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HomeMy WebLinkAboutStoneridge_906_PA-2012-00750 i CITY July 25, 2012 ASHLAND Suncrest Homes P.O. Box 1313 Talent OR 97540 RE: Planning Action #2012-00750 Notice of Final Decision On.July 24, 2012, the Staff Advisor for the Ashland Planning Division administratively approved your request for the following: PLANNING ACTION: PA-2012-00750 SUBJECT PROPERTY: 906 Stoneridge Ave. APPLICANT: Suncrest Homes DESCRIPTION: A request for a Site Review approval to construct second residential unit in the lower floor space at 906 Stoneridge Ave. The property is zoned NM-MF, North Mountain Multi-Family. COMPREHENSIVE PLAN DESIGNATION: North Mountain; ZONING: E-1; ASSESSOR'S MAP 39 lE 12; TAX LOT 301 The Staff Advisor's decision becomes final and is effective on the 13 f day after the Notice of Final Decision is mailed. Prior to the final decision date, anyone who was mailed this Notice Of Final Decision may request a reconsideration of the action by the Staff Advisor as set forth in the Ashland Land Use Ordinance (ALUO) 18.108.070(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 Community Development Department between the hours of 8:00 am and 4:30 pm, Monday through Friday at (541) 488-5305. cc: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 l~ www.ashland.or.us / a ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA-2012-00750 SUBJECT PROPERTY:" 906 Stoneridge Ave. APPLICANT: Suncrest Homes DESCRIPTION: A request for a Site Review approval to construct second residential unit in the lower floor space at 906 Stoneridge Ave. The property is zoned NM-MF, North Mountain Multi-Family. COMPREHENSIVE PLAN DESIGNATION: North Mountain; ZONING: E-1; ASSESSOR'S MAP 39 lE 12; TAX LOT 301 SUBMITTAL DATE: June 4, 2012 DEEMED COMPLETE DATE: July 3, 2012 STAFF APPROVAL DATE: July 25, 2012 APPEAL PERIOD DEADLINE: August 6, 2012 FINAL DECISION DATE: August 7, 2012 APPROVAL EXPIRATION DATE: August 7, 2013 DECISION The subject property is a vacant parcel is located at the terminus of Stoneridge Avenue, between Stoneridge and Quinn Lane within the North Mountain Neighborhood. The property and surrounding uses are zoned NM-MF, North Mountain Multi-Family. The parcel is approximately 6,100 square feet and irregularly shaped. The eastern portion of the lot is relatively flat adjacent to Quinn Lane, while an approximate 16 percent downward slope to the west is adjacent to Stoneridge Avenue. The application is for a 499 square foot Accessory Residential Unit (ARU) located in the basement of a proposed 1,475 square foot primary dwelling. Because the proposed unit is located within a multi- family zone, ARUs are processed as a Site Review rather than a Conditional Use Permit. Site Review approval criteria require 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. In accordance with Ashland Municipal-Code (AMC) 18.96, two parking spaces are required for the primary dwelling plus one additional space for accessory units smaller than 500 square feet; for a total of three parking spaces. Two spaces are provided in the garage off Quinn, while the applicant is requesting an on-street parking credit on Stoneridge Ave. since the parcel has 123 linear feet of street frontage for the third parking space. The application notes "there is also room on the [north] side of the driveway to fit a 3rd car..." A concern was raised to staff that an additional vehicle parked in this area would make it difficult for neighbors backing out of their drive across Quinn alley. -Design Standard II-D-2 states that parking abutting a property line shall be screened by a five-foot landscape strip. Therefore, a revised landscape plan shall show a minimum five-foot landscape area adjacent to the driveway in the rear of the property. Bicycle parking, trash, and recycling areas are proposed to be located in the small internal storage area adjacent to the proposed unit. PA #2012-00750 906 Stoneridge/NT Page 1 Water service will be served with the existing 3/4" meter, and sanitary sewer service is available in both Quinn and Stoneridge rights-of-way. The applicant did not provide specific a stormwater plan since stormwater facilities are required to be shown on the building permit submittal and are required to meet building code, which generally states that the stormwater must be connected to an "approved" facility. This means either connecting to the existing storm drainage in Stoneridge or Quinn; or construct an engineered dry-well on-site. Since multiple options available and no trees or other natural features on-site, the option chosen may be deferred to the building permit submittal. The submitted landscape plan shows the installation of five `Sunset Maple' street trees, plus a variety of evergreen and deciduous trees and plants that were specifically selected because of their ability to thrive in our local climate. An irrigation plan is also required but was not provided in the application. A condition will be added that a revised landscape and irrigation be submitted at the time of building permit. Staff did receive letters from adjacent neighbors objecting to the applicant's design of having the entrance of the primary dwelling face the alley. Many neighbors felt having the entrance in this location would cause parking and logistical problems in. the alley for deliveries and guests accessing the primary dwelling. The North Mountain Plan requires buildings to orient their primary elevation towards the street. The applicant's findings state that while the primary dwelling is on the upper floor, the building itself is orientated towards Stoneridge with a 72 square foot porch and other architectural features that makes the structure visually look like a typical single-family residence. The findings also stated because Quinn alley is approximately ten feet higher than Stoneridge, and that alley access is required, the site's topography lent itself to have the accessory unit in the basement while the main living area is at Quinn level. As a result, an agreement between the applicant and concerned neighbors to include direct access to the primary dwelling from Stoneridge by way of a pathway and stairs to a second level deck that directly enters the main living area. A condition will be added that this pathway be shown on both building plans and a revised landscape plan at time building permit submittals. In staff's view, although not the ideal configuration, the applicant's proposal for a second unit within a multi-family residential zone meets the requirements of the Site Review chapter, and the Site Design and Use Standards, and therefore is approved. 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. 8. 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 htt1):11www.ashland.or,us/Files/SiteDesign-and-UseStandards.pdf 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 PA #2012-00750 906 Stoneridge/NIP Page 2 development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. The application with the attached conditions complies with all applicable City ordinances. Planning Action 2012-00750 is approved with the following conditions. Further, if any one or more of the following conditions are found to be invalid for any reason whatsoever, then Planning Action 2012-00750 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 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. 3) That building permit submittals shall include: a) That a revised landscaping and irrigation plan be submitted which includes irrigation details satisfying the requirements of the Site Design and Use Standards' Water Conserving Landscaping Guidelines and Policies, and showing a minimum five foot landscape buffer north of the driveway, b) That the exterior lighting shall be directed onto the property and shall not directly illuminate adjacent proprieties. c) Lot coverage calculations including all building footprints, driveways, parking, and circulation areas. Lot coverage shall be limited to no more than 75 percent as required .in AMC 18.3 0.040 4) That prior to the issuance of a certificate of occupancy: a) 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. b) Required bike parking shall be installed in the adjacent storage area adjacent to the proposed unit according to plans. c) That street trees, l per 30 feet of street frontage, shall be installed on the Stoneridge frontage prior to the issuance of a certificate of occupancy. All street trees shall be chosen from the adopted Street Tree List and shall be installed in accordance with the specifications noted in ec n E of the Site Design and Use Standards. The street trees shall be irrigated. r ill Molnar Director Date epartm lit of Community Development PA #2012-00750 906 StoneridgeNP Page 3 PA2012-00750 391E04AC 440 PA2012-00750 391E04AD 5200 PA2012-00750 391E04AC 434 AYALA LAZARO AYALA PROPERTIES LLC BIETZ DONALD C/FELISING N 3530 BRANNON DR 132 W MAIN ST 103 495 EUCLID ST MEDFORD, OR 97504 MEDFORD, OR 97501 ASHLAND, OR 97520 PA2012-00750 391E04AC 438 PA2012-00750 391E04AD 5100 PA2012-00750 391E04AC 435 CALDWELL PATRICK K TRUSTEE ET CARSON CAROL BRANDY TRUSTEE COX FRED 914 KESTREL PKY 922 PATTON LN 213 EASTBROOK WAY ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA2012-00750 391E04AD 4800 PA2012-00750 391E04AC 431 PA2012-00750 391E04AD 5000 CROWLEY NANCY C DRISCOLL NANCY L TRUSTEE ET AL ELSOM SUSAN D TRUSTEE ET AL 902 PATTON LN 1119 VILLAGE SQUARE DR 323 SKYCREST DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA2012-00750 391E04AD 4500 PA2012-00750 391E04AD 3400 X012 00730391E04AC 999 GILL WILLIAM L TRUSTEE ET AL KRUG ANDREW J 911 PATTON LN 5350 HWY 66 NO ADDRESS SUPPLIED ASHLAND, OR 97520 ASHLAND, OR 97520 PA2012-00750 391E04AD 4900 PA2012-00750 391E04AC 430 PA2012-00750 391E04AC 441 MEDINGER CONSTRUCTION MANN DAMIAN MCDONOUGH SUSANNE L TRUSTEE COMPANY INC. PO BOX 3421 151 CLEAR CREEK DR 201 PO BOX 702 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA2012-00750 391E04AD 4400 PA2012-00750 391E04AC 429 PA2012-00750 391E04AD 4600 NICHOLS RICHARD A TRUSTEE ET AL PETSCH WOLFGANG H/SHIRLEY ANN QUINN KELLY G TRUSTEE ET AL 921 PATTON LN PO BOX 1028 905 PATTON LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 i PA2012-00750 391E04AC 439 PA2012-00750 391E04AD 3300 PA2012-00750 391E04AD 8600 REXON BRIAN L TRUSTEE ET AL UMPQUA BANK ZARE BEN/LINDA M TRSTFE FBO 904 KESTREL PKY 1 SW COLUMBIA 1400 339 W VALLEY VIEW ASHLAND, OR 97520 PORTLAND, OR 97258 ASHLAND, OR 97520 i I i ( i I I July 17, 2012 Note concerning Planning Action 2012-00750: The parties named below are to be the closest neighbors to a residence proposed to be constructed at 906 Stoneridge Avenue, Ashland. Attached with this note is a separate letter from each of us, expressing our individual concerns about a major aspect of the project: the rear entry and alley orientation for the primary residence. We met yesterday with Mr. Charlie Hamilton, representing Suncrest Homes, the Owner/Applicant for the subject property. We had a frank discussion of both our objections and the applicant's requirements for a viable project. Compromises were considered, and it is our understanding that a number of reasonable ones were tentatively agreed to. It was suggested that Mr. Hamilton and our representatives meet with Planning Division personnel to present certain changes to the application, which if accepted and made implemental by the planning staff would satisfy our concerns about the project as proposed. If our concerns are not satisfied by this or some similar procedure today, our individual letters will be filed as formal objections to approval of Planning Action 2012-00750. Kelly Quinn and Vicki Quinn I 905 Patton Lane William L. Gill 911 Patton Lane Richard A. Nichols 921 Patton Lane I U Richard A. Nichols 921 Patton Lane Ashland, Oregon 97520 July 16, 2012 To: Planning Division, City of Ashland Re: Planning Action 2012-00750 Thank you for the opportunity to comment on the planning action being considered for 906 Stoneridge Avenue. I urge that the applicant's request, as submitted, be denied. Upon reviewing information and drawings pertaining to the application, it strikes me as odd and inappropriate that the proposed structure's only entrance facing Stoneridge, its front street, is a doorway to a 499 sq. ft. auxiliary dwelling on a level beneath the primary residence. There is no access to the primary residence or any other portion of the structure through this auxiliary unit. Although the primary residence on the upper floor will also have a Stoneridge address, the only direct access from the outside to its living quarters is at an architecturally-enhanced back entrance oriented toward the alley. According to the submitted plans, this so-called "Rear Entry" opens to the home's interior hallway, contains a coat closet and leads into the living and entertainment areas. Clearly, this entry is designed to appear as--and be utilized as--the front door by visitors as well as the residents This, in my view, will create a situation which is unacceptable and prompts my objection to the application before you. The rear entry and alley orientation does not meet the design standards of the neighborhood. To my knowledge, there is no other residence in Meadowbrook Park--or in any adjoining development--which utilizes such arrangement. While the topography for 906 Stoneridge may present certain challenges for a builder, they would not be any greater than those encountered with similar lots in the neighborhood (for example, the three houses across the street from me--902, 912 and 922 Patton Lane--were each built on equally steep lots, and have front doors that are properly oriented to their addresses). The lengthy walkway proposed to circle the structure from Stoneridge to the "Rear Entry" will not be generally used by visitors, and not at all by tradesmen and delivery personnel. Everyone will soon learn that the easiest route to the de facto "front door," and the most convenient parking place, will be the rear alley. However, the alley is only one-block long, has a dead end, is too narrow to permit passing, is without curbs or gutters, and is the only access to the garages of the homes on either side of it; traffic by 906 Stoneridge visitors will result in blocking of, and turning around in, other residents' driveways. It is likely that neighborhood confusion, congestion, and resentment would follow. Respec lly, a Kelly G. Quinn Victoria A. Quinn 905 Patton Lane Ashland, Oregon 97520 July 14, 2012 Ashland Planning Department Ashland, Oregon Regarding: Planning action 2012-00750 Entrance to 906 Stoneridge residence will be very confusing to many people as currently on the plans. The Primary dwelling entry is on the alley, Quinn Lane. This location will be confusing for many people looking for the address and access to the main entrance to the primary residence. We do not believe the 95 feet of private sidewalk that takes people half way around the residence is a practical solution and does not meet the intent of Design Standard II-B-lc which states that "Building shall be accessed from the street and sidewalk". Visitors will need to walk 120 to 140 feet from a vehicle parked at the street to reach the entrance to the primary residence. The result would be regular and repeat visitors using the alley to park closer to the "rear" entrance creating more traffic, congestion, and noise on Quinn Lane. This alley is a narrow one lane alley with no curbs or gutters and a dead-end. This would cause our driveways to be blocked, used as turnout for passing, and for turning around. The entrance on the lower level to the secondary residential unit does not meet the North Mountain Design Standards that requires the primary elevation of the dwelling to be oriented to the street. The topography puts minimal limitation on locating the entry to the primary residence with direct and close access to the public sidewalk on Stoneridge. Existing residences on Patton Lane clearly show that locating the entry to the primary residence or elevation on the street pertaining to the address with direct access to the public sidewalk would be a much easier for 906 Stoneridge than what it was for these residences. A stronger sense of entry from Stoneridge would be an actual functioning entry on Stoneridge that will match the physical address and be more practical with less confusion. We believe a more practical remedy would be to have the primary residence entry at the location of the deck and the door leading into the great room from the southwest corner of the property. This provides a functional and much shorter path from the sidewalk and parking on Stoneridge. The walk would come from the sidewalk on the southwest end and go north at a slight slope and may require just a couple steps. It may be only about 25 feet to 30 feet instead of over 100 feet shown on the current plan and be much less confusing. This would be much more compatible with all other residences in the neighborhood and comply with North Mountain Design Standards. i Thank you for your consideration. We request that the plan submitted be denied. Respectfully, Ashland Planning Division July 16, 2012 This responds to the notice of application family home at 906 Stoneridge listed as planning Action 2012-00750 in your notice of application. I urge that it be denied. Applicant's opening statement to the effect that "We have designed this home to look like a typical single family home with a front porch and entrance off Stoneridge and the garage and entrance off the alley" is factually incorrect and misleading. In fact, there is no entrance to the main dwelling off of its street address on Stoneridge Ave. The only entrance to the main dwelling is an entrance next to the garage door facing the alley Quinn Lane. This is a narrow dead end driveway/alley, which will not accommodate parking, nor will it be an easy lane in which to turn around. This "rear entry" as it is referred to in the plan opens into an interior hallway which contains an entry closet and leads into the designated Great Room. Clearly this "rear entry" is in fact designed to be used as the main entry into the house, and is off a narrow alley on which no parking is possible. This will result in a congested & unsafe situation. Another of the applicant's assertions also seems disingenuous. That is the assertion found under the "Accessory Residential Units (ARU) section ( unnumbered page 21) which asserts, "This application fits this paragraph exactly". The "fit" that applicant is claiming is that "Accessory residential units, in the form of garage apartments or backyard cottages, shall be a special permitted use within portions of the NM zoning district" The accessory unit for which approval is sought is neither of these. It is not a garage apartment nor is it a backyard cottage. Rather, it is an ARU fully contained within the proposed building. On the next page of the application applicant explains that the porch of the ARU is the front porch and meets the requirement that the main building have its primary orientation to Stoneridge. How a separate ARU which is how applicant refers to the secondary unit on the pervious page suddenly becomes the welcoming front porch for the main unit is to say the least, logically inconsistent. Indeed, this front porch does not provide any means of access to the main unit. It seems to me that the applicant can't have it both ways. The entrance off Stoneridge which the applicant claims exceeds the usual size for a front porch can't now suddenly become the entrance to an ARU, but not the main unit. With respect to parking, applicant makes the statement that "The main house has a two car garage and room for parking two cars in front of the garage, there is also room to the side of the driveway to fit a 3d car The driveway they are tallying about backs up directly across from my driveway and given the narrowness of Quinn Lane would not be a safe place to park cars since I have to back across Quinn lane when exiting my garage. His "space for a 3d car" is in the set back space between the proposed structure and his neighbor. It is my understanding that this is not permitted. All this parking off of Quinn Lane clearly reinforces the assumption that the main entrance to the upstairs home is off Quinn lane this belies the applicants opening statement that the house is designed to look like a typical home. In the setting in which this house will be located, a typical family home would look like the three homes on the east side of Patton Lane which have their entry doors off Patton lane and not next to their garages as would be the case with applicant's purposed building. Indeed, as the planning staff points out in their opening comments: "From the submitted materials, it would appear that the primary dwelling has its orientation towards the ally, which is atypical Further on in their comments the staff raises concerns that the applicant structure is not in compliance with Design Standard II-13-1c which states that "Buildings shall be accessed from the street and the sidewalk" In summary, this application proposes a structure this in not typical for this neighborhood in that the entrance to the house is not on the address street but rather off a back alley on which parking is neither available nor safe. I therefore believe that this application is flawed and should be rejected. Ise' William L. Gill 911 Patton Lane Ashland, OR i i ~I Planning Department, 51 Winburn' 7, Ashland, Oregon 97520 C T F 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 NOTICE OF APPLICATION PLANNING ACTION: 2012-00750 SUBJECT PROPERTY: 906 Stoneridge OWN ERIAPPLI CANT: Suncrest Homes DESCRIPTION: A request for a Site Review approval to construct a second residential unit in the lower floor space at 906 Stoneridge Ave. The property is zoned NM-MF, North Mountain Multi-Family. COMPREHENSIVE PLAN DESIGNATION: North Mountain; ZONING: NM-MF, ASSESSOR'S MAP : 391E 04 AC; TAX LOT : 400 NOTICE OF COMPLETE APPLICATION: July3, 2012 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: July 17, 2012 945 / 947 I 348 368 II li 1 931 1 ~ 11 414 923 \ I 1 Z ~ 927 i Z Z \ ~ CJ ` 910 911 ~ I 3 - SUBJECT PROPERTY; 906 _ 906/910 Stoneridge 39 1 E 04AC 441 Property lines are for reference only, not scaleable O 15 30 60 Feet 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 Planning 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 Staffs decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.108.040) 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 and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering 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. Wcomm-dev\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2012\2012.00750,docx 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. GAcomm-dev\planning\Flanning Actions\Noticing FolderWailed Notices & Signs\2012\2012-00750.docx PA2012-00750 391E04AC 440 PA2012-00750 391E04AD 5200 PA2012-00750 391E04AC 434 AYALA LAZARO AYALA PROPERTIES LLC BIETZ DONALD C/FELISING N 3530 BRANNON DR 132 W MAIN ST 103 495 EUCLID ST MEDFORD, OR 97504 MEDFORD, OR 97501 ASHLAND, OR 97520 PA2012-00750 391E04AC 438 PA2012-00750 391E04AD 5100 PA2012-00750 391E04AC 435 CALDWELL PATRICK K TRUSTEE ET CARSON CAROL BRANDY TRUSTEE COX FRED 914 KESTREL PKY 922 PATTON LN 213 EASTBROOK WAY ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA2012-00750 391E04AD 4800 PA2012-00750 391E04AC 431 PA2012-00750 391E04AD 500,0 CROWLEY NANCY C DRISCOLL NANCY L TRUSTEE ET AL ELSOM SUSAN D TRUSTEE ET AL 902 PATTON IN 1119 VILLAGE SQUARE DR 323 SKYCREST DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA2012-00750 391E04AD 4500 PA2012-00750 391E04AD 3400 PA2012-00750 391E04AC 999 GILL WILLIAM L TRUSTEE ET AL KRUG ANDREW J LOVESEE THOMAS 911 PATTON LN, 5350 HWY 66 NO ADDRESS SUPPLIED ASHLAND, OR 97520 ASHLAND, OR 97520 PA2012-00750 391E04AD 4900 PA2012-00750 391E04AC 430 PA2012-00750 391E04AC 441 MEDINGER CONSTRUCTION MANN DAMIAN MCDONOUGH SUSANNE L TRUSTEE COMPANY INC. PO BOX 3421 151 CLEAR CREEK DR 201 PO BOX 702 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA2012-00750 391E04AD 4400 PA2012-00750 391E04AC 429 PA2012-00750 391E04AD 4600 NICHOLS RICHARD A TRUSTEE ET AL PETSCH WOLFGANG H/SHIRLEY ANN QUINN KELLY G TRUSTEE ET AL 921 PATTON LN PO BOX 1028 905 PATTON IN ASHLAND, OR 97520 ASHLAND,.OR 97520 ASHLAND, OR 97520 PA2012-00750 391E04AC 439 PA2012-00750 391E04AD 3300 PA2012-00750 391E04AD 8600 REXON BRIAN L TRUSTEE ET AL UMPQUA BANK ZARE BEN/LINDA M TRSTEE FBO 904 KESTREL.PKY 1 SW COLUMBIA 1400 339 W VALLEY VIEW ASHLAND, OR 97520 PORTLAND, OR 97258 ASHLAND, OR 97520 { J i 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 July 3, 2012 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #2012-00750, 906 Stoneridge. Signature of Employee T G:lcomm-devlplanningTorms & Handouts\Affidavit of Mailing-Planning Action Notice.doc l t ~p ~ ! 1 ~ INFORMATION TECHNOLOGY yy41 42 { 41i ° 422 r~ 425 350 M Maker I " Application j rJ 426 Property Data Online Legend yj Highlighted Feature r,, lheBufter thoBulferTargel 4211 " ~ 3313-[I Tax Lot Outlines rr r Tax Lot Numbers r7 i>J ~.3 @ 'r 430 420 i 4 3.410 I 4 35 436 t 44110 437 a 45110 441 -i E r a 440 ~4 311 466 4115 C 1 i I I JACKSON COUNTY This map is based on a digital database compiled by Jackson County From a variety of sources, Jackson County cannot accept responsibily for errors, omisslons, or .'~tl s positional accuracy. There are no warranties, expressed or implied. > Please recycle with colored office grade paper Created with MapMaker Map created on 7/312012 11:20:21 AM using web.lacksoncounty.org I This application is for an auxiliary residential dwelling (ARU), we are apply to construct a new home at 1,475 Sq. Ft. home at 906 Stoneridge, and a 499 Sq. Ft. ARU all within the same building. This home has an alley to the rear and Stoneridge to the front, this property is zoned NM and when this subdivision was approved this lot and a few others had the density approval for an ARU. We have designed this home to look like a typical single family home with a front porch and entrance off of Stoneridge and the garage and entrance off the alley. 18.20.030 Conditional uses H. Accessory residential units, subject to the Type I procedure and criteria, and the following additional criteria: 1. The proposal must conform with the overall maximum lot coverage and setback requirements of the underlying zone. The subject ARU is under the main level of the home, which meets all setback requirements and the application shows a current 50% lot coverage and 75% is allowed in the NM Overlay. The irregular shape of the lot really only has three sides to it, the front porch averages a 19' set back from Stoneridge, we have a 6' side yard setback to the North, garage is set back 20' from the alley and the house is 10' . What we are using as the rear yard and recreational area is that part of the yard to the South and it has a 29' 8" set back. 2. The maximum number of dwelling units shall not exceed 2 per lot. Only 2 dwelling units are being applied for. 3. The maximum gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50% of the GHFA of the primary residence on the lot, and shall not exceed 1000 sq. ft. GHFA. The main house is 1,475 Sq. Ft. and the ARU is 499 Sq. Ft. easily meeting this requirement. 4. Additional parking shall be in conformance with the off-street Parking provisions for single-family dwellings of this Title. The main house has a two car garage and room for parking two cars in front of the garage, there is also room to the side of the driveway to fit a 3rd car plus there is unobstructed parking on Stoneridge as well. 18.30.040 Neighborhood Core Overlay NM-MF A. Permitted Density. 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. Fractional portions of the answer shall not apply towards the total density. Base density for the Neighborhood Core Overlay shall be 12.0 units per acre, however, units of less than 500 square feet of gross habitable area shall count as 0.75 units for the purposes of density calculations. 1. Minimum density requirements. Subdivisions or multi-family developments shall be developed, or clearly demonstrate that further development will occur, in accordance with the minimum density standard described in 18.030.020 D. 906 Stoneridge is located in the Meadowbrook Phase II subdivision, and this specific lot along with a few others, were designated and had density approval for ARU B. Off-Street Parking. In all areas within the Neighborhood Core Overlay, off-street parking shall be provided in accord with the chapter on Off-Street Parking. The main house has a two car garage and room for parking two cars in front of the garage, there is also room to the side of the driveway to fit a 3rd car plus there is unobstructed parking on Stoneridge for about 110' provide numerous additional off street parking. C. Yard Requirements 1. Front Yards. Front yard setbacks shall be a minimum of ten (101 feet and a maximum of twenty-five (251 feet, excluding garages. Front yards may be reduced to five (51 feet for unenclosed porches with a minimum depth of six (6) feet and a minimum width of eight (8) feet. Garages shall be setback a minimum of fifteen (151 feet from the front building facade and twenty (201 feet from the sidewalk. No greater than 50 percent (509,o')_of the total lineal building facade facing the street shall consist of garage, carport or other covered parking space. 2. Side Yards. Side yard setbacks shall be a minimum of five (5) feet for the first story, excluding half-stories and upper floor dormer space, five (5) feet for each additional story, and ten (10) feet when abutting a public street. Single story, detached garages and accessory structures shall have a minimum three (3) foot side yard, except that no side yard is required for accessory buildings sharing a common wall. 3. Rear Yards. Ten feet per story, with the exception of upper floor dormer space which may be setback 15 feet. Single story, detached garages and accessory buildings, and two story accessory buildings adjacent to an alley shall have a minimum rear yard of four feet. The irregular shape of the lot really only has three sides to it, the front porch averages a 19' set back from Stoneridge, we have a 6' side yard setback to the North, garage is set back 20' from the alley and the house is 10' . What we are using as the rear yard and recreational area is that part of the yard to the South and it has a 29' 8" set back. D. Lot Coverage: 75 percent Submitted plans show 50% coverage easily meeting this requirement E. Permitted Uses. 1. Residential Uses, subject to the above density requirements. Residential is the use for the both units. 2. Home Occupations. 3. Parks and Open Spaces. 4. Agriculture. B. Multi-Family Residential Site Design 11-B-1 Orientation 11-B-1 a) Residential buildings shall have their primary orientation toward the street when they are within 20 to 30 feet of the street. The residential building has its primary orientation to Stoneridge which is the front porch for the ARU, the front porch has been made larger to 9' wide by 8' deep. This size is larger than that noted in Section VII of the North Mountain Neighborhood Design Standard which recommends 8' wide x 6' deep as a usable front porch. We considered taking the front porch across the whole front fagade but since there are only windows on that side of the ARU, this would drastically reduce any solar gain in the winter for the ARU and making it an unpleasant place to be in the winter time. Front porches are important for three reasons, the visual impact of the home, providing and additional usable area and the solar gain impact on the dwelling. It is this third factor that kept us from running the front porch across the whole of the ARU living area. So we elected to deepen the deck to provide a usable place and while increasing the front orientation of the building. 11-B-1 b) Buildings shall be setback from the street according to the ordinance requirements, which is usually 20 feet. See above section 18.30.040 Neighborhood Core Overlay NM-MF for setback requirements, the irregular shape of the lot really only has three sides to it, the front porch averages a 19' set back from Stoneridge, we have a 6' side yard setback to the Borth, garage is set back 20' from the alley and the house is 10' . What we are using as the rear yard and recreational area is that part of the yard to the South and it has a 29' j 8" set back. 11-B-1 c) Buildings shall be accessed from the street and the sidewalk. Parking areas shall not be located between buildings and the street. There are no parking areas between the street and the building and the site plan shows a connection to the primary structure via a sidewalk from Stoneridge on the South side of the lot. There is also the sidewalk to the ARU. 11-B-2 Streetscape 11-B-2a) One street tree for each 30 feet of frontage, chosen from the Recommended Street Tree Guide shall be placed on that portion of the development paralleling the street. Where the size of the project dictates interior circulation street pattern, a similar streetscape with street trees is required. Sidewalks have been installed as part of the Meadowpark Phase II subdivision and the street trees will be planted with the landscape plan, site plan indicates a street tree every 30' and the trees were selected from the Recommended Street Tree Guide. 11-B-2b) Front yard landscaping shall be similar to those found in residential neighborhoods, with appropriate changes to decrease water use. See landscape plan, we have designed the landscaping to be both compatible and for decrease water usage and to be similar to the existing residential neighborhood. Landscape plan will also be submitted to the Meadowpark Arch review committee. 11--B-3 Landscaping 11-B-3a) Landscaping shall be designed so that 50% coverage occurs within one year of installation and 90% landscaping coverage occurs within 5 years. The landscape plan was designed by Eric Simpson to accomplish a 50% coverage in the first year and to have 90% coverage at 5 years. 11-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. The landscape plan has s variety of evergreen & deciduous trees and shrub with flowering plants as well that were all selected because of their ability to adapt and survive in our local climate. 11-B-3c) As many existing healthy trees on the site shall be saved as is reasonably feasible. There are no trees on the subject property. I1-B-3d) Buildings adjacent to streets shall be buffered by landscaped areas of at least 10 feet in width. The building is buffered by a landscaped area of at least 10'. 11-B-3e) Parking areas shall be shaded by large canopied deciduous trees and shall be adequately screened and buffered from adjacent uses. The parking area is off the alley as is required and is shaded by a large canopied deciduous tree that is placed to the South of the driveway. 11-B-30 Irrigation systems shall be installed to assure landscaping success. Refer to the Parking Lot Landscaping and Screening Standards for more detail. All landscape will be on an automatic sprinkler system, to reduce water consumption and assure landscaping success. 11-B-4 Open Space 11-B-4a) An area equal to at least 8% of the lot area shall be dedicated to open space for recreation for use by the tenants of the development. There is a 490 Sq. Ft. open space area on the East side of the home for tenants to use. 11-B-4b) Areas covered by shrubs, bark mulch and other ground covers which do not provide a suitable surface for human use may not be counted toward this requirement. Open space area is to be grass, to provide a usable area open space area for tenants. 11-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. There is an additional 130 Sq. Ft. deck area, in addition to the open space area. 11-B-5 Natural Climate Control it-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. The trees on South side of the property are deciduous for the very purpose stated above, to provide summer shading and winter warmth. 11-B-6 Building Materials 11-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. The final paint colors will be submitted to the Meadowpark Arch review for compatibility. I 1 SECT1 Approval Standards and Policies A. Ordinance Landscaping Requirements The following percentages of landscaping are required for all properties falling under the Site Design and Use Standards. Zone % Landscaping R-13.5 45% R-2 35% R-3 25% C-1 15% C-1 D None CExcept as noted in AMC 18.72.110] E-1 15% M-1 10% These percentages are the minimum required. At time, more landscaping is required to meet the needs of other sections of the Site Review Ordinance, such as screening of parking areas, landscaping of setback areas, and providing usable outdoor space. In general, all areas which are not used for building or parking areas are required to be landscaped. You should also be aware that, as a condition of approval of your project, you will be required to submit a site and species specific landscape plan to the Planning Division for Staff Advisor approval. In the NM zone up to 75% lot coverage with the building is allowed so the above landscape requirement do not apply. Multi-Family Residential Development For new multi-family residential developments, careful design considerations must be made to assure that the development is compatible with the surrounding neighborhood. For example, the use of earth tone colors and wood siding will blend a development into an area rather than causing contrast through the use of overwhelming colors and concrete block walls. Landscaping in residential areas is basically of three types, decorative landscaping such as in front yard setbacks, screening landscaping such as is adjacent to parking areas, and landscaping of outdoor recreational spaces. Each type has its own unique design criteria. Decorative landscaping gives the designer a freer hand in the design than the other two types. These areas shall contain a variety of trees, shrubs, and groundcover. They must be designed to be 90% covered by vegetation in 5 years. Extensive use of flowering varieties of trees, shrubs, and ground cover to provide seasonal color, as well as a selection of plants with some fall color is recommended. Planting and irrigation systems should be designed to be efficient in their use of water. The landscape plan was designed by Eric Simpson to acquire 50% coverage at one year and 90% coverage at 5 years and incorporated a variety of flowering shrubs, ground cover and trees. An in ground irrigation system will be installed to assure plant survivability. Ashland Site Design & Use Standards 14 Included with this type of landscaping is the street tree. This subject is treated in greater depth in the Street Tree section. The purpose of the street tree is to form a deciduous canopy over the street. The same effect is also desired in parking lots and internal circulation streets. Rows of street - type trees should be included in these areas where feasible. Street trees will be installed every 30' to provide for a deciduous canopy over the street. The trees in the parkrow are selected from the approved street tree list, sunset maple. Crime Prevention and Defensible Space Parking Layout Parking for residents should be located so that distances to dwellings are minimized. However, avoid designs where parking areas are immediately abutting dwelling units because there is little or no transition from public to private areas. Parking areas should be easily visible from adjacent areas and windows. Orientation of Windows Windows should be located so that vulnerable areas can be easily surveyed by residents. Service and Laundry Areas Service and laundry areas should be located so that they can be easily observed by others. Windows and lighting should be incorporated to assure surveillance opportunities. Mail boxes should not be located in dark alcoves out of sight. Barriers to police surveillance such as tall shrubs and fences should be avoided. Hardware Reliance solely upon security hardware in lieu of other alternatives is discouraged. Lighting Site development should utilize lighting prudently. More lighting does not necessarily mean better security. Lighting should be oriented so that areas vulnerable to crime are accented. Landscaping Plant materials such as high shrubs should be placed so that surveillance of semi-public and semi-private areas is not blocked. Thorny shrubs will discourage crime activity. Low shrubs and canopy trees will allow surveillance, hence, reduce the potential for crime. The landscape plan does not have any tall shrubs providing a security risk or making it difficult for police surveillance. The parking is that typically found in single family neighborhoods and does not increase any security factors. APPROVAL STANDARDS Multi-family residential development shall conform to the following design standards: 11-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. The main front porch on the dwelling faces Stoneridge and has been made large than that mentioned in the North Mountain Design Standards. II--B-1b) Buildings shall be setback from the street according to the ordinance requirements, which is usually 20 feet. See above section 18.30.040 Neighborhood Core Overlay NM-MF for setback requirements, the irregular shape of the lot really only has three sides to it, the front porch averages a 19' set back from Stoneridge, we have a 6' side yard setback to the North, garage is set back 20' from the alley and the house is 10' . What we are using as the rear yard and recreational area is that part of the yard to the South and it has a 29' 8" set back. Ashland Site Design & Use Standards 15 11-B-1 c) Buildings shall be accessed from the street and the sidewalk. Parking areas shall not be located between buildings and the street. There are no parking areas between the street and the building and the site plan shows a connection to the primary structure via a sidewalk from Stoneridge on the South side of the lot. There is also the sidewalk to the ARU. 11-B-2 Streetscape 11-B-2a) One street tree for each 30 feet of frontage, chosen from the Recommended Street Tree Guide shall be placed on that portion of the development paralleling the street. Where the size of the project dictates interior circulation street pattern, a similar streetscape with street trees is required. Street trees will be installed every 30' to provide for a deciduous canopy over the street. The trees in the parkrow are selected from the approved street tree list, sunset maple. 11-B-2b) Front yard landscaping shall be similar to those found in residential neighborhoods, with appropriate changes to decrease water use. The landscape plan was designed by Eric Simpson to acquire 50% coverage at one year and 90% coverage at 5 years and incorporated a variety of flowering shrubs, ground cover and trees. An in ground irrigation system will be installed to assure plant survivability and to assume the use of the minimum amount of water to do so. Also the plants were selected to allow for less use of watering. The design also took into consideration the surrounding neighborhood design. 11-B-3 Landscaping 11-B-3a) Landscaping shall be designed so that 50% coverage occurs within one year of installation and 90% landscaping coverage occurs within 5 years. The landscape plan was designed by Eric Simpson to acquire 50% coverage at one year and 90% coverage at 5 years and incorporated a variety of flowering shrubs, ground cover and trees. An in ground irrigation system will be installed to assure plant survivability and to assume the use of the minimum amount of water to do so. Also the plants were selected to allow for less use of watering. The design also took into consideration the surrounding neighborhood design. 11--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. The landscape plan was designed by Eric Simpson to acquire 50% coverage at one year and 90% coverage at 5 years and incorporated a variety of flowering shrubs, ground cover and trees. An in ground irrigation system will be installed to assure plant survivability. 11-B-3c) As many existing healthy trees on the site shall be saved as is reasonably feasible. There are no existing trees on the site. 11-B-3d) Buildings adjacent to streets shall be buffered by landscaped areas of at least 10 feet in width. There is a 10' landscaped buffer between the sidewalk and the building. 11-B-3e) Parking areas shall be shaded by large canopied deciduous trees and shall be adequately screened and buffered from adjacent uses. Parking on the street will be shaded by the street trees, and any parking on the driveway will be shaded by the deciduous tree next to the driveway. 11-B-30 Irrigation systems shall be installed to assure landscaping success. Refer to the = i_. Parking Lot Landscaping and Screening Standards for more detail. An irrigation system will be installed to reduce the amount of water used and to assure landscaping success. 11-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 for use by the tenants of the development. With a lot size of 6098 Sq. Ft. we have provided for an area of 490 Sq. Ft. as the recreation area on the lot. 11-B-4b) Areas covered by shrubs, bark mulch and other ground covers which do not provide a suitable surface for human use may not be counted toward this requirement. The recreation area is to be grass. 11-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. This project is only for two units and play area does not qualify. Parking Lot Landscaping and Screening Standards APPROVAL STANDARDS All parking lots, which for purposes of this section include areas of vehicle maneuvering, parking, and loading, shall be landscaped and screened as follows: 11-D-1 Screening at Required Yards 1. Parking abutting a required landscaped front yard or exterior yard shall incorporate a sight obstructing hedge screen into the required landscaped yard. 2. The screen shall grow to be at least 36 inches higher than the finished grade of the parking area, except for required vision clearance areas. 3. The screen height may be achieved by a combination of earth mounding and plant materials. 4. Elevated parking lots shall screen both the parking and the retaining walls. The parking is neither elevated nor next to any required landscaped front yard. 11-D-2 Screening Abutting Property Lines Parking abutting a property line shall be screened by a 5 foot 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. There is no parking abutting a property line. 11-D-3 Landscape Standards 1. Parking lot landscaping shall consist of a minimum of 7% of the total parking area plus a ratio of 1 tree for each 7 parking spaces to create a canopy effect. 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. 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. 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. 5. The landscaped area shall be distributed throughout the parking area and parking perimeter at the required ratio. 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. The street trees have been selected from the street tree list, sunset maple and will be placed very 30'. The landscape plan designed by Eric Simpson provides for 50% coverage at 1 years and 90% coverage at 5 years and there is no required yard area abutting a parking lot. 11-D-4 Residential Screening Parking areas adjacent to residential dwellings shall be setback at least 8 feet from the building, and shall provide a continuous hedge screen. Since this application is only for an ARU there are not parking lot requirements. 11-D-5 Hedge Screening The required hedge screen shall be installed as follows: 1. Evergreen shrubs shall be planted so that 50% of the desired screening is achieved within 2 years and 100% within 4 years. Ashland Site Design & Use Standards 30 2. Living groundcover in the screen strip shall be planted such that 100% coverage is achieved within 2 years. Screening is not required with this application. 11-D-6 Other Screening Other Screening and buffering shall be provided as follows: Refuse Container Screen: Refuse containers or disposal areas shall be screened from view by placement of a solid wood fence or masonry wall fro five to eight feet in height. All refuse materials shall be contained within the refuse area. Service Corridor Screen: When adjacent to residential uses, commercial and industrial service corridors shall be screened. Siting and design of such service areas shall reduce the adverse effects of noise, odor and visual clutter upon adjacent residential uses. Light and Glare Screen: Artificial lighting shall be so arranged and constructed as to not produce direct glare on adjacent residential properties or streets. As required by the Meadowpark CC&R's there will be no exterior lighting that produces glare on adjacent residential properties or streets. E. Street Tree Standards APPROVAL STANDARDS 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. II-E-' Location for Street Trees 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 standards established by the Department of Community Development. Meadowpark Phase II has a designated plant strip in the right of way where the street trees are to be located. Street trees will be installed every 30' to provide for a deciduous canopy over the street. The trees in the parkrow are selected from the approved street tree list, sunset maple. An irrigations system will be installed providing water to the street trees and they will also be installed with the appropriate root barriers. 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 follow. 1. 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. 2. 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. 3. 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. 4. 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. 5. Where there are overhead power lines, tree species are to be chosen that will not interfere with those lines. 6. Trees shall not be planted within 2 feet of any permanent hard surface paving or walkway. Sidewalk cuts in concrete for trees, or tree wells, shall be at least 25 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. Tree wells shall be covered by tree grates in accordance with city specifications. 7. Trees, as they grow, shall be pruned to provide at least 8 feet of clearance above sidewalks and 12 feet above street roadway surfaces. 8. 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. Meadowpark Phase 11 has a designated plant strip in the right of way where the street trees are to be located. Street trees will be installed every 30' to provide for a deciduous canopy over the street. The trees in the parkrow are selected from the approved street tree list, sunset maple. An irrigations system will be installed providing water to the street trees and they will also be installed with the appropriate root barriers. 11-E-4 Recommended Street Trees Street trees shall conform to the street tree list approved by the Ashland Tree Commission- Meadowpark Phase II has a designated plant strip in the right of way where the street trees are to be located. Street trees will be installed every 30' to provide for a deciduous canopy over the street. The trees in the parkrow are selected from the approved street tree list, sunset maple. An irrigations system will be installed providing water to the street trees and they will also be installed with the appropriate root barriers. SECTION III Water Conserving Landscaping Guidelines and Policies Introduction Water has always been a scare, valuable resource in the Western United States, where winter rains give way to a dry season spanning five to seven months in the Rogue Valley. Lack of water during the dry summer season was a major problem facing early settlers. Their creative solutions have greatly altered the development of this region. Talent Irrigation District's and other district's reservoirs and many miles of reticulating canals are an engineering marvel. Ashland's early development centered around Ashland Creek and its year-round water supply flowing from the flanks of Mt. Ashland, a mile in elevation above the town. As the town grew, the old reservoir at the top of Granite Street and later, Reeder Reservoir were built. They remain as a testament to the town's need for more water than the quantity that flows through the City during the dry season. The reservoir collects the winter rain behind its dams, for use during the dry season. Snowfall adds to this system by slowly melting in the spring and summer, after rainfall has diminished, recharging the groundwater that continues to flow into Ashland Creek, long after the last of the snow pack has melted. Presently, Reeder reservoir's capacity is just barely sufficient to supply the City's current water demands in a severe drought. With Ashland's semi-arid climate that includes periodic multi-year droughts, a fixed reservoirs size, and growing water demands, it is clear that additional steps to insure a secure a water supply are now necessary. There are two main ways of insuring a reliable water supply; either increase the supply by finding additional water sources, or reduce the demand through water conservation strategies. The traditional supply side solutions are economically and environmentally expensive. Demand side solutions are relatively inexpensive, although they require changes in behavior and usage patterns. One of the main strategies for reducing water use are landscape designs that use less water. Ashland has adopted these guidelines in order to reduce the amount of water wasted by many standard landscaping practices. The advantages to guidelines like these are that they avoid the costs of increasing the water supply, and they also avoid the draconian measure of mandatory rationing. While guidelines limit plant materials, the choices offered by drought tolerant plants, give ample opportunity to create beautiful landscapes at no additional cost. The goal of these guidelines is to decrease water usage, while encouraging attractive landscaping. Further, the guidelines and policies are aimed at reducing water and demand when it is most crucial, during the dry late summer months when water reserves are low. Advice and Recommendations The following recommendations, if implemented, would reduce water consumption, while providing sufficient water to create and maintain attractive landscapes. These landscape design and installation practices are not mandatory, yet they contain prudent advice for reducing Ashland Site Design & Use Standards 34 outdoor water consumption and contain general concepts that if followed, will make any landscape water conserving. General and Miscellaneous Limit lawn and turf to areas where it is actively used and eliminate it from areas where its purpose is strictly ornamental, replacing it with drought tolerant, attractive ground covers. Concentrate lawn areas together into basically round or square shapes, rather than narrow arms and other shapes that make the even distribution of applied water nearly impossible. Plant in fall or early spring, rather than late spring and summer when plant dormancy leads to low initial water requirements and cool temperatures and rainfall is likely. Group water hungry plants together and have separate irrigation circuits for them. Spread 2-3 inches of bark mulch in shrub beds. Use medium sized mulch, not large nuggets or fine mulch. Mulch composed of large nuggets is an inferior water conserving mulch and excessively fine mulch compacts so tightly that water runs off or is absorbed by only the uppermost portion. Maximize the amount of undisturbed soil during construction and excavation, fence it off and avoid running heavy equipment over it, storing materials on it and dumping waste solids and liquids on it. Long term storage (longer than 6 months) also deteriorates the quality of soil. Healthy soil is better able to retain water. Plants Specify and use drought tolerant plant and turf varieties and species. Backbone plants (trees, screening plants, and other plants required by other city ordinances) will be of a large size, the rest of plants may be of small sizes (1-3 gallon size). Smaller initial sizes establish more extensive root systems and are thus better able to withstand drought conditions. Water hungry plants that can tolerate shade (use Sunset Western Garden Book as a guide) should be planted on north sides of structures or in full day shade if they are used at all. Plants to avoid due to high water needs include: rhododendrons, camellias, azaleas, and hydrangeas. Watering within drip lines of existing native oaks, pines and madrone trees should be avoided except for temporary drip systems for maximum of two years for establishment of dry shade tolerant plants. Drought tolerant trees and shrubs should not be planted within lawns as their water needs, for the most part, are incompatible with lawn needs. Irrigation Use drip irrigation for shrubs and trees. The landscape plan was designed by Eric Simpson to acquire 50% coverage at one year and 90% coverage at 5 years and incorporated a variety of flowering shrubs, ground cover and trees. An in ground irrigation system will be installed to assure plant survivability and to assume the use of the minimum amount of water to do so. Also the plants were selected to allow for less use of watering. The design also took into consideration the surrounding neighborhood design. Ashland Site Design & Use Standards 35 For native planting, water later in spring, let soil dry out in summer, water in fall. This mimics the natural system that plants have evolved in, but allows for additional water in order that plants look better and grow faster. Automatic timer controllers reduce water use if property programmed and monitored. Turn off in fall after temperatures decrease and/or rains begin (usually the end of September). Adjust the watering period and frequency to rainfall and temperature, with less water applied in the spring and fall and more water applied during the hot, dry summer months. Use a more conservative setting in spring than after hot dry summer weather begins. Precipitation sensors and ground moisture sensors incorporated into the controller will result in substantial water conservation. In many parts of the City, water pressures are too high for properly functioning irrigation systems, resulting in water losses from overspray. The use of pressure regulating devices will solve this problem. Develop maintenance water schedule for irrigation systems and modify it for seasonal differences. No matter how sophisticated an irrigation systems is, it must be properly programmed and maintained, or it is still has the potential or wasting large quantities of water. Turf Turf should be avoided in median strips and in areas less than 3 feet wide. NOTE In above areas, it is difficult to minimize overspray, consider groundcovers that do not require sprinklers (i.e. that use bubblers or drip) or hardscape. Specify and use perennial rye and tall turf fescue lawn seed that tolerates the hot summers here, rather than bluegrass or bluegrass mixes, developed for the cooler summers of the Willamette Valley. Trees and shrubs within lawn areas increase the difficulty of providing even water coverage to turf. Uneven watering invariably leads to over-watering. Topography Berms, mounds and raised beds should be avoided, since they greatly increase water evaporation through increased surface area and higher soil temperatures. Reasonable exceptions would be the creating of berms for sound barriers, for safety, or for recreational areas. The functions of berms can often be met by fences, walls and vegetation. Slow water movement to increase amount absorbed by soil. The landscape plan was designed by Eric Simpson to acquire 50% coverage at one year and 90% coverage at 5 years and incorporated a variety of flowering shrubs, ground cover and trees. An in ground irrigation system will be installed to assure plant survivability and to assume the use of the minimum amount of water to do so. Also the plants were selected to allow for less use of watering. The design also took into consideration the surrounding neighborhood design. There are not berms in this landscape plan Ashland Site Design & Use Standards 36 Terraces Terraces on slopes conserve water (particularly if impermeable retaining walls are used or retaining wall faces to the north) but raised beds and berms dramatically increase water demand. Terracing on east and north slopes will save more water than terracing on south and west slopes. On site swales not only naturally slow water movement but also allow for groundwater recharge on site. There is no terracing in this landscape plan, the home was designed to fit into the hillside and work with the topography instead of against, so no terracing will be necessary. Mandatory Policies The City has established the following policies for use whenever water conserving landscaping is required by ordinance, by a condition of approval of a planning action, in consideration for a density bonus or other development incentive, or in consideration for reduces systems development charges. These policies have the weight of law, and landscapes installed and certified as water conserving must be maintained according to these guidelines, or will be in violation of the Municipal Code. General and Miscellaneous The combined turf or water areas (i.e. pools, ponds and fountains) shall be limited to 20% of the landscaped areas. Turf limitations do not apply to public parks, private common open space, required outdoor recreation areas, golf courses, cemeteries and school recreation areas. A- minimum of two inches of mulch (neither large nuggets nor fine bark may be used) shall be added in non-turf areas to the soil surface after planting. Non-porous material shall not be placed under the mulch. All fountains shall be designed to recycle their water. Turf is restricted to slopes less than 10% grade. The turf area is just 8% of the area and will have a grade of less than 10%. There are not fountains planned with this project. Plants At least 90% of plants in the non-turf areas are to be listed as drought tolerant in the Sunset Western Garden book, or be similarly well-suited for this climate of region as determined by the Staff Advisor. Up to 10% of the plants may be of a non-drought tolerant variety or species as long as they are grouped together and can be irrigated separately from the drought tolerant plants. Screening hedges must be planted to attain 50% coverage after two years. Water conserving designs are not required to meet the standard of 50% coverage within one year. However, they must meet the coverage standard for plantings of 90% after 5 years. The landscape plan was designed lay Eric Simpson to acquire 50% coverage at one year and 90% coverage at 5 years and incorporated a variety of flowering shrubs, ground cover and trees. An in ground irrigation system will be installed to assure plant survivability and to assume the use of the minimum amount of water to do so. Also the plants were selected to allow for less use of watering. The design also took into consideration the surrounding neighborhood design. Irrigation Irrigation systems shall be designed so that overspray is minimized. For sprinkler irrigated areas, perimeter sprinklers must be included in the irrigation pattern. Ashland Site Design & Use Standards 37 Sprinkler heads with a precipitation rate of .85 inches per hour or less shall be used on slopes exceeding 15% to minimize run-off, or when slope exceeds 10% within 10 feet of hardscape. Precipitation rates are to be matched for all irrigation heads for each circuit. The same type of irrigation heads shall be used for each circuit. Valves and circuits shall be separated based on water use. Drip irrigation systems are required for trees unless within lawn areas. Serviceable check valves (or pressure compensating emitters for drip systems) are required where an elevation difference greater than 20 feet exists on any circuit. Sprinkler head spacing shall be designed for head-to-head coverage. The system shall be designed to minimize runoff and overspray to non-irrigated areas. All irrigation systems shall be equipped with a controller capable of dual or multiple programming. Controllers must have multiple cycle start capacity and a flexible calendar program. Controllers must allow seven day or greater timing cycles. There will be no sprinklers heads only drip irrigation on slopes exceeding 15%, the irrigation controller will be controllable with at least 4 stations. Topography No more than 5% of landscaped area of any lot or project may be berms or raised beds higher than one foot unless there is demonstrated need for sound or safety barrier. All plantings on berms one foot or greater in height must be drought tolerant. Only drip irrigation is allowed on berms more than 1 foot in height. If allowed, berms must be no taller than 116 of their width. There are no berms planned with this project. SECTION 11 North Mountain Neighborhood Design Standards Adopted by the Ashland City Council April 2, 1997 Ordinance #2800 Introduction The initiation of this neighborhood plan was directed by the City Council of the City of Ashland. A Steering Committee, comprised of residents and property owners, was formed and the guidelines were developed as a joint effort by the Steering Committee and Community Development Department's planning staff members. Throughout the process and during three study sessions, additional input from the Ashland Planning Commission was given staff and formulated into this document. In addition, the City received a grant from the Oregon Department of Land Conservation and Development (DLCD) and the Oregon Department of Transportation (ODOT) for the hiring of the consulting firm Lennartz & Coyle, Architects & Town Planners. Lennartz & Coyle completed a four day planning charrette with the citizens of Ashland to formulate the basic land use principles for the North Mountain Neighborhood. Location and Character The North Mountain Neighborhood Plan Area contains approximately 53 acres and is located south of Interstate 5 and north of the North Mountain Avenue/Hersey Street intersection. Access to the area is provided via North Mountain Avenue. The characteristics of the area consist of rolling terrain and pastures, the Bear Creek Flood Plain, possible jurisdictional wetlands, and approximately nine residences dot the landscape. The area has been included in the Ashland City limits or many years, but has experienced limited growth due to a lack of public facilities including, sewer, water and paved streets. When the City's Comprehensive Plan was prepared in the late 1970s, this area was given a large lot zoning designation to discourage urbanization until full urban services were available. Therefore, the zoning has been RR.5 (half acre zoning) for more than 20 years. Recently, the construction of a Senior Housing complex consisting of multiple housing types has begun east of the subject area. The land use pattern and building architecture of the Senior Housing project is similar to the Design Standards established within this document. Purpose i Standards The purpose of the plan is to provide a comprehensive set of design standards, policies, and regulations to guide future development within the identified plan area. Through the use of the standards a greater sense of neighborhood can be accomplished, as well as accommodating all forms of transportation, including waling bicycling and busing. Ashland Site Design & Use Standards 64 Housing 1. Architectural Design 2. Orientation 3. Repetitive Elevations 4. Building Setbacks 5. Garage and Accessory Structure Setbacks 6. Terracing 7. Porches 8. Driveways 9. Accessory Residential Units B. Neighborhood Central 1. Transitional Architectural Design 2. Architectural Character 3. Building Setbacks & Height 4. Parking: Location, Design and Joint Use 5. Mixed Uses C. Street Types and Design 1. Street Types 2. Planter Strips 3. Street Lighting 4. Street Furniture D. Open Space and Neighborhood Focal Points 1. Open Space 2. Neighborhood Focal Points Ashland Site Design & Use Standards 65 A. Housing The following design standards are intended to describe specific site planning and design principles for residential developments. While the standards are specific, the intent is not to limit innovative design, but rather provide a framework for clear direction and minimum standards. Architectural Design Residential dwelling's street elevations shall be broken with reveals, recesses, trim elements and other architectural features for interest. In addition, two of the following nine design features must be provided along the front of each residence. 1. Dormers 2. Gables 3. Recessed entries 4. Covered porch entries 5. Cupolas 6. Pillars or Posts 7. Bay window (min. 12" projection) 8. Eaves (min. 6" projection) 9. Off-sets in building face or roof (min. 16') The home as designed has multiple gables, 2 covered porch entrances, eave projections, off-sets in building face, recessed entries, pillars and posts. Orientation One of the best ways to make a residence and neighborhood welcoming is to orient the primary elevation towards the street. Without having to incorporate significant architectural features to embellish the front of a residence, a front door, framed by a simple porch or portico, clearly visible from the street creates not only neighborly friendliness, but also neighborhood awareness. The residential building has its primary orientation to Stoneridge which is the front porch for the ARU, the front porch has been made larger to 9' wide by 8' deep. This size is larger than that noted in Section VII of the North Mountain Neighborhood Design Standard which recommends 8' wide x 6' deep as a usable front porch. We considered taking the front porch across the whole front fagade but since there are only windows on that side of the ARU, this would drastically reduce any solar gain in the winter for the ARU and making it an unpleasant place to be in the winter time. Front porches are important for three reasons, the visual impact of the home, providing and additional usable area and the solar gain impact on the dwelling. It is this third factor that kept us from running the front porch across the whole of the ARU living area. So we elected to deepen the deck to provide a usable place and while increasing the front orientation of the building. Repetitive Elevations Excessive repetition of identical floor plans and elevations are not interesting and lack imagination the information age allows today's architects and design professionals to generate diverse, attractive and functional house plans at a minimal expense. Excessive repetition of identical floor plans and elevations shall be discouraged within the North Mountain Neighborhood. This application is only for one building, this section does not apply. Building Setbacks All building setbacks, other than garages or accessory units accessed from an alley, shall be subject to the setback standards established in Chapter 18.30 of the Ashland Municipal Code. The irregular shape of the lot really only has three sides to it, the front porch averages a 19' set back from Stoneridge, we have a 6' side yard setback to the North, garage is set back 20' from the alley and the house is 10' . What we are using as'the rear yard and recreational area is that part of the yard to the South and it has a 29' 8" set back. Ashland Site Design & Use Standards 66 Garage and Accessory Structure Setbacks To create a better streetscape appearance and a more interesting neighborhood, the focus of the North Mountain Neighborhood should be on the houses rather than on the garages or accessory structures. Design and setback shall ensure each feature is discrete and not overwhelming. Where no alleys are present garages should be located a minimum of 15' behind the primary fagade and a minimum of 20' from the sidewalk. Garages or accessory structures adjacent to an internal property line (i.e., neighbor's residence) should maintain a minimum first floor side yard setback of 4' and a second floor setback of 6', excluding dormers. No side yard setback is required when tow or more garages are attached by a common wall between the property lines. Garage or accessory structures accessed from the alley should have a minimum of 4' rear yard setback (See Illustration A-6 & 7). Garage width should be kept to a minimum whenever possible. Although not an overly "roomy" width, a 22' wide garage, from end to end, accommodates two standard sized vehicles. For additional storage needs, expansion of the garage's depth should be considered. Common wall garages shall have one of the facades offset by 3' in order to avoid linear repetition. The project as submitted has the garage accessed off the alley and the irregular shape of the lot really only has three sides to it, the front porch averages a 19' set back from Stoneridge, we have a 6' side yard setback to the North, garage is set back 20' from the alley and the house is 10' . What we are using as the rear yard and recreational area is that part of the yard to the South and it has a 29' 8" set back. Terracing Grading for new homes and accessory structures should be minimized wherever possible. The design of these buildings should incorporate sensitive design elements which work with the natural grade instead of changing the grade to work with the building. Terracing, as shown in Illustration A-8 to the right, should be incorporated into the design of each lot's development. "Terraces" help ease transition between the public and private space. There is no terracing in this landscape plan, the home was designed to fit into the hillside and work with the topography instead of against, so no terracing will be necessary. Porches Porches are by far the most common architectural element added to a street friendly house. Porches encourage social interaction with neighbors and provide a cool place to sit on hot evenings acting like an outside room. Columns and railings define the edges or "walls" of this room. Ashland Site Design & Use Standards 67 Porches should be large enough to allow at least one person to sit facing the street - 8 feet wide - and deep enough to allow a person to stand while the door is opening - 6' deep. Porches with dimensions less than 8'X 6' are often used as storage areas for bike, barbecues, etc., and do not realistically function as "outdoor rooms" (see Illustration A-9). Where possible, porches shall be incorporated into building designs within the North Mountain Neighborhood. The residential building has its primary orientation to Stoneridge which is the front porch for the ARU, the front porch has been made larger to 9' wide by 8' deep. This size is larger than that noted in Section VII of the North Mountain Neighborhood Design Standard which recommends 8' wide x 6' deep as a usable front porch. We considered taking the front porch across the whole front fagade but since there are only windows on that side of the ARU, this would drastically reduce any solar gain in the winter for the ARU and making it an unpleasant place to be in the winter time. Front porches are important for three reasons, the visual impact of the home, providing and additional usable area and the solar gain impact on the dwelling. It is this third factor that kept us from running the front porch across the whole of the ARU living area. So we elected to deepen the deck to provide a usable place and while increasing the front orientation of the building. Driveways A narrow driveway width has many advantages to the streetscape. A narrower driveway with less concrete is visually more attractive, creates a more accommodating pedestrian environment, increases the on-street parking, and increases the number of street trees. Single home driveways should be no greater than 9' wide (measured at street). Where no alley is present and tow garages share a common wall, a common driveway 12' in f j r width may be used but shall serve both garages. The garage for the subject property is located off the alley as is required. Accessory Residential Units Accessory residential units, in the form of garage apartments or backyard cottages, shall be a special permitted use within portions of the NM zoning district. These small rental units provide affordable housing interspersed with more expensive housing. Considerate design and placement standards shall be incorporated into the development of accessory residential units. When adjacent to side property line the second floor area should be staggered and minimized. However, with the addition of a dormer, this point could be achieved without an additional setback or minimizing floor area. This application fits this paragraph exactly This application is for an auxiliary residential dwelling (ARU), we are apply to construct a new home at 1,475 Sq. Ft. home at 906 Stoneridge, and a 499 Sq. Ft. ARU all within the same building. This home has an alley to the rear and Stoneridge to the front, this property is zoned NM and when this subdivision was approved this lot and a few others had the density approval for an ARU. We have designed this home to look like a typical single family home with a front porch and entrance off of Stoneridge and the garage and entrance off the alley. Solar Calculations The solar calculations are shown on the site plan and the plan as submitted requires less than a 5' set back from the north property line and a 6' set back is shown. The subdivision approval allows for a 4' solar shadow above the finished floor elevation of the main level of the home. The home as submitted meets the requirements for the main level to be off of Quinn Lane and a basement below. With the lot to the North not being developed there may be a question of what will be its main level? There are a number of factors that lead to the reasonable conclusion that the empty lot to the North will be developed with the main level off of Quinn Lane. First, the homes on both sides of this vacant lot where designed from scratch and both had the option of locating the main level where ever they would like both elected to put the main level even with Quinn Lane. This is an important point because both of those lots are wider making the option of designing a home off of Stoneridge a more realistic option, the vacant lot is narrower providing even less design options. So even with more options available no owner wanted the main level down low. Second, the majority of new home buyers in the Ashland market are looking for the one level living, this might not mean necessarily a one level home but a home that has the garage, master bedroom and main living all on one level. Again this would necessitate the main level living to be off of Quinn Lane. Thirdly, the only way to design a home that doesn't have the main level off of Quinn Lane would be to put all the main living down low off of Stoneridge, then put all the bedrooms upstairs (because of the slope you can't have a 1 story home) and then have the garage access come in upstairs with all the bedrooms. Fourthly, we also built the 4 homes on Overlook which is basically the extension of Quinn Lane with a similar down sloping lot every owner wanted the main living on the same level as the garage. This not only provides for one level living but also takes in the fantastic views from these lots. In fact we have been building homes in the Rogue Valley for over 20 years and have built over 200 homes and with down sloping lots never has anybody ever even mentioned the idea of putting the main level down where there are not views and put the bedrooms up off of the same level as the garage, it just doesn't make any sense. The garage location really does dictate the main level location in almost all scenarios. So general past experience says the main level will be same as Quinn Lane, past construction on almost identical lots on Overlook says main level will be off of Quinn Lane and in fact actual/proposed construction on either side of the exact lot also says main level off of Quinn Lane. We believe we have met the criteria for the ARU application and respectfully request approval. Thank you, Charlie Hamilton Suncrest Homes k-Teneral Information .1072 Clear Creel Ashland, OIL 39SIE09AA Suncrest Homes P.O. Box 1313 Talent, OR 97540 Contact: Michael Thirkill 944-3799 Builder: Suncrest Homes, LLC CCB# 70275 P.O. Box 1313 328 Talent Ave. Talent, OR 97540 Plumbing Contractor: SOS Plumbing CCB79604, PCL15-121, 535-5063 Electrical Contractor: Central Point Electric CCB#134242, ESL #46605 941-1550 Mechanical Contractor: National Heating CCB#135158 535-6921 Horne specs: 4 bedrooms Design Values 3 baths Roof Snow Load: 25 lbs./sq. ft. below 2000' elevation 2388 heated living space Wind Pressure: 18 lbs./sq. ft. 450isq. ft garage Wind Speed: 80 mph. storage Seismic Conditions: Zone 3 321 sq.ft. porch Frost Depth: 12" below 2,500', 18" above 2,500' $283,946 valuation Weathering: Moderate BTU Requirements Damage from Decay: Moderate gas furnace 80000 Damage from Termites: Moderate fireplace 20000 gas dryer 25000 range/oven 65000 TOW1 190000 ZONING PERMIT APPLICATION Planning Division 1 -11 z, CITY J OF 51 Winburn Way, Ashland OR 97520 ASHLAND 541-488-5305 Fax 541-488-6006 FILE # DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY , / Pursuing LEEDO Certification? ❑ YES ❑ NO Street Address q06 Sf°,v.? ~t _C I V Assessor's Map No. 391 E 0 Tax Lot(s) Zoning Comp Plan Designation APPLICANT ~y( Name 5U~ICIW57- ` ► S Phone g E-Mail scwcx 'r .o, r ® k 13(3 city t'~Nr zip Ct7sy~ R9 li~I.cn~ Address PROPERTY OWNER Name 5"a Phone E-Mail Address City Zip SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title dok~Mvlv_ Name fiZAivl 1L1gq Phone 6 f 3M E-Mail Address R 4 t3 + q®fO City Zip 517Sd t 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 1 produced sufficient factual evidence at the hearing to support this request, 2) that the findings of fact furnished justifies the granting of the request,• 3) that the findings of fact furnished by me are adequate, and further 4) that all structures or improvements are properly located on the ground. Failure in this regard will re ult most likely in not r equest being set aside, but also possibly in my structures being built in reliance thereon being required to be removed at my expe . If I hav oubts, I am advised to seek competent professional advice and assistance. t 2" Applicant's Signature Date As owner of the property involved in this request ave read and understood the complete application and its consequences tome as a property owner. A~~- Property Owners Signature (required) Date [To be completed by City Staff] / F & ,(sate Received i ~ • Zoning Permit Type Filing Fee $ OVER 0* G\comm-dcv\pb-ing\Fo=s & Handouts\Zoning Permit Applicadon.doc I h'; ii I, II, I ` ( ,~I ,i Job Address: 906 STONERIDGE AVE Contractor: ASHLAND OR 97520 Address: C A A Owner's Name: SUNCREST HOMES LLC 0 Phone: Customer 05585 N State Lic No: L T City Lic No: P SUNCREST HOMES LLC Applicant: PO BOX 1313 R Address: TALENT OR 97540 A C C Sub-Contractor: A Phone: (541) 535-8641 T Address: N Applied: 06/04/2012 0 T Issued: Expires: 12/01/2012 Phone: State Lic No: Maplot: 391 E04ac400 City Lic No: DESCRIPTION: 2 unit Multi family site review VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL i STRUCTURAL I PERMIT FEE DETAIL i Fee Description Amount Fee Description Amount Residential Site Review 963.00 I CONDITIONS OF APPROVAL I COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.or.us Inspection Request Line: 541-552-2080 T F ASHLAND