Charter - 92 Eigh Street, 39 1 E 09AD Findings of Fact: Site Rev1t::lw 01/07/11 Findings of Fact for Basic Site Review for Residence - conversion of non-compliant accessory structure to second dwelling unit in Historic Interest Area This application demonstrates compliance to Development Standards for Site Review pursuant to City of Ashland Land Use Ordinance. Sections of the Ordinance and the Design Standards as deemed applicable, in whole or in part, are described in the following 'Findings of Fact.' Findings by the Applicant/Agent are inserted immediately following each section of the ordinance, Respectfully Submitted, Carlos Delgado Architect Ordinances PAGE R-2 Low Density Multiple-Family Residential District 18.24.020 Permitted Uses 18.24.030 Conditional Uses 18.24.040 General Regulations 18.61 Tree Preservation and Protection 4 4 4 5 8 18.68 18.68.090 18.70 18.72 General Regulations Nonconforming Uses and Structures Solar Access Site Design & Use Standards 9 11 13 15 18.72.110 Landscape Standards 17 18.92 18.92.070 18.104.050 Off-Street Parking Automobile Parking Design Requirements Conditional Use Permit 19 22 26 Site Design and Use Standards Section 11- Approval Standards and Policies A. Ordinance Landscaping Requirements B. Multifamily Residential Development D. Parking lot Landscaping and Screening Standards E. Street Tree Standards Section 111- Water Conserving Landscaping Guidelines and Policies Section IV - Historic District Development 29 29 30 32 33 33 Existing Street Frontage Photos 34 ATTACHMENTS: Sheet AS1.0 Sheet L-1 Sheet L-2 Sheet A1.1 Sheet A2.1 Site Plan Landscape Plan and Tree Protection Plan Planting Plan Floor Plans (Demolition and Proposed) Elevations 3 Joseph Charter - 92 Eight!/ ~reet, 39 1 E 09AD Findings of Fact: Site Revis"" 01/07/11 Chapter 18.24 R-2 Low Density Multiple-Family Residential District 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. The property is located within the R-2 district. 18.24.020 Permitted Uses The following uses and their accessory uses are permitted outright: A. Single-family dwellings and two-family dwellings, utilizing at least two of the following design features to provide visual relief along the front of the residence: [list omitted] The proposed uses are a single family residence to remain as is and a second dwelling unit. (Conditional Use Permit under this application applies for use of the non-conforming structure as outlined and described under this application.) Gables and 24" eaves are proposed. 18.24.030 Conditional Uses The following uses and their accessory uses are permitted when authorized in accordance with the chapter on conditional use permits N. Nonconforming use or structure changes required by Section 18.68.090. Findings are submitted below under section 18.68.090: Nonconforming elements are 1) Northern wall (side yard wall line) of existing accessory structure is within the sideyard setback of a corner property (the setback required is 10 feet, the existing wall encroaches 8 feet into the setback) 2) The Western wall of the existing accessory structure is 6 feet from the main residence and encroaches 4 feet into the required 10 foot minimum building separation requirement. 4 Joseph Charter - 92 Eigt Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 18.24.040 General Regulations A. Permitted Density and Minimum Lot Dimensions 1. Base Densities and Minimum Lot Dimensions. The density of the development, including the density gained through bonus points, shall not exceed the density established by this section. The density shall be computed by dividing the total number of dwelling units by the acreage of the project, including land dedicated to the public. The minimum density shall be 80% of the calculated base density. Fractional portions of the answer shall not apply towards the total density. Base density for the R-2 zone shall be 13.5 dwelling units per acre, in addition to the following standards and exceptions: The Base Density for 92 Eighth Street is 1.86 units (Le 2 units) (13.5 dul Ac *.137 Ac). The proposed density is below the calculated base density and is permitted per item a below. The residential unit proposed is 494 SF counts as .75 unit as it is less than 500 SF (refer to item b. below. a. An accessory residential unit is not required to meet density or minimum lot area requirements, provided the unit is not greater than fifty percent (50%) of the gross habitable floor area of the single family residence on the lot and does not exceed 500 square feet of gross habitable floor area. Complies - the second residence proposed is 494 SF and the primary residence is 1111 SF. b. Units_not considered as an accessory residential unit and less than 500 square feet of gross habitable area shall count as 0.75 units for the purposes of density calculations. The residential unit proposed is 494 SF counts as .75 unit c. Minimum lot area for less than 2 units shall be 5000 sq. ft. with a minimum width of 50' and minimum depth of 80'. Complies: Lot area is 6000 SF, 60 feet wide by 100 feet deep d Minimum lot area for 2 units shall be 7,000 sq. ft. with a minimum width of 50' and a minimum depth of 80' Not applicable: application is for 1.75 units e. Developments of 3 units or greater shall have minimum lot area in excess of 9000 sq. ft. except as determined by the base density and allowable bonus point calculations, and shall have a minimum width of 50' and a minimum depth of 80'. Not applicable: application is for 1.75 units 2. Exceptions to minimum density standards. The following lots are totally or partially exempt from the 80% minimum base density standard of Subsection 1. a. Lots less than 10,000 sq. ft. in existence prior to the effective date of this ordinance. b. Lots located within any Historic District designated within the Ashland Municipal Code. c. lots with existing, or proposed, conditional uses may be exempt for that portion of the property that is subject to the condidtional use for calculations of the minimum base density standard. d. If a lot is occupied by a single family residence as of the effective date of this ordinance, the single family residence may be enlarged or reconstructed without being subject to the 80% minimum base density standard. e. In the event that a fire or natural hazard destroys a single family residence, such residence may be replaced without being subject to the 80% minimum base density standard. f. Where floodplains, streams, land drainages, wetlands, and or steep slopes exist upon the lot an 5 Joseph Charter - 92 EighW 'Teet, 39 1 E 09AD Findings of Fact: Site Reviev.. 01/07/11 exception to minimum density requirements may be obtained to better meet the standards of Chapter 18.62 Physical and Environmental Contraints. g. A lot that is nonconforming in minimum density may not move further out of conformance with the minimum density standard. However, units may be added to the lot which bring the lot closer to conformance without coming all the way into conformance provided it is demonstrated that the minimum density will not be precluded. N/A - the existing residence and the proposed second residence meet the 80% minimum base density. B. Bonus Point Calculations. 1. The permitted base density shall be increased by the percentage gained through bonus points. 2. The maximum bonus permitted shall be 40%. 3. The following bonuses shall be awarded: a. Conservation housing - 100% of the homes or residential units approved for development, after bonus point calculations, shall meet the minimum requirements for certification as an Earth Advantage home, as approved by the Ashland Conservation Division under the City's Earth Advantage program as adopted by resolution 2006-06 maximum 15% bonus. (Ord 2923, S1 2006) b. Provision of outdoor recreation space above minimum requirement established by this Title. The purpose of the density bonus for outdoor recreational space is to permit areas which could otherwise be developed to be developed as a recreational amenity. It is not the purpose of this provision to permit density bonuses for incidental open spaces which have no realistic use by project residents on a day to day basis. One percent increased density bonus for each percent of the project dedicated to outdoor recreation space beyond the minimum requirement established by this title--maximum 10% bonus. c. Provision of Major Recreational Facilities. Density bonus points shall be awarded for the provision of major recreational facilities, such as tennis courts, swimming pools, playgrounds, or similar facilities, For each (1%) of the total project cost devoted to recreational facilities, a 6% density bonus shall be awarded to a maximum of 10%. Total project cost shall be defined as the estimated sale price or value of each residential unit times the total number of units in the project. Estimated value shall include the total market value for the structure and land. The cost of the recreational facility shall be prepared by a qualified architect or engineer using current costs of recreational facilities-- maximum bonus 10%. d. Affordable Housing - for every percent of units that are affordable, an equivalent percentage of density bonus shall be allowed. Maximum bonus of 25%. Affordable housing bonus shall be for residential units that are affordable for moderate income persons in accord with the standards established by resolution of the City Council and guaranteed affordable through procedures contained in said resolution (Ord. 2630 SI, 1991) Not applicable - no bonus points are requested C. Lot Depth: All lots shall have a minimum depth of eighty (80) feet. No lot depth shall be more than two and one-half (2 )-'2) times its width. Complies - although the lot depth is 100 feet, it is 1.7 times width of 60 feet. D. Standard Yard Requirements - Outside the Historic Interest Area: Front yards shall be a minimum of 15 feet excluding garages. Unenclosed porches shall be permitted with a minimum setback of 10' from the front property line. All garages accessed from the front shall have a minimum setback of 20' from the front property line; side yards, six feet; the side yard of a corner lot abutting a public street shall have a ten foot setback; rear yard, ten feet plus ten feet for each story in excess of one story. In addition, the setbacks must comply with 6 Joseph Charter - 92 Eigh Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 Chapter 18.70 which provides for Solar Access. 1/ N/A - the residence proposed is within the Historic Interest Area. Standard Yard Requirements - Within the Historic Interest Area: Front yard, twenty feet; side yards, six feet; rear yard, ten feet plus ten feet for each story in excess of one story. The side yard of a corner 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, 1995) Northern wall (side yard wall line) of existing accessory structure is within the sideyard setback of a corner property (the setback required is 10 feet, the existing wall encroaches 8 feet into the setback). All new development is within the required setbacks. E. Special Yards - Distance Between Buildings: 1. The distance between any principal building and accessory building shall be a minimum often (10) feet. The Western wall of the existing accessory structure is 6 feet from the main residence and encroaches 4 feet into the required 10 foot minimum building separation requirement. Refer to section 18.68.090 for findings 2. An inner court providing access to a double-row dwelling group shall be a minimum of twenty (20) feet. N/A - no proposed double row dwelling group. 3. The distance between principal buildings shall be at least one-half (!12) the sum of the height of both buildings; provided, however, that in no case shall the distance be less than twelve (12) feet. This requirement shall also apply to portions of the same buildings separated from each other by a court or other open space, N/A - the residence proposed is the only principal building (no multiple). F. Maximum Height: No structure shall be over thirty-five 35 feet or two and one-half (2 !12) stories in height, whichever is less. Structures within the Historic District shall not exceed a height of 30 feet. Complies - The structure proposed is one story and is less than 15 feet 6 inches in height. G. Maximum Coverage: Maximum lot coverage shall be sixty-five (65%) percent. Complies - The lot coverage proposed is 38% H. Outdoor Recreation Space: At least 8% of the lot area shall be dedicated to outdoor recreational space and shall be part of the overall landscaping requirements. (Ord. 2228, 1982; Ord. 2630 S2, 1991) Complies - The required area of 8% of lot area (6000 SF) is 480 SF - this is proposed in the rear yard. J. Maximum Permitted Floor Area for multiple dwellings on a single lot and new residential construction in Performance Standards Options land divisions created within an Historic District. The MPFA shall be determined by the following:Maximum Permitted Floor Area for single family dwellings on individual lots within the Historic District. The maximum permitted floor area for single family primary dwellings on individual lots within an Historic District shall be determined by the following: 1. The MPFA shaff include the total floor space of all floors (gross floor area) of the dwelling units 7 Joseph Charter - 92 Eight~ '~reet, 39 1 E 09AD Findings of Fact: Site Revie~. 01/07/11 measured to the outside surfaces of the building(s), 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. 2. The following formula shall be used to calculate the Maximum Permitted Floor Area (MPFA), Lot area x Adj. Factor = Adjusted lot area x Graduated FAR = MPFA TABLE 1 - Adjustment Factor Table TABLE 2 - Graduated FAR Table Complies: Lot Area of 6000 SF x ADJ. Factor of 0.94 x 0.40 (Graduated FAR) = 2256 SF MPFA. Proposed Structure = 494 SF, Main existing Residence = 1,111 SF K. New structures and additions to existing structures within the Historic District shall not exceed the MPFA unless a Conditional Use Permit is obtained. In no case shall the permitted floor area exceed 25% of the MPFA. In addition to the findings for a Conditional Use Permit, the standards noted in Section IV of the Site Design and Use Standards shall be considered in the request. 1/ Complies: Addition to existing structure does not exceed the MPFA of 2256 SF L. Conversion of existing multi-family dwelling rental units into for-purchase housing including the demolition of existing multi-family dwelling rental units, is subject to the following: NIA - Existing structure is a single family dwelling unit Chapter 18.61 - Tree Preservation and Protection 18.61.010 Purpose 18.61.030 Regulated Activities A. All tree removal and tree topping activities, unless exempted below, shall be carried out in accordance with the requirements of this chapter. o Not applicable: No trees are to be removed or topped in area of development. B. No person who is required to install or maintain tree protection measures pursuant this chapter shall do any development activities including, but not limited to clearing, grading, excavation or demolition work on a property or site which requires a planning action without approved tree protection measures properly installed and maintained pursuant to this Chapter. Not applicable: No trees exist in area of work on site. 18.61.035 Exempt Tree Removal Activities The following activities are exempt from the requirement for tree removal permits: A. Those activities associated with the establishment or alteration of any public park under the Ashland Parks and Recreation Commission. However, the Ashland Parks and Recreation Department shall provide an annual plan in January to the Tree Commission outlining proposed tree removal and topping activities, and reporting on tree removal and topping activities that were carried out in the previous year. 8 Joseph Charter - 92 Eigl Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 o Not Applicable. B. Removal of trees in single family residential zones on lots occupied only by a single family detached dwelling and associated accessory structures, except as otherwise regulated by the Physical and Environmental Constraints ordinance (18,62. o Not Applicable: No trees are to be removed or topped in area of development. C. Removal of trees in multi-family residential zones on lots occupied only by a single family detached dwelling and associated accessory structures, except as otherwise regulated by the Physical and Environmental Constraints ordinance (18.62). o Not Applicable: No trees are to be removed or topped in area of development. D. Removal of trees less than 6" DBH in any zone, excluding those trees located within the public right of way or required as conditions of approval with landscape improvements for planning actions. o Not applicable: No trees exist within the proposed area of development. E. Removal of trees less than 18" DBH on any public school lands, Southern Oregon University, and other public land; but excluding Heritage trees and street trees within the public right of way. o Not Applicable: Property is not on any public school land. F. Removal of trees within the Wildfire Lands area of the City, as defined on adopted maps, for the purposes of wildfire fuel management, and in accord with the requirements of the Physical and Environmental Constraints Chapter- 18.62. o Not Applicable: Property is not within the Wildfire Lands area of the City. G. Removal of dead trees. o Not Applicable: No dead trees exist within proposed area of development. H. Those activities associated with tree trimming for safety reasons, as mandated by the Oregon Public Utilities Commission, by the City's Electric and Telecommunication Utility. However, the Utility shall provide an annual plan to the Tree Commission outlining tree trimming activities and reporting on tree trimming activities that were carried out in the previous year. Tree trimming shall be done, at a minimum, by a Journeyman Tree Trimmer, as defined by the Utility, and will be done in conformance and to comply with OPUC regulations. o Not Applicable: No tree trimming is proposed as part of this application. Chapter 18.68 - General Regulations 18.68.010 Fences Fences, walls, hedges and screen planting shall be subject to the following standards: A. In any required front yard, provided they do not exceed three and one-half (3 7f) feet in height. o Not Applicable: No new fences, wall, hedges or screen planting are proposed in the front yard. B. In any rear or side yard, provided they do not exceed six and one-half (6 Yz) feet in height. 9 Joseph Charter - 92 Eightl7 'reet, 39 1 E 09AD Findings of Fact: Site Revie" 01/07/11 o Complies: Existing fence is approximately 4 feet in height, hedges or screen planting are existing and comply in the rear or side yards. C. The height of fences or walls in rear or sideyard setback areas abutting a public street shall be forty-eight (48) inches or less if said fences or walls are within ten (10) feet of any public street except an alley. o Complies: No new fences or walls are proposed in the rear or side yard and are 48 inches or less. D. The framework for newly constructed fences and walls shall face toward the builder's property, except where fences are jointly constructed. o Complies: all proposed new fencing framework shall face towards applicant's property. 18.68.020 Vision Clearance Area Vision clearance areas shall be provided with the following distances establishing the size of the vision clearance area: A. In any R district, the minimum distance shall be twenty-five (25) feet or, at intersections including an alley, ten (10) feet. B. In all other districts except the C-1 and E-1 districts, the minimum distance shall be fifteen (15) feet or, at intersections, including an alley, ten (10) feet. When the angle of intersection between streets, other than an alley, is less than thirty (30) degrees, the distance shall be twenty-five (25) feet. C. The vision clearance area shall contain no plantings, fences, walls, structures, or temporary or permanent obstructions exceeding two and one-half (2 7'2) feet in height, measured from the top of the curb, except that street trees exceeding this height may be located in this area, provided all branches and foliage are removed to a height of eight (8) feet above the grade. D. The vision clearance standards established by this section are not subject to the Variance section of this title. (Ord. 2605, S1, 1990) Complies: The existing picket fence of 4 feet in height is non- obstructive for viewing across the vision clearance area. 18.68.030 Access Each lot shall abut a minimum width of forty (40) feet upon a public street (other than an alley). This requirement may be decreased to twenty-five (25) feet on a cul-de-sac vehicle turn-around area. Except with an approved flag partition, no lot shall abut upon a street for a width of less than twenty- five (25) feet. o Complies: Lot has a 60.00' width. 18.68.050 Special Setback Requirements To permit or afford better light, air and vision on more heavily traveled streets and on streets of substandard width, to protect arterial streets, and to permit the eventual widening of hereinafter named streets, every yard abutting a street, or portion thereof, shall be measured from the special base line setbacks listed below instead of the lot line separating the lot from the street. Street Setback East Main Street, between City limits and Lithia Way 35 feet Ashland Street (Highway 66) between City limits and Siskiyou Boulevard 65 feet Also, front yards for properties abutting all arterial streets shall be no less than twenty (20) feet, with the exception of the C-1-D district. 10 It Joseph Charter - 92 Eighth Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 D Not Applicable. Property under this application not on above referenced streets. 18.68.090 Nonconforming Uses and Structures A. A non-conforming use or structure may not be enlarged, extended, reconstructed, substituted, or structurally altered, except as follows: 1. When authorized in accordance with the same procedure as provided in Conditional Use Chapter 18.104, a nonconforming use may be changed to one of the same or a more restricted nature. o Complies: Existing accessory structure is utilized as a single car garage, storage area and home office that abuts the property line (2 feet into the property) and the public right of way. The elimination of the garage contributes to the pedestrian nature of the street. The proposed residence is expanded to accommodate home office and second residence. and restricts the impact of the street frontage to a residential feel and use of the property (as compared to automobile parking and possible storage use of garage). 2. When authorized in accordance with the same procedure as provided in Conditional Use Chapter 18.104, an existing structure may be enlarged, extended, reconstructed, or structurally altered, except that a Conditional Use Permit need not be obtained to enlarge or extend a single-family home in the residential district, provided that the addition or extension meets all requirements of this Title. o Per section 18.104, this application provides findings that address the requirements for altering the non-conforming structure. This application proposes development of a non- conforming structure: The existing property contains an existing is non-conforming due to encroaching 8 feet into the 10 foot side yard setback in the R-2 zone. The proposed alteration reduces the non-com pliantfrontage by 16 inches. 3. A non-conforming structure may be enlarged reconstructed or structurally altered if its footprint is not changed in size or shape. C. Reactivation. A non-conforming use, which has been abandoned for a period of more than six (6) months may be reactivated to an equivalent or more restricted use through the Conditional Use and Site Review process. In evaluating whether or not to permit the reactivation of a non-conforming use, the Planning Commission, in addition to using the criteria required for a Conditional Use Permit and Site Review, shall also use the following additional criteria: 1. That any improvements for the reactivation of the non-conforming use to an existing non- conforming structure on the site shall be less than fifty (50%) percent of the value of the structure. The value of the structure shall be determined by either the assessed value according to the Jackson County Assessor or by an independent real estate appraiser licensed in the State of Oregon. Personal properly necessary for the operation of the business or site improvements not included in 11 Joseph Charter - 92 Eight!'; .' ~reet, 39 1 E 09AD Findings of Fact: Site Revie.. 01/07/11 the structure shall not be counted as improvements under this criteria. 2. An assessment that the traffic generated by the proposed use would not be greater than permitted uses on the site. In assessing the traffic generated by the proposed use, the Planning Commission shall consider the number of vehicle trips per day, the hours of operation, and the types of traffic generated; i.e., truck or passenger vehicle. The Planning Commission shall modify the Conditional Use Permit so that the operation of the non-conforming use is limited to the same traffic impact as permitted uses in the same zone. 3. That the noise generated by the proposal will be mitigated so that it complies with the Ashland Noise Ordinance, Chapter 9.08. 170, and also that it does not exceed the average ambient noise level already existing in the area, as measured by this standard. 4. That there will be no lighting of the property which would have direct illumination on adjacent uses and that there would be no reflected light from the property greater than the amount of reflected light from any permitted use in that same zone. 5. In a residential zone the findings must further address that such reactivation will further implement Goal VI, Policy 2, Housing Chapter of the Ashland Comprehensive Plan. 6. Nothing herein shall apply to non-conforming signs, which are governed by the provisions of Section 18.96.150 of this Code. (Ord. 2406 S1, 1986) Not Applicable: Existing use is active and is conforming. D. Building or structure: Nothing contained in this Title shall require any change in the plans, construction, alteration, or designated use of a structure for which a building permit has been issued and construction has commenced prior to the adoption of the ordinance codified herein and subsequent amendments thereto, except that if the designated use will be nonconforming, it shall, for the purpose of subsection (B) of this Section, be a discontinued use if not in operation within two (2) years of the date of issuance of the building permit. Not Applicable 18.68.140 Accessory Buildings and Structures Accessory buildings and structures shall comply with all requirements for the principal use except where specifically modified by this Title and shall comply with the following limitations: A. A greenhouse or hothouse may be maintained accessory to a dwelling in an R district. o Not Applicable: No new accessory buildings are proposed. B. A guest house may be maintained accessory to a single-family dwelling provided there are no kitchen cooking facilities in the guest house. o Not Applicable: No new guest house is proposed. Proposal is a second residence. C. Mechanical equipment shall be subject to the provisions of this Section. Such equipment shall not be located between the main structure on the site and any street adjacent to a front or sideyard, and every attempt shall be made to place such equipment so that it is not visible from adjacent public streets. Any installation of mechanical equipment shall require a building permit. (Ord, 2289 S4, 1984) o Complies: No mechanical equipment is to be located between the main structure on the site and any street. D. Regardless of the side and rear yard requirements of the district, in a residential district, a side or rear yard may be reduced to three (3) feet for an accessory structure erected more than fifty (50) feet from any street, other than alleys, provided the structure is detached and separated from other buildings and structures by ten (10) feet or more, and is no more than fifteen (15) feet in height. (Ord. 2228, 1982; Ord. 2289 S3, 1984) 12 Joseph Charter - 92 Eigh Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 o Not Applicable, development is within 50 feet from the street. 18.68.160 Driveway Grades Grades for new driveways in all zones shall not exceed a grade of 20% for any portion of the driveway. All driveways shall be designed in accord with the criteria of the Ashland Public Works Department and approved prior to issuance of a certificate of occupancy for new construction. If required by the City, the developer or owner shall provide certification of driveway grade by a licensed land surveyor. All vision clearance standards associated with driveway entrances onto public streets shall not be subject to the Variance section of this title. (Ord. 2604 S2, 1990; Ord. 2663 S3, 1992) o Not applicable. Chapter 18.70 - Solar Access 18.70.010 Purpose and Intent The purpose of the Solar Access Chapter is to provide protection of a reasonable amount of sunlight from shade from structures and vegetation whenever feasible to all parcels in the City to preserve the economic value of solar radiation falling on structures, investments in solar energy systems, and the options for future uses of solar energy. 18. 70.030 Lot Classifications Affected Properties. All lots shall meet the provisions of this Section and will be classified according to the following formulas and table: FORMULA I: Minimum N/S lot dimension for Formula I = 30' 0.445 + S Where: S is the decimal value of slope, as defined in this Chapter. FORMULA II: Minimum N/S lot dimension for Formula II = 10' 0.445 + S Lots whose north-south lot dimension exceeds that calculated by Formula I shall be required to meet the setback in Section (A), below. Those lots whose north-south lot dimension is less than that calculated by Formula I, but greater than that calculated by Formula II, shall be required to meet the setback in Section (B), below. Those lots whose north-south lot dimension is less than that calculated by Formula II shall be required to meet the setback in Section (C), below. o Solar Setback standard for property is setback standard B 18. 70.040 Solar Setbacks B. Setback Standard B This setback is designed to insure that shadows are no greater than sixteen (6) feet at the north property line. Buildings for lots which are classified as Standard B, or for any lot zoned C-1, E-1 or M-1, or for any lot not abutting a residential zone to the north, shall be set back from the northern lot line as set forth in the following formula: SSB = H - 16' 0.445 + S o Complies: Proposed renovated structure is 15.5 feet high requiring a SSB of 0 feet on northern edge of the structure. The proposed setback is 0 feet (for roof overhang) thus is compliant with the solar setback requirement. D. Exempt Lots. Any lot with a slope of greater than thirty percent (30%) in a northerly direction, as defined by this Ordinance, shall be exempt from the effects of the Solar Setback Section. o Not Applicable. Lot slope is not greater than 30%. E. Lots Affected By Solar Envelopes. All structures on a lot affected by a solar envelope shall comply with the height requirements of the solar envelope. 13 Joseph Charter - 92 Eighth .. 'reet, 39 1 E 09AD Findings of Fact: Site Revie~, 01/07/11 o Complies. Structure height under consideration is the only structure under this application on site. F. Exempt Structures. 1. Existing Shade Conditions. If an existing structure or topographical feature casts a shadow at the northern lot line at noon on December 21, that is greater than the shadow allowed by the requirements of this Section, a structure on that lot may cast a shadow at noon on December 21, that is not higher or wider at the northern lot line than the shadow cast by the existing structure or topographical feature. This Section does not apply to shade caused by vegetation. o Not Applicable. Although the existing non-conforming structure on the property line is exempt, the new addition is in an area that warrants calculations. 2. Actual Shadow Height. If the applicant demonstrates that the actual shadow which would be cast by the proposed structure at noon on December 21, is no higher than that allowed for that lot by the provisions of this Section, the structure shall be approved. Refer to Table D for actual shadow lengths. Not applicable: formula utilized under section above. 18. 70.050 Solar Access Performance Standard Not Applicable. 18.70.060 Variances o Not Applicable. 18.70.070 Solar Access Permit for Protection from Shading by Vegetation 18.70.080 Hearing Procedure 18. 70.090 Limits On Solar Access Permits 18.70.100 Entry of Solar Access Permit Into Register o Not Applicable: No Solar Access Permit is being requested. 14 Joseph Charter - 92 Eigh Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 Chapter 18.72 - Site Design & Use Standards 18. 72.40 proval Process o The application for this project requires a Type I procedure. 18.72.060 - Plans required Items A. through X o The application for this project provides the information required in items A. through X. on the drawings submitted and in the findings enclosed (under landscape requirements and under sections 18.104.050 Approval Criteria for Conditional Use Permits, section 18.72.070 Criteria for Approval. X 3, For all developments, the following shall also be required: The method and type of energy proposed to be used for heating, cooling and lighting of the building, and the approximate annual amount of energy used per each source and the methods used to make the approximation. Heating will be electric. For cooling, there will be no active cooling system. Passive means by ventilation strategies and low energy fan usage are proposed. Daylighting strategies from skylights and windows provide good natural light. Energy demand is estimated to be $64 - $128 (800 -1600 KwHR) based on $.08/KwHR on electricity. Method used to make this approximation is utilizing the average costs from the last few years of energy bills of $40-$80 per month. The increase is based on a 322% increase in conditioned space. 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. o Complies: The proposed development meets or exceeds all the requirements of the R-2 Historic district. See findings for Chapter 18.24 R-2 District included these findings. B. All requirements of the Site Review Chapter have been met or will be met. o Complies: All applicable requirements of the Site Review Chapter have been or will be met other than previously outlined requests for the administrative variance and variances. See 'Site Design and Use Standards' findings that follow. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter, o Complies: All applicable requirements of the Standards outlined in Chapter 18.72 Site, Design & Use Standards have been or will be met other than previously outlined requests for the administrative variance and variances. See findings that follow. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. (Ord. 2655, 1991; Ord 2836 S6, 1999) o Complies: Adequate facilities exist as per the following (refer to sheet AS1.0 for locates) 1. Water: The existing 4" water main along 8th Street extends across the entire frontage of the property. Water meters connect to this via 3/4" line. Service fixture count will be 15 Joseph Charter - 92 Eighth ." 'reet, 39 1 E 09AD Findings of Fact: Site Reviel". 01/07/11 supplied and service line to be upgraded as required (There exists an 8 inch water main on C street) 2. Sanitary Sewer: Sanitary sewage passes through existing 4" line from the building to the existing 6" Sanitary Sewer in the center of C Street. 3. Electricity: Electrical service is an existing 200 Amp service served with a drop line from nearby electrical pole 4. Urban Storm Drainage: The existing 36" storm drain on C Street will be utilized via existing flowline along C Street curb to existing development at the roof downspouts. 18.72. 110 Landscaping Standards Area Required. The following areas shall be required to be landscaped in the following zones: R-2 - 35% of total developed lot area o Complies: Landscaped area = 3720 SF. Lot area = 6000 SF. Landscaping = 62% 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. o Complies: Street frontage of buildings are on both C Street and 8th Street and the existing and proposed landscaping within these visible areas on the property to the public right of way is exemplary of this standard. 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 to survive, the property owner shall replace them. o Complies: refer to Landscape plans 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. o Not applicable: Parking lot not proposed. E. One street tree per 30 feet of frontage shall be required on all projects. o Complies: 60 feet of frontage along 8th Street requires 2 street trees. 100 feet of frontage along C Street requires 4 street trees. A mixture of existing trees and proposed new and are provided - Refer to Landscape plans. 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. A. Commercial. Commercial developments having a solid waste receptacle shall provide a site of equal or greater size adjacent to or with access comparable to the solid waste receptacle to accommodate materials collected by the local solid waste franchisee under its on-route collection program for purposes of recycling. Both the opportunity-to-recycle site and the common solid waste 16 Joseph Charter - 92 Eigh Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 receptacle shall be screened by fencing or landscaping such as to limit the view from adjacent properties or public rights-of-way. o Complies: A 30" x 30" trash and recycling area is proposed behind the side yard fencing to the property (see sheet AS1.0 Site Plan). B. Multi-Family Residential. All newly constructed multi-family 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 solid waste receptacle shall provide an individual curbside recycling container for each dwelling unit in the development. 2. Multi-family developments sharing a common solid waste receptacle shall provide a site of equal or greater size adjacent to or with access comparable to the common solid waste receptacle to accommodate materials collected by the local solid waste franchisee under its residential on-route collection program for purposes of recycling. Both the opportunity-to-recycle site and the common solid waste receptacle shall be screened by fencing or landscaping such as to limit the view from adjacent properties or public rights-of-way. o Applicant's development does not share a common waste receptacle and will provide curbside recycling for dwelling unit as well as an equal size recycling area to the waste provisions in above requirements under section A. 18.72.120 Controlled access A. Prior to any partitioning of property located in an R-2, R-3, C-1, E-1 or M-1 zone, controlled access standards shall be applied and, if necessary, cross easements shall be required so that access to all properties created by the partitioning can be made from one or more points. o Not Applicable: No partitioning is proposed with this application, B. Access points shall be limited to the following: 1. Distance between driveways. On arterial streets - 100 feet; on collector streets - 75 feet; on residential streets - 50 feet. 2. Distance from intersections. On arterial streets - 100 feet; on collector streets - 50 feet; on residential streets - 35 feet. o Complies: No new access points are proposed. C. Vision clearance standards, 1. No obstructions greater than two and one half feet high, nor any landscaping which will grow greater than two and one half feet high, with the exception of trees whose canopy heights are at all times greater than eight feet, may be placed in a vision clearance area determined as follows: The vision clearance area at the intersection of two streets is the triangle formed by a line connecting points 25 feet from the intersection of property lines. In the case of an intersection involving an alley and a street, the triangle is formed by a line connecting points ten feet along the alley and 25 feet along the street. When the angle of intersection between the street and the alley is less than 30 degrees, the distance shall be 25 feet. No structure or portion thereof shall be erected within ten feet of the driveways. o Complies: picket fencing at corner intersection provides adequate transparency for vision. 2. State of Oregon Vision Clearance Standards. The following stopping site distances shall apply to 17 Joseph Charter - 92 Eight~ ~reet, 39 1 E 09AD Findings of Fact: Site Revie~. 01/07/11 all State Highways within the City with the prescribed speed limits. Vertical stopping sight distance to be based on distance from three and one half feet above pavement to a point six feet above the pavement. (Ord.2544 S1, 1989) 30 mph200 feet 35 mph225 feet 40 mph275 feet 45 mph325 feet 55 mph450 feet o Not Applicable: C Street is a City maintained road and is not a State Highway. 3. The vision clearance standards established by this section are not subject to the variance section of this title. (Ord. 2605 S2, 1990) D. Access Requirements for Multi-family Developments. 1. All multi-family developments which will have automobile trip generation in excess of 250 vehicle trips per day shall provide at least two driveway access points to the development. Trip generation shall be determined by the methods established by the Institute of Transportation Engineers. o Not Applicable: Proposed trip generation is 30 trips Iday per ITE standards 2, Creating an obstructed street, as defined in 18.88.020. G, is prohibited. (Ord. 2544 S2, 1989; Ord 2836 S7, 1999) o Not Applicable: No streets are being created as part of this project. 18.72.140 Light and Glare Performance Standards There shall be no direct illumination of any residential zone from a lighting standard in any other residential lot, C-1, E-1 or M-1, SO, or HC lot. o Complies: development shall not have direct illumination on the adjacent residential zone. 18.72.160 Landscaping Maintenance A. All landscaped areas must be maintained in a weed-free condition. B. All landscaped areas required by this Chapter must be maintained according to the approved landscaping plans. (Ord. 2228, 1982) o Complies: Owner agrees to maintain all landscaped areas according to these requirements. Chapter 18.92 - Off-Street Parking 18.92.010 Generally In all districts, except those specifically exempted, whenever any building is erected, enlarged, or the use is changed, off-street parking shall be provided as set forth in this Chapter. 18.92.020 Automobile Parking Spaces Required Uses and standards are as follows: A. Residential Uses 2. Multi-family dwellings. a. Studio units or 1-bedroom units less than 500 sq. ft.--1 space/unit. 18 Joseph Charter - 92 Eigh Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 Compliant: Summary of parking requirements: Proposed Dwelling unit of less than 500 SF Existing 2 bedroom dwelling Total spaces required = Total provided on site = 1 space 2 spaces 3 spaces o spaces (Refer to 18.92.025 on street credit) 18.92.025 Credit for On-street Automobile Parking A. The amount of off-street parking required shall be reduced by the following credit provided for on- street parking: one off-street parking space credit for every two on-street spaces up to four credits, thereafter one space credit for each on-street parking space. o Contiguous street frontage of 48 feet along Eighth Street provides 1 parking space credit o Contiguous street frontage of 96 feet along C Street provides 2 parking space credits 18.92.030 Disabled Person Parking Places The total number of disabled person parking spaces shall comply with the following: Total in Parking Lot Required Minimum Number of Accessible Spaces 1 to 25 = 1, 26 to 50 = 2 (portion deleted) Required Disabled Person Parking spaces shall be designed in accord with all requirements of the State of Oregon, including minimum widths, adjacent aisles, and permanent markings. Disabled Person Parking space designs are included at the end of this chapter. Exempt: Private residential development does not require disabled parking 18.92.040 Bicycle Parking A. All uses, with the exception of detached single-family residences and uses in the C-1-D zone, shall provide a minimum of two sheltered bike parking spaces. o Complies: 2 covered bike parking provided in the yard under building eave (see sheet AS1.0). B. Every residential use of two units or more per structure, and not containing a garage, shall provide bicycle parking spaces as follows: Multi-Family Residential: One sheltered space per studio and 1-bedroom unit 1.5 sheltered spaces per 2-bedroom unit 2.0 sheltered spaces per 3-bedroom unit o 3 spaces are required: 2 sheltered spaces are provided and 1 space is provided. C. In addition, all uses which require off street parking, except as specifically noted, shall provide one bicycle parking space for every 5 required auto parking spaces. Fractional spaces shall be rounded up to the next whole space. Fifty percent of the bicycle parking spaces required shall be sheltered from the weather. All spaces shall be located in proximity to the uses they are intended to serve. (Ord. 2697 S1, 1993) o Complies: 3 automobile parking spaces /5 = .6 = 1 space. 3 total have been proposed. (2 covered spaces and 1 uncovered space) 18.92.050 Compact Car Parking Up to 50% of the total automobile parking spaces in a parking lot may be designated for compact 19 Joseph Charter - 92 Eight~ -~reet, 39 1 E 09AD Findings of Fact: Site RevilL 01/07/11 cars. Minimum dimensions for compact spaces shall be 8 x 16 feet. Such spaces shall be signed or the space painted with the words "Compact Car Only. " o Not applicable: 2 standard parking spaces are proposed (on street). 18.92.070 Automobile Parking Design Requirements All 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 x18 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. o Not applicable: Proposal utilized on-street parking credit for parking B. Driveways and Turn-Arounds. Driveways and turn-a rounds providing access to parking areas shall conform to the following provisions: 1. A driveway for a single dwelling shall have a minimum width of nine feet, and a shared driveway serving two units shall have a width of 12 feet. o Not Applicable: No Driveways are proposed 2. Parking areas of more than seven parking spaces per lot shall be provided with adequate aisles or turn-around areas so that all vehicles may enter the street in a forward manner. o Not applicable: Parking lot not proposed. 3. Parking areas of more than seven parking spaces shall be served by a driveway 20 feet in width and constructed to facilitate the flow of traffic on or off the site, with due regard to pedestrian and vehicle safety, and shall be clearly and permanently marked and defined. Parking areas of seven spaces or less shall be served by a driveway 12 feet in width. o Not applicable: Parking lot not proposed. 4. Shared Use of Driveways and Curb Cuts. a. Developments subject to a planning action or divisions of property, either by minor land partition or subdivision, shall minimize the number of driveway intersections with streets by the use of shared driveways with adjoining lots where feasible. In no case shall driveways be closer than 24 feet as measured from the bottom of the existing or proposed apron wings of the driveway approach. o Not applicable: no proposed driveways under this application. b. Plans for property being partitioned or subdivided or for multi-family developments shall indicate how driveway intersections with streets have been minimized through the use of shared driveways and shall indicate all necessary access easements. o Not Applicable: The property is not being partitioned, subdivided, or intended for multi- family development. c. Developments subject to a planning action shall remove all curb cuts and driveway approaches not shown to be necessary for existing improvements or the proposed development. Cuts and approaches shall be replaced with standard curb, gutter or sidewalk as appropriate. All replacement shall be done under permit of the Engineering Division. o Complies: Site Plan AS1.0 indicates removal of existing curb cut and apron. 20 Joseph Charter - 92 Eigh Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 C. Vertical Clearances. Driveways, aisles, turn-around areas and ramps shall have a minimum vertical clearance of 13'6/1 for their entire length and width. o Complies: This 13'-6" vertical clearance will be maintained for these areas on the property. D. Vision Clearance. No signs, structures or vegetation in excess of two and one-half feet in height shall be placed in the vision clearance area. The vision clearance area is the triangle formed by a line connecting points 25 feet from the intersection of property lines. In the case of an intersection involving an alley and a street, the triangle is formed by a line connecting points ten (10) feet along the alley and 25 feet along the street. When the angle of intersection between the street and the alley is less than 30 degrees, . the distance shall be 25 feet. No signs, structures or vegetation or portion thereof shall be erected within ten (10) feet of driveways unless the same is less than two and one- half feet in height. The vision clearance standards established by this section are not subject to the Variance section of this title. Complies: picket fencing at corner intersection provides adequate transparency for vision. E. Development and Maintenance. The development and maintenance as provided below} shall 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. o Not applicable: no proposed driveways under this application 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. Not applicable: no proposed driveways under this application 3. Driveway approaches. Approaches shall be paved with concrete surfacing constructed to standards on file in the office of the City Engineer. o Not applicable: no proposed driveways under this application. 4. Marking. Parking lots of more than seven spaces shall have all spaces permanently and clearly marked. o Not applicable: Parking lot not proposed. 5. Wheel stops. Wheel stops shall be a minimum of four inches in height and width and six feet in length. They shall be firmly attached to the ground and so constructed as to withstand normal wear. Wheel stops shall be provided where appropriate for all spaces abutting property lines, buildings, landscaping, and no vehicle shall overhang a public right-of-way. o Not applicable: no parking area proposed 6. Walls and Hedges. a. Where parking abuts upon a street, a decorative masonry wall or evergreen hedge screen of 30-42 inches in height and a minimum of 12/1 in width shall be established parallel to and not nearer than two feet from the right-of-way line. Screen planting shall be of such size and number to provide the required screening within 12 months after installation. The area between the wall or hedge and street line shall be landscaped. All vegetation shall be adequately maintained by a permanent irrigation 21 Joseph Charter - 92 EightV 'freet, 39 1 E 09AD Findings of Fact: Site Revie.. 01/07/11 system, and said wall or hedge shall be maintained in good condition. The required wall or screening shall be designed to allow for free access to the site and sidewalk by pedestrians. o Not Applicable: No parking abuts upon a street. b. In all zones, except single-family zones, where parking facilities or driveways are located adjacent to residential or agricultural zones, school yards, or like institutions, a sight-obscuring fence, wall, or evergreen hedge not less than five feet, nor more than six feet high shall be provided on the property line as measured from the high grade side. Said wall, fence or hedge shall be reduced to 30 inches within required setback area, or within 10 feet of street property lines, and shall be maintained in good condition. Screen plantings shall be of such size and number to provide the required screening within 12 months after installation. Adequate provisions shall be made to protect walls, fences or plant materials from being damaged by vehicles using said parking areas. . o Not Applicable: Existing fencing complies with screening standard. 7, Landscaping. In all zones, all parking facilities shall include landscaping to cover not less than 7% of the area devoted to outdoor parking facilities, including the landscaping required in subdivision 6(a) above. Said landscaping shall be uniformly distributed throughout the parking area, be provided with irrigation facilities and protective curbs or raised wood headers. It may consist of trees, plus shrubs, ground cover or related material. A minimum of one tree per seven parking spaces is required. o Not applicable: Parking lot not proposed. 8. Lighting of parking areas within 100 feet of property in residential zones shall be directed into or on the site and away from property lines such that the light element shall not be directly visible from abutting residential property. o Complies: property is within 100 ft. of a residential zone and will provide lighting directed away from residential zone. Conditional Use Permits 18.104.050 Approval Criteria A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the imposition of conditions, with the following approval criteria. A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. o This proposal is in conformance with all relevant Comprehensive plan policies. 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. o Complies: Adequate facilities exist as per the following (refer to sheet AS1.0 for locates) 1. Water: The existing 4" water main along 8th Street extends across the entire frontage of the property. Water meters connect to this via 3/4" line. Service fixture count will be supplied and service line to be upgraded as required (There exists an 8 inch water main on C street) 22 Joseph Charter - 92 Eigh ,treet, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 2. Sanitary Sewer: Sanitary sewage passes through existing 4" line from the building to the existing 6" Sanitary Sewer in the center of C Street. 3. Electricity: Electrical service is an existing 200 Amp service served with a drop line from nearby electrical pole 4. Urban Storm Drainage: The existing 36" storm drain on C Street will be utilized via existing flowline along C Street curb to existing development at the roof downspouts. 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. o There are a substantial number of small single family dwelling units within the historic interest area and within the adjacent R-2 and R-3 zones, that reflect similar scale, bulk and coverage of this proposed single family dwelling. The resulting fa~ade renovation and mass of the single story building mass (bulk) is similar to surrounding single family development within the neighborhood. By contrast, the adjacent R-3 property (closest to proposed renovation) is a developed two story quadplex with a parking lot in front. Given the contiguous nature of residences 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. o The changes to the generation of traffic and effects on surrounding streets is well within the target use of this residential zone. The conversion of the garage to a single residential unit deletes the existing off street parking but it liberates parking where street curb cut will be removed: net change is the same available parking. The proposed use is residential and is within target impact and use of zone. 3. Architectural compatibility with the impact area. o The fa~ade renovation improves its historic contribution to the neighborhood. The existing fa~ade is a single car garage door and disproportionate corner window. The proposed single story gable structure facing the street is proposed to match the existing siding and trim of the existing residence to blend into the "fabric" of the property. It is characteristic in the Railroad District Historic Interest area to have development similar to this proposed renovation. 4. Air quality, including the generation of dust, odors, or other environmental pollutants. o No generation of dust and odors will be present in the proposed use of the building, with the exception of standard construction practices during construction 5. Generation of noise, light, and glare. o Generation of light and glare will be contained within the site - similar to prevailing present use. 6, The development of adjacent properties as envisioned in the Comprehensive Plan. o The proposed development will have no impact on the development of adjacent properties. 23 Joseph Charter - 92 Eightt +reet, 39 1 E 09AD Findings of Fact: Site Revievv 01/07/11 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use, 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. A. Commercial. Commercial developments having a solid waste receptacle shall provide a site of equal or greater size adjacent to or with access comparable to the solid waste receptacle to accommodate materials collected by the local solid waste franchisee under its on-route collection program for purposes of recycling. Both the opportunity-to-recycle site and the common solid waste receptacle shall be screened by fencing or landscaping such as to limit the view from adjacent properties or public rights-of-way. o Not applicable: proposed use is not a commercial development. B. Multi-Family Residential. All newly constructed multi-family 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 solid waste receptacle shall provide an individual curbside recycling container for each dwelling unit in the development. 2. Multi-family developments sharing a common solid waste receptacle shall provide a site of equal or greater size adjacent to or with access comparable to the common solid waste receptacle to accommodate materials collected by the local solid waste franchisee under its residential on-route collection program for purposes of recycling. Both the opportunity-to- recycle site and the common solid waste receptacle shall be screened by fencing or landscaping such as to limit the view from adjacent properties or public rights-of-way. o Complies: waste receptacle will be provided behind private fence SITE DESIGN AND USE STANDARDS SECTION If - APPROVAL STANDARDS & POLICIES A. ORDINANCE LANDSCAPING REQUIREMENTS The following percentages of landscaping are required for all properties falling under the Site Design and Use Standards. . R-2: 35% o Complies: The total landscaped and irrigated area equals 3720 SF on site, or 62% of lot area. B. MUL T1FAMIL Y RESIDENTIAL DEVELOPMENT APPROVAL STANDARDS: Multi-family residential development shall conform to the following design standards: II-B-1) Orientation II-B-1a) Residential buildings shall have their primary orientation toward the street when they are within 20 to 30 feet of the street.. o Complies: Historic facade is to be improved with centered and balanced fenestration with the peaked gable that is oriented towards C Street with replicated hitoric windows that match the existing residence windows in style and proportion. 24 Joseph Charter - 92 Eigh Street, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 1) II-B-1b) Buildings shall be set back from the street according to ordinance requirements, which is usually 20 feet. o Non-compliant: Historic facade location is to remain as is at current location. II-B-1c) Buildings shall be accessed from the street and the sidewalk. Parking areas shall not be located between buildings and the street. o Compliant: There is significant improvement of this standard due to the elimination of the parking area in the front of the existing building. The building is accessed from the street with the entry gate intentionally designed to indicate a strong entry indicator for the public right of way. It is both the applicant and architect's opinion that entry directly into the encroaching building onto the public right of way (non-compliant setback of 2 feet from the property line and the public right of way) is counter to providing a healthy interface from a residence to the public. By providing a strong sense of entry onto the property immediately adjacent to the facade, the proposal preserves the proper domain for public and private interface in an urban setting. 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 similar streetscape with street trees is required. o Complies: 60 feet of frontage along 8th Street requires 2 street trees. 100 feet of frontage along C Street requires 4 street trees. The existing trees and proposed trees meet this requirement II-B-2b) Front yard landscaping shall be similar to those found in residential neighborhoods, with appropriate changes to decrease water use. o Complies: Refer to Landscape Plans 1) II-B-3) Landscaping 2) II-B-3a) Landscaping shall be designed so that 50% coverage occurs within one year of installation and 90 % landscaping coverage occurs within 5 years. o Complies: The proposed landscaping exceeds this requirement. 3) II-B-3b) Landscaping design shall include a variety of deciduous and evergreen trees and shrubs and flowering plant species well adapted to the local climate. Complies: The proposed landscaping exceeds this requirement. 4) II-B-3c) As many existing healthy trees on the site shall be saved as is reasonably feasible. Complies: There are no proposals to remove any existing trees. 5) II-B-3d) Buildings adjacent to streets shall be buffered by landscaped areas of at least 10 feet in width. o Not applicable: Property is within Ashland Historic District. II-B-3e) Parking areas shall be shaded by large canopied deciduous trees and shall be adequately screened and buffered from adjacent uses. 25 Joseph Charter - 92 Eightl7 '~reet, 39 1 E 09AD Findings of Fact: Site Revie.. 01/07/11 o Not applicable - no parking areas are proposed 1) II-B-3f) Irrigation systems shall be installed to assure landscaping success. Refer to Parking Lot landscaping and Screening Standards for more detail. o Complies: Existing landscaping and irrigation meet these standards II-B-4) Open Space II-B-4a) An area equal to at least 8 % of the lot area shall be dedicated to open space for recreation use by the tenants of the development. o Complies: refer to Site Plan for indicated open space. II-B-4c) Decks, patios, and similar areas are eligible for open space criteria. Play areas for children are required for projects of greater than 20 units that are designed to include families. o Complies: The open space requirement is met in yard space as indicated on plans. II-B-5) Natural Climate Control II-B-5a) Utilize deciduous trees with early leaf drop and low bare branch densities on the south sides of buildings which are occupied and have glazing for summer shade and winter warmth. o Complies: Refer to Landscape plans. II-B-6) Building Materials II-B-6a) Building materials and paint colors should be compatible with the surrounding area. Very bright primary or neon-type paint colors which attract attention to the building or use are unacceptable. o Complies: Refer to elevations for compliance - paint colors are compatible to surrounding areas. No bright or neon paint colors will be used. . D. PARKING LOT LANDSCAPING AND SCREENING STANDARDS 11-0-1) Screening at Required Yards 11-0-1-1) Parking abutting a required landscaped front or exterior yard shall incorporate a sight obscuring hedge screen into the required landscaped yard. Not Applicable: Parking is not on property is relegated to on-street for this proposal 11-0-1-2) The screen shall grow to at least 36 inches higher than the finished grade of the parking area, except for required vision clearance areas. o Complies: proposed plantings to comply. 11-0-1-3) The screen height may be achieved by a combination of earth mounding and plant materials. o Not Applicable. 11-0-1-4) Elevated parking lots shall screen both the parking and the retaining wall. o Not Applicable. 26 Joseph Charter - 92 Eigh '3treet, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 11-0-2) Screening Abutting Property Lines Parking abutting a property line shall be screened by a 5' landscaped strip. Where a buffer between zones is required, the screening shall be incorporated into the required buffer strip, and will not be an additional requirement. Not Applicable: Parking is not on property is relegated to on-street for this proposal 11-0-3) Landscape Standards 11-0-3-1) Parking lot landscaping shall consist of a minimum of 7 % of the total parking area plus a ratio of 1 tree for each seven parking spaces to create a canopy effect. Not applicable: Parking is not on property is relegated to on-street for this proposal 11-0-3-2) The tree species shall be an appropriate large canopied shade tree and shall be selected from the street tree list to avoid root damage to pavement and utilities, and damage from droppings to parked cars and pedestrians. Complies: Refer to landscape plans for tree specification. 11-0-3-3) The tree shall be planted in a landscaped area such that the tree bole is at least 2 feet from any curb or paved area. Complies: Refer to landscape plans for tree planting specification. 11-0-3-4) The landscaped area shall be planted with shrubs and/or living ground cover to assure 50% coverage within 1 year and 90% within 5 years. Complies: Refer to landscape plans for tree planting specification. 11-0-3-5) Landscaped areas shall be evenly distributed throughout the parking area and parking perimeter at the required ratio. Not applicable: Parking is not on property is relegated to on-street for this proposal 11-0-3-6) That portion of a required landscaped yard, buffer strip or screening strip abutting parking stalls may be counted toward required parking lot landscaping but only for those stalls abutting landscaping as long as the tree species, living plant material coverage and placement distribution criteria are also met. Front or exterior yard landscaping may not be substituted for the interior landscaping required for interior parking stalls. Not applicable. No interior parking stalls are proposed. 11-0-4-1) Parking areas adjacent to residential dwelling shall be set back at least 8 feet from the building, and shall provide a continuous hedge screen. ot applicable: Parking is not on property is relegated to on-street for this proposal 11-0-5) Hedge Screening 11-0-5-1) Evergreen shrubs shall be planted so that 50% of the desired screening is achieved within 2 years, 100% within 4 years. Complies: Existing screening meets this requirement. 11-0-5-2) Living groundcover in the screen strip shall be planted such that 100% coverage is achieved within 2 years. 27 Joseph Charter - 92 Eight~ 'treet, 39 1 E 09AD Findings of Fact: Site Revie.. 01/07/11 Complies: The existing landscape living groundcover meets this requirement. 11-0-6) Other Screening 11-0-6-1) Other screening and buffering shall be provided as follow: Refuse Container Screen, Service Corridor Screen, Light and Glare Screen: Not applicable: not other screening required. E. STREET TREE STANDARDS APPROVAL STANDARD: All development fronting on public or private streets shall be required to plant street trees in accordance with the following standards and chosen from the recommended list of street trees found in this section. II-E-1) Location for Street Trees 1. Street trees shall be located behind the sidewalk except in cases where there is a designated planting strip in the right-of-way, or the sidewalk is greater than 8 feet wide. Street trees shall include irrigation, root barriers, and generally conform to the standard established by the Department of Community Development. Complies: Refer to landscape plans for tree planting specification. II-E-2) Spacing, Placement, and Pruning of Street Trees All tree spacing may be made subject to special site conditions which may for reasons such as safety, affect the decision. Any such proposed special condition shall be subject to the Staff Advisor's review and approval. The placement, spacing, and pruning of street trees shall be as follows: a. Street trees shall be placed at the rate of one tree for every 30 feet of street frontage. Trees shall be evenly spaced, with variations to the spacing permitted for specific site limitations, such as driveway approaches. Complies: 60 feet of frontage along 8th Street requires 2 street trees. 100 feet of frontage along C Street requires 4 street trees. The existing trees and proposed trees meet this requirement - refer to landscape plans for site specific limitations b. Trees shall not be planted closer than 25 feet from the curb line of intersections of streets or alleys, and not closer than 10 feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles. Complies: Trees meet this criteria and are indicated on the Landscape Plan c. Street trees shall not be planted closer than 20 feet to light standards. Except for public safety, no new light standard location shall be positioned closer than 10 feet to any existing street tree, and preferably such locations will be at least 20 feet distant. Complies: Trees meet this criteria and are indicated on Landscape Plan. d. Trees shall not be planted closer than 2 ~ feet from the face of the curb except at intersections where it shall be 5 feet from the curb, in a curb return area. Complies: Refer to landscape plans for tree planting specification. 28 Joseph Charter - 92 Eigh '3treet, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 e. Where there are overhead power lines, tree species are to be chosen that will not interfere with those lines. Complies: Refer to landscape plans for tree planting specification. f Trees shall not be planted within 2 feet of any permanent hard surface paving or walkway. Sidewalk cuts in concrete for trees shall be at least 10 square feet, however, larger cuts are encouraged because they allow additional air and water into the root system and add to the health of the tree. Space between the tree and such hard surface may be covered by. permeable non-permanent hard surfaces such as grates, bricks on sand, or paver blocks. Complies: Refer to landscape plans for tree planting specification. g. Trees, as they grow, shall be pruned to provide at least 8 feet of clearance above sidewalks and 12 feet above street roadway surfaces. Complies: The Owner agrees to prune the trees adjacent to sidewalks and driveways to the clearances indicated by this requirement. h. Existing trees may be used as street trees if there will be no damage from the development which will kill or weaken the tree. Sidewalks of variable width and elevation may be utilized to save existing street trees, subject to approval by the Staff Advisor, Not Applicable: No existing street trees are close to proposed development. II-E-3) Replacement of Street 'Trees Existing street trees removed by development projects shall be replaced by the developer with those from the approved street tree list. The replacement trees shall be of size and species similar to the trees that are approved by the Staff Advisor. Not Applicable: No existing street trees to be replaced. II-E-4) Recommended Street Trees Street trees shall conform to the street tree list approved by the Ashland Tree Commission. Complies: Refer to landscape plans for tree planting specification. SECTION 111- WA TER CONSERVING LANDSCAPING GUIDELINES & POLICIES o Complies: Drought tolerant landscaping exists. All planting areas are watered by an automatic irrigation system with pop-up spray heads and drip system. Spray system maintains plantings more effectively than a drip system in certain areas of landscaping. SECTION IV - HISTORIC DISTRICT DEVELOPMENT HEIGHT: The project will increase its current height by 3 ft 5 inches at the single story peak of ridge line of the existing structure. SCALE: The project will increase its current historic frontage of the side (eave) end of the gable (refer to existing photos) to a gable end of the proposed structure. The scale increases appropriately in conjuction with the massing and shape in keeping with front facade scales along C street. 29 Joseph Charter - 92 Eightl;' 'treet, 39 1 E 09AD Findings of Fact: Site Revie:.. 01/07/11 MASSING: The project will increase its current massing along the street frontage as indicated above in the "SCALE" section. With the gable end replacing the eave end along the street frontage, the massing is dynamic as the height changes from the ends of the fa~ade. This varied massing impact along the street frontage is similar to massing along C Street. SETBACK: The project will maintain its current historic setback. Refer to findings that address improvement with the feel and use of the proposed fa~ade. ROOF SHAPES: The apparent roof shape from the front be expressed as a gable - the same shape as the existing residence roof shape but rotated - this variety and change adds to the historic character of the neighborhood. RHYTHM OF OPENINGS: The proposed historic fa~ade openings will be enlarged to express the residential use and celebration of the northern view - this scale is consistent with the rhythm of opening of adjacent buildings. PLATFORMS: The project will remain at sidewalk level similar its neighbor to the north.. DIRECTIONAL EXPRESSION: The project will imporve its historical sense of directional expression towards C Street. SENSE OF ENTRY: There is significant improvement of this standard due to the elimination of the parking area in the front of the existing building. The building is accessed from the street with the entry gate intentionally designed to indicate a strong entry indicator for the public right of way. It is both the applicant and architect's opinion that entry directly into the encroaching building onto the public right of way (non-compliant setback of 2 feet from the property line and the public right of way) is counter to providing a healthy interface from a residence to the public. By providing a strong sense of entry onto the property immediately adjacent to the fa~ade, the proposal preserves the proper domain for public and private interface in an urban setting.. IMITATIONS: The fa~ade of the project will be built to be close to the originally built structure determined by on-site matching to existing elements (siding, trim, etc.). 30 Joseph Charter - 92 Eigh! Hreet, 39 1 E 09AD Findings of Fact: Site Review 01/07/11 PHOTO OF EXISTING NON-CONFORMING ACCESSORY STRUCTURE (NORTH FACADE - C STREET FRONTAGE) 92 EIGHTH STREET 31 Joseph Charter - 92 Eightl;' "treet, 39 1 E 09AD Findings of Fact: Site Revil.. 01/07/11 PHOTO OF EXISTING RESIDENCE (NORTH FACADE - C STREET FRONTAGE) 92 EIGHTH STREET PHOTO OF EXISTING RESIDENCE (WEST FACADE - EIGHTH STREET FRONTAGE) 92 EIGHTH STREET 32 ~T wo:rpaW.j:lJ'\fOp26jaOSO!leO@O,IU! # . '1tb W06"ZO"''''' ~ I i ~ OZ916 BO pue~sv . ,S""IS 'Wno, L ,z ""' !l ~ co .L:)!LlIH:)HV ~01.4~ Op~:3Jda SOP:~J -1<Y~M' ~q~ (YO" I lOSf.: ONJD1X\f.1 a\f6D3~6E ON d\fWSClOSS3SS'1 I => azoi~ ~fHg~~sv ; NOIS~3^NO;~;~~~;~O ON083S ~ -1<y~ ~ ~M' ~q~ (YO" ~ s: .. ~8 ---r-o 50::1 tu ~ ~~ ~~ W ~(IJ o~,c__[,~ ~ gjl- (.) o : ---~I 3.lV~" NOlldl~OS3~ V 'r" (f) <(15 I / ~ /' S-C1 :3002 X31dOvno ACl01S Q'\f\.l.TO\f J: 1;:: o z 'I I I I I --~---- .0"09 3NIl ^.lCl3dOClAd ! ! . . . 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ENGINEER. ARCHITECT. LANDSCAPE ARCHITECT. OTHER Title Name tA7z~ ):)t!!f,t: Phone Address 2/7 rCt/~7.5;r-- ~ Zip Title Name Phone E-Mail Address City Zip I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects, true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that 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 a/l structures or improvements are properly located on the ground. ad and understood the complete application and its consequences to me as a properly ~/~/;f) Date t Date Received I ~l -} I Zoning Permit Type J Filing Fee $ I~ ~ OVER ~~ r. \rnllllll-l1f'l'\nl::!nninu\f.nrnH: IV H::!nrl"Illo;;\7nninll r)",mi, An"lh'::!linn J:"rm rln,... Job Address: Owner's Name: JOSEPH CHARTER Customer #: 05903 JOSEPH CHARTER Applicant: 92 EIGHTH ST Address: ASHLAND OR 97520 Phone: State Lie No: City Lie No: Phone: (541) 488-9556 Applied: 01/07/2011 Issued: Expires: 07/06/2011 Sub-Contractor: Address: Maplot: 391 E09AD3802 Phone: State Lie No: City Lie No: DESCRIPTION: conversion of accessory structure to 2nd living unit COMMUNITY DEVELOPMENT 20 East Main St. Ashland, OR 97520 www.ashland.or.us Tel: 541-488-5305 Fax: 541-488-5311 TTY: 800-735-2900 Inspection Request Line: 541-552-2080 CITY Of ASHLAND