HomeMy WebLinkAboutTerrace_700_PA-2012-01705
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ON3031 NOI1VOlaal El.exrro
A3)1 NOUVOlaa1
CITY F
January 16, 2013 LA i
Ron Lang
700 Terrace St
Ashland OR 97520
RE: Planning Action #2012-01705
Notice of Final Decision
On January, 16, 2013, the Staff Advisor for the Ashland Planning Division administratively approved your
request for the following:
PLANNING ACTION: 2012-01705
SUBJECT PROPERTY: 700 Terrace
APPLICANT: Ron Lang
DESCRIPTION: A request for Physical and Environmental Constraints Review Permit approval to
construct a new single-family home on slopes greater than 25 percent for the property located at 700
Terrace Street. The existing residence is proposed to be removed. The application also includes a request
for tree removal permit to remove five trees greater than six inches in diameter at breast height.
COMPREHENSIVE PLAN DESIGNATION: Woodland Residential; ZONING: WR; ASSESSOR'S
MAP: 39 lE 16BD; TAX LOT: 202
The Staff Advisor's decision becomes final and is effective on the 13'' 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: 541488-5305
51 Winbum Way . Fax: 541-552-2050
Ashland, Oregon 97520 TTY; 800-735-2900`
www.ashland,or.us '
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: 2012-01705
SUBJECT PROPERTY: 700 Terrace
APPLICANT: Ron Lang
DESCRIPTION: A request for Physical and Environmental Constraints Review Permit
approval to construct a new single-family home on slopes greater than 25 percent for the property
located at 700 Terrace Street. The existing residence is proposed to be removed. The application also
includes a request for tree removal permit to remove five trees greater than six inches in diameter at
breast height.
COMPREHENSIVE PLAN DESIGNATION: Woodland Residential; ZONING:
WR; ASSESSOR'S MAP: 39 lE 16BD; TAX LOT: 202
SUBMITTAL DATE: December 3, 2012
DEEMED COMPLETE DATE: December 19, 2012
STAFF APPROVAL DATE: January 16, 2013
FINAL DECISION DATE: January 28, 2013
APPROVAL EXPIRATION DATE: January 29, 2013
DECISION
The subject property, 700 Terrace is west of Terrace Street at the top of the hill just beyond the
intersection of Terrace Street and Ashland Loop Road. The parcel is irregularly shaped and ,is
approximately 4.6 acres.. The property has a Terrace Street frontage of 289-feet. The parcel is zoned
Woodland Residential, WR. The adjacent properties to the north, east and west are zoned WR and the
property to the south is outside of the Urban Growth.Boundary (UGB) and is zoned WR-20, Woodland
Residential, 20-acres minimum. The subject property is Lot 1 of the Terrace Pines Subdivision which
received approval in 1992 and is known as the Terrace Pines Subdivision, the parcels to the east of the
subject property are part of subdivision.
The parcel is classified as Hillside Lands because the site includes slopes 25 -percent and greater, and is
located on the Hillside Lands and Severe Constraints map. The applicant is requesting a Physical
Constraints Review Permit to construct a new single-family residence.
The parcel slopes steeply from Terrace Street to the west, is level where the driveway and structures
- are located and then continues to slope steeply downhill
to the west. The southern portion of the property is the
- end of a ridge line which slopes steeply downhill to the
northwest from the southern property line towards the
developable area. The slope of the property ranges
between relatively flat where the driveway and
structures are located to well over 40 percent. A small
drainage swale is located midway through the parcel
approximately 160-feet from the northern property line.
The property contains a number of Pines, Fir, Oak,
Madrone, Almond and Maple trees. For the purposes of
r - - - _ i this report, the developable area and the area of the
construction is in the northern portion of the site
PA 2012-01705
700 Terrace St./adg,
Page 1
I
approximately 260-feet, north to south by 264-feet from Terrace Street (east) to the west. The
remainder of the property is steep and undevelopable.
There is an existing, circa 1940, 2,834 square foot single family and a 3,087 square foot accessory
structure (1,558 sq. ft. garage and 534 sq. ft. guest house on ground level and 986 sq. ft. guest room
and office on second level), accessed via that approximately 290-foot long driveway. The structures
are below the grade of Terrace Street and are setback approximately 53-feet from Terrace. The
applicant. intends to demolish the existing 2,834 sq. ft. residence and construct a new 4,904 sq. ft.
residence and remodel the 3,087 sq. ft. garage.
The proposed residence will be 34-feet, 8-inches, less than the maximum 35-foot height allowed in the
hillside zone. The residence has been designed to be in the same location as the previous structure and
is proposed to have a daylight basement to cut the structure into the hill. The proposed residence is a
series of segmented, building forms offset by varying amounts, though the fagade of the deck railing is
greater than 36-feet in horizontal plane in two locations, the building does not exceed 36-feet at any
point. The proposed decks comply with the standards for post heights and do not exceed 12-feet in
height. The proposed structure has a modern, skillion or shed roof line generally facing the west to take
advantage of the views towards Lithia Park and the mountains. Downhill wall heights are 20-feet or
less which complies with the Hillside Design Standards.
The applicant has provided a Geotechnical Engineering Report addressing the suitability of the site for
construction and making recommendations on site preparation, foundation-construction, soil retention,
and erosion control. The proposed home complies with design standards for hillside home as required
in Section 18.62 of the Land Use Ordinance. The proposal shows short (less than five foot tall)
retaining walls to shore the soil adjacent to the driveway. The driveway is proposed to be re-graded
and repaved as it currently directs surface waters towards the residence. There are two additional
retaining walls on the west side of the structure which are proposed to be five-feet tall or less and will
have three to four foot wide planter beds.
The utilities, water, sewer and electric currently serve and will continue to serve the property. There
are existing private storm drain easements on the property and the applicant has proposed to tie into the
existing lines, adding new lines to meet the additional capacity. The existing development requires two
off-street parking spaces; the existing driveway and parking spaces will be retained.
The property is quite forested, according to the tree survey there are 31 trees in the vicinity of the
proposed site disturbance. The applicant is proposing to remove five (5) of these trees which are
located adjacent to the driveway area. The driveway is proposed to have a retaining wall constructed
and to replace the aged pavement with new and the trees proposed for removal are near the retaining
walls. Additionally, the 32-inch in diameter at breast height Douglass Fir tree has roots under the
driveway and hauling along the foundation of the existing structure and will not be able to be saved
during the new construction. The applicant has proposed a landscape plan and has proposed hydro
seeding of the areas of disturbance. The Ashland Tree Commission reviewed the proposal at their
January 3, 2013 meeting, approved the plans as submitted and recommended that the arborist
recommendations be conditioned as the plans. E
Overall, the proposed `replacement' structure complies with the Physical and Environmental
Constraints criteria for hillside development. There was only one comment received during the public
comment period and it was in regard to the potential for construction to start after 8:00 AM, the noise
ordinance is not part of the Land Use Ordinance and according to the noise ordinance construction
work is permitted to start at 7:00 AM and any other agreement would be a civil agreement between the
property owner and the neighbor(s).
PA 2012-01705
700 Terrace St./adg
Page 2
The criteria for a Physical Constraints Review Permit are described in AMC Chapter 18.62.040.1, as
follows:
1. That the development will not cause damage or hazard to persons or property upon or adjacent
to the area of development.
2. That the applicant has considered the potential hazards that the development may create and
implemented reasonable measures to mitigate the potential hazards caused by the development.
3. That the applicant has taken all reasonable steps to reduce the adverse impact on the
environment. Irreversible actions shall be considered more seriously than reversible actions.
The StaffAdvisor or Planning Commission shall consider the existing development of the
surrounding area, and the maximum permitted development permitted by the Land Use_
Ordinance.
4. That the development is in compliance with the requirements of the chapter and all other
applicable City Ordinances and Codes.
The application with the attached conditions complies with all applicable City ordinances.
Planning Action 2012-01705 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
2012-01705 is denied. The following are the conditions and they are attached to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise modified here.
2) That the plans submitted for the building permit shall be in substantial conformance with those
approved as part of this application. If the plans submitted for the building permit are not in
substantial conformance with those approved as part of this application, an application to modify
this approval shall be submitted and approved prior to issuance of a building permit.
3) That all recommendations of the Geotechnical Investigation, dated November 30, 2012, by Applied
Geotechnical Engineering shall be instituted in the development of the property.
4) That the tree protection fencing and temporary erosion control measures (i.e. silt fence) shall be
installed according to the approved plan prior to any site work, storage of materials, issuance of an
excavation permit and issuance of a building permit. The erosion control measures shall be
installed as identified in the Applied Geotechnical Engineering report dated November.30, 2012.
The tree protection and temporary erosion control measures shall be inspected and approved by the
Ashland Planning Division prior to site work, storage of materials, the issuance of an excavation
permit, and/or the issuance of a building permit.
5) That the project arborist shall be on-site during the excavation for the footings for the retaining
wall near the large Oak tree to the west of the building as stated in the findings, Addendum B dated
November 28, 2012.
6) Requirements of the Ashland Fire Department regarding addressing, firefighter pathway around the
structure, and Wildfire fuel break shall be met.
'7) That building permit submittals shall include:
a) A written verification from the project geotechnical expert addressing the consistency of the
building permit submittals with the geotechnical report recommendations shall be provided
with the building permit submittals. The erosion control, grading plan and drainage created by
the Landscape Architect and proposed retaining walls shall be correlated and approved for
compliance with AMC 18.62.080.A.4.
PA 2012-01705
700 Terrace St./adg
Page 3
c) The plans for the foundation of the new structure, which must be designed by an architect or
engineer with geotechnical experience as required by Section 18.62.080.F.
d) The proposed load bearing retaining walls shall be included with the building permit for the
structure or with a separate building permit. Building inspections of the retaining walls will be
required.
e) Lot coverage calculations including all building footprints, driveways, parking, and circulation
areas. Lot coverage shall be limited to- no more than 45 percent as required in AMC
18.20.040.F
f) Exterior lighting details demonstrating that the lights are appropriately shrouded, so there is no
direct illumination of surrounding properties.
g) An irrigation plan to include irrigation details satisfying the requirements of the Site Design
and Use Standards Water Conserving Landscaping Guidelines and Policies.
11) That prior to the issuance of a building permit:
a) A preconstruction conference to review the requirements of the Hillside Development Permit
shall be held. The conference shall include the Ashland Planning Division, Ashland Building
Division, the design professional, the general contractor, geotechnical expert, landscape
architect, arborist, and project engineer. Contact the Ashland Planning Division to schedule the
preconstruction conference.
b) Tree protection measures and erosion control measures shall be installed according to the
approved plan, inspected, and approved by the Staff Advisor. No site work including any
storage of materials shall occur prior to completion of a Tree Protection Verification.. Permit
inspection.
12) That prior to the final building permit inspections and / or issuance of a certificate of occupancy:
a) The landscaping and irrigation for re-vegetation of cut/fill slopes and erosion control shall be
installed in accordance with the approved plan prior to final building inspection. Vegetation
shall be installed in such a manner as to be substantially established within one year of
installation.
b) That Applied Geotechnical Engineering shall inspect the site according to the inspection
recommendations of the geologic report. Applied Geotechnical Engineering shall provide final
reports indicating that the approved grading, drainage and erosion control measures were
installed as per the approved plans, and that all scheduled inspections were conducted by the
project geotechnical experts periodically throughout the project.
c) That the five (5) removed trees on site shall be mitigated for on-site in accordance with
18.61.084.B with a tree that will achieve similar size and stature at maturity as the ones
removed prior to issuance of a certificate of occupancy.
(.o (3
aria Harris, Planning Manager Date
Department of Community Development
I
I
PA 2012-01705
700 Terrace St./adg
Page 4
PA-2012-01705 391E16BD 206 PA-2012-01705 391E16BB 1000 PA-2012-01705 391E16BD 210
BLOOM MICHAEL A BRIGGS ARLEN J TRUSTEE ET AL FRANK DOUGLAS W/MARJORIE E
724 TERRACE ST 590 GLENVIEW DR 737 TERRACE ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2012-01705 391E16BD 209 PA-2012-01705 391E16 1400 PA-2012-01705 391E16BD 202
GARRETT RYAN J TRUSTEE ET AL HEIR RICHARD D TRUSTEE LANG RON M TRUSTEE ET AL
752 TERRACE ST 510 ASHLAND LOOP RD 700 TERRACE ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2012-01705 391E16BD 200
PA-2012-01705 391E16BD 208 PA-2012-01705 391E16BD 204 THALDEN BARRY R/KATHRYN
SELDON WENDY JAMES TRUSTEE ET STAUFFER THOMAS D ET AL MCKNIGHT
728 TERRACE ST 1 712 TERRACE ST 550 ASHLAND LOOP RD
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2012-01705 391E16BD 205 PA-2012-01705 391E16BD 203 PA-2012-01705
WALTER JAMES C/ROBIN L WIKANDER CHAD/SAMANTHA Torn Meyers, Aborist
545 STONEHEGE DR 702 TERRACE ST 2040 Ashland Mine Rd
FILLMORE, CA 93015 ASHLAND, OR 97520 Ashland OR 97520
PA-2012-01705 1-16-2013
Applied Geotechnical Engineering 13
Robin L Warren
1314 B Center Dr #452 700 Terrace St
Medford, OR 97501
i
i
j
Mi & Mrs Richard [ Hier
510 Ashland Loop Rd
Ashland OR 97520
1
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1 AMERICAN LUNG ASSOCIATION.
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LgnpMitFY13 0 2012 James Mitchell/Advocate Art
Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CITY
541-488-5305 Fax:541-552-2050 www.ashland.or.us TTY:1-800-735-2900 -ASH 1 X
NOTICE OF APPLICATION
PLANNING ACTION: 201201705
SUBJECT PROPERTY: 700 Terrace
OWNERIAPPLICANT: Ron Lang
DESCRIPTION: A request for Physical and Environmental Constraints Review Permit approval to construct anew
single-family home on slopes greater than 25 percent for the property located at 700 Terrace Street. The existing
residence is proposed to be removed. The application also includes a request for tree removal permit to remove
five trees greater than six inches in diameter at breast height. COMPREHENSIVE PLAN DESIGNATION: Woodland
Residential, ZONING: WR; ASSESSOR'S MAP: 391E 16BD; TAX LOT. 202.
NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, January 3, 2013 at 6:00 p.m. in the
Community Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: December 19, 2012
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: January 2, 2013
o
s~
SUk3.1ECT PROPERTY - -
F \
>00 TER RAGE ~ ~ 1 ~ ~
t tf
O 4590 180 Feet
The Ashland Planning Division Staff has received a complete application for the property noted above.
I
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 Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC
18.108.040)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this
application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of
appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your
right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with
sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost 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.
ocumentl
PHYSICAL & ENVIRONMENTAL CONSTRi TS
18.62.040.1 Criteria for Approval
A Physical Constraints Review Permit shall be issued by the Staff Advisor when the Applicant demonstrates the following:
1. Through the application of the development standards of this chapter, the potential impacts to the property and nearby areas have been
considered, and adverse impacts have been minimized.
2. That the applicant has considered the potential hazards that the development may create and implemented measures to mitigate the
potential hazards caused by the development.
3. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shall be considered
more seriously than reversible actions. The Staff Advisor or Planning Commission shall consider the existing development of the
surrounding area, and the maximum permitted development permitted by the Land Use Ordinance.
(ORD 2808, 1997; ORD 2834,1998; ORD 2951, 2008)
TREE REMOVAL
18.61.080 Criteria for Issuance of Tree Removal - Staff Permit
An applicant for a Tree Removal Permit shall demonstrate that the following criteria are satisfied. The Staff Advisor may require an arborist's
report to substantiate the criteria for a permit.
A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard tree if the applicant demonstrates that a tree is a hazard and
warrants removal.
1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is likely to fall and injure persons or property. A
hazard tree may also include a tree that is located within public rights of way and is causing damage to existing public or private facilities or
services and such facilities or services cannot be relocated or the damage alleviated. The applicant must demonstrate that the condition or
location of the tree presents a clear public safety hazard or a foreseeable danger of property damage to an existing structure and such
hazard or danger cannot reasonably be alleviated by treatment or pruning.
2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to AMC 18.61.084. Such mitigation
requirements shall be a condition of approval of the permit.
B. Tree that is Not a Hazard: The City shall issue a tree removal permit for a tree that is not a hazard if the applicant demonstrates all of the
following:
1. The tree is proposed for removal in order to permit the application to be consistent with other applicable Ashland Land Use Ordinance
requirements and standards, including but not limited to applicable Site Design and Use Standards and Physical and Environmental
Constraints. The Staff Advisor may require the building footprint of the development to be staked to allow for accurate verification of the
permit application; and
2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent
trees, or existing windbreaks; and
3. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200
feet of the subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered
and no reasonable alternative exists to allow the property to be used as permitted in the zone. Nothing in this section shall require that the
residential density be reduced below the permitted density allowed by the zone. In making this determination, the City may consider
alternative site plans or placement of structures or alternate landscaping designs that would lessen the impact on trees, so long as the
alternatives continue to comply with other provisions of the Ashland Land Use Ordinance. I
4. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to AMC 18.61.084. Such
mitigation requirements shall be a condition of approval of the permit.
(ORD 2951, 2008; ORD 2883, 2002)
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PA-2012-01705 391E16BD 206 PA-2012-01705 391E16BB 1000 PA-2012-01705 391EI613D 210
BLOOM MICHAEL A BRIGGS ARLEN J TRUSTEE ET AL FRANK DOUGLAS W/MARJORIE E
724 TERRACE ST 590 GLENVIEW DR 737 TERRACE ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2012-01705 391E16BD 209 PA-2012-01705 391E16 1400 PA-2012-01705 391E16BD 202
GARRETT RYAN J TRUSTEE ET AL' HEIR RICHARD D TRUSTEE LANG RON M TRUSTEE ET AL
752 TERRACE ST 510 ASHLAND LOOP RD 700 TERRACE ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2012-01705 391E16BD 200
PA-2012-01705 391E16BD 208 PA-2012-01`705 391E16BD 204 THALDEN BARRY R/KATHRYN
SELDON WENDY JAMES TRUSTEE ET STAUFFER THOMAS D ET AL MCKNIGHT
728 TERRACE ST 712 TERRACE ST 550 ASHLAND LOOP RD
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND; OR 97520
PA-2012-01705 391E16BD 205 PA-2012-01705 391E16BD 203
WALTER JAMES C/ROBIN L WIKANDER CHAD/SAMANTHA
545 STONEHEGE DR 702 TERRACE ST
FILLMORE, CA 93015 ASHLAND, OR 97520
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AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On December 19, 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 #2012-01705, 700 Terrace.
Signature of Employee
Wcomm-devlplanningTorms & HandoutsWidavit of Mailing-Planning Action Notice.doc
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Findings of act
for
Physical Environmental Constraints Review Permit
for
Development in Hillside Lands with Severe Constraints
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Subject Property:
700 Terrace Street
Assessor's Map 39 1 E 16BD Tax Lot 202
Zoning W-R
Proposed Use:
Single family residence
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Submitted to:
City of Ashland Planning Department I
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Submitted for:
Ron and Katharine Lang
Prepared by:
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Carlos Delgado
Carlos Delgado Architect LLC
217 Fourth Street j
Ashland, Oregon 97520
541.552.9502
Nov 30, 2012
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Lang Residence - 700 Terrac ,treet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
Project Summary:
Currently there are 2 existing structures on site:
1) One 2,842 SF single family 2 story residence with basement
2) One 3,087 SF accessory structure consisting of a 1,558 SF garage with 543 SF guest house on the
ground level and 986 SF guest room and office on the upper level
The applicant is proposing the following:
1) 4,904 SF replacement single family 2 story residence with basement that will be connected to:
2) 3,087 SF renovated accessory structure consisting of a 1,558 SF garage with 543 SF guest house
(no change of use or additional floor area on the ground level). Renovated 986 SF guest room and
office on the upper level (no change of use or additional floor area on the upper level).
Findings of Fact for Physical & Environmental Constraints Review Permit for
Development in Hillside Lands with Severe Constraints
This application demonstrates compliance to Development Standards for Hillside Lands pursuant to Section
18.62.080 of the City of Ashland Land Use Ordinance. Sections of the Ordinance and the Design Standards as
deemed applicable, in whole or in part, are described in the following `Findings of Fact.' Findings by the
Applicant/Agent are inserted immediately following each section of the ordinance.
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Lang Residence - 700 TerracF 'reet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
Ordinances PAGE
18.14.040 WR Woodland Residential District 4
18.61 Tree Preservation and Protection 5
18.62 Physical and Environmental Constraints 6
18.62.080 Development Standards for Hillside Lands 8
18.62.090 Development Standards for Wildfire Lands 17
18.62. 100 Development Standards for Severe Constraint Lands 19
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18.68 General Regulations 19
18.70 SolarAccess 22
18.72 Site Design & Use Standards 24
Site Design and Use Standards 29
Section ll - Approval Standards and Policies
A. Ordinance Landscaping Requirements
B. Multifamily Residential Development
D. Parking lot Landscaping and Screening Standards
E. Street Tree Standards
Section 111 - Water Conserving Landscaping Guidelines and Policies
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ATTACHMENTS:
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8.5 x 11 shis Addendum A Geotechnical Investigation and Erosion Control report
by Applied Geotechnical Engineering dated Nov 30, 2012
Addendum B Arborist Report by Tom Myers dated Nov 28, 2012
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11 x 17 shts Sheet A0.1 Main Site Plan and Vicinity Map
Sheet AS1.0 Architectural Site Plan
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Sheet L-1 Landscape site plan
Sheet L-2 Grading and drainage plan
Sheet L-3 Slope analysis
Sheet L-4 Cut and fill plan
Sheet L-5 Erosion Control and Planting Plan
Sheet L-6 Tree Protection and Removal Plan
SheetA2.1 Building Elevations
Sheet A2.2 Building Elevations
SheetA3.1 Building Sections
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Lang Residence - 700 Terra! Street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
Chapter 18.14 W-R Woodland Residential District
18.14. 010 Purpose
The purpose of the W-R district is to stabilize and protect the steep and forested areas within the City. Application
of the zone will ensure that the forest, environmental erosion control and scenic values of these areas are
protected from incompatible development which could result in a degradation of their values.
The property is located within the W-R district.
18.14.020 Permitted Uses
The following uses and their accessory uses are permitted outright:
A. Single family dwellings.
B. Agriculture and farm uses, except animal sales yards and feed yards, hog farms and any animal fed garbage.
C. Parks and recreation facilities.
D. Home occupations.
The proposed uses are a replacement single family residence with appurtenant uses approved for this
zone. The uses are existing and will remain as is: storage, garage, guest house.
18.14.030 Conditional Uses
The following uses and their accessory uses are permitted when authorized in accordance with Chapter 18.104,
Conditional Use Permits [uses omitted]
The proposed uses are residential and there are no proposed changes
18.14.040 General Regulations
A. Minimum lot area. The minimum lot area in the W-R zone is determined by the chart below:
Slope Min. Lot Size DU/Acre
Less than 40% 2.0 .5
40 to 50% 2.5 .4
50 to 60% 5.0 .2
Over 60% 10.0 .1
Outside UGB 20.0 .05
Complies - lot area is 200,146SF (4.59 Ac) and average slope is less than 40%, DU/Ac = 1/4.59 = .22 (less
than max.5 DU/Ac)
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B. Maximum lot coverage. The maximum lot coverage shall be seven (79'o') percent.
Complies - The lot coverage proposed is 5.9% I
C. Minimum lot width. All lots shall be at least one hundred (100) feet in width.
Complies - The minimum lot width is 120.89 feet
D. Minimum lot depth. All lots shall be at least one hundred-fifty (150) feet in depth.
Complies - The lot depth is,661.88 feet
E. Standard yard requirements.
1. Minimum front yard - There shall be a front yard of at least twenty (20) feet.
2. Minimum side yard - There shall be a minimum side yard of six (6) feet, except ten (10) feet along a side yard
facing the street on a corner lot.
3. Minimum rear yard - There shall be a minimum rear yard of ten (10) feet plus ten (10) feet for each story in
excess of one (1) story.
Complies - Front yard setback is 53', Side yard setback is 23', rear yard setback is 420' j
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4. In addition, the setbacks must comply with Section 18.70 of this Title which provides for solar access.
Complies - refer to Section 18.70 findings
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Lang Residence - 700 Terracf `reet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
F. Maximum building height. No structure shall be over thirty-five (35) feet or two and one-half (2 112) stories in
height, whichever is less.
Complies - The proposed structure is 34'-8" in height and is a 2 story structure
G. Aggregate removal prohibited. There shall be no mining of granite for aggregate, quarry rock or other open pit
mining in this zone.
Complies - no aggregate removal is proposed
H. Limits on density transfer. All developments, with the exception of partitioning, must be developed under the
Performance Standards, Chapter 18.88. No more than twenty-five (25%) percent of the density allowed in a
Woodland Residential zone may be transferred to a higher density zone in a Performance Standard development.
(Ord. 2228, 1982)
Complies - no density transfer is proposed
Chapter 18.61- Tree Preservation and Protection
18.6 Purpose
18.61.030 Regulated Activities
A. All tree removal and tree topping activities, unless exempted below, shall be carried out in accordance with the
requirements of this chapter.
B. No person who is required to install or maintain tree protection measures pursuant this chapter shall do any
development activities including, but not limited to clearing, grading, excavation or demolition work on a property
or site which requires a planning action without approved tree protection measures properly installed and
maintained pursuant to this Chapter.
Applicant is proposing removal of trees identified on site plan per requirements of this chapter
18.61.035 Exempt Tree Removal Activities
The following activities are exempt from the requirement for tree removal permits:
A. Those activities associated with the establishment or alteration of any public park under the Ashland Parks and
Recreation Commission. However, the Ashland Parks and Recreation Department shall provide an annual plan in
January to the Tree Commission outlining proposed tree removal and topping activities, and reporting on tree
removal and topping activities that were carried out in the previous year.
Not Applicable.
B. Removal of trees in single family residential zones on lots occupied only by a single family detached dwelling
and associated accessory structures, except as otherwise regulated by the Physical and Environmental
Constraints ordinance (18.62.
Applicant is proposing removal of trees as regulated by chapter 18.62.
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C. Removal of trees in multi-family residential zones on lots occupied only by a single family detached dwelling
and associated accessory structures, except as otherwise regulated by the Physical and Environmental
Constraints ordinance (18.62).
Not Applicable.
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D. Removal of trees less than 6" DBH in any zone, excluding those trees located within the public right of way or j
required as conditions of approval with landscape improvements for planning actions.
Applicant is proposing removal of trees as regulated by chapter 18.62.
E. Removal of trees less than 18" DBH on any public school lands, Southern Oregon University, and other public
land; but excluding Heritage trees and street trees within the public right of way.
Not Applicable: Property is not on any public school land.
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Lang Residence - 700 Terra(,, street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
F. Removal of trees within the Wildfire Lands area of the City, as defined on adopted maps, for the purposes of
wildfire fuel management, and in accord with the requirements of the Physical and Environmental Constraints
Chapter- 18.62.
Property is within the Wildfire Lands area of the City; Applicant will exercise this exemption for wildfire
fuel management.
G. Removal of dead trees.
Not Applicable: No dead trees exist within proposed area of development.
H. Those activities associated with tree trimming for safety reasons, as mandated by the Oregon Public Utilities
Commission, by the City's Electric and Telecommunication Utility. However, the Utility shall provide an annual
plan to the Tree Commission outlining tree trimming activities and reporting on tree trimming activities that were
carried out in the previous year. Tree trimming shall be done, at a minimum, by a Journeyman Tree Trimmer, as
defined by the Utility, and will be done in conformance and to comply with OPUC regulations.
Not Applicable: No tree trimming is proposed as part of this application.
18.62 - Physical and Environmental Constraints
18.62. 010 Purpose and Intent
The purpose of this Chapter is to provide for safe, orderly and beneficial development of districts characterized by
diversity of physiographic conditions and significant natural features; to limit alteration of topography and reduce
encroachment upon, or alteration of, any natural environment and; to provide for sensitive development in areas
that are constrained by various natural features. Physiographic conditions and significant natural features can be
considered to include, but are not limited to: slope of the land, natural drainage ways, wetlands, soil
characteristics, potential landslide areas, natural and wildlife habitats, forested areas, significant trees, and
significant natural vegetation.
(Ord 2808, Added, 1210211997)
18.62.040 Permit and Approval Required:
A Physical Constraints Review Permit is required for the following activities
1. Criteria for approval. A Physical Constraints Review Permit shall be issued by the Staff Advisor when the
Applicant demonstrates the following: I
1. Through the application of the development standards of this chapter, the potential impacts to the property and
nearby areas have been considered, and adverse impacts have been minimized.
2. That the applicant has considered the potential hazards that the development may create and implemented
measures to mitigate the potential hazards caused by the development.
3. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible
actions shall be considered more seriously than reversible actions. The Staff Advisor or Planning Commission
shall consider the existing development of the surrounding area, and the maximum permitted development
permitted by the Land Use Ordinance. (Ord 2834 S1, 1998)
(Ord. 2834, Amended, 1110311998, Section 18.62.040 J "deleted", Ord 2808, Added, 1210211997) j
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18.62.050 Land Classifications
The following factors shall be used to determine the classifications of various lands and their constraints to j
building and development on them:
A. Flood plain Corridor Lands - Lands with potential stream flow and flood hazard. The following lands are
classified as Flood plain Corridor lands:
1. All land contained within the 100 year Flood plain as defined by the Federal Emergency Management Agency,
in maps adopted by Chapter 15.10 of the Ashland Municipal Code.
2. All land within the area defined as Flood plain Corridor land in maps adopted by the Council as provided for in
section 18.62.060.
3. All lands which have physical or historical evidence of flooding in the historical past.
Not Applicable: Property is not within the designated Floodplain Corridor lands.
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Lang Residence - 700 Terrace `reet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
4. All areas within 20 feet (horizontal distance) of any creek designated for Riparian Preservation in 18.62.050. B
and depicted as such on maps adopted by the Council as provided for in section 18.62.060.
Not Applicable: Area of development is not within any creek designated for Riparian Preservation.
5. All areas within ten feet (horizontal distance) of any drainage channel depicted on maps adopted by the Council
but not designated as Riparian Preservation.
Not Applicable: Area of development is not within drainage channel as described.
B. Riparian Preservation - The following Flood plain Corridor Lands are also designated for Riparian Preservation
for the purposes of this section and as listed on the Physical and Environmental Constraints Overlay Maps:
Tolman, Hamilton, Clay, Bear, Kitchen, Ashland, Neil and Wrights Creeks.
Not Applicable: Area of development is not within any Flood plain Corridor Lands.
C. Hillside Lands - Hillside Lands are lands which are subject to damage from erosion and slope failure, and
include areas which are highly visible from other portions of the city. The following lands are classified as Hillside
Lands:
1. All areas defined as Hillside Lands on the Physical Constraints Overlay map and which have a slope of 25
percent or greater.
The property contains slopes that are greater than 25 percent (see Site Slope Plan, Sheet AS1.0 with
designated shaded areas greater than 25 percent).
D. Wildfire Lands - Lands with potential of wildfire. The following lands are classified as Wildfire Lands:
1. All areas defined as wildfire lands on the Physical Constraints Overlay map.
The property is within wildfire lands - Wildfire lands findings have been included in this application.
E. Severe Constraint Lands - Lands with severe development characteristics which generally limit normal
development. The following lands are classified as Severe Constraint Lands:
1. All areas which are within the floodway channels, as defined in Chapter 15.10.
Not Applicable: Area of development is not within a floodway channel.
2. All lands with a slope greater than 35 percent.
Applicable: The property contains slopes that are greater than 35 percent (see Site Slope Plan, Sheet
AS1.0 with designated shaded areas greater than 35 percent).
F. Classifications Cumulative. The above classifications are cumulative in their effect and, if a parcel of land falls
under two or more classifications, it shall be subject to the regulations of each classification. Those restrictions
applied shall pertain only to those portions of the land being developed and not necessarily to the whole parcel.
Applicable: Project is classified under the `Hillside' classification.
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A. The City Council shall adopt official maps denoting the above identified areas. Substantial amendments of
these maps shall be a Type 3 procedure.
B. Minor amendments of the maps to correct mapping errors when the amendments are intended to more
accurately reflect the mapping criteria contained in this chapter or in the findings of the Council in adopting an
official map may be processed as a Type 1 procedure.
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18.62.070 Development Standards for Flood plain Corridor Lands
Not Applicable.
18.62.075 Development Standards for Riparian Preservation lands
Not Applicable.
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Lang Residence - 700 Terrar street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
18.62.080 Development Standards for Hillside Lands
It is the purpose of the Development Standards for Hillside Lands to provide supplementary development
regulations to underlying zones to ensure that development occurs in such a manner as to protect the natural and
topographic character and identity of these areas, environmental resources, the aesthetic qualities and restorative
value of lands, and the public health, safety, and general welfare by insuring that development does not create
soil erosion, sedimentation of lower slopes, slide damage, flooding problems, and severe cutting or scarring. It is
the intent of these development standards to encourage a sensitive form of development and to allow for a
reasonable use that complements the natural and visual character of the city.
A. General Requirements. The following general requirements shall apply in Hillside Lands:
1. All development shall occur on lands defined as having buildable area. Slopes greater than 35% shall be
considered unbuildable except as allowed below. Variances may be granted to this requirement only as provided
in section 18.62.080.H.
a. Existing parcels without adequate buildable area less than or equal to 35% shall be considered buildable for
one unit
b. Existing parcels without adequate buildable area less than or equal to 35% cannot be subdivided or partitioned.
Complies: Lot was created prior to adoption of this ordinance. The lot does have `buildable' area less
than 35%. The footprint of the structure is proposed to encroach into the area that is greater than 35%.
2. All newly created lots either by subdivision or partition shall contain a building envelope with a slope of 35% or
less.
Not Applicable: Lot is a pre-existing lot created prior to the adoption of this ordinance.
3. New streets, flag drives, and driveways shall be constructed on lands of less than or equal to 35% slope with
the following exceptions:
a. The street is indicated on the City's Transportation Plan Map - Street Dedications.
Not Applicable: Terrace Street is an existing street. No new streets are being created.
b. The portion of the street, flag drive, or driveway on land greater than 35% slope does not exceed a length of
100 feet.
Complies: Existing driveway is greater than 200 feet long and is in an area that is less than 25%. The
proposed new driveway length remains the same but drainage slopes will be improved. (refer to Site Plan
AS1.0). Retainage of soil is mitigated per specifications provided in the Geotechnical Investigation and €
Erosion Control report by Applied Geotechnical Engineering dated Nov 30, 2012. j
4. Geotechnical Studies. For all applications on Hillside Lands involving subdivisions or partitions, the following j
additional information is required:
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Not Applicable: No subdivision or partition is proposed
B. Hillside Grading and Erosion Control. All development on lands classified as hillside shall provide plans
conforming with the following items:
1. All grading, retaining wall design, drainage, and erosion control plans for development on Hillside Lands shall j
be designed by a geotechnical expert. All cuts, grading or fills shall conform to Chapter 70 of the Uniform Building
Code. Erosion control measures on the development site shall be required to minimize the solids in runoff from
disturbed areas.
Complies: All grading, retaining wall design, drainage, and erosion control plans comply with design
conclusions and recommendations as provided in the Geotechnical Investigation and Erosion Control
report by Applied Geotechnical Engineering dated Nov 30, 2012.
2. For development other than single family homes on individual lots, all grading, drainage improvements, or other
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Lang Residence - 700 Terracc `reet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
land disturbances shall only occur from May 1 to October 31. Excavation shall not occur during the remaining wet
months of the year. Erosion control measures shall be installed and functional by October 31. Up to 30 day
modifications to the October 31 date, and 45 day modification to the May 1 date may be made by the Planning
Director, based upon weather conditions and in consultation with the project geotechnical expert. The modification
of dates shall be the minimum necessary, based upon evidence provided by the applicant, to accomplish the
necessary project goals.
Not Applicable: Property is a single family home on an individual lot.
3. Retention in natural state. On all projects on Hillside Lands involving partitions and subdivisions, and existing
lots with an area greater than one-half acre, an area equal to 25% of the total project area, plus the percentage
figure of the average slope of the total project area, shall be retained in a natural state. Lands to be retained in a
natural state shall be, protected from damage through the use of temporary construction fencing or the functional
equivalent.
For example, on a 25,000 sq. ft. lot with an average slope of 29%, 25%+29%=54% of the total lot area shall be
retained in a natural state.
The retention in a natural state of areas greater than the minimum percentage required here is encouraged.
Lot is 200,146 SF with an average slope of 28%, 25%+28%=53% required. Proposed resultant area to be
retained in its natural state is approximately 179,500 SF (90%).
4. Grading - cuts. On all cut slopes on areas classified as Hillside lands, the following standards shall apply:
a. Cut slope angles shall be determined in relationship to the type of materials of which they are composed.
Where the soil permits, limit the total area exposed to precipitation and erosion. Steep cut slopes shall be retained
with stacked rock, retaining walls, or functional equivalent to control erosion and provide slope stability when
necessary. Where cut slopes are required to be laid back (1:1 or less steep), the slope shall be protected with
erosion control netting or structural equivalent installed per manufacturers specifications, and revegetated.
Complies: Cut slope angles to be retained by structural walls are to be 1/2:1 (H:V) maximum or as
determined by the geotechnical engineer at the time of excavation. Stacked rock walls ("rockeries") will
be used to retain exposed steep cuts and will be cut to 1:6 (H:V). There are no laid back cut slopes
proposed. All new cuts and fills are retained by either poured in place concrete walls or a mixture of
concrete, paving, boulders and rockeries.
b. Exposed cut slopes, such as those for streets, driveway accesses, or yard areas, greater than seven feet in
height shall be terraced. Cut faces on a terraced section shall not exceed a maximum height of five feet. Terrace
widths shall be a minimum of three feet to allow for the introduction of vegetation for erosion control. Total cut
slopes shall not exceed a maximum vertical height of 15 feet. (See Graphic)
Compliant: Downhill deck support post heights will be mitigated by structural retaining walls that will not
exceed a height of 5 feet. All terraces created by these walls have a minimum planting width of three feet,
with an average of 5 feet and footings planned to be deep enough in the terrace that they do not
negatively affect plant growth. All other cut slopes in yard areas are to have stacked rock rockeries not
exceeding a height of five feet and will follow the same terracing pattern described above.
The top of cut slopes not utilizing structural retaining walls shall be located a minimum setback of one-half the
height of the cut slope from the nearest property line.
Cut slopes for structure foundations encouraging the reduction of effective visual bulk, such as split pad or
stepped footings shall be exempted from the height limitations of this section. (See Graphic)
Complies: Stacked rock walls are to be located a minimum setback of one-half the height of the cut slope
from the property line, there is no excavation planned within 20 feet of the property line.
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c. Revegetation of cut slope terraces shall include the provision of a planting plan, introduction of top soil where
necessary, and the use of irrigation if necessary. The vegetation used for these areas shall be native or species
similar in resource value which will survive, help reduce the visual impact of the cut slope, and assist in providing
long term slope stabilization. Trees, bush-type plantings and cascading vine-type plantings, may be appropriate.
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Lang Residence - 700 Terra )treet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
Refer to Sheet L5; (Erosion Control and Planting). The applicant will install erosion control measures as
identified in the geo-technical report, as well as to hydro-seed any portions of the site that will be
rendered bare during construction, to hold potentially erosive soils in place until the landscape
installation can take place, usually at the completion of exterior construction. The applicant has provided
a simplified site plan to demonstrate placement of terracing versus paving and or more natural grading
and planting areas. The goal is to return a large portion of the site back to a more native condition,
utilizing native plant materials and responsible irrigation practices, this strategy acts as a restoration of
landscape that is currently lacking in diversity or any other ground cover but grasses. The entrance and
areas directly next to the home, between the house and the driveway, will be landscaped with a more
ornamental pallet, still relying on drought tolerant and deer resistant varieties of plant materials. The
ornamental areas will be hydro-seeded with an erosion control mix allowing the plantings to be added by
the homeowners through time. The terraced areas will be planted with a mix of native and native like
shrubs as identified in the plant list on sheet L-5. Other areas of the site that will be graded, but not
requiring terracing will receive a permanent erosion control and naturalizing hydro-seed mix.
5. Grading - fills. On all fill slopes on lands classified as Hillside Lands, the following standards shall apply:
a. Fill slopes shall not exceed a total vertical height of 20 feet. The toe of the fill slope area not utilizing structural
retaining shall be a minimum of six feet from the nearest property line. (Ord 2834 S6, 1998)
Proposed fill slopes will not exceed 5 feet and will be greater than 6 feet from the property Iine.There are
not any exposed fill slopes proposed in this project. Where fill is proposed it will be vegetated or retained
and are nowhere near the property line.
b. Fill slopes shall be protected with an erosion control netting, blanket or functional equivalent. Netting or
blankets shall only be used in conjunction with an organic mulch such as straw or wood fiber. The blanket must
be applied so that it is in complete contact with the soil so that erosion does not occur beneath it. Erosion netting
or blankets shall be securely anchored to the slope in accordance with manufacturer's recommendations.
Complies: Proposed fill slopes will be protected by erosion control netting. There are not any fill slopes
that will require netting or blanket approaches.
c. Utilities. Whenever possible, utilities shall not be located or installed on or in fill slopes. When determined that it
necessary to install utilities on fill slopes, all plans shall be designed by a geotechnical expert.
Utilities will be located in permanent location per Site Plan. Minimal utilities are proposed in fill slopes.
d. Revegetation of fill slopes shall utilize native vegetation or vegetation similar in resource value and which will
survive and stabilize the surface. Irrigation may be provided to ensure growth if necessary. Evidence shall be
required indicating long-term viability of the proposed vegetation for the purposes of erosion control on disturbed
areas.
Complies: Fill slopes will utilize vegetation to meet this requirement.
6. Revegetation requirements. Where required by this chapter, all required revegetation of cut and fill slopes shall
be installed prior to the issuance of a certificate of occupancy, signature of a required survey plat, or other time as
determined by the hearing authority. Vegetation shall be installed in such a manner as to be substantially
established within one year of installation.
Fill slopes will utilize vegetation. Refer to Sheet L5 - Erosion control and Planting to meet this
requirement. Vegetation of graded areas will be completed prior to certificate of occupancy, ornamental
landscapes, where planting will be done over time, will be hydro-seeded with erosion control mix as a
temporary measure, this still complies with this requirement.
7. Maintenance, Security, and Penalties for Erosion Control Measures.
a. Maintenance. All measures installed for the purposes of long-term erosion control, including but not limited to
vegetative cover, rock walls, and landscaping, shall be maintained in perpetuity on all areas which have been
disturbed, including public rights-of-way. The applicant shall provide evidence indicating the mechanisms in place
to ensure maintenance of measures.
Owner agrees to maintain these features in perpetuity. j
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Lang Residence - 700 Terrace `reet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
b. Security. Except for individual lots existing prior to January 1, 1998, after an Erosion Control Plan is approved
by the hearing authority and prior to construction, the applicant shall provide a performance bond or other
financial guarantees in the amount of 120% of the value of the erosion control measures necessary to stabilize
the site. Any financial guarantee instrument proposed other than a performance bond shall be approved by the
City Attorney. The financial guarantee instrument shall be in effect for a period of at least one year, and shall be
released when the Planning Director and Public Works Director determine, jointly, that the site has been
stabilized. All or a portion of the security retained by the City may be withheld for a period up to five years beyond
the one year maintenance period if it has been determined by the City that the site has not been sufficiently
stabilized against erosion.
8. Site Grading. The grading of a site on Hillside Lands shall be reviewed considering the following factors:
a. No terracing shall be allowed except for the purposes of developing a level building pad and for providing
vehicular access to the pad.
Complies: All terracing is proposed only for the purposes of developing a level building pad, and to
mitigate extreme slopes for building and driveway access. The spa area on the far southern hillside
utilizes a pre-existing graded area, the implementation of the patio and wall will stabilize this existing site
where currently there is a large tree stump and eroding edge.
b. Avoid hazardous or unstable portions of the site. (Ord 2834, S2 1998)
No area of site has been deemed unstable or hazardous.
c. Avoid hazardous or unstable portions of the site.
d. Building pads should be of minimum size to accommodate the structure and a reasonable amount of yard
space. Pads for tennis courts, swimming pools and large lawns are discouraged. As much of the remaining lot
area as possible should be kept in the natural state of the original slope.
Building pad is approximately 3,015 SF. Design attempts to minimize the grading of the site
(approximately 90% of the site is to be retained in a natural state). All grading has been designed with the
intention of keeping as much of the site in its natural state as possible. The site is predominantly
forested, this is the aesthetic and function that drew the owners to this site and the development of this
project is focused on maintaining this function and aesthetic through time.
9. Inspections and Final Report. Prior to the acceptance of a subdivision by the City, signature of the final survey
plat on partitions, or issuance of a certificate of occupancy for individual structures, the project geotechnical
expert shall provide a final report indicating that the approved grading, drainage, and erosion control measures
were installed as per the approved plans, and that all scheduled inspections, as per 18.62.080.A.4.j were
conducted by the project geotechnical expert periodically throughout the project.
Not Applicable: No subdivision is proposed.
C. Surface and Groundwater Drainage. All development on Hillside Lands shall conform to the following
standards:
1. All facilities for the collection of stormwater runoff shall be required to be constructed on the site and according
to the following requirements:
a. Stormwater facilities shall include storm drain systems associated with street construction, facilities for
accommodating drainage from driveways, parking areas and other impervious surfaces, and roof drainage
systems.
All driveway, roof, area and perforated drains to be tight lined to pre-existing approved stormwater
system within P.U.E. in downhill side of development.
b. Stormwater facilities, when part of the overall site improvements, shall be, to the greatest extent feasible, the
first improvements constructed on the development site.
Complies: Main line to P.U.E. aforementioned will be installed at time of initial excavation. All storm water
will be temporarily collected and placed into this line until final hook-up can occur.
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Lang Residence - 700 Terra Street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
c. Stormwater facilities shall be designed to divert surface water away from cut faces or sloping surfaces of a fill.
Surface water is diverted away from stacked rock walls and the building face at a slope of at
paved surfaces and at landscaped areas. The patio on the west/downhill side will also slope to an
area drain.
d. Existing natural drainage systems shall be utilized, as much as possible, in their natural state, recognizing the
erosion potential from increased storm drainage..
The existing drainage to the down hill side of the building will remain. Currently, the site is diagonally
bisected by a natural drainage way, the driveway acts as a dam to natural sheet flow currently, where the
water is collected near the house and then taken down the hill and discharged onto the hillside.
Proposed plans change the driveway grading so that water sheets away from the house into a new catch
basin, and similar to the current situation is taken underground, under the breezeway portion of the site,
to be discharged below the house and into the stormwater collection facility that is in the PUE below the
home.
e. Flow-retarding devices, such as detention ponds and recharge berms, shall be used where practical to
minimize increases in runoff volume and peak flow rate due to development. Each facility shall consider the needs
for an emergency overflow system to safely carry any overflow water to an acceptable disposal point.
There is little need for flow retarding devices on this project, due to minimal changes to the existing
grades. The existing catch basin in back of the garage will be manipulated to increase its ability to carry
flows into the existing drain that travels behind the wall in this location. Site visits with the project civil
engineer determined that the site does not have a lot of increase due to development as most of the
development is within the same footprint as the previous home.
f. Stormwater facilities shall be designed, constructed and maintained in a manner that will avoid erosion on-site
and to adjacent and downstream properties.
Stormwater will be captured on site and directed to existing stormwater facilities below the home site.
g. Alternate stormwater systems, such as dry well systems, detention ponds, and leach fields, shall be designed
by a registered engineer or geotechnical expert and approved by the City's Public Works Department or City
Building Official
Complies: Storm water systems will be designed and will be constructed and maintained with an
emphasis on erosion control and to prevent storm water run-off onto adjacent properties.
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D. Tree Conservation, Protection and Removal. All development on Hillside Lands shall conform to the following
requirements:
1. Inventory of Existing Trees. A tree survey at the same scale as the project site plan shall be prepared, which
locates all trees greater than six inches d. b. h., identified by d. b. h., species, approximate extent of tree canopy. In
addition, for areas proposed to be disturbed, existing tree base elevations shall be provided. Dead or diseased
trees shall be identified. Groups of trees in close proximity (i.e. those within five feet of each other) may be
designated as a clump of trees, with the predominant species, estimated number and average diameter indicated.
All tree surveys shall have an accuracy of plus or minus two feet. The name, signature, and address of the site
surveyor responsible for the accuracy of the survey shall be provided on the tree survey. Portions of the lot or
project area not proposed to be disturbed by development need not be included in the inventory
Refer to Sheet L-6 - Tree Removal and Protection Plan.
2. Evaluation of Suitability for Conservation. All trees indicated on the inventory of existing trees shall also be
identified as to their suitability for conservation. When required by the hearing authority, the evaluation shall be !
conducted by a landscape professional. Factors included in this determination shall include:
a. Tree health. Healthy trees can better withstand the rigors of development than non-vigorous trees.
b. Tree Structure. Trees with severe decay or substantial defects are more likely to result in damage to people
and property.
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Lang Residence - 700 Terrac( `reet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
c. Species. Species vary in their ability to tolerate impacts and damage to their environment
d. Potential longevity.
e. Variety. A variety of native tree species and ages.
f. Size. Large trees provide a greater protection for erosion and shade than smaller trees.
Refer to tree inventory on Sheet L-6 Tree Removal and Protection Plan.
3. Tree Conservation in Project Design. Significant trees (2' d.b.h. or greater conifers and V d.b.h. or greater
broadleaf) shall be protected and incorporated into the project design whenever possible.
Refer to Sheet L- 6 Tree Removal and Protection Plan. Refer to attached letter by project arborist defining
relationship of project to two significant trees on site that are adjacent to construction practices.
a. Streets, driveways, buildings, utilities, parking areas, and other site disturbances shall be located such that the
maximum number of existing trees on the site are preserved, while recognizing and following the standards for
fuel reduction if the development is located in Wildfire Lands.
b. Building envelopes shall be located and sized to preserve the maximum number of trees on site while
recognizing and following the standards for fuel reduction if the development is located in Wildfire Lands.
c. Layout of the project site utility and grading plan shall avoid disturbance of tree protection areas.
Refer to Sheet L- 6 Tree Removals and Protection Plan. The design was driven by the desire to save as
many viable trees as possible while improving the safety and stability of the driveway and improving the
overall drainage of the site.
4. Tree Protection. On all properties where trees are required to be preserved during the course of development,
the developer shall follow the following tree protection standards:
a. All trees designated for conservation shall be clearly marked on the project site. Prior to the start of any
clearing, stripping, stockpiling, trenching, grading, compaction, paving or change in ground elevation, the
applicant shall install fencing at the drip line of all trees to be preserved adjacent to or in the area to be altered.
Temporary fencing shall be established at the perimeter of the dripline. Prior to grading or issuance of any
permits, the fences may be inspected and their location approved by the Staff Advisor. (see graphic)
b. Construction site activities, including but not limited to parking, material storage, soil compaction and concrete
washout, shall be arranged so as to prevent disturbances within tree protection areas.
c. No grading, stripping, compaction, or significant change in ground elevation shall be permitted within the drip
line of trees designated for conservation unless indicated on the grading plans, as approved by the City, and
landscape professional. If grading or construction is approved within the dripline, a landscape professional may
be required to be present during grading operations, and shall have authority to require protective measures to
protect the roots.
d. Changes in soil hydrology and site drainage within tree protection areas shall be minimized. Excessive site run-
off shall be directed to appropriate storm drain facilities and away from trees designated for conservation.
e. Should encroachment into a tree protection area occur which causes irreparable damage, as determined by a
landscape professional, to trees, the project plan shall be revised to compensate for the loss. Under no
circumstances shall the developer be relieved of responsibility for compliance with the provisions of this chapter.
Refer to Sheet L-6 Tree Removal and Protection Plan for compliance.
5. Tree Removal. Development shall be designed to preserve the maximum number of trees on a site. The
development shall follow the standards for fuel reduction if the development is located in Wildfire Lands. When
justified by findings of fact, the hearing authority may approve the removal of trees for one or more of the following
conditions: (Ord 2834 S3, 1998)
a. The tree is located within the building envelope.
There are no trees within the proposed building envelope. Tree 11, a significant tree is being proposed
for removal. Tree number 11 is a very large Douglas Fir (32" dbh) that is adjacent to the existing
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Lang Residence - 700 Terrac ;treet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
driveway. Roots from this tree hug the exposed bank, then go under the driveway and integrate into the
current foundation of the house. We believe this tree will not survive the remodel of the home which
involves extensive changes to the foundation. Additionally, we are proposing to re-grade the driveway;
currently the drive drains toward the house, our intention is to rebuild the drive and force drainage away
from the house and toward the upper bank, where the drainage waters will be directed by the new wall to
newly paced catch basins. While we cannot see where the roots are under the drive, nor where they
currently penetrate the foundation, it is clear that major structural roots would have to be cut which would
greatly jeopardize the structural integrity of the tree, and that the tree if left as is would greatly jeopardize
the existing driveway and home.
The tree is showing signs of drought stress and age decline and it is not evident that the tree will survive
whether there is construction or not. The canopy is thin and there are further signs of decline in the
dying back of limbs throughout the canopy. It is not just normal interior dieback, but the kind of tip
dieback that can accompany beetle infestation. Although it would be nice to let the tree decline and die
on its own time, if the house is to be refurbished, the tree will have to be removed.
b. The tree is located within a proposed street, driveway, or parking area.
There are two tree proposed for removal because of their adjacency to a proposed parking area. Tree
number 6 also has substantial sign of beetle damage and has been suggested for removal by the project
arborist.
c. The tree is located within a water, sewer, or other public utility easement
d. The tree is determined by a landscape professional to be dead or diseased, or it constitutes an unacceptable
hazard to life or property when evaluated by the standards in 18.62.080.D.2.
One tree slated for removal is showing signs of beetle and needs to be removed to help facilitate health of
the other trees. This tree is also in an area proposed for cut. See sheet L-6 for further detail.
e. The tree is located within or adjacent to areas of cuts or fills that are deemed threatening to the life of the tree,
as determined by a landscape professional.
The trees that are slated for removal are in proposed cut areas.
There are 5 trees proposed for removal, other than those trees being removed as part of the fire
prevention/thinning plan. The five trees proposed for removal are adjacent to the new driveway, turn
around or parking areas. The driveway is being redesigned from its current location and grading so that
stormwater will be shed away from the house rather than the current configuration that sends water
toward the house and foundation. There is an existing cut bank at the upper edge of the drive that the
project proposes to enhance through the use of a rockery wall. It is currently very hard to turn around,
park and navigate this property, the improvements slightly widen the driveway, while providing safe
turning opportunity and parking without entering the more constricted part of the site.
6. Tree Replacement. Trees approved for removal, with the exception of trees removed because they were
determined to be diseased, dead, or a hazard, shall be replaced in compliance with the following standards:
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a. Replacement trees shall be indicated on a tree replanting plan. The replanting plan shall include all locations
for replacement trees, and shall also indicate tree planting details. (Ord 2834 S4, 1998)
The replacement trees are identified on the Erosion Control and Planting Plan.
b. Replacement trees shall be planted such that the trees will in time result in canopy equal to or greater than the
tree canopy present prior to development of the property. The canopy shall be designed to mitigate of the impact
of paved and developed areas, reduce surface erosion and increase slope stability.. Replacement tree locations j
shall consider impact on the wildfire prevention and control plan. The hearing authority shall have the discretion to
adjust the proposed replacement tree canopy based upon site-specific evidence and testimony.
Trees number 6 and 7 are proposed for removal to facilitate a parking area at the front of the property.
Tree number 6 has substantial beetle sign, and would probably require removal so as not to affect the
other trees in the vicinity.
Tree number 11 will be replaced with two Standard Japanese Maples very close to the same location as
the removal; the resulting canopy coverage will be over 20 by 40 feet.
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Lang Residence - 700 Terrace ~eet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
Trees number 13 and 14 are adjacent to a proposed turn around that will greatly increase safety and
function for vehicular traffic on the site.
c. Maintenance of replacement trees shall be the responsibility of the property owner. Required replacement trees
shall be continuously maintained in a healthy manner. Trees that die within the first five years after initial planting
must be replaced in kind, after which a new five year replacement period shall begin. Replanting must occur
within 30 days of notification unless otherwise noted. (Ord 2834 S5, 1998)
Complies: Refer to Sheet L1 for compliance.
7. Enforcement.
a. All tree removal shall be done in accord with the approved tree removal and replacement plan. No trees
designated for conservation shall be removed without prior approval of the City of Ashland.
b. Should the developer or developer's agent remove or destroy any tree that has been designated for
conservation, the developer may be fined up to three times the current appraised value of the replacement trees
and cost of replacement or up to three times the current market value, as established by a professional arborist,
whichever is greater.
c. Should the developer or developer's agent damage any tree that has been designated for protection and
conservation, the developer shall be penalized $50.00 per scar. If necessary, a professional arborist's report,
prepared at the developer's expense, may be required to determine the extent of the damage. Should the damage
result in loss of appraised value greater than determined above, the higher of the two values shall be used.
E. Building Location and Design Standards. All buildings and buildable areas proposed for Hillside Lands shall be
designed and constructed in compliance with the following standards:
1. Building Envelopes. All newly created lots, either by subdivision or partition, shall contain building envelopes
conforming to the following standards:
a. The building envelope shall contain a buildable area with a slope of 35% or less.
b. Building envelopes and lot design shall address the retention of a percentage of the lot in a natural state as
required in 18.62.080.B.3.
c. Building envelopes shall be designed and located to maximize tree conservation as required in 18.62.080.D.3.
while recognizing and following the standards for fuel reduction if the development is located in Wildfire Lands
d. It is recommended that building envelope locations should be located to avoid ridgeline exposures, and
designed such that the roofline of a building within the envelope does not project above the ridgeline.
Not Applicable: The property is a pre-existing lot. No new lot is being created.
2. Building Design. To reduce hillside disturbance through the use of slope responsive design techniques,
buildings on Hillside Lands, excepting those lands within the designated Historic District, shall incorporate the
following into the building design and indicate features on required building permits:
a. Hillside Building Height. The height of all structures shall be measured vertically from the natural grade to the
uppermost point of the roof edge or peak, wall, parapet, mansard, or other feature perpendicular to that grade.
Maximum Hillside Building Height shall be 35 feet. (graphics available on original ordinance)
Complies: The maximum proposed building height to grade is 34'-8" and is located on the upper story
roof overhang (refer to building sections). The existing building maximum height is 311-6" at a similar
location. This measurement is taken from the natural grade directly below the eave point of the roof.
b. Cut buildings into hillsides to reduce effective visual bulk.
The replacement dwelling has been designed to be in the same location on the site to minimize site
disturbance and will employ a daylight basement cut into the hillside similar to the existing daylight
basement. The proposed design is "segmented" with sloped roofs that express distinct sections
following the contour of the site to reduce overall bulk. Refer to Site Plan and Elevation Sheets.
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Lang Residence - 700 Terra! Street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
(1). Split pad or stepped footings shall be incorporated into building design to allow the structure to more closely
follow the slope.
As described above, the "segmented" scheme follows the shape of the contours on the site in addition to
stepping the upper floor of the building to be well within the footprint of the main level.
(2). Reduce building mass by utilizing below grade rooms cut into the natural slope.
The replacement dwelling has been designed to be in the same location on the site to minimize site
disturbance and will employ a daylight basement cut into the hillside similar to the existing daylight
basement. Refer to Site Plan and Elevation Sheets.
c. A building stepback shall be required on all downhill building walls greater than 20 feet in height, as measured
above natural grade. Stepbacks shall be a minimum of six feet. No vertical walls on the downhill elevations of new
buildings shall exceed a maximum height of 20 feet above natural grade. (see graphic)
No vertical walls on the downhill elevations exceed height of 20 feet above natural grade. Stepbacks of
six feet have been incorporated into the design per requirement.
d. Continuous horizontal building planes shall not exceed a maximum length of 36 feet. Planes longer than 36 feet
shall include a minimum offset of six feet. (graphic available on original ordinance)
Continuous horizontal building planes average 14 to 20 feet throughout the building. The longest
horizontal building plane is a west wall at 35 feet 11-1/2 inches. The building responds to the natural
contour of the site by "segmenting" the mass.
e. It is recommended that roof forms and roof lines for new structures be broken into a series of smaller building
components to reflect the irregular forms of the surrounding hillside. Long, linear unbroken roof lines are
discouraged. Large gable ends on downhill elevations should be avoided, however smaller gable's may be
permitted. (graphic available on original ordinance)
Refer to findings in previous Sections a through d. (refer to elevations).
f. It is recommended that roofs of lower floor levels be used to provide deck or outdoor space for upper floor
levels. The use of overhanging decks with vertical supports in excess of 12 feet on downhill elevations should be
avoided.
The exposed decks on the upper west floors have been incorporated into the main floor roofs. The main
floor decks have been designed to have vertical supports less than 12 feet. The finished grade will bring
the net exposure of the vertical supports to an average of 9'-6" ft.
g. It is recommended that color selection for new structures be coordinated with the predominant colors of the j
surrounding landscape to minimize contrast between the structure and the natural environment
Colors to be of natural stained wood, earth tone painted wood and painted wood and stucco colors of
golds and red/ochre that compliment surrounding evergreens and madrones.
F. All structures on Hillside Lands shall have foundations which have been designed by an engineer or architect
with demonstrable geotechnical design experience. A designer, as defined, shall not complete working drawings
without having foundations designed by an engineer.
Structural engineering for this project is to be performed by a structural engineer licensed in the State of j
Oregon in consultation with Carlos Delgado Architect and the recommendations of a licensed
Geotechnical consultant.
G. All newly created lots or lots modified by a lot line adjustment must include a building envelope on all lots that
contains a buildable area less than 35% slope of sufficient size to accommodate the uses permitted in the
underlying zone, unless the division or lot line adjustment is for open space or conservation purposes.
Not applicable: no modification to lot line is proposed.
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16
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Lang Residence - 700 Terrace reet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
18.62.090 Development Standards for Wildfire Lands
A. Requirements for Subdivisions, Performance Standards Developments, or Partitions.
1. A Fire Prevention and Control Plan shall be required with the submission of any application for an outline plan
approval of a Performance Standards Development, preliminary plat of a subdivision, or application to partition
land which contained areas designated Wildfire Hazard areas.
2. The Staff Advisor shall forward the Fire Prevention and Control Plan to the Fire Chief within 3 days of the
receipt of a completed application. The Fire Chief shall review the Fire Prevention and Control Plan, and submit a
written report to the Staff Advisor no less than 7 days before the scheduled hearing. The Fire Chief's report shall
be a part of the record of the Planning Action.
3. The Fire Prevention and Control Plan, prepared at the same scale as the development plans, shall include the
following items:
a. An analysis of the fire hazards on the site from wildfire, as influenced by existing vegetation and topography,
b. A map showing the areas that are to be cleared of dead, dying, or severely diseased vegetation.
c. A map of the areas that are to be thinned to reduce the interlocking canopy of trees.
d. A tree management plan showing the location of all trees that are to be preserved and removed on each lot. In
the case of heavily forested parcels, only trees scheduled for removal shall be shown.
e. The areas of Primary and Secondary Fuel Breaks that are required to be installed around each structure, as
required by 18.62.090 B.
As indicated in above findings under section 18.61, there are existing trees on the site that will be
removed, thinned, and reduced per this section. Per planting plans, trees and plantings proposed will be
maintained per section 18.62.090 B below for Primary and Secondary Fuel Break.
Additionally, the following recommendations dated Nov 21 for this property by certified arborist, Tom
Myers, will be implemented:
1. All dead wood below 16 high in the existing trees needs to be pruned and disposed of.
2. All ladder fuels near existing trees should be removed. This includes grass and shrubs.
3. Trees under 6" DBH should be removed unless their spacing with existing trees is greater than 12'
4. Any combustibles including wood scraps should be kept at least thirty feet away from structures.
5. All leaves should be cleared 30 feet away from structures.
6. All rain gutters should be kept clean of leaves.
7. Yearly maintenance is required to maintain these specifications.
f. Roads and driveways sufficient for emergency vehicle access and fire suppression activities, including the slope
of all roads and driveways within the Wildfire Lands area.
Refer to Sheet AS1.0 for path of travel for fire apparatus access.
4. Criterion for Approval. The hearing authority shall approve the Fire Prevention and Control Plan when, in
addition to the findings required by this chapter, the additional finding is made that the wildfire hazards present on .
the property have been reduced to a reasonable degree, balanced with the need to preserve and/or plant a
sufficient number of trees and plants for erosion prevention, wildlife habitat, and aesthetics.
5. The hearing authority may require, through the imposition of conditions attached to the approval, the following
requirements as deemed appropriate for the development of the property:
a. Delineation of areas of heavy vegetation to be thinned and a formal plan for such thinning. j
b. Clearing of sufficient vegetation to reduce fuel load.
c. Removal of all dead and dying trees.
d. Relocation of structures and roads to reduce the risks of wildfire and improve the chances of successful fire
suppression.
6. The Fire Prevention and Control Plan shall be implemented during the public improvements required of a
subdivision or Performance Standards Development, and shall be considered part of the subdivider's obligations
for land development. The Plan shall be implemented prior to the issuance of any building permit for structures to
be located on lots created by partitions and for subdivisions or Performance Standards developments not
requiring public improvements. The Fire Chief, or designee, shall inspect and approve the implementation of the
Fire Prevention and Control Plan, and the Plan shall not be considered fully implemented until the Fire Chief has
given written notice to the Staff Advisor that the Plan was completed as approved by the hearing authority.
Not applicable: no subdivision is proposed.
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Lang Residence - 700 Terra! Street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
7. In subdivisions or Performance Standards Developments, provisions for the maintenance of the Fire Prevention
and Control Plan shall be included in the covenants, conditions and restrictions for the development, and the City
of Ashland shall be named as a beneficiary of such covenants, restrictions, and conditions.
Not applicable: no subdivision is proposed.
8. On lots created by partitions, the property owner shall be responsible for maintaining the property in accord
with the requirements of the Fire Prevention and Control Plan approved by the hearing authority.
Not applicable: no partition is proposed.
B. Requirements for construction of all structures.
1. All new construction and any construction expanding the size of an existing structure, shall have a "fuel break"
as defined below.
2. A "fuel break" is defined as an area which is free of dead or dying vegetation, and has native, fast-burning
species sufficiently thinned so that there is no interlocking canopy of this type of vegetation. Where necessary for
erosion control or aesthetic purposes, the fuel break may be planted in slow-burning species. Establishment of a
fuel break does not involve stripping the ground of all native vegetation. "Fuel Breaks" may include structures, and
shall not limit distance between structures and residences beyond that required by other sections of this title.
3. Primary Fuel Break - A primary fuel break will be installed, maintained and shall extend a minimum of 30 feet,
or to the property line, whichever is less, in all directions around structures, excluding fences, on the property. The
goal within this area is to remove ground cover that will produce flame lengths in excess of one foot. Such a fuel
break shall be increased by ten feet for each 10% increase in slope over 10%. Adjacent property owners are
encouraged to cooperate on the development of primary fuel breaks.
4. Secondary Fuel Break - A secondary fuel break will be installed, maintained and shall extend a minimum of 100
feet beyond the primary fuel break where surrounding landscape is owned and under the control of the property
owner during construction. The goal of the secondary fuel break is to reduce fuels so that the overall intensity of
any wildfire is reduced through fuels control.
Fuel breaks will be installed per requirements
5. All structures shall be constructed or re-roofed with Class B or better non-wood roof coverings, as determined
by the Oregon Structural Specialty Code. All re-roofing of existing structures in the Wildfire Lands area for which
at least 50% of the roofing area requires re-roofing shall be done under approval of a zoning permit. No structure
shall be constructed or re-roofed with wooden shingles, shakes, wood-product material or other combustible
roofing material, as defined in the City's building code.
Construction plans will specify minimum Class B roof.
C. Fuel breaks in areas which are also Erosive or Slope Failure Lands shall be included in the erosion control
measures outlined in section 18.62.080.
Erosion control measures extend to these areas per Geotechnical report and per Erosion Control Planting
Plan.
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D. Implementation.
1. For land which have been subdivided and required to comply with A. (6) above, all requirements of the Plan
shall be complied with prior to the commencement of construction with combustible materials.
2. For all other structures, the vegetation control requirements of section (B) above shall be complied with before E
the commencement of construction with combustible materials on the lot. (Ord. 2657, 1991)
3. As of November 1, 1994, existing residences in subdivisions developed outside of the Wildfire Lands Zone, but
later included due to amendments to the zone boundaries shall be exempt from the requirements of this zone,
with the exception of section 18.62.090 B.5. above. All new residences shall comply with all standards for new
construction in section 18.62.090 B.
4. Subdivisions developed outside of the wildfire lands zone prior to November 1, 1994, but later included as part
of the zone boundary amendment, shall not be required to prepare or implement Fire Prevention and Control
Plans outlined in section 18.62.090 A. (Ord 2747, 1994)
(Ord 2808, Added, 1210211997)
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Lang Residence - 700 TerraCE -eet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
18.62. 100 Development Standards for Severe Constraint Lands
A. Severe Constraint Lands are extremely sensitive to development, grading, filling, or vegetation removal and,
whenever possible, alternative development should be considered.
B. Development of floodways is not permitted except for bridges and road crossings. Such crossings shall be
designed to pass the 100 year flood without raising the upstream flood height more than six inches.
C. Development on lands greater than 35% slope shall meet all requirements of section 18. 62.080 in addition to
the requirements of this section.
D. Development of land or approval for a planning action shall be allowed only when the following study has been
accomplished. An engineering geologic study approved by the City's Public Works Director and Planning Director
establishes that the site is stable for the proposed use and development. The study shall include the following:
1. Index map.
2. Project description to include location, topography, drainage, vegetation, discussion of previous work and
discussion of field exploration methods.
3. Site geology, based on a surficial survey, to include site geologic maps, description of bedrock and surficial
materials, including artificial fill, locations of any faults, folds, etc., and structural data including bedding, jointing
and shear zones, soil depth and soil structure.
4. Discussion of any off-site geologic conditions that may pose a potential hazard to the site, or that may be
affected by on-site development.
5. Suitability of site for proposed development from a geologic standpoint.
6. Specific recommendations for cut slope stability, seepage and drainage control or other design criteria to
mitigate geologic hazards.
7. If deemed necessary by the engineer or geologist to establish whether an area to be affected by the proposed
development is stable, additional studies and supportive data shall include cross-sections showing subsurface
structure, graphic logs with subsurface exploration, results of laboratory test and references.
8. Signature and registration number of the engineer and/or geologist.
9. Additional information or analyses as necessary to evaluate the site.
(Ord 2808, Added, 1210211997)
All grading, retaining wall design, drainage, and erosion control plans shall comply with design
conclusions and recommendations as provided in Exhibit A: Geotechnical Investigation and Erosion
Control report by Applied Geotechnical Engineering dated Nov 30, 2012.
Chapter 18.68 - General Regulations
18.68.010 Fences
Fences, walls, hedges and screen planting shall be subject to the following standards:
A. Height.
1. In any required front yard, provided they do not exceed three and one-half (3 feet in height.
2. In any rear or side yard, provided they do not exceed six and one-half (6 feet in height.
3. The height of fences or walls in rear or side yard setback areas abutting a public street shall be four (4) feet or
less if said fences or walls are within ten (10) feet of any public street except an alley.
4. The height of a fence is the vertical distance measured from the natural grade to the highest point of the fence,
including the structural supports.
a. Below-Grade lots. On lots that are not generally level with the adjacent street, height may be measured from
the top of the adjacent sidewalk or curb, or, where curbs are absent, from the crown of the adjacent street plus six
inches,
b. When fences are built on top of retaining walls, or one lot is markedly higher than an adjacent lot, height shall
be measured from the highest adjacent grade, except that the solar access of adjacent properties to the north
shall be maintained in accordance with AMC 18.70
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Lang Residence - 700 Terra Street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
B. Construction
1. The framework for newly constructed fences and walls shall face toward the builder's property, except where
fences are jointly constructed.
2. Fences shall lean at an angle from the vertical plane no greater than five (5%) percent. In cases where this
limitation is exceeded and a written complaint is received by the Planning Department, the property owner shall
be notified, in writing, of the problem. The Planning Department shall take action only on the basis of a written
complaint, or on its own action.
3. Fences shall not be constructed across any waterway or stream identified on the official maps adopted
pursuant to Section 18.62.070. Fences shall not be constructed within any designated floodway. Fences within
water resource protection zones shall be located and constructed in accordance with Section 18.63.060. B.3
C. Materials
1. The use of barbed wire, razor wire, electrified wire and similar security fencing materials shall be limited as
follows:
a. shall not be located adjacent to a sidewalk, a public way, or along the adjoining property line of another person;
b. shall not be erected or maintained at less than six and a half (6 feet above grade;
c. may be located in commercial, employment or industrial lands if not visible from the public right of way, or with
approval from the Community Development Director on properties deemed to be hazardous or in need of
additional safety.
The applicant is proposing deer fencing for the property. Refer to site plan and findings below under
section D for compliance with deer fencing.
D. Deer Fencing
1. Deer fencing may be attached to a permitted front, side, or rear yard fences provided the area in excess of the
allowable fence heights per 18.68.010 is designed and constructed to provide a clear view through the fence.
a. Within required front yards at least eight five percent (8591o) of the surface shall be unobstructed to both light
and air when viewed perpendicular to the place of the fence.
b. Within required side and rear yards at least eighty percent (8091o) , of the surface shall be unobstructed to both
light and air when viewed perpendicular to the place of the fence.
2. Deer fencing shall have a minimum height of six and a half feet (6 and shall not exceed eight feet (8) above
grade.
3. Permitted deer fencing materials may include, woven wire fencing, field fence, "hog panels", wire strand of
polypropylene mesh net that is open and visible through the material. Within front yards all mesh material shall
have a minimum open diameter of one and a half (1 square inches.
4. Deer fencing shall be supported by structural supports, or tension wires, that run along the top of the fence to
prevent sagging.
5. Chain link fences shall not be considered to be deer fences under this section even if they meet the criteria
above. (Ord 3060, 2012)
The applicant is proposing deer fencing that will meet the requirements above. At this time, cost
evaluations will inform the final specifications for the fencing.
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20
Lang Residence - 700 Terrace -eet {
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
18.68.020 Vision Clearance Area
Vision clearance areas shall be provided with the following distances establishing the size of the vision clearance
area:
A. In any R district, the minimum distance shall be twenty-five (25) feet or, at intersections including an alley, ten
(10) feet.
Proposed driveway intersection will remain unchanged and vision clearance reqts will remain.
B. In all other districts except the C-1 and E-1 districts, the minimum distance shall be fifteen (15) feet or, at
intersections, including an alley, ten (10) feet. When the angle of intersection between streets, other than an alley,
is less than thirty (30) degrees, the distance shall be twenty-five (25) feet.
Exempt: Property is in an R district.
C. The vision clearance area shall contain no plantings, fences, walls, structures, or temporary or permanent
obstructions exceeding two and one-half (2 feet in height, measured from the top of the curb, except that street
trees exceeding this height may be located in this area, provided all branches and foliage are removed to a height
of eight (8) feet above the grade.
No plantings, fences, walls, structures, or obstructions are planned within the vision clearance area.
D. The vision clearance standards established by this section are not subject to the Variance section of this title.
(Ord. 2605, S1, 1990)
Complies: No variance is requested to the vision clearance standards.
18.68.030 Access
Each lot shall abut a minimum width of forty (40) feet upon a public street (other than an alley). This requirement
may be decreased to twenty-five (25) feet on a cul-de-sac vehicle turn-around area. Except with an approved flag
partition, no lot shall abut upon a street for a width of less than twenty-five (25) feet.
Lot has 260' frontage on Terrace Street.
18.68.050 Special Setback Requirements
To permit or afford better light, air and vision on more heavily traveled streets and on streets of substandard
width, to protect arterial streets, and to permit the eventual widening of hereinafter named streets, every yard
abutting a street, or portion thereof, shall be measured from the special base line setbacks listed below instead of
the lot line separating the lot from the street.
Street Setback
East Main Street, between City
limits and Lithia Way 35 feet
Ashland Street (Highway 66) between
City limits and Siskiyou Boulevard 65 feet
Also, front yards for properties abutting all arterial streets shall be no less than twenty (20) feet, with the exception
of the C-1-D district.
Not Applicable.
18.68.140 Accessory Buildings and Structures
Accessory buildings and structures shall comply with all requirements for the principal use except where
specifically modified by this Title and shall comply with the following limitations:
A. A greenhouse or hothouse may be maintained accessory to a dwelling in an R district.
Not Applicable: No accessory structures are proposed for this property.
B. A guest house may be maintained accessory to a single-family dwelling provided there are no kitchen cooking;
facilities in the guest house.
The existing guest room/apartment to remain as is.
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21
Lang Residence - 700 Terra Street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
C. Mechanical equipment shall be subject to the provisions of this Section. Such equipment shall not be located
between the main structure on the site and any street adjacent to a front or sideyard, and every attempt shall be
made to place such equipment so that it is not visible from adjacent public streets. Any installation of mechanical
equipment shall require a building permit. (Ord. 2289 S4, 1984)
No mechanical equipment is to be located between the main structure on the site and any street.
D. Regardless of the side and rear yard requirements of the district, in a residential district, a side or rear yard
may be reduced to three (3) feet for an accessory structure erected more than fifty (50) feet from any street, other
than alleys, provided the structure is detached and separated from other buildings and structures by ten (10) feet
or more, and is no more than fifteen (15) feet in height. (Ord. 2228, 1982; Ord. 2289 S3, 1984)
No accessory structures are proposed for this property.
18.68.160 Driveway Grades
Grades for new driveways in all zones shall not exceed a grade of 20% for any portion of the driveway. All
driveways shall be designed in accord with the criteria of the Ashland Public Works Department and approved
prior to issuance of a certificate of occupancy for new construction. If required by the City, the developer or owner
shall provide certification of driveway grade by a licensed land surveyor. All vision clearance standards associated
with driveway entrances onto public streets shall not be subject to the Variance section of this title. (Ord. 2604 S2,
1990; Ord. 2663 S3, 1992)
Driveway grade proposed is less than 20 % (average slope proposed is 3%).
Chapter 18.70 - Solar Access
18.70. 010 Purpose and Intent
The purpose of the Solar Access Chapter is to provide protection of a reasonable amount of sunlight from shade
from structures and vegetation whenever feasible to all parcels in the City to preserve the economic value of solar
radiation falling on structures, investments in solar energy systems, and the options for future uses of solar
energy.
18.70.030 Lot Classifications
Affected Properties. All lots shall meet the provisions of this Section and will be classified according to the
following formulas and table:
FORMULA 1:
Minimum NIS lot dimension for Formula 1= 30'0. 445 + S Where: S is the decimal value of slope, as defined in
this Chapter.
FORMULA 11:
Minimum NIS lot dimension for Formula 11= 10'0. 445 + S Lots whose north-south lot dimension exceeds that
calculated by Formula I shall be required to meet the setback in Section (A), below.
By parallel offset of the midpoint of the north-south property, the 150 foot extended line to the north gives
an average a slope of -.18: (2401'-2378'= -23')(2450'-2419'= -3l')(-54'/2= -27') -27'/150'= -.18. The lot is
746.19'(661.88'+ 830.50'= 1492.38'/2) = in the north /south direction; Solar standard A applies to this
property.
Those lots whose north-south lot dimension is less than that calculated by Formula 1, but greater than that
calculated by Formula 11, shall be required to meet the setback in Section (B), below.
Not Applicable: Solar standard A applies to this property.
Those lots whose north-south lot dimension is less than that calculated by Formula 11 shall be required to meet the
setback in Section (C), below.
Not Applicable: Solar standard A applies to this property.
22
Lang Residence - 700 Terrace, eet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
18.70.040 Solar Setbacks
A. Setback Standard A. This setback is designed to insure that shadows are no greater than six (6) feet at the
north property line. Buildings on lots which are classified as Standard A, and zoned for residential uses, shall be
set back from the northern lot line according to the following formula:
SSB = H - 6%(0.445 + S) WHERE:
SSB = the minimum distance in feet that the tallest shadow producing point which creates the longest shadow
onto the northerly property must be set back from the northern property line.
H = the height in feet of the highest shade producing point of the structure which casts the longest shadow
beyond the northern property line.
S = the slope of the lot, as defined in this Chapter.
Complies: The tallest shadow producing point (second floor roof eave of a 1:12 roof slope) is indicated on
the Architectural Site Plan locating the height elevations of 32.161:
(2430.66' 2398.50') = 32.16'; 32.16" 6'/ (.445 (-.18)) = 98'-9" SSB REQUIRED (151'-0" proposed)
B. Setback Standard B....
Not Applicable: See item A.
C. Setback Standard C....
Not Applicable: See item A.
D. Exempt Lots. Any lot with a slope of greater than thirty percent (30%) in a northerly direction, as defined by this
Ordinance, shall be exempt from the effects of the Solar Setback Section.
Not Applicable. Lot slope is not greater than 30% in a northerly direction along northern property line.
E. Lots Affected By Solar Envelopes. All structures on a lot affected by a solar envelope shall comply with the
height requirements of the solar envelope.
Not applicable. Solar access requirements are per ordinance.
I
F. Exempt Structures.
1. Existing Shade Conditions. If an existing structure or topographical feature casts a shadow at the northern lot
line at noon on December 21, that is greater than the shadow allowed by the requirements of this Section, a
structure on that lot may cast a shadow at noon on December 21, that is not higher or wider at the northern lot
line than the shadow cast by the existing structure or topographical feature. This Section does not apply to shade
caused by vegetation.
Not Applicable. The existing structure will be replaced with a new structure.
2. Actual Shadow Height. If the applicant demonstrates that the actual shadow which would be cast by the
proposed structure at noon on December 21, is no higher than that allowed for that lot by the provisions of this
Section, the structure shall be approved. Refer to Table D for actual shadow lengths.
Not Applicable. Solar setbacks have been provided per standard.
18.70.050 Solar Access Performance Standard
Not Applicable.
18.70.060 Variances
Not Applicable: No variances are requested for this property.
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23
Lang Residence - 700 Terra Street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
18.70.070 Solar Access Permit for Protection from Shading by Vegetation
18.70.080 Hearing Procedure
18.70.090 Limits On Solar Access Permits
18.70. 100 Entry of Solar Access Permit Into Register
Not Applicable: No Solar Access Permit is being requested.
18.70. 110 Effect and Enforcement
Chapter 18.72 - Site Design & Use Standards
18.72.040 Approval Process
The application for this project requires a Staff Permit procedure .
18.72.050 Detail Site Review Zone
Not Applicable: The project is not within the Detail Site Review Zone.
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.
The proposed development meets or exceeds all the requirements of the W-R district. See findings for
Chapter 18.14.040 RR Woodland Residential District of these findings.
B. All requirements of the Site Review Chapter have been met or will be met.
Complies: All applicable requirements of the Site Review Chapter have been or will be met. See `Site
Design and Use Standards' findings that follow.
C. The development complies with the Site Design Standards adopted by the City Council for implementation of
this Chapter.
The development complies with the applicable Site Design Standards outlined in Chapter 18.72 Site,
Design & Use Standards. See findings that follow.
D. That adequate capacity of City facilities for water, sewer, paved access to and through the development,
electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject
property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88,
Performance Standards Options. (Ord. 2655, 1991; Ord 2836 S6, 1999)
Complies: Adequate facilities will be provided as per the following:
Water: The existing water meter has been installed within the right-of-way on Terrace Street that is served
by an 8 in. water main. The service will be upgraded per requirements of fire sprinking in the new
structure. (refer to Site Plan)
Sanitary Sewer: Sanitary sewage will pass through a 4" line from the building and pumped uphill to the
existing 6" sanitary sewer line in the Terrace Street right of way. (refer to Site Plan).
Electricity: Tie in to be to existing underground service under existing driveway to box in the Terrace
Street right of way.
Urban Storm Drainage: Storm drainage will pass through a 4" line from the building downhill to the pre-
existing invert served by a 12 in. storm sewer in utility easement along north end of property and to
approved locations along natural drainage Swale.
Geotechnical Investigation and Erosion Control report by Applied Geotechnical Engineering dated Nov
30, 2012.
24
I
Lang Residence - 700 Terrace -eet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
18.72.115 - Recycling Requirements
All commercial and multi-family developments, requiring a site review as indicated in 18.72.040, shall provide an
opportunity-to-recycle site for use of the project occupants.
A. Commercial. Commercial developments having a solid waste receptacle shall provide a site of equal or greater
size adjacent to or with access comparable to the solid waste receptacle to accommodate materials collected by
the local solid waste franchisee under its on-route collection program for purposes of recycling. Both the
opportunity-to-recycle site and the common solid waste receptacle shall be screened by fencing or landscaping
such as to limit the view from adjacent properties or public rights-of-way.
Not Applicable: Not a commercial development.
B. Multi-Family Residential. All newly constructed multi-family units, either as part of an existing development or
as a new development, shall provide an opportunity-to-recycle site in accord with the following standards:
1. Multi-family developments NOT sharing a common solid waste receptacle shall provide an individual curbside
recycling container for each dwelling unit in the development.
2. Multi-family developments sharing a common solid waste receptacle shall provide a site of equal or greater size
adjacent to or with access comparable to the common solid waste receptacle to accommodate materials collected
by the local solid waste franchisee under its residential on-route collection program for purposes of recycling. Both
the opportunity-to-recycle site and the common solid waste receptacle shall be screened by fencing or
landscaping such as to limit the view from adjacent properties or public rights-of-way.
Not Applicable: Not a Multi-Family development.
F
18.72.120 Controlled access
A. Prior to any partitioning of property located in an R-2, R-3, C-1, E-1 or M-1 zone, controlled access standards
shall be applied and, if necessary, cross easements shall be required so that access to all properties created by
the partitioning can be made from one or more points.
Not Applicable: No partitioning is proposed with this application.
B. Access points shall be limited to the following:
1. Distance between driveways.
On arterial streets - 100 feet;
on collector streets - 75 feet;
on residential streets - 50 feet.
2. Distance from intersections.
On arterial streets - 100 feet;
on collector streets - 50 feet;
on residential streets - 35 feet.
Complies: Distance between existing driveways is greater than 501.
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C. Vision clearance standards.
1. No obstructions greater than two and one half feet high, nor any landscaping which will grow greater than two
and one half feet high, with the exception of trees whose canopy heights are at all times greater than eight feet,
may be placed in a vision clearance area determined as follows:
The vision clearance area at the intersection of two streets is the triangle formed by a line connecting points 25
feet from the intersection of property lines. In the case of an intersection involving an alley and a street, the j
triangle is formed by a line connecting points ten feet along the alley and 25 feet along the street. When the angle
of intersection between the street and the alley is less than 30 degrees, the distance shall be 25 feet. No structure
or portion thereof shall be erected within ten feet of the driveways.
Not Applicable: No intersection of streets, or streets with alleys, occurs adjacent to this property.
2. State of Oregon Vision Clearance Standards. The following stopping site distances shall apply to all State
Highways within the City with the prescribed speed limits. Vertical stopping sight distance to be based on distance
from three and one half feet above pavement to a point six feet above the pavement. (Ord. 2544 S1, 1989)
30 mph200 feet
35 mph225 feet
25
Lang Residence - 700 Terra( Street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
40 mph275 feet
45 mph325 feet
55 mph450 feet
Not Applicable: Terrace Street is a City of Ashland Street and is not a State Highway.
3. The vision clearance standards established by this section are not subject to the variance section of this title.
(Ord. 2605 S2, 1990)
D. Access Requirements for Multi-family Developments.
1. All multi-family developments which will have automobile trip generation in excess of 250 vehicle trips per day
shall provide at least two driveway access points to the development. Trip generation shall be determined by the
methods established by the Institute of Transportation Engineers.
Not Applicable: Project will not generate more than 250 vehicle trips per day.
2. Creating an obstructed street, as defined in 18.88.020. G, is prohibited.
(Ord. 2544 S2, 1989, Ord 2836 S7, 1999)
Not Applicable: No streets are being created as part of this project.
18.72.140 Light and Glare Performance Standards
There shall be no direct illumination of any residential zone from a lighting standard in any other residential lot, C-
1, E-1 or M-1, SO, or HC lot.
Lighting will be shielded and located so as to limit the direct illumination on the adjacent residential
properties.
18.72.160 Landscaping Maintenance
A. All landscaped areas must be maintained in a weed-free condition.
B. All landscaped areas required by this Chapter must be maintained according to the approved landscaping
plans. (Ord. 2228, 1982)
Complies: Owner agrees to maintain all landscaped areas according to these requirements.
Chapter 18.92 - Off-Street Parking
18.92.010 Generally
In all districts, except those specifically exempted, whenever any building is erected, enlarged, or the use is
changed, off-street parking shall be provided as set forth in this Chapter.
18.92.020 Automobile Parking Spaces Required
Uses and standards are as follows:
A. Residential Uses. For residential uses the following automobile parking spaces are required. j
1. Single family dwellings. Two spaces for the primary dwelling unit and the following for accessory residential
units:
a. Studio units or 1-bedroom units less than 500 sq. ft.--1 space/unit.
b. 1-bedroom units 500 sq. ft. or larger--1.50 spaces/unit.
c. 2-bedroom units--1.75 spaces/unit.
d. 3-bedroom or greater units--2.00 spaces/unit.
2. Multi-family dwellings.
a. Studio units or 1-bedroom units less than 500 sq. ft.--1 space/unit
b. 1-bedroom units 500 sq, ft. or larger--1.50 spaces/unit.
c. 2-bedroom units--1.75 spaces/unit.
d. 3-bedroom or greater units--2.00 spaces/unit.
e. Retirement complexes for seniors 55-years or greater--One space per unit.
Complies: Two parking spaces are required for the primary dwelling and are provided for in the existing
garage.
26
Lang Residence - 700 Terrace eet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
B. Commercial Uses. For commercial uses the following automobile parking spaces are required.... (portions
deleted).
C. Industrial Uses. For industrial uses the following automobile ....(portions deleted).
D. Institutional and Public Uses. For institutional and public uses (portions deleted).
E. Unspecified Uses. Where automobile parking requirements for.... (portions deleted).
Not Applicable: Property is not intended or zoned for any of the Commercial Uses, Industrial, Institutional
or Public Uses, or Unspecified uses indicated in this section.
F. Maximum Allowable Number of Automobile Parking Spaces. The number of spaces provided by any particular
use in ground surface lots shall not exceed the required number of spaces provided by this ordinance by more
than 10%. Spaces provided on-street, or within the building footprint of structures, such as in rooftop parking, or
under-structure parking, or in multi-level parking above or below surface lots, shall not apply towards the
maximum number of allowable spaces.
Complies: Parking provided is equal to the parking required.
18.92.025 Credit for On-street Automobile Parking
A. The amount of off-street parking required shall be reduced by the following credit provided for on-street
parking: one off-street parking space credit for every two on-street spaces up to four credits, thereafter one space
credit for each on-street parking space.
Not applicable: All off street parking space requirements have been met.
B. On-street parking shall follow the established configuration of existing on-street parking, except that 45 degree
diagonal parking may be allowed with the approval of the Public Works Director, taking into account traffic flows
and street design, with the parking spaces designed in accord with the standards on file with the Public Works
Department. The following shall constitute an on-street parking space:
1. Parallel parking, each 24 feet of uninterrupted curb.
Not applicable: All off street parking space requirements have been met.
2. 45 degree diagonal, each 13 feet of uninterrupted curb.
Not Applicable: No 45-degree diagonal parking is proposed or exists.
C. Curb space must be contiguous to the lot which contains the use which requires the parking.
Not Applicable: Parking shown is located on subject property
D. Parking spaces may not be counted that are within 20 feet measured along the curb of any corner or I
intersection of an alley or street, nor any other parking configuration that violates any law or standard of the City
or State.
Not Applicable: Parking shown is located on subject property.
E. Parking spaces located on arterials and collectors may only receive credit if the arterial or collector is greater in
width than the minimums established by the Street Standards in Chapter 18.88, Performance Standards Options.
(Ord 2836 S14, 1999)
Not Applicable: Parking shown is located on subject property.
F. Parking spaces may not be counted that are within 200 feet of a C-1-D or SO zone.
Not Applicable: property is not within specified zone
G. On-street parking spaces credited for a specific use shall not be used exclusively by that use, but shall be
available for general public use at all times. No signage or actions limiting general public use of on-street spaces
shall be permitted.
Not Applicable: Parking shown is located on subject property
18.92.030 Disabled Person Parking Places
Not Applicable: Project is not commercial and therefor is not required to provide Disabled Person
Parking.
,PLC
27
Lang Residence - 700 Terra: Street
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
18.92.040 Bicycle Parking
A. All uses, with the exception of detached single-family residences and uses in the C-1-D zone, shall provide a
minimum of two sheltered bike parking spaces.
B. Every residential use of two units or more per structure, and not containing a garage, shall provide bicycle
parking spaces as follows:
Multi-Family Residential. One sheltered space per studio and 1-bedroom unit
1.5 sheltered spaces per 2-bedroom unit
2.0 sheltered spaces per 3-bedroom unit
Not Applicable: Project is a detached single-family residence.
18.92.050 Compact Car Parking
Not Applicable: No compact car parking is proposed.
18.92.070 Automobile Parking Design Requirements
A. Size and Access. All required parking areas shall be designed in accordance with the parking layout chart at
the end of this Chapter. Parking spaces shall be a minimum of 9 x 18 feet, except that 50% of the spaces may be
compact'spaces in accord with 18.92.050 and shall have a 22 foot back-up space except where parking is angled.
Complies: Proposed parking spaces are within the property and are of a minimum of 9 x 18 feet and have
a back-up space of more than 24 feet.
B. Driveways and Turn-Arounds. Driveways and turn-arounds providing access to parking areas shall conform to
the following provisions:
1. A driveway for a single dwelling shall have a minimum width of nine feet, and a shared driveway serving two
units shall have a width of 12 feet.
Complies: Proposed driveway is a minimum of 12'-0" wide.
2. Parking areas of more than seven parking spaces per lot shall be provided with adequate aisles or turn-around
areas so that all vehicles may enter the street in a forward manner.
Not Applicable - Parking provided is less than 7 spaces
3. Parking areas of more than seven parking spaces shall be served by a driveway 20 feet in width and
constructed to facilitate the flow of traffic on or off the site, with due regard to pedestrian and vehicle safety, and
shall be clearly and permanently marked and defined. Parking areas of seven spaces or less shall be served by a
driveway 12 feet in width.
Not Applicable - Parking provided is less than 7 spaces
4. Shared Use of Driveways and Curb Cuts.
a. Developments subject to a planning action or divisions of property, either by minor land partition or subdivision,
shall minimize the number of driveway intersections with streets by the use of shared driveways with adjoining
lots where feasible. In no case shall driveways be closer than 24 feet as measured from the bottom of the existing
or proposed apron wings of the driveway approach.
Not Applicable.
b. Plans for property being partitioned or subdivided or for multi-family developments shall indicate how driveway
intersections with streets have been minimized through the use of shared driveways and shall indicate all
necessary access easements.
Not Applicable: The property is not being partitioned, subdivided, or intended for multi-family
development.
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c. Developments subject to a planning action shall remove all curb cuts and driveway approaches not shown to
be necessary for existing improvements or the proposed development. Cuts and approaches shall be replaced
with standard curb, gutter or sidewalk as appropriate. All replacement shall be done under permit of the
Engineering Division.
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28
Lang Residence - 700 Terrac( "reet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
Not Applicable: No existing curb cuts or driveway approaches currently exist to the property.
C. Vertical Clearances. Driveways, aisles, turn-around areas and ramps shall have a minimum vertical clearance
of 13'6" for their entire length and width.
Complies: The 13'-6" vertical clearance will be maintained for these areas on the property.
D. Vision Clearance. No signs, structures or vegetation in excess of two and one-half feet in height shall be
placed in the vision clearance area. The vision clearance area is the triangle formed by a line connecting points
25 feet from the intersection of property lines. In the case of an intersection involving an alley and a street, the
triangle is formed by a line connecting points ten (10) feet along the alley and 25 feet along the street. When the
angle of intersection between the street and the alley is less than 30 degrees, the distance shall be 25 feet. No
signs, structures or vegetation or portion thereof shall be erected within ten (10) feet of driveways unless the
same is less than two and one-half feet in height. The vision clearance standards established by this section are
not subject to the Variance section of this title.
Complies: Vision clearance will be maintained per requirement
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E. Development and Maintenance. The development and maintenance as provided below, shall apply in all
cases, except single-family dwellings.
1. Paving. All required parking areas, aisles, turn-arounds and driveways shall be paved with concrete, asphaltic 1
or comparable surfacing, constructed to standards on file in the office of the City Engineer.
Proposed driveway paving is to be a comparable surface.
2. Drainage. All required parking areas, aisles and turn-grounds shall have provisions made for the on-site
collection of drainage waters to eliminate sheet flow of such waters onto sidewalks, public rights-of-way, and
abutting private property.
Complies: Curtain drains, natural swales, and catch basins will serve to collect storm water from the
driveway. No water will flow onto sidewalks, public rights-of-way or abutting properties. !
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3. Driveway approaches. Approaches shall be paved with concrete surfacing constructed to standards on file in
the office of the City Engineer.
Complies: Approach to conform to City standards.
4. Marking. Parking lots of more than seven spaces shall have all spaces permanently and clearly marked.
5. Wheel stops
6. Walls and Hedges.
a. Where parking abuts upon a street...
b. In all zones, except single-family zones, where parking facilities ...(portions deleted).
7. Landscaping.
8. Lighting of parking areas
Not Applicable - subject property is zoned single-family
SITE DESIGN AND USE STANDARDS
k
SECTION ll - APPROVAL STANDARDS & POLICIES
A. ORDINANCE LANDSCAPING REQUIREMENTS
The following percentages of landscaping are required for all properties falling under the Site Design and Use
Standards.
Not Applicable: This development is not in listed zones in this section.
8. MULTI-FAMILY RESIDENTIAL DEVELOPMENT
APPROVAL STANDARDS: Multi-family residential development shall conform to the following design standards:
Not Applicable: This development is not a multi-family residential development.
29
i
Lang Residence - 700 Terrac ,treet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
C. COMMERCIAL, EMPLOYMENT AND INDUSTRIAL DEVELOPMENT
Not Applicable: This development is not referenced development.
D. PARKING LOT LANDSCAPING AND SCREENING STANDARDS
Not Applicable: This development is not proposing a parking lot.
E. STREET TREE STANDARDS
APPROVAL STANDARD: All development fronting on public or private streets shall be required to plant street
trees in accordance with the following standards and chosen from the recommended list of street trees found in
this section.
11-E-1) 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 standard established by the Department of Community Development.
Complies: There are a minimum of 19 existing Douglas Firs, Pines, and other species on the downhill
slope from Terrace Street - no new trees are proposed
11-E-2) Spacing, Placement, and Pruning of Street Trees
All tree spacing may be made subject to special site conditions which may for reasons such as safety, affect the
decision. Any such proposed special condition shall be subject to the Staff Advisor's review and approval. The
placement, spacing, and pruning of street trees shall be as follows
Street trees shall be placed at the rate of one tree for every 30 feet of street frontage. Trees shall be evenly
spaced, with variations to the spacing permitted for specific site limitations, such as driveway approaches.
Complies: There are a minimum of 19 existing Douglas Firs, Pines, and other species spaced on average
of 20 feet along the Terrace Street frontage and no new trees are proposed.
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.
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.
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.
Where there are overhead power lines, tree species are to be chosen that will not interfere with those lines.
Trees shall not be planted within 2 feet of any permanent hard surface paving or walkway. Sidewalk cuts in
concrete for trees shall be at least 10 square feet, however, larger cuts are encouraged because they allow
additional air and water into the root system and add to the health of the tree. Space between the tree and such
hard surface may be covered by permeable non-permanent hard surfaces such as grates, bricks on sand, or
paver blocks.
Trees, as they grow, shall be pruned to provide at least 8 feet of clearance above sidewalks and 12 feet above
street roadway surfaces.
Complies: Applicant agrees to comply per landscaping plan.
I
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.
30
Lang Residence - 700 Terrace eet
Findings of Fact
Compliance with Development Standards for Hillside Lands 11/30/12
Complies: Existing street trees as indicated on plans to remain.
11-E-3) Replacement of Street Trees
Existing street trees removed by development projects shall be replaced by the developer with those from the
approved street tree list. The replacement trees shall be of size and species similar to the trees that are approved
by the Staff Advisor.
Complies: Existing trees to remain as indicated on plans - no street trees are proposed to be removed.
11-E-4) Recommended Street Trees
Street trees shall conform to the street tree list approved by the Ashland Tree Commission.
Not applicable: no new street trees are proposed
SECTION III - WATER CONSERVING LANDSCAPING GUIDELINES & POLICIES
Complies: Owner agrees to select plants to be drought tolerant. Also, the proposed irrigation for this
project is to be designed to minimize inefficient use of water.
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31 j
1 is ADDENDUM A
. e
n8 n]2.ering
Geologic Consulting
November 30, 2012
Carlos Delgado Architect
217 Fourth Street
Ashland, OR 97520
SUBJECT:
eotcclrnical Investigation ,~stigatzor~ and Erosion Control
Replacement of Existing Residence
700 'T'errace Street
Ashland, Oregon
At your request, Applied Geotechnical. Engineering and Geologic Consulting LLC (AG',GC) has
completed a geotechnical investigation and erosion control plan for the proposed residential
replacement at 700 Terrace Street in Ashland, Oregon.. The intent of our work is to provide design
recommendations for design and construction of the new home and existing garage. The I'
geoteehnical evaluation included a review of available geotechnical and geologic information for
the property and vicinity, a ground-level reconnaissance of the property and vicinity, and
engineering analyses. This report describes the work accomplished and provides our
recommendations for development of the lot, including erosion Control. I
We understand that the proposed replacement residence will consist of a single-family, wood-frame
structure. The new residence will be located approximately within the footprint of the existing
residence and will incorporate the existing garage as part of the new residence. Work will include
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landscaping walls along the downhill (west) side of the residence. Significant blading will not be
required for construction of the replacement residence.
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IT DESCRIPTION
A licensed geotechnical engineer and geologist provided by AGEGC completed a site visit to the
site in October 2012. The property is relatively large and is located on the west side of the south
end of Terrace Street. The existing home and detached garage are located slightly west and
downhill of Terrace Street. The lot slopes generally down to the west, away from TeiTace Street.
The majority of the property is vegetated with woods and grassy areas. A small drainage is enters
the southeastern corner of the property, just upslope of the southeastern corner of the garage. A
catch basin is located at the southeastern corner of the garage. The drainage was not flooring at the
time of our site visit. Indications of groundwater springs or seepage were not observed on the lot.
i
Surtzcial soils consist of silty sand soils (decomposed granite). Local small cuts cxpcY'se silty sand j
soils. Geologic maps of the area indicate the site is underlain by granite. Based oil ,the existing
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378-12 700 Terrace Street
topography, it appears that the site has been graded with significant tills downslope of the house
and garage. The thickness of the fill is unknown but we estimated it to be locally as thick as 10 ft
based on the topography. We anticipate that the till carne fi-om excavation for the existing home
and garage building pad and from the driveway area. Slopes in the vicinity of the home are
relatively uniform and no indications of deep-seated slope failures were observed. Soil creep was
locally observed on portions of the mill slope where the soils is steeper than about 2H:IV.
Indications of significant differential settlement of the foundations (which could indicate slope
instability) were not observed.
We anticipate that groundwater typically occurs at depths of greater than 30 ft; however, perched
groundwater may occur during periods of heavy and/or extended rainfall.
CONCLUSION AND RECOMMENDATIONS
In our opinion, the property is suitable for development with the replacement single-family
residence. The main geotechnical considerations for development of the lot are the drainage and
the potential for uncontrolled (non-structural) fill on the lot. Recommendations for development
and erosion control of the lot are provided below.
Lot Development
1) Final graded slopes on the lot should be no steeper than 2H:l V. Landscaping fill
should be compacted to at least 90% of the maximum dry density as determined by
ASTM D 698. Structural fill under buildings and concrete flatwork should be
compacted to at least 95% of the maximum dry density as determined by ASTM D
698. All fills should be overbuilt a minimum of 2 ft beyond tinal grades then trimmed
back to design elevations using a trackhoe equipped with a smooth-lip bucket. The
disturbed silty sand soils are highly susceptible to erosion and should be revegetated as
soon as practical. Prior to placement of any fill, the ground surface in the fill are
should be stripped of organics and existing fill. The strippings are not suitable for use
as compacted dill and should be removed from the site or used in landscaped areas.
Slopes steeper than 514: IN to receive fill should be benched with relatively flat areas
during fill placement. The benches should be a minimum of 1.2 ft wide.
2) bill placed within 2 ft of driveway areas, the house footprint, and concrete flatwork
should consist of compacted, structural :Cll. The on-site soil (without deleterious
material) may be used as structural fill if" properly moisture conditioned and
compacted; however, it is typically not practical to use the on-site materials as
structural ill during periods of wet weather. Structural fill may also be constructed of
imported granular fill, such as 314- and 4-in.-.i ninus crushed rock. Structural fill must be
compacted to at least 95% of the maximum dry density as determined by ASTM D
698, at a moisture content within 3% of optimum. The ground surface within all areas
to receive fill should be stripped of surficial organics prior to placement of the fill.
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2
3578-12 700 Terrace Street
3) Structural loads may be supported on continuous spread footing foundations founded
on native, undisturbed silty sand soils or on structural fill over undisturbed native soils.
The existing fill soils are not suitable for support of residential foundations and rigid
(such as concrete cantilevered walls) retaining wall foundations without significant risk
or differential settlement. We recommend that pad foundations not be used for support
of the residence. Foundation excavations should be completed using a backhoe or
trackhoe equipped with a smooth-lip bucket. The downhill edge of any foundation
must be setback a horizontal distance of at least 10 ft from the face of any slope. This
setback may, be obtained by embedding the foundation below grades. On a M IV
slope, the downhill edge of a foundation must be embedded 5 ft below grade to obtain
the recommended slope setback. Spread footing foundations may be designed for an
allowable soil bearing pressure of up to 2,000 psf. This allowable soil bearing pressure
assumes all footings will be founded as recommended in this report. The minimum
width of any footing should not be less than t5 in., and footings should be established a
minimum of 18 in. below the lowest adjacent exterior grade. The site should be graded
to provide positive drainage away from footings and exterior walls. Subsurface drains
(foundation drains) should be provided adjacent to all exterior foundations.
d) Spread footing foundations should be underlain by a minimum of 4 in. of compacted
%-in.-minus crushed rock on the foundation subgrade to protect the,subgrade from
disturbance due to construction. The thickness of the crushed rock may need to be
increased during wet weather construction.
5) As an alternative to spread footing foundations, on relatively steep slopes or in areas
with relatively deep fill, driven small-diameter (pin) piles may be driven to refusal and
used for foundation support. Pin piles are typically on the order of 3 to 6 in, in
diameter and local contractors are capable of installing the piles. We anticipate that
shall diameter pipe piles can be designed to support loads of between 5 and 10 kips
when driven a minimum. of 5 ft into hard, competent native granitic soils.
6) Based on our observations at the site, the proposed building site is locally underlain by
uncontrolled (non-structural) fill located within the proposed building footprint. As
discussed above, non-structural fill is not adequate for support of the home and
foundations. Areas of uncontrolled fill encountered within a horizontal distance of 2 It
I
of any spread footing foundation should be overexcavated to firm, undisturbed native
soils.
~f
7) Concrete slab-on-grade floors should be underlain by a minimum of 9 in. of Y4-in.-
minus imported crushed rock. If moisture sensitive flooring will be installed of
moisture sensitive materials will be stored on the, floor, we recommend installation. of a
moisture retarding membrane under the concrete slab to minimize wicking of moisture
up through the slab.
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3578-12 700 Terrace Street
8) We understand that some landscaping walls will be constructed downslope of the
home. Other retaining walls may also be required. Rigid (such as concrete walls)
retaining wall foundations should have the same slope setback requirements as the
house foundations. MSE walls (which are relatively flexible) can have a minimum
embedment below grades as required by the design for the wall's stability if settlement
is not a significant concern. The following embedded wall design recommendations
assume that. the wall backfill consists of clean granular material (sand or crushed rock)
within at least 2 ft ofthewall, the backfill is compacted to 90 to 95% ofASTM D 698,
the backf%ll is level within 10 ft of the wall, and the embedded wall is filly drained,
i.e., hydrostatic pressure cannot act on the wall. Walls that are allowed to yield by
tilting about their base (cantilevered retaining and MSE walls are typically considered
yielding) should be designed using a lateral earth pressure based on an equivalent fluid
having a unit weight of 35 pef. We further recommend that horizontal earth pressures
due to surcharge loads be taken as an additional uniform horizontal pressure
(rectangular pressure diagram) of 0.5 times the intensity of the surcharge load acting
over the entire height of the wall.
Horizontal shear forces can be resisted partially or completely by frictional forces
developed between the base of spread footings and the underlying soil and by passive
soil resistance. The total frictional resistance between the footing and the soil is the
normal force times the coefficient of friction between the soil and the base of the
footing. We recommend an ultimate value of 0.3 for the coefficient of friction; the
normal force is the sum of the vertical forces (dead load plus real live load).
9) We estimate that relatively hard rock occurs at a depth of greater than 40 ft at the site.
In our opinion, seismic design for the new hoine can be completed based on a Site
Class C material.
10) A qualified geotechnical engineer should evaluate structural rill placement and
compaction, and examine the foundation excavations wid evaluate the subgrade prior
to construction of the foundations,
Erosion Control
The intent of the erosion control plan is to decrease erosion and off-site migration of soils. This can
i
be accomplished by decreasing surface water runoff by means of vegetation, hay bales and rock
coverings or cheekdams; holding the soil in place by establishing a vegetation cover as soon as
practical, and by directing surface water flow away from areas disturbed by construction activities.
1) We anticipate that a minimal percentage of the property area will be disturbed during
replacement of the existing home and that a significant zone of undisturbed vegetation will
remain between the construction area and any year-round, down-slope drainages. Areas on
the lot where the vegetation is disturbed or removed should be revegetated as soon as
practical. The silty sand (decomposed granitic soils) is easily eroded when disturbed by
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3578-12 700 "terrace Street
construction activities. Mulch consisting of either straw, wood cellulose fiber or other
similar materials can be placed in areas where landscaping will not be established prior to
September 15. If required, the mulch should be applied at a rate of approximately 2,000
pounds per acre.
2) We recommend all exposed soil areas (all graded areas) be graded such that surface water
upslope of the disturbed area. is directed away from the exposed soil. Any surface water
flow on the exposed soil should move as sheet flow rather than concentrated flow]
3) Runoff from the disturbed portion of the site may contain some soil material. To further
reduce the risk of sediment leaving the site during periods of wet weather (typically winter
and spring months), small settling basins can be installed below the site at the discharge
end of graded areas, ditches and swale areas. Straw bales should be stared along the
downhill edge of the settling basin. Water can be discharged from the settling basin using
4-in.-diameter flex pipe. The settling basins should be installed no later than September 30.
4) Straw bales or silt fencing should be installed along the downhill edge of the proposed
construction. The silt fence should be embedded at least 4 in. into the ground and should
be staked in place. The straw bales should be placed end-to-end and staked in place to
prevent separation between the bales. The silt fence and straw bales should be placed to
direct surface water runoff from the site towards the settlement basins.
C
5) During construction and prior to establishment of the site landscaping, the erosion control
measures must be monitored and will require periodic maintenance. Maintenance may
include removal of sediment from upslope of the straw bales or silt fence, removal of
sediment from the settlement basins, and the placement of additional straw' bales or
sediment fence. The amount of required maintenance of the erosion control measures will
decrease significantly as the landscaping becomes established.
6) The project geoteclu7ieal engineer should evaluate the erosion control measures
periodically during construction, including on about September 30 and after storm events.
LIMITATIONS
This report has been prepared to aid the owner's design team in the design and construction of the
replacement home on the referenced building lot. The scope is limited to the specific project and
location described herein, and our description of the project represents our understanding of the
significant aspects of the project relevant to the design and construction of the replacement
residence.
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The conclusions and recommendations submitted in this report are based on the infort-flation
described above. It should be understood that there are limitations in a study of this type (without
field explorations). If the owner wishes to reduce these uncertainties beyond the level associated
with this report, we should be advised at once.
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5
3578-12 700 Terrace Street
We have performed these services in accordance with generally accepted geotechnical engineering
practices in southern Oregon at the time the study was accomplished. No other warranties, either
expressed or implied, are provided.
Please contact AGEGC if you have any questions or require additional information.
Sincerely,
Applied Geotechnical Engineering and Geologic Consulting LLC
Robin L. Warren, G.E., R.G.
~Q PR
Principal GIN
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1504 'P EGON
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Renewal. June 2014
6
ADDENDUM B
Thomas M. Myers
Certified Arborist
2040 Ashland Mine Rd
"Ashland, Oregon 97520
Phone: (541) 601-2069
t=
November 28, 2012
The property at 700 Terrace Street contains numerous trees worthy of protection and care. In
assisting with the development of the tree protection and removal plan, KenCairn Landscape and the
client Ron Lang had me up to the site to review two instances where large (significant trees) were very
close to proposed activities.
Proposed Removal of significant tree:
Tree number 11 is a very large Douglas Fir (32" dbh) that is adjacent to the existing driveway. Roots
from this tree hug the exposed bank, then go under the driveway and integrate into the current
foundation of the house. We believe this tree will not survive the remodel of the home which involves
extensive changes to the foundation. Additionally, we are proposing to re-grade the driveway;
currently the drive drains toward the house, our intention is to rebuild the drive and force drainage
away from the house and toward the upper bank, where the drainage waters will be directed by the j
new wall to newly paced catch basins. While we cannot see where the roots are under the drive, nor
where they currently penetrate the foundation, it is clear that major structural roots would have to be
cut which would greatly jeopardize the structural integrity of the tree, and that the tree if left as is
would greatly jeopardize the existing driveway and home.
The tree is showing signs of drought stress and age decline and it is not evident that the tree will
survive whether there is construction or not. The canopy is thin and there are further signs of decline
in the dying back of limbs throughout the canopy. It is not just normal interior dieback, but the kind of
tip dieback that can accompany beetle infestation. Although it would be nice to let the tree decline
and die on its own time, if the house is to be refurbished, the tree will have to be removed.
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Proposed construction near a significant tree:
Tree number 28 is a very large Oak (32" dbh) that is within the flat area below the home. The plans
include the construction of concrete retaining walls between the oak and the new home. The face of
the bottom wall would be within 7.5 feet of the base of the Oak tree. For the length of the wall that is
within the designated protection zone of the Oak, the designers intend to restrict the wall footing to
the back of the wall only, holding the disturbance to the wall face. The proposed walls, are in the
location of a current steep slope that was created during the construction of the original house. The
wall that is closest to the Oak tree is in the area that is currently flat, 3 feet in front of the steep slope,
and 7.5 feet away from the edge of the trunk of the tree.
We believe that this tree can survive the construction of the wall as long as certain precautions are
taken during construction. Most of the roots of the tree will be down hill of the construction, which
will help to insure its survival. Any digging of the wall foundation must be done under the supervision
of a certified arborist. Roots that can be retained will be protected. A certified arborist will cut any
roots that must be cut. Cut roots will be kept moist and covered with black landscape cloth until they
can be reburied. The area within the tree protection zone will remain covered with four inches of
wood chips in order to mitigate any compaction caused by construction.
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Planning Division
51 Winhurn Way, Ashland OR 97520 /g yy/y
C i Y 01 FILE
ASHLAND 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROJECT
DESCRIPTION OF PE-OPERTY Pursuing LEEDO Certification? DYES NO
Street Address
Assessor's Map No. 39 1 E Tax Lot(s) ZOL
Zoning W Comp Plan Designation
APPLICANT
Name r& IA~L, Phone P• 0614 • 7 / E-Mail .
Address 10 City / Zip
PROPERTY OWNER
Name 'S 4e Phone E-Mail
Address City Zip
SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OT ER 67-51-oz-
Title Name O Phone E-Mail °
Address City Zip
Title Name Phone E-Mail
Address City Zip
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. /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. 1 further understand that if this request is subsequently contested the burden will be on me to
establish:
i} that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished%ustifies 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 result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed a my xpens any doubts, l dvised to seek competent professional advice and assistan
Appii ant's Signature Date
I
As owner of the property involved in this request, l have read and understood the complete application and its consequences to me as a properly
owner.
Proper'iy Owner's Signature (required) Date
(To be completed byCity
StafQ
Date Received 1 Zoning Permit Type Filing Fee $
OVER CAD
Job Address: 700 TERRACE ST Contractor:
ASHLAND OR 97520 Address:
C
A Owner's Name: RON LANG C Phone:
P Customer 00028 N State Lie No:
L T City Lie No:
P DELGADO, CARLOS ARCHITECT
Applicant: 217 FOURTH ST R
Address: ASHLAND OR 97520 A
C C Sub-Contractor:
A, Phone: (541) 552-9502 T Address:
N Applied: 12/03/2012 C
T Issued:
Expires: 06/01/2013 Phone:
State Lie No:
Maplot: City Lie No:
DESCRIPTION: P & E Constraints Permit
VALUATION
Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description
Total for Valuation:
t
MECHANICAL
i
i
ELECTRICAL
i
I
STRUCTURAL
PERMIT FEE DETAIL
Fee Description Amount Fee Description Amount
Physical Constraints Permit 982.00
CONDITIONS OF APPROVAL
i
I
I
I
i
i
COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 East Main St. Fax: 541-488-5311
Ashland, OR 97520 TTY: 800-735-2900
wwmashland.or.us
Inspection Request Line: 541-552-2080 CITY F
ASHLAND