Loading...
HomeMy WebLinkAboutGrandview_225_PA-2013-01886 CITY F ILAVSHLAND January 30, 2014 Notice of Final Decision On January 30, 2014, the Community Development Director approved the request for the following: Planning Action: 2013-01886 Subject Property: 00 Grandview (Behind 195 Grandview) Applicant: Robert and Susan Hutton Description: Request for a Physical and Environmental Constraints (P&E) review permit to allow for the installation of a driveway and new single-family residence on Hillside Lands including areas classified as Severe Constraints,. (exceeding 35 percent slope). The request also includes a request to modify the previously approved building envelope to reduce the amount of construction in the severe constraints area and an administrative variance to the development standards to exceed the horizontal wall and maximum driveway grade. COMPREHENSIVE PLAN DESIGNATION: Single-Family Residential; ZONING: R-1-10; ASSESSOR'S MAP: 39 lE 08AB; TAX LOTS: 203 The Community Development Director's decision becomes final and is effective on the 13ffi day after the Notice of Final Decision is mailed. Approval is valid for a period of one year and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review 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. Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a reconsideration of the action 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 ALUO 18.108.070(B)(2)(c). The ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be made directly to the Oregon Land Use Board of Appeals. If you have any questions regarding this decision, please contact Amy Gunter in the Community Development Department 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 SECTION 18.108.070(B)2 Effective Date of Decision and Appeals. B. Actions subject to appeal: 2. Type I Planning Actions. a. Effective Date of Decision. The final decision of the City for planning actions resulting from. the Type I Planning Procedure shall be the Staff Advisor decision, effective on the 131' day after notice of the decision is mailed unless reconsideration of the action is approved by the Staff Advisor or appealed to the Commission as provided in section 18.108.070(B)(2)(c). b. Reconsideration. The Staff Advisor may reconsider Type I planning actions as set forth below. i. Any party entitled to notice of the planning action, or any City Agency may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the party asking for reconsideration, which in the opinion of the staff advisor, might affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to malting a decision. ii. Reconsideration requests shall be received within five (5) days of mailing. The Staff Advisor shall decide within three (3) days whether to reconsider the matter. iii. If the Planning Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the decision for purposes of reconsideration. The Staff Advisor shall decide within ten (10) days to affirm, modify, or reverse the original decision. The Staff Advisor shall send notice of the reconsideration decision to affirm, modify, or reverse to any parry entitled to notice of the planning action. iv. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. c. Appeal. i. Within twelve (12) days of the date of the mailing of the Staff Advisor's final decision, including any approved reconsideration request, the decision may be appealed to the Planning Commission by any party entitled to receive notice of the planning action. The appeal shall be submitted to the Planning Commission Secretary on a form approved by the City Administrator, be accompanied by a fee established pursuant to City Council action, and be received by the city no later than 4:30 p.m. on the 12th day after the notice of decision is mailed. ii. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the city and whose boundaries include the site. iii. The appeal shall be considered at the next regular Planning Commission or Hearings Board meeting. The appeal shall be a de novo hearing and shall be considered the initial evidentiary hearing required under ALUO 18.108.050 and ORS 197.763 as the basis for an appeal to the Land Use Board of Appeals. The Planning Commission or Hearings Board decision on appeal shall be effective 13 days after the findings adopted by the Commission or Board are signed by the Chair of the Commission or Board and mailed to the parties. iv. The appeal requirements of this section must be fully met or the appeal will be considered by the city as a jurisdictional defect and will not be heard or considered. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541A88-5305 51 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us G 1 ASHLAND PLANNING COMMISSION FINDINGS & ORDERS PLANNING ACTION: PA-2013-01886 SUBJECT PROPERTY: 00 Grandview Dr. (Behind 195 Grandview) OWNER/APPLICANT-.- Robert and Susan Hutton DESCRIPTION: - Request for a Physical and Environmental Constraints (P&E) review permit to allow for the installation of a driveway and new single-family residence on Hillside Lands including areas classified as Severe Constraints, (exceeding 35 percent slope). The request also includes a request to modify the previously approved building envelope to reduce the amount of construction in the severe constraints area and an administrative exception to the development standards to exceed the horizontal wall and maximum driveway grade. COMPREHENSIVE PLAN DESIGNATION: Single-Family Residential; ZONING: R-1-10; ASSESSOR'S MAP: 39 lE 08AB; TAX LOTS: 203 SUBMITTAL DATE: December 5, 2013 DEEMED COMPLETE DATE: January 2, 2014 STAFF APPROVAL DATE: January 28, 2014 FINAL DECISION DATE: February 11, 2014 APPROVAL EXPIRATION DATE: February 11, 2015 DECISION The subject property is an irregularly shaped, .66 of an acre, approximately 28,550 vacant parcel, created in 1985 through the land partition of 195 Grandview Drive. It is zoned R-1-7.5. The subject site is located on the west side, uphill of Grandview Drive below Ditch Road. The site is accessed via a private driveway near the intersection of West Street and Grandview. j The property slopes steeply between 25 - 45 percent with an average of 36 percent, from the Ditch Road i down towards Grandview. The site is forested with a number of Oak, Pine, Madrone and Fir trees and underbrush. The slope of the parcel requires a Physical and Environmental Constraints Review Permit including Severe Constraints. The site was created prior to the Hillside Design Standards. At the time of partition a building envelope was identified which placed the future residence in some of the more steep portions of the site. The areas within the previously approved building envelope were approximately 38 - 45 percent and approximately 1, 160 square feet in area. The applicant has proposed to modify the building envelope by relocating the developable area to the west. The slopes of the building area range from 25 to 35 percent and encompass an area of approximately 915 square feet. A twelve foot wide, paved driveway is proposed to be extended behind 195 Grandview. It will range from 12 to 18 percent. According to AMC 18.88 driveways are limited to not exceed 15 percent and to not exceed 18 percent for no more than 200-feet through an Exception to the Hillside standards. The portion of 18 percent grade is less than 200-feet. The site, created prior to the Hillside Development standards is very steep and the location of -the driveway was dictated by the existing driveway with which the proposed connects too. The driveway follows the contours as closely as possible but site constraints make the driveway stepper than 15 percent. The applicant has mitigated this by having low retaining walls and the provision of fire sprinklers. PA #2013-01886 00 Grandview Drive/adg Page 1. The proposed residence is approximately 3,570 square feet, one story with daylight basement residence and a detached 800 square foot garage with 792 square foot guest quarters above. A small yard area comprised of a series of level areas connects the garage to residence. The residence and the garage are both partially buried into the steep hill behind the home. The residence is stepped into the hill and the roof of the lower lever will be utilized as deck area. The roof of the residence is proposed with a 3 / 12 pitch and is broken into four smaller masses. The applicant has requested an Administrative Variance to allow a horizontal wall greater than the 36-feet maximum. The western most wall of the structure is proposed 50-feet, 8-inches in length. The wall is on the uppermost side of the parcel and a portion of it is proposed as structural retaining wall. The applicant's findings state that to meet the off-set requirements additional cuts would be necessary which would require additional disturbance to the site and possibly tree removal. The location of this wall is behind the house and will not be visible from the street. A Geologic Investigation Report was submitted with the application completed by SHN Consulting Engineers and Geologists, Inc., to review the proposed residence, garage, driveway and retaining wall designs. The report identified the constraint issues listed in the Hillside Ordinance (seismic factors, erosion control, slope stability, storm water etc.) and specifically lists the appropriate mitigation requirements for the construction. The report found that site is steep with decomposed granitic soil overlain forest duff. Based on their laboratory tests the soils do not appear expansive and there is no expression of groundwater or subsurface seepage. The Geotech report provides recommendations for foundation design, retaining wall specifications, drainage, and erosion control measures. The report also discusses the need for periodic inspections in order to assure compliance with the Geotechnical Expert's findings and recommendations. The findings and recommendations of the Geologic Investigation dated September 2013 by SHN Consulting Inc., are conditions of the Physical and Environmental Constraints Permit approval, and thus, must be instituted with the development of the lot. The utilities exist within the adjacent rights-of-way to service the parcel. The sanitary sewer and storm drainage are within Grandview Dr. right of way and are adequately sized for an additional single family residence. A 16-inch water line providing water service is in Ditch Road and is adequate to service the parcel. There are a large number of trees on the parcel. The applicant provided a Tree Inventory which identifies 80 trees and 25 are proposed for removal. The trees proposed for removal are within the building envelope, the driveway and turnaround area. The trees proposed for removal are the minimum necessary in order to construct the house, garage and driveway. The site is heavily treed even after the removal of the trees and is within the wildfire hazard zone. Limited area is available to plant new trees and the applicant findings state that due to the site constraints, no new trees are proposed within the small landscape areas. The applicant has provided a Landscape and Irrigation Plan that provides native seed hydro mulch comprised of fescue, clover, and yarrow in the areas of disturbance for erosion control. The applicant has also proposed the planting of small trees and shrubs like rhododendron, Oregon grape, ceanothus, and vine and Japanese maples, as ornamental landscaping adjacent to the retaining walls. A revised more detailed Landscape and corresponding Irrigation Plan will be required to be reviewed and approved prior to the issuance of a building permit; a condition to this effect has been added. The applicant has proposed to retail 63 percent of the site in a natural state, this complies with the code requirements for retaining as much of the site as possible in a natural state. The property is also within the Wildfire Hazard Zone, the applicant has proposed fire resistant landscaping, Class B roofing and interior fire sprinkler system. ' PA #2013-01886 00 Grandview Drive/adg Page 2 It is Staff's opinion that the proposal meets the requirements of the Physical and Environmental Constraints chapter for Hillside Development including Severe Constraints and that with the conditions of the previous approval this project can be found to comply with the requirements. 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 Staff Advisor or Planning Commission shall consider the existing development of the surrounding are, 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 criteria for an Administrative Variance from Development Standards for Hillside Lands are described in AMC Chapter 18.62.080, as follows: 1. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site; 2. The variance will result in equal or greater protection of the resources protected under this chapter; 3. The variance is the minimum necessary to alleviate the difficulty and 4. The variance is consistent with the stated Purpose and Intent of the Physical and Environmental Constraints Chapter and section 18.62.080. The application with the attached conditions complies with all applicable City ordinances. Planning Action 2013-01886 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 2013- 01886 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 foundation shall be designed by an engineer or architect with demonstrable geotechnical design experience in accordance with 18.62.080.F. 3) A construction staging / storage plan for the project shall be submitted for review and approval to delineate where materials will be stored and contractors will park. 4) That prior to the submittal of a building permit: a) That the applicant submit an electric design and distribution plan including load calculations and locations of all primary and secondary services including transformers, cabinets and all other necessary equipment. This plan must be reviewed and approved by the Electric Department prior to the building permit submittal. Transformers and cabinets shall be located in areas least visible from streets, while considering the access needs of the Electric Department. PA #2013-01886 00 Grandview Drive/adg Page 3 b) That the storm drainage plan shall be designed, constructed and maintained in a manner that will avoid erosion on-site and to adjacent and downstream properties in accordance with 18.62.080.C.1. The storm drainage plan shall be submitted for review and approval to the Ashland Engineering and Building Divisions prior to application for a building permit. C) That written verification from the project geotechnical experts addressing the consistency of the building permit plan submittals with the geotechnical report recommendations (e.g. grading plan, storm drainage plan, foundation plan, etc.) shall be submitted with the building permit submittals. e) That exterior building materials and paint colors shall be compatible with the surrounding landscape to minimize contrast between the structure and the natural environment. Sample exterior building colors shall be provided with the building permit submittals for review and approval prior to the issuance of a building permit. f) That a revised Irrigation Plan addressing the revised Landscaping Plan shall be submitted for review and approval prior to the issuance of a building permit. F 5) That prior to the issuance of a building permit: a) That a fire prevention and control plan for wildfire lands in accordance with 18.62.090.A shall be submitted for review and approval of the Ashland Fire Department, and implemented prior to the issuance of a building permit. b) That the temporary erosion control measures (i.e. silt fence and bale barriers) 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 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. C) That the recommendations of the Ashland Tree Commission with final approval of the Staff Advisor shall be addressed in the landscape and tree removal and protection plan prior to the issuance of an excavation permit and prior to issuance of a building permit. d) That the tree protection fencing shall be installed according to the approved plan prior to any site work, storage of materials or issuance of the building permit. The tree protection shall be inspected and approved by the Ashland Planning Division prior to site work, storage of materials and/or the issuance of a building permit. e) That all erosion control measures required by the project geotechnical expert including but not limited to erosion netting / fabric installed on the downhill side of the driveway retaining wall shall be installed and inspected prior to issuance of a building permit. f) That a Verification Permit shall be applied for and approved by the Ashland Planning Division prior to site work, excavation, and/or storage of materials. The Verification Permit is to inspect the identification of the tree to be removed and the installation of tree protection fencing for the trees on and adjacent to the site. The tree protection shall be chain link fencing six feet tall and installed in accordance with project landscape architect proposal. g) That a preconstruction conference to review the requirements of the Hillside Development Permit shall be held prior to site work, the issuance of an excavation permit or the issuance of a building permit, whichever action occurs first. The conference shall include the Ashland Planning Division, Ashland Building Division, the project engineer, project PA #2013-01886 00 Grandview Drive/adg Page 4 geotechnical experts (i.e. SHN Consulting), arborist and the general contractor. The applicant or applicants' representative shall contact the Ashland Planning Division to schedule the on-site preconstruction conference. h) That a No Kitchen / No Rental agreement for the guest quarters over the garage shall be signed and notarized prior to the issuance of a building permit. 6) That prior to the issuance of a certificate of occupancy: a) All service and equipment installation shall be installed according to Ashland Electric Department specifications prior to certificate of occupancy. C) 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 issuance of the certificate of occupancy. Vegetation shall be installed in such a manner as to be substantially established within one year of installation. i d) That a representative of SHN Consulting, Inc. shall inspect the site according to the inspection schedule of the engineering geology report included in the application and date stamped September 2013. Prior to the issuance of the certificate of occupancy, SHN Inc. 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 were conducted by the project geotechnical expert periodically throughout the project. 7) That all measures installed for the purposes of long-term erosion control, including but not limited to vegetative cover, retaining walls and landscaping shall be maintained in perpetuity on a reas in accordance with 18.62.089.B.7. Cti ~ 2 f - B' olnar, Director Date epartme of Community Development PA #2013-01886 00 Grandview Drive/adg Page 5 PA-2013-01886 391E08AB 202 PA-2013-01886 391E08AB 101 PA-2013-01886 391E08AA 6907 BURNS E SHEILA TRUSTEE ET AL DELLER DAVID W/TOBY K DRYLAND DAVID I TRUSTEE ET AL 275 GRANDVIEW DR 575 N OREGON ST 179 LOGAN DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-01886 391E08AA 6911 PA-2013-01886 391E08AB 203 PA-2013-01886 391E08AA 7900 HOUGHTON JOANN W TRSTEE FBO HUTTON ROBERT A/SUSAN A KOSKELLA S R/L, M CHESNEY 219 LOGAN DR 430 WYCLIFFE DR 215 SCENIC AVE ASHLAND, OR 97520 HOUSTON, TX 77079 ASHLAND, OR 97520 PA-2013-01886 391E08AA 6908 PA-2013-01886 391E08AA 8000 KERRY KENCAIRN WILSON WARD C TRUSTEE ET AL YONDORF MICHAEL/MURIEL AMES 545 A STREET #3 189 LOGAN DR 195 GRANDVIEW DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 RON MARCHETTI SHN CONSULTING ENGINEERS & GEO ASHLAND STERLING GATE DESIGN MARK AMRHEIN 245 MEADOW DRIVE 275 MARKET AVE r' ASHLAND, OR 97520 COOS BAY, OR 97420 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On January 30, 2014 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 #2013-01886, 00 Grandview NOD. Signature of Employee Documend 1/30/2014 ® Planning Department, 51 WinL,..I Way, Ashland, Oregon 97520 C I T Y 541-488-5305 Fax:541-552-2050 www.ashland.orms TTY:1-800-735-2900 1 NOTICE OF APPLICATION j PLANNING ACTION: 2013-01886 SUBJECT PROPERTY: 00 Grandview Dr. (Behind 195 Grandview) OWNER/APPLICANT: Robert and Susan Hutton DESCRIPTION: Request for a Physical and Environmental Constraints (P&E) review permit to allow for the installation of a driveway and new single-family residence on Hillside Lands including areas classified as Severe Constraints, (exceeding 35 percent slope). The request also includes a request to modify the previously approved building envelope to reduce the amount of construction in the severe constraints area and an administrative variance to the development standards to exceed the horizontal wall and maximum driveway grade. COMPREHENSIVE PLAN DESIGNATION: Single-Family Residential; ZONING: R-1-10; ASSESSOR'S MAP: 39 lE 08AB; TAX LOTS: 203 NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, January 9, 2014 at 6:00 p.m. in the Community Development and Engineering Services building (Lithia Room) located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: January 2, 2014 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: January 16, 2014 <S% `_17 F t SU BJ EC T PROPERTY `~C 00 GRAN DVIEW - (BEHIND 196 GRANDVIEW) 39 1 E 06AB 203 17, ,.1-- --'L - ~4E L II \ ~ rvr The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division 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. col m- ev p ammng am mg cons o icing ,o er ,ale o ices lgns - 1J-U1860.! oex PHYSICAL & ENVIRONMENTAL CONSTRAINTF 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 8Iternatives continue to comply with other provisions of the Ashland Land Use Ordinance. 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) ADMINISTRATIVE VARIANCE - HILLSIDE LANDS 18.62.080.1-1 H. Administrative Variance From Development Standards for Hillside Lands - 18.62.080. A variance under this section is not subject to the variance requirements of section 18.100 and may be granted with respect to the development standards for Hillside Lands if all of the following circumstances are found to exist: 1. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site; 2. The variance will result in equal or greater protection of the resources protected under this chapter; 3. The variance is the minimum necessary to alleviate the difficulty; and 4. The variance is consistent with the stated Purpose and Intent of the Physical and Environmental Constraints Chapter and section 18.62.080. Appeals of decisions involving administrative variances shall be processed as outlined in 18.108.070. (ORD 2951, 2008; ORD 2808, 1997) GAcomm-dev\planning\Planning Actions\Noticing Polder\Mailed Notices & Signs\2014\PA-2013-01886.docx PA-2013-01886 391E08AB 202 PA-2013-01886 391E08AB 101 PA-2013-01886 391E08AA 6907 BURNS E SHEILA TRUSTEE ET AL DELLER DAVID W/TOBY K DRYLAND DAVID I TRUSTEE ET AL 275 GRANDVIEW DR 575 N OREGON ST 179 LOGAN DR ASHLAND, OR 97520 ASHLAND, OR 97520 !ASHLAND, OR 97520 PA-2013-01886 391E08AA 6911 PA-2013-01886 391E08AB 203 PA-2013-01886 391E08AA 7900 HOUGHTON JOANN W TRSTEE FBO HUTTON ROBERT A/SUSAN A KOSKELLA S R/L M CHESNEY 219 LOGAN DR 430 WYCLIFFE DR 215 SCENIC AVE ASHLAND, OR 97520 HOUSTON; TX 77079 ASHLAND, OR 97520 PA-2013-01886 391E08AA 6908 PA-2013-01886 391E08AA 8000 KERRY KENCAIRN WILSON WARD C TRUSTEE ET AL YONDORF MICHAEL/MURIEL AMES 545 A STREET #3 189 LOGAN DR 195 GRANDVIEW DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 i I i ION MARCHETTI SHN CONSULTING ENGINEERS & GEO 4SHLAND STERLING GATE DESIGN MARK AMRHEIN 245 MEADOW DRIVE 275 MARKET AVE 4SHLAND, OR 97520000S BAY, OR 97420 j i I I P 4 t A s C 1 5,n 1 s ~ 59 P ~ I a ~`l n {tirh~ , r. 4 r~ ui cS N J~ . r~aa AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On January 2, 2014 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 #2013-01886, 00 Grandview (behind 195 Grandview). Signature of Employee I Dacumenll 1/212014 i I I I ( i 5CLAR C C AT f ONE f . I POP, 205 GRANDVIEW ASHLAND OR 91520 5TEF 1 ✓ ` .i 1 e LPL NORTH LOT L INE I - kt 1 x ...\4 5 T f / ~t tl ` 11 TF fJy i `IS. Ali ` Yt NORTH/SOUTH LOT DIMENSION 4 t`` I 251.3 + 184.9' = 4310.2' l 2 - 218.1' STEF 3 QV" ~V 1 AVERAGE 5LOPE -25.5'/150=-.1I -32'/150=-.213 ~t a 11 + -.213) / 2 0 .192 't ~ 1 i?t , a t 1 't ~ //~l a 0 ~ t 5TEF 4 ka1 ~ x, o~ LOT CLASSIFICATION q „ FORMULA I: 307,445 a~ It ~ A~q ~ t t ~ ` tt + (-.192) = 118.5 5OLAR SET SACK A a }tt a 5t 5TEF 5 t 1, ty } 411,1 tit 3/12 ROOF - EA i E a l1t1 a~ Ft~ ~ ~ ` }4it 'iq4~ ~ti ttt t~ STEF (o I 1.229' -(o' /.445 + (-.192 = 40'-4.. .X Ashland SCALE P = 30 - J RONALD MARCHETTI ©C0PYR/0/4r 2014 Ronald Marchetti Cf'5D 249 Meadow Dr. Sterling@mind.net REV161ONS -2®14 FOR 205 GRANDVIEW terling Ashland, OR 97520 Originals and copses OF these plans are ASHLAND, OR 9520 541-488-6847 copyrighted and are the property of the +-rate Designer, and are not to be traced, reproduced HUTTON RESIDENCE For construction or other purposes without eslgn NATIGNAL COUNCIL OF BUILDING DESIGNER CERTIRCATION #38-593 written permission Prom Ronald Marchetti CP430 i I Application for a Physical and Environmental Constraints Permit and a Modification to the Building Envelope i Zoning R-1-10 Single Family Residential Lot Size .655 Acres (28,553 Square Feet) Legal Description 39-1E-08AB Lot 203 Project Location: Owners: 205 Grandview Robert and Susan Hutton Ashland, OR 97520 430 Wycliff Drive Houston, Texas 77079 (713) 577-2021 Building Design: Planning and Landscape Architecture Ron Marchetti Kerry KenCairn Ashland Sterling Gate Design KenCairn Landscape Architecture 245 Meadow Drive 545 A Street Suite 3 Ashland, Oregon 97520 Ashland, Oregon (541) 488-6847 (541) 488-3194 Geotechnical Engineering: Mark Amrhein SHN Consulting Engineers and Geologists, hie. 275 Market Ave Coos Bay, OR 97420 541-266-9890 Applicable Ordinance 18.20- R-1-10 Single Family Residential 18.61 - Tree Protection and Removal 18.62.080 - Physical and Environmental Constraints for Hillside Lands 18.62.090 - Wildfire Lands 18.62. 100 - Severe Constraints Lands 18.70 - Solar Access Modification to the Building Envelope i I i i ti This proposal is for a single.family home with a detached 2 car garage in the R-1-10 zone. There is a third parking space outside of the workshop portion of the garage where it will not block access and egress to the two garaged parking spaces. The lot was created under a prior planning action and meets all the general requirements of minimum size, width and depth requirements. Allowable lot coverage in the R-1-10 zone is 40%, this proposal is for 25% lot coverage. This proposal includes a request to modify the existing building envelope, moving the house and garage further to the south. This lateral movement along the topography takes the proposal out of most of the most extreme slopes on the site. This movement facilitates the driveway grade being able to meet code and while placing the garage elevation close to the first floor of the house, the applicant is trying to eliminate stairs to the first floor of the home while meeting hillside design standards. Building design considerations: The design of the home was based in part by response to the driveway location. Other elements affecting the home design include stepping back into the slope and minimizing disturbance to the overall property. The drive way elevation at the garage is 2,195 feet. In order to place the house on the site without using high retaining walls, the finish floor was set at 2,200 feet, or 5 feet higher than the garage. Materials for the home will be horizontal siding, detailed window and door trim, matching trim to separate the horizontal siding from the stucco foundation treatment at the bottom of the walls. 18.20 R-1 Single-Family Residential District 18.20.040 General regulations This project is proposed for an existing lot that meets all of the geometric lot requirements. The standard yard and set back requirements have been met. The house meets the setback requirements established by the existing building envelope that describes those setbacks, the request to modify the building envelope does not interfere with meeting these requirements. The proposed home and garage are less than 35 feet tall from natural grade in all locations. The Maximum Lot Coverage for the R-1-10 zone is 40% this proposal, with all developed elements added together, has a lot coverage of 25% (see sheet PL 1.1). 18.61 Tree Preservation & Protection 18.61.035 Exempt Tree Removal Activities 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. This property lies within the wildfire zone and has already been thinned to reduce crown connectivity and fuel load reduction. The general contractor will meet with the fire department on site to determine if more removals are necessary after the proposed removals have occurred. Underbrush on the site has been kept cleaned up and will be annually removed to keep the ground clear of fuels. 18.61.042 Approval and Permit Required B. Tree Removal - Verification Permit: 2 Verification permits shall be required prior to the issuance of a building permit for the subject property. As part of this proposal we shall be applying for a verification permit prior to removal of the trees identified for removal on the Tree protection and removal plan. 18.61.050 Plans Required Sheet L.1 has a complete map and inventory of all trees on the property and those trees within 15 feet of any potential disturbance. All trees are numbered and identified by size, species, health and preservation or removal intention. Trees to be removed are identified with an X, there are 29 trees proposed for removal. All trees have been tagged with metal tags that include the associated identification number on the plan. b. The anticipated date of removal or topping. A date for tree removal will be determined once planning approval for the project has been secured. c. A statement of the reason for removal or topping. Any trees identified for removal in this project are either within the driveway and/or adjacent to or within the building footprint. d. Information concerning proposed landscaping or planting of new trees to replace the trees to be removed, and A complete planting plan has been provided as part of this application, see sheet L.O. There are no new trees proposed for mitigation as this site is already forested, within the wildfire zone, and this property has no frontage for potential street tree plantings. e. Evidence that the trees proposed for removal or topped have been clearly identified on the property for visual inspection. The trees on this property have metal tags with the same identification numbers that appear on the plans. 18.61.080 Criteria for Issuance of Tree Removal - Staff Permit An applicant for a Tree Removal-Staff 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. i 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. (e.g. other applicable Site Design and Use Standards). The Staff Advisor may require the building footprint of the development to be staked to allow for accurate verification of the permit application. The trees that are proposed for removal allow for the intended use of this lot by ordinance. When the site planning and design of the proposed home and driveway were completed complied it allowed for a very specific building and driveway location. The house is designed to fit into the site, the driveway is designed to meet slope and length ordinance as well as fire safety requirements. The trees identified for removal are adjacent to or within the proposed home, and/or within the proposed driveway construction. 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 Trees identified for removal are in areas where construction and other soil stabilizing activities will take place. There is, as part of this submittal, an erosion control and drainage plan illustrating these practices. 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 proposed trees for removal are in an area of a diverse, heavily forested hillside, the trees proposed for removal are varied in species, and do not represent significant examples of these species, nor do they significantly deplete the exiting stands of trees or canopy. 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. There are 29 trees identified for removal, and there are no trees proposed for mitigation as part of the planting plan. Due to the heavily forested nature of the site, and the intention to protect as many trees as possible, it would be difficult to provide mitigation trees on the site. 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. This property lies within the wildfire zone and will be thinned to reduce crown connectivity and fuel load reduction. 18.61.200 Tree Protection Tree Protection as required by this section is applicable to any planning action or building permit. A. Tree Protection Plan Required. 1. A Tree Protection Plan approved by the Staff Advisor shall be required prior to conducting any development activities including, but not limited to clearing, grading, excavation, or demolition work on a property or site, which requires a planning action or building permit. 2. In order to obtain approval of a Tree Protection Plan; an applicant shall submit a plan to the City, which clearly depicts all trees to be preserved and/or removed on the site. The plan must be drawn to scale and include the following: A Tree Protection and Removal Plan has been submitted as part of this application, See Sheet LA B. Tree Protection Measures Required. A Tree protection and removal plan has been submitted as part of this application, See Sheet LA 18.62 Physical & Environmental Constraints 18.62.040 Approval and Permit Required A Physical Constraints Review Permit is required for the following activities: H. Plans Required. The following plans shall be required for any development requiring a Physical Constraints Review: See: PL 1.0 - Project Cover Sheet PL 1.1 Landscape Site Plan PL 1.2 - Slope Analysis Plan PL 1.3 - Grading and Drainage Plan PL 1.4 - Cut and Fill Plan PL 1.5 - Site Perspective 1 PL 1.6 - Site Perspective 2 PL 1.7 - Modification to Building Envelope Exhibit L.0 - Erosion Control and Planting Plan LA - Tree Protection and Removal Plan I. Criteria for approval. A Physical Constraints Review Permit shall be issued by the Staff Advisor when the Applicant demonstrates the following: The development of this site is very challenging due to steep slopes and access. The design response minimizes to the greatest extent possible disturbance to the site and will have no adverse impact to nearby neighbors or natural areas. The design attempts to keep all structures up on the hill and out of the most severe slopes. The project responds well to fire protection and potential drainage problems through controlling runoff and thinning and managing the forest. 18.62.50 Land Classifications 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. Slopes range from 20% to 45% over the site and due to the site and lot constraints it will be necessary to further review this project under the severe constraints criteria. D. Wildfire Lands - Lands with potential of wildfire. The following lands are classified as Wildfire Lands: This project is within the wildfire lands overlay. The fire protection planning was carried out years ago when the lot was created. Trees will be removed to prevent connectivity, and underbrush will continue to be cleared to minimize fire damage and movement on the site. E. Severe Constraint Lands - Lands with severe development characteristics which generally limit normal development. The following lands are classified as Severe Constraint Lands: Slopes range from 20% to 45% over the site and due to the site and lot constraints it will be necessary to further review this project under the severe constraints criteria. 18.62.080 Development Standards for Hillside Lands 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. This proposal is for development of an existing lot, the building envelope had areas of slope greater than 35%. Every attempt has been made to develop area where the slopes are below 35%. A request for a modification of the building envelope has been included in this application to create an opportunity to keep from developing on some of the steeper areas of the lot (see sheet PL 1.2 and PL 1.7). 3. New streets, flag drives, and driveways shall be constructed on lands of less than or equal to 35% slope with the following exceptions: b. The portion of the street, flag drive, or driveway on land greater than 35% slope does not exceed a length of 100 feet. The proposed driveway crosses slopes of 35% or greater for thirty linear feet 4. Geotechnical Studies. For all applications on Hillside Lands involving subdivisions or partitions, the following additional information is required: A geotechnical study prepared by a geotechnical expert indicating that the site is stable for the proposed use and development. The study shall include the following information: A Geotechnical study has been provided as part of this application. See Geotechnical Investigation Report by SHN Consulting Engineers and Geologists, Inc. dated September 2013. 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 be designed by a geotechnical expert. All cuts, grading or fills shall conform to the International Building Code and be consistent with the provisions of this Title. Erosion control measures on the development site shall be required to minimize the solids in runoff from disturbed area All grading, retaining wall design, drainage, and erosion control plans comply with design conclusions and recommendations as provided in the Geotechnical Investigation Report by SHN Consulting Engineers and Geologists, Inc. dated September 2013. 2. For development other than single family homes on individual lots, all grading, drainage improvements, or other 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. 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. (see sheet PL 1.4 cut and fill) The total lot square footage is 28,553 square feet The average slope of the lot is 36% The total area of lot that must remain undisturbed is 61% = 17,418 square feet The total area of lot that will remain undisturbed is = 63% = 18,100 square feet The total area of disturbance is 37% = 10,453 square feet 4. Grading - cuts. On all cut slopes on areas classified as Hillside lands, the following standards shall apply: Cut slopes are design to be protected by retaining walls. 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 file attached). Structural retaining walls will not exceed a height of 5 feet. All terraces created by these wall 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. 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. Refer to Sheet L.0; (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 are terraced and walls will not exceed 5 feet and will be greater than 6 feet from the property line. OR There are not any fill slopes proposed in this project. 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. There are no exposed fill slopes on this project. 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. All utilities are stubbed out at the bottom of the drive and will be brought up the driveway and/or behind the driveway retaining walls. 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. Fill slopes will be vegetated with native hydro-seed species. (see L.0 erosions control and planting plan) i 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 L.0 - 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 will maintain these features in perpetuity. 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. All terracing is being proposed for the creation of building pad and access. b. Avoid hazardous or unstable portions of the site.(Ord 2834,S21998) Site grading is being done to avoid hazardous and/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. The project exceeds the amount of required undisturbed area and is being altered and graded to allow the necessary minimums only. 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 existing side ditch along Grandview Drive and ultimately into the existing 12" stormwater main in Grandview Dr. 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. Main line to aforementioned 12" stormwater main 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. c. Stormwater facilities shall be designed to divert surface water away from cut faces or sloping surfaces of a fill. Stormwater will be directed away from cut and fill slopes during construction and ultimately stormwater will be tight lined to the existing stormwater stub out. d. Existing natural drainage systems shall be utilized, as much as possible, in their natural state, recognizing the erosion potential from increased storm drainage. There are no natural drainage ways associated with this lot. 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.. It is impractical to use detention ponds and recharge berms on steep sites such as this lot. f. Stormwater facilities shall be designed, constructed and maintained in a manner that will avoid erosion on-site and to adjacent and downstream properties. Storm water facilities have been designed, and will be constructed and maintained with an emphasis on erosion control and to prevent storm water run-off onto adjacent properties. 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.1Tree Removal and Protection Plan for compliance with the above requirements. 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. 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.1 Tree Removal and Protection Plan. 3. Tree Conservation in Project Design. Significant trees (2' d.b.h. or greater conifers and 1' d.b.h. or greater broadleaf) shall be protected and incorporated into the project design whenever possible. Refer to Sheet L.1 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.1 Tree Removal 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 18.61.200) All protection fencing will be installed prior to any work occurring on the site. 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. Tree protection zones will remain free of any construction disturbance except where designated on the plans. There are points where construction will take place within the tree protection zone. The contractor will be directed to have the project landscape architect and/or the project arborist on site whenever the tree protection fences must be disturbed for construction to take place. Fencing will go back to its previous installation immediately following the required activity. 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. Tree protection zones will remain free of any construction disturbance except where designated on the plans. There are points where construction will take place within the tree protection zone. The contractor will be directed to =have the project landscape architect and/or the project arborist on site whenever the tree protection fences must be disturbed for construction to take place. Fencing will go back to its previous installation immediately following the required activity. 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. Site drainage from new impervious surfaces is being directed to the storm system in Grandview Drive; drainage from landscape areas will be redistributed onto the existing grade. 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.1 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. b. The tree is located within a proposed street, driveway, or parking area. 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. 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. There are 29 trees proposed for removal, they are either within the building footprint, within the proposed driveway, or they would end up being too close to the proposed house. There are 74 trees on the property, with 45 to be preserved. Fill and cut within the protection zone of the trees has been minimized as much as possible. 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: 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) There are no trees proposed for replacement. 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 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. There are no trees proposed for replacement. 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) There are no trees proposed for replacement. 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. 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. This lot already had a building envelope containing slopes greater than 35%. This application contains a request for a modification to the existing building envelope, with the goal to get out of some of the steeper slopes and allow a desireable location for the garage. 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. The requested modification to the building envelope has no impact one way or the other on the percentage of area kept in natural state. 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 The requested modification to the building envelope has no impact one way or the other on the tree preservation on the site. 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. The requested modification to the building envelope and the existing envelope allow the house to be designed so that the ridgeline of the house sits below the ridgeline behind the property. 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) The proposed home meets the required height restrictions. See sheets 5 and 6 from the building set. b. Cut buildings into hillsides to reduce effective visual bulk. The back wall of the main floor of this house is designed to be buried in the hillside and will not be visible from any location. Further, creating a long simple stretch of wall in this location will minimize disturbance and allow the building to follow one continuous contour line. (1). Split pad or stepped footings shall be incorporated into building design to allow the structure to more closely follow the slope. The proposed home is on two main floors with a split level entry. Foundations will step as appropriate to respond to the existing slopes of the site. (2). Reduce building mass by utilizing below grade rooms cut into the natural slope. The lower floor of the proposed home is all daylight basement. 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 file attached) The proposed home meets the required stepback restrictions. See sheets 5 and 6 from the building set. 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). We are requesting an exception to these standards for the wall on the main floor level that is 50' 8" long. The standard was developed to make sure there was visual relief to long spans of wall. This wall is buried in the hillside and will not be visible from any location. Further, creating a long simple stretch of wall in this location will minimize disturbance and allow the buiiding to follow one continuous contour line. 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 gables may be permitted. Recommendation incorporated, See building drawing set. 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. This plan utilizes the roofs of the lower floors as decks for the upper floor. There are no overhanging decks or vertical supports in excess of 12 feet on the downhill exposure of the home. g. It is recommended that color selection for new structures be coordinated with the predominant colors of the surrounding landscape to minimize contrast between the structure and the natural environment. The house will incorporate colors from the natural pallet of Ashland. 18.62.090 Development Standards for Wildfire Lands On sheet PL 1.1 the following design aspects are identified: Fire access rated drive location and dimensions. Fire apparatus location for fighting fire. Firefighter access pathway Trees will be pruned to remove connectivity to each other and to the roof of the home. Underbrush will be removed to minimize the ability for fire to travel along the ground of the site. 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. Mtere necessary for erosion control or aesthetic purposes, the fuel break inay be planted in slow- burning species. A fuel break excluding all dead, dying and highly flammable species has been established as part of the planning for the landscape. Any new ornamental planting will utilize non flammable plant materials as defiend by the City of Ashland Firewise booklet or petition from the Landscape Architect for an expansion of those plants with back up information to support the now choices. 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 landscape plan reflects the primary fuel break regulations, using an irrigated plant pallet with appropriate species. 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. The property was already cleared of heavy fuel load materials and will further be cleaned up to wild fire prevention standards. 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. Class B roofing material will be used on this new proposed home. Fire Department Development Requirements Address numbers will be at least 4" tall and of a color contrasting to the background. It will be placed so that it is plainly visible and legible from the street fronting the property, and at the entrance off the private drive. Fire Apparatus Access Approach The angle of approach is off an existing private drive that is already approved and meets access criteria of the City of Ashland Engineering department specifications. Fire Apparatus Access Single Residential Lot Fire apparatus access is 15 feet clear width with a vertical clearance of 13'6". The house has fire sprinklers installed, so the 18% driveway slope complies. No parking will occur in the access drive. The driveway is constructed of concrete, an all weather driving surface that supports 44,000lbs. Fire Apparatus -Shared Access Easement A shared access easement already exists on the primary driveway and a shared access easement will be created for the driveway to the home. Firefighter Access Pathway There is a firefighter access pathway designed around the structure so that all exterior portions of the structure can be reached by the fire hose. Fire Sprinkler System A fire sprinkler system will be installed. Wildfire Hazard Areas Once the fuel break is established inspection will be requested prior to bringing combustible materials onto the site. 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. The building envelope of this approved lot contains severe constraints slopes of over 35%. Due to the scattered and variable existing slopes on this lot, there is no way to avoid building over these lands. 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: See Geotech report prepared by. SHN Consulting Engineers and Geologists, Inc 18.70 Solar Access See Solar Calculations Sheet 7 H. Administrative Variance From Development Standards for Hillside Lands - 18.62.080. A variance under this section is not subject to the variance requirements of section 18.100 and may be granted with respect to the development standards for Hillside Lands if all of the following circumstances are found to exist: 1. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site; 2. The variance will result in equal or greater protection of the resources protected under this chapter; 3. The variance is the minimum necessary to alleviate the difficulty; and 4. The variance is consistent with the stated Purpose and Intent of the Physical and Environmental Constraints Chapter and section 18.62.080. 1.There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site; Due to mixed steep slopes, both of these variance requests respond to the difficulty of getting a home into this site. the main problem with the lot is the access point in relationship to the buildable area. 2. The variance will result in equal or greater protection of the resources protected under this chapter; In both cases our requested variances are necessary to provide the least amount of disturbance to the hillside. 3. The variance is the minimum necessary to alleviate the difficulty; and In both cases our requested variances are the minimum necessary to alleviate the difficulty. 4. The variance is consistent with the stated Purpose and Intent of the Physical and Environmental Constraints Chapter and section 18.62.080. Our requested variances are consistent with the stated purpose and intent of the Physical and Environmental Constraints Chapter and section 18.62.080. The proposed development is sensitive to existing conditions and allows for a reasonable use that complements the natural and visual character of the city. To the greatest extent possible the proposed plans 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. Driveway Grade Single dwelling or parcel accesses greater than 50' in length shall be considered as a flag drive, and subject to all of the development requirements thereof. (Ord. 2604 S1; Ord. 2663 S1, 1992). The proposed driveway exceeds 50', and is a total of 190 feet. Per 18.76.060.13 Preliminary Approval of Flag Partitions, we are requesting an administrative variance to the driveway requirement that states the maximum grade for a driveway 15% . The drive is a flag lot and acceptable parameters for a variance are in excess of 15%, but no greater than 18% for no more than 200 feet. Our proposal asks for an 18% driveway for 170 linear feet. There is no way to get a driveway into this site without going over the 15% slope maximum. This driveway location allows for the efficient development of the lot, especially if access is a primary consideration. The proposed drive does not increase disturbance to the lot. Wall off sets There is a continuous wall surface that exceeds 36 feet without minimum six foot offsets. We are requesting a variance to allow the continuous length of 50'8" to the back wall of the main floor of the house. This wall is buried into the hillside, step backs to this wall do not benefit or serve the intent of the ordinance and will create a bigger impact on the land as far as excavation, complexity of footings, and excavation. See building plans. 18.76.060 Preliminary Approval of Flag Partitions Flag drives serving structures greater than 24 feet in height, as defined in 18.08.290, shall provide a Fire Work Area of 20 feet by 40 feet within 50 feet of the structure. The Fire Work Area requirement shall be waived if the structure served by the drive has an approved automatic sprinkler system installed. Waived: An automatic sprinkler system will be installed. Flag drives and fire work areas shall be deemed Fire Apparatus Access Roads under the Oregon Fire Code and subject to all requirements thereof. When required by the Oregon Fire Code, flag drives greater than 150 feet in length shall provide a turnaround as defined in the Performance Standards Guidelines in 18.88.090. The Staff Advisor, in coordination with the Fire Code Official, may extend the distance of the turnaround requirement up to a maximum of 250 feet in length as allowed by Oregon Fire Code access exemptions. This requirement can't be met. The City of Ashland Fire Department has reviewed this project and agreed to allow it to move forward based on the design identified on sheet PL 1.1 ® Fire access rated drive location and dimensions. ® Fire apparatus location for fighting fire. ® Firefighter access pathway ® Trees will be pruned to remove connectivity to each other and to the roof of the home. ® Underbrush will be removed to minimize the ability for fire to travel along the ground of the site. C. Each flag lot has at least three parking spaces situated in such a manner as to eliminate the necessity for backing out. The proposed project provides three parking spaces with sufficient room to eliminate the need for backing out. There are two garaged parking spaces and a third space outside of the garage that does not block access or egress to the cars inside the garage. See sheet PL 1.1 Building Envelope Modification Request 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. The nature of this lot does not facilitate a buildable without the inclusion of slopes greater than 35%. We are proposing to adjust the building envelope to allow for a garage at close to the same elevation as the home and in a less steep area of the site. The portion of the building envelope we are asking to abandon is 1160 square feet and has slopes averaging 38.5%. We are requesting an extension to the building envelope of 855 square feet with slopes averaging 34.6%. This shift will allow for a less impactful development of the lot. In general we are trying to string the house out along the contours rather than build depth into the footprint, we are extending the length of the envelope which helps facilitate this design approach. See sheet PL 1.7 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. This change to the building envelope does not affect the project potential to preserve or retain the lot in its natural state other than creating an easier grading response, which may have facilitated more retention of natural state. 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. The location of the proposed garage does require the removal of some existing trees. The portion of the building envelope that we are asking to be abandoned was clear cut of existing trees by a previous owner to facilitate their ability to get a project accomplished. We still believe that the ability to deal with more gradual slopes outweighs the protection of a few trees on this heavily forested site. i 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. The proposed project sits below the ridgeline. The building envelope modification supports the ability to develop the property along the contours without needing to go up the site into steeper territory and potentially into the view shed of the ridgeline. CONSULTING ENGINEERS & GEOLOGISTS, INC 275 Market Avenue- Coos Bay, Oregon 97420-2228 • Phone. 541/266-9890 • FAX. 541/266-9496•shninfo@shn-engr.com Reference: 613023 December 10, 2013 Mr. Kerry KenCairn KenCairn Landscape Architecture, LLC 545 A Street, Suite 3 Ashland, OR 97520 Subject: Grading Plan Review, Hutton Residence, Grandview Drive (Map 39-1E- 08AS, TL 203), Ashland, Oregon Dear Kerry: SHN Consulting Engineers & Geologists (SHN) prepared the Geotechiiical Investigation report, dated September 2013, for the proposed house to be located on Grandview Drive, on the above referenced lot. SHN has reviewed the grading plans prepared by KenCairn Landscape Architecture provided to us on December 3, 2013. The grading plans prepared by KenCairn Landscape Architecture are in general conformance with our recommendations regarding the geotechnical aspects of the project. In additions, the details for the stacked block walls, with reinforcing grid up to 5 feet in height, shown on the plans were provided by SHN. We would be happy to answer any questions you or the City may have regarding the geotechnical aspects of the project. Please give me a call at 541-944-6532 if necessary. Regards, SHN Consulting Engineers & Geologists, Inc. Mark J. Amthpin, PE, GE Environmental & Geotechnical Engineer MJA: dkl \\CoosBaysvrl\Projects\2013\613023-HuttonResGeo\PUBS\CorrOut\ltr\20131209-Hutton Geotech Review.doc Geotechnical Investigation Proposed Hutton Residence I i j Prepared for: KenCairn Landscape Architecture & Bob and Susan Hutton Consulting Engineers & Geo1o fists, Inc. 275 Market Avenue Coos Bay, OR 97420 September 2013 541-266-9890 613023 Reference: 613023 Geotechnical Investigation Proposed Hutton Residence Prepared for: KenCairn Landscape Architecture 545 A Street Ashland, OR 97520 Prepared by: ~~~"t If ~ilz-h:j Consulting Engineers & Geologists, Inc. 275 Market Avenue Coos Bay, OR 97420 PRpr,~ . 16,483 September 2013EGOPd RENEWAL DATE: 12./31/13 QA/QC: JHD \\Coosbaysvrl\projects\2013\ 613023-HuttonResGeo\PUBS\rpts\20130913-GeotechInvest.doc CONSULTING ENGINEERS & GEOLOGISTS, INC ~f 275 Market Avenues Coos Bay, Oregon 97420-2228 • Phone: 541/266-9890 • FAX. 541/266-9496-shninfo@shn-engr.com Reference: 613023 September 6, 2013 Mr. Kerry KenCairn KenCairn Landscape Architecture 545 "A" Street, Ste. 3 Ashland, OR 97520 Subject: Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon Dear Kerry: This report presents the results of SHN Consulting Engineers & Geologists, Inc.'s (SHN) geotechnical investigation for the proposed Hutton residence to be constructed on Grandview Drive (Map 39-1E-08AB TL 203) in Ashland, Oregon (Figure 1, Location Map). The purpose of our investigation was to explore the surface and subsurface conditions at the site, characterize soil conditions, and provide general recommendations for use by the design team. This work was performed in accordance with our proposal dated August 13, 2013. 1.0 Introduction We understand the proposed residence will be constructed on the site stepping up the slope (Figure 2, Site Plan with Test Locations). The cuts required for the rear retaining walls will be on the order of 8 to 10 feet high. The driveway accessing the site will traverse the slope and require a series of short retaining walls, 3 to 4 feet high to terrace the slope above. We understand the two-story house will be constructed using standard construction practices with conventional, shallow spread footings and concrete floor slabs. No large loads will be created by long, floor or ceiling spans, or very heavy, design elements. 2.0 Field Investigation SHN investigated subsurface conditions at the site on August 23, 2013, by drilling three, hand auger borings (HA-1, HA-2 & HA-3). The maximum depth of 10 feet was achieved in HA-1, where the highest retaining wall is expected. Figure 2 shows the approximate locations of the borings, and the Appendix contains the boring logs. The drilling was accomplished by a geotechnical engineer using a 2-inch diameter, bucket-type, hand-auger. Disturbed soil samples were obtained from the hand-auger continuously throughout the drilling process. Visual classification of the soils was done in general accordance with the Unified Soil Classification System (USCS). The relative soil densities indicated on the logs are interpretive descriptions based on the drilling action and hand probing with a 1/2" diameter steel rod down the holes. Coosbaysvrl\ projects\2013 \ 613023-HuttonResGeo\PUBS\ rpts\20130913-GeotechInvest. doc 5 .SAE n tr ~fr . ' It Yom! _ - T I r Y, L x PROJECT SITE [L rj ASHLAND, OREGON - y m r N y _ f Ser: \ i Q LI, i 7 er~gy' s 3 AREA MAP OBTAINED FROM BING MAPS 0 z N m m N NTS 0 Robert & Susan Hutton Location Map Grandview Drive, 39-1E-08AB TL 203 Geotechnical Investigation Consulting Engineers Ashland, Oregon SHN 613023 & Geologists, Inc. September 2013 Fig-1 Vicinity Map Figure 1 N p p ~ t w ~Q 5 to m > NO ` H o U °•Q~ ` Z Q f o x o N ~ s cJ H v i M ` e, O Q+ N h4 CO do 14- O O~ W xw 10 W ~p o o v v_ rr:tir~ _ o N o v U w G o s GA.~ a ~ W,h M £ OA e ~ N £ ~~l N V > ,F qi W k ° O~ C Z Q~ Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon September 6, 2013 Page 2 of 11 The boring logs in Appendix A summarize the pertinent field data. Contacts shown on the boring logs are approximate, and the subsurface conditions may vary gradually at the contacts shown. The boring logs show subsurface conditions on the date and approximate locations indicated, and it is not warranted that they are representative of subsurface conditions at other times or locations. 3.0 Subsurface Conditions The subsurface data obtained during our investigation indicate the site is underlain by a typical profile of topsoil, weathered decomposed granite, and decomposed granite. The site was covered with a thin root mat and forest duff material on the order of 0.2 feet thick. Underlying the root mat, a loose layer of soil that contained trace organics was classified as topsoil, albeit very poor topsoil, to depths ranging from 0.8 to 1.0 feet below ground surface (bgs). Underlying the topsoil the site soils were a weathered layer of loose and medium dense, silty, fine sand classified as weathered, decomposed granite. This looser layer extended only to depths ranging from 1.0 to 2.0 feet bgs. The granitic soil quickly transitioned to denser and more competent bearing soils 1 to 2 feet below ground surface in our three borings. The granitic soils were silty, fine sand and classified as medium dense to depths ranging 3.8 to 4.0 feet in the two borings (HA-1 & HA-2) located at the back of the house where the taller retaining walls are be located. The boring at the front of the house (HA-3), where the footings are to be the shallowest, dense soil was found at a depth of 3.2 feet. The density of the soil transitioned to dense, weathered decomposed granite and very dense, decomposed granite to a maximum depth of 10 feet in HA-1. Based upon our experience and reviewing the geologic maps of the area, the decomposed granite of the Ashland pluton is an intrusive unit composed primarily of diorite and granodiorite, commonly referred to as granite or bedrock. The parent rock decomposes very slowly creating three general zones. The three zones are weathered granitic soil, decomposed granite, and granodiorite bedrock. The upper layer is weathered granitic soil. This soil is generally reddish-brown, silty, fine or fine to medium sand and can extend to a depth of up to approximately 10 feet below ground surface (bgs). The decomposed granite typically appears to be fresh bedrock, but can be ripped by heavy equipment and breaks down to a sandy soil with trace to some silt. The color varies from slightly reddish-brown to light gray at depth. Weathered granite typically extends to depths of up to 100 feet below ground surface. Large, hard, granite boulders are sometimes randomly encountered in the weathered granite zone. The granodiorite bedrock (or granite boulders) is very hard and typically characterized by its inability to be ripped by conventional, earth-moving equipment and requires hydraulic chiseling or blasting to be excavated. No expression of groundwater or subsurface seepage was seen in the borings at the site during our evaluation in August 2013. However, some perched zones with limited volumes of water may be encountered randomly in the upper soil stratums, especially a top the dense, decomposed granite, during the winter and spring months. Later into the summer, these perched zones may become less frequent or dry up all together. It should be noted that the level of groundwater may fluctuate due to variations in rainfall, season, site utilization and other factors. \\Coosbaysvrl\projects\2013\613023-HuttonResGeo\PUBS\rpts\20130913-GeotechInvest.doc Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon September 6, 2013 Page 3 of 11 Seismic and Other Hazards Shallow earthquakes can result in a rupture or deformation of the earth's surface, otherwise known as a fault. The U.S. Geologic Survey (USGS) identifies Quaternary faults as faults recognized at the surface and which have moved in the past 1,600,000 years (Quaternary epoch). The nearest Quaternary fault identified by the USGS is the Sky Lakes fault zone, located along the Jackson County-Klamath County border, approximately 30 miles away. This fault zone is considered to be a minor risk to the project site as it would not result in significant accelerations in our area. The Cascadia Subduction fault zone is located off the Oregon coast which is considered the highest seismic risk to the project site. No other geologically recent surface faulting has been identified or was observed on or near by the project site. The site soils are not considered to be prone to liquefaction due to the density of the site soils and that the upper loose soils are not typically saturated. Seismic Design Parameters We recommend that the structure be designed and constructed to withstand seismic shaking as required by the International Building Code (IBC). Based on the subsurface conditions encountered at our exploration locations and our general knowledge of the soil conditions within 100 feet of the ground surface, we classify the site as a Site Class C consisting of "very dense soil" (Table 1613.5.2, of the IBC). 4.0 Conclusions and Recommendations General Based on the results of our geotechnical investigation, it is our opinion that the site is suitable from a geotechnical standpoint for construction of the proposed residence, provided the geotechnical recommendations contained herein are incorporated into the project design and construction. It should be anticipated that excavations for foundations will encounter dense and very dense soils at depth that will require a large track-hoe and possibly a hydraulic chisel to excavate. Site Preparation The building footing areas, concrete slab-on-grade floors, retaining wall footings, stacked block wall footings or areas to receive structural fill should be stripped of all vegetation, organic topsoil and any loose soil to at least medium dense, tan, decomposed granite. The bearing stratum is expected to be at a depth ranging from 1 to 2 feet bgs. If some areas of deeper loose or organic soil are encountered during the stripping process, they should be over-excavated. Any area requiring over- excavation under the building or retaining wall areas should be backfilled with crushed rock "structural fill" as described subsequently. \\Coosbaysvrl\projects\2013\613023-HuttonResGeo\PUBS\rpts\20130913-Geotechlnvest.doc Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon September 6, 2013 Page 4 of 11 The exposed site soils are silty and should be considered moisture sensitive. They can be easily disturbed during wet weather. Grading with the site soils during the winter months will be more difficult, if not impossible during vet weather. The site soils can best be graded during the summer months when the moisture content of the soils can be controlled. During wet weather, the contractor -should minimize traffic on prepared soil subgrade areas. In addition, the use of crushed rock for staging areas, vehicular access lanes, or as structural fill may be required. If the building site subgrade is exposed during wet site conditions, imported crushed rock may need to be placed across the building subgrade to serve as a working surface and avoid disturbance to the soils while forming the footings and rebar placement during construction. We recommend that the subgrade excavations be observed by the geotechnical engineer prior to the placement of any backfill for the building footings, retaining walls or beneath the concrete slab. Engineered Fill All fill placed under the or house footings, the concrete floor slabs, the structural retaining walls, the driveway, and the backfill behind retaining walls should be placed in accordance with the recommendations for engineered fill. All surfaces to receive fill should be prepared as previously recommended. Engineered fill should be placed in loose lifts not exceeding 8 inches in thickness. Individual lifts should be compacted to a firm and non-yielding condition. Engineered fill should be compacted to a density of at least 90 percent of the modified Proctor maximum dry density (ASTM:D1557 or AASHTO T180). However, if large crushed rock is used (e.g. 4-inch minus) the density of the fill will be difficult, if not impossible, to measure by means of a nuclear moisture/ density gauge. Therefore, we recommend that the large crushed rock fill be spread, watered to an appropriate moisture content, and compacted with at least 3 passes of a heavy, vibratory compaction roller. The compacted fill should be a firm and non-yielding surface able to withstand proof-rolling with a loaded dump truck without significant deflection. The decomposed granite soils may be used for general site grading, driveway construction, and landscape purposes, however we recommend that all structural fill placed under the building footings or floor slabs, under any retaining walls, and the backfill behind retaining walls consist of imported crushed rock. In all cases, site soils or soil imported to the site to be used for structural fill should consist of granular soils (sand and gravel) with less than 20 percent fines and have a maximum particle size on the order of 8 inches and be free of organics and other deleterious material. We recommend that a representative of the geotechnical engineer be present during placement of structural fill to observe the work and, if possible, perform a representative number of in-place density tests. In this way, the adequacy of the earthwork may be evaluated as grading progresses. The suitability of soils used for structural fill depends primarily on the soil particle size gradation and moisture content of the soil when it is placed. As the amount of fines (that portion passing the \\Coosbaysvrl\projects\2013\613023-HuttonResGeo\PUBS\rpts\20130913-GeotechInvest.doc 41 tr Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL* 203, Ashland, Oregon September 6, 2013 Page 5 of 11 U.S. No. 200 sieve) increases, the soil becomes increasingly sensitive to small changes in moisture content and adequate compaction becomes more difficult, if not impossible, to achieve. Soil containing more than about 5 percent fines by weight, when measured against the minus No. 4 sieve fraction, cannot be compacted to a firm and non-yielding condition when the moisture content is about 2 percent above optimum. If inclement weather occurs during grading, the upper wetted portion of the subgrade may need to be scarified and dried prior to further earthwork. If it is not practical to dry the wet, clayey soils, it may be more expedient to remove the wet materials and replace them with dry soil. Foundations The proposed house may be supported by conventional shallow spread footings and continuous wall footings, founded on undisturbed, medium dense to very dense decomposed granite. The footings should not be set in or above loose or organic soil or any uncontrolled fill. If over- excavation of the loose soils is required, the over-excavations should be backfilled with compacted crushed rock or lean concrete. Based upon these conditions, we recommend that the footings be designed with a maximum allowable bearing pressure of 2,500 pounds per square foot (psf). The allowable loads may be increased by up to one-third to accommodate seismic or transient loads. The base of exterior footings should be located at least 16 inches below the lowest adjacent ground surface or top of floor slab, for frost protection. Interior footings may penetrate 6 inches below the lowest surrounding grade or slab surface. All footings should have a minimum width of 12 inches. Assuming the foundation elements are founded on the prescribed bearing strata, we anticipate that the total and differential settlements should be less than 1/-inch. Most of the settlement should occur during the construction of the structure. If any disturbed or loose materials are left within the footing areas prior to concrete placement, settlements may be increased. For that reason, the condition of the footing subgrades should be observed prior to concrete placement, to confirm the condition of the bearing soils are consistent with those assumed during design. i Concrete Floor Slabs t All concrete floor slab subgrades should be prepared in accordance with the Site Preparation recommendations described above. The concrete floor slabs should be founded on undisturbed native soil or crushed rock structural fill, also as described above. It is important that the subgrade be moist and free of desiccation cracks at the time the slab is cast. Recommendations for slab reinforcement, strength, thickness, control and construction joints, etc., should be provided by others. Although cracks in concrete slabs are common and should be expected, the following measures may help to reduce cracking of slabs. Slabs should be cast using concrete with a maximum slump of 4 inches or less. Concrete having a high water-cement ratio is a major cause of concrete cracking. To reduce concrete shrinkage, a water reducing agent, or plasticizer, may be added to the concrete to increase slump while maintaining a low water-cement ratio. Control joints should be provided at appropriate intervals to control the location of shrinkage cracks. \\Coosbaysvrl\projects\2013\613023-HuttonResGeo\PUBS\rpts\20130913-GeotechInvest.doc i Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon September 6, 2013 Page 6 of 11 To limit water vapor transmission upward through floor slabs (to limit mold growth potential, floor covering problems, etc.), the concrete floor should be underlain by a minimum of a 6-inch thickness of clean, crushed rock or washed rock to serve as a capillary break and working surface. An outlet for the drainage layer should be provided through or under the concrete footings to allow for any water that may build up under the slabs to drain. If a vapor retarder membrane is to be placed over capillary break layer, a thin layer, 1/2-inch to 1-inch thick, protective layer of fine-grained, compactable material may be placed over the gravel layer prior to installation of the vapor retarder to reduce the possibility of puncture. A vapor retarder membrane should also be placed beneath the concrete floor slabs. The vapor retarder should be installed in conformance with ASTM Test Method E1643, Standard of Practice for Installation of Water Vapor Retarders Used in Contact with Earth or Granular Fill Under Concrete Slabs. This vapor barrier should be at least 10 mils thick and comply with ASTM:E 1745, Class C vapor barrier. Where dampness or water vapor transmission through the slab is not objectionable, such as for exterior slabs-on-grade, the vapor barrier and capillary break material may be omitted and the slab may be constructed directly on the prepared subgrade or on a layer of compacted base rock. Backfilled Retaining Walls Backfilled retaining walls are categorized by the condition of restraint at the top of the wall at the time of backfilling. Retaining walls where the top of the walls are free to move laterally or rotate to at least 0.1 percent of the wall height during backfilling may be designed for active condition. Retaining walls that are structurally restrained from lateral movements at the top of the wall at the time of backfilling should be designed for the at-rest condition. The following equivalent fluid unit weights should be used for design of retaining walls with various backfill slope angles: Backfill Slope Active Condition ( cf) At-Rest Condition ( cf) Level 35 50 3H:1V 45 60 2H:1V 50 65 These values assume that the walls are supporting the slope above the proposed house and there is no buildup of hydrostatic water pressure behind the walls. If retaining wall backfill will be subject to passenger vehicle or light truck traffic loading within a distance of H/2 from the top of the wall (where H is the wall height), the wall should be designed to resist an additional uniform lateral pressure of 70 psf applied to the back of yielding walls (active conditions), or 120 psf applied to the back of non-yielding walls (at-rest conditions). Surcharge loads imposed by greater loads or unusual loads within a distance of H of the back of the wall should be considered on a case-by-case basis. \\Coosbaysvr1\projects\2013\613023-HuttonResGeo\PUBS\rpts\20130913-Geotechlnvest.doc ' 1. Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon September 6, 2013 Page 7 of 11 In addition to the active or at-rest lateral soil pressures, retaining walls should be designed to resist additional dynamic earth pressures during earthquake loading. The additional dynamic pressure increment may be calculated using an equivalent fluid pressure of 13 pcf for back slopes up to 3H:1V. The dynamic pressure increment should be applied to the wall as an inverted triangular distribution so the resultant force acts at a distance of 0.6H above the base of the wall (where H is the height of the wall). Under the combined effects of static and dynamic loading, a factor of safety of 1.1 against sliding or overturning is acceptable. The dynamic component of the lateral earth pressure was calculated using the Mononabe-Okabe equation and, therefore, assumes that sufficient deformation of the wall will occur during seismic loading to develop active soil conditions. A value for the allowable passive earth resistance of 350 pcf may be assumed for each foot of penetration below the ground surface. The first foot of soil below ground surface in front of the footings should be neglected to account for loose soil, electrical, plumbing or landscaping features unless these materials are protected and confined by a concrete slab or pavement. An allowable wall base friction value of 0.35 is recommended. This assumes that the concrete makes intimate contact with the soil. Any space in front of the retaining wall footing created in front of the retaining wall footing due to excavation or forming must be backfilled with compacted crushed rock or sand/ cement slurry. A drainage system should be constructed on the backside of all retaining walls. The drainage system for backfilled walls should consist of a 4-inch diameter perforated pipe surrounded by clean coarse gravel or drain rock. The section of permeable material should be at least 12 inches wide and should extend up the back of the wall to within about 18 inches of finished grade. The drainage material should be capped with compacted fine-grained soil, soil-cement, or other relatively impermeable material or barrier. The pipe should be PVC Schedule 40 or ABS with an SDR of 35 or better. Perforations in the drainpipe should be 1/4 inch in diameter. The perforated pipe should be placed holes-down near the bottom of the section of permeable material and should discharge by gravity to a suitable outlet. Accessible subdrain cleanouts should be provided and maintained on a regular basis. The invert of the perforated pipe should be at least 8 inches lower than interior floor slabs. If approved by the geotechnical engineer, pre-fabricated wall drain systems may also be used instead of an aggregate drainage system. To minimize seepage or dampness through the concrete walls, waterproofing should be applied between the drainage system and the wall, as specified by the designer. Water vapor and dampness, especially in poorly ventilated areas, are contributing factors that promote mold growth. The backfill should be compacted to between 88 to 90 percent of the laboratory maximum dry density (ASTM:D 1557 or AASHTO T 180). Additional compaction adjacent to the wall will increase the lateral pressure while lesser degree of compaction could permit post construction settlements. If silty soils are used as backfill behind the wall, far greater lateral pressures can be expected to act on the wall. It is difficult to evaluate what lateral earth pressures will actually be imposed on the retaining wall due to the lower permeability silty backfill. The density of the soils, as well as the moisture content plays a significant role. If much of the soil material is loose, the soil \\Coosbaysvrl\projects\2013\613023-HuttonResGeo\PUBS\rpts\20130913-GeotechInvest.doc Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon September 6, 2013 Page 8 of 11 will readily absorb and become a saturated mass, even further increasing wall pressures. Also, the fines can plug the footing drain itself that may allow full hydrostatic pressures to develop. The soil pressure and water pressure are additive and can approximately triple the total lateral pressure against the wall. Permanent Cut and Fill Slopes We recommend that permanent cut and fill slopes be designed for a maximum inclination of 2H:1V, however some localized areas of 1-1/2H:1V slopes may be used provided their location and size are reviewed and approved by the geotechnical engineer. Any slope steeper than 3H:1V must be covered with topsoil and erosion control matting installed in accordance with the manufacturer's recommendations. The maximum fill slope length should not exceed 20 feet in vertical height. The maximum cut slope should not exceed 15 feet in vertical height. Permanent fill slopes should be constructed in accordance with our recommendations for structural fill. The surface of the fill slope should be compacted to the same 90 percent density (ASTM:D 1557) as the body of the fill. This may be accomplished by overbuilding the embankment and then cutting it back to its compacted core or compacting the surface of the fill as it is constructed. Fill placed on slopes should be keyed and benched in as it is being placed. This can be accomplished by starting at the bottom of the slope cutting material horizontally from the slope to create a level bench. The material can be most effectively compacted on the level bench. As additional material is placed on the bench, the equipment should cut out the next bench into the slope, stair-stepping up the slope. The bottom key should be a horizontal cut at least 6 feet in width. Each horizontal bench should be cut at least 6 feet into the native granitic soil.. The top of all slopes greater than 12 feet in vertical height should be protected from runoff by diversion berms or swales. The surface of the slopes should be covered with topsoil and seeded. Stacked Block Walls Stacked block walls may be used as landscaping walls to face stable cut slopes. Stacked block walls should be constructed no greater than 4 feet in height for blocks weighing at least 80pounds each (i.e. Keystone or Versa-Lok brands), including gravel infill. For lighter blocks that weigh on the order of 60 pounds each, the maximum wall height should be 3 feet. If more than one wall is to be used for greater heights, each wall must be set back at least 4 feet horizontally from the top of the lower wall. The bottom course of each block wall should be founded on at least medium dense native soil or structural fill and set into an 8-inch deep "key". In addition, the wall should be set upon a 6-inch minimum thickness of compacted, 3/4"-minus crushed rock. The wall should be constructed with a batter no steeper than 6V:1H or each course of block is set back 3/4-inch (pin setting or tail of block will determine this). A minimum 4-inch diameter perforated pipe should be installed behind the first block course and be fully embedded in washed rock or pea gravel. The drain line should discharge into the storm drainage system or other suitable discharge point. As additional block CoosbaYsyrl\ProJects\ 2013\ 613023-HuttonResGeo\ PUBS\ rPis\~ 20130913-GeotechInvest.doc i Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon September 6, 2013 Page 9 of 11 courses are being placed, free-draining rock (washed or crushed) should be placed behind the wall to provide for drainage and prevent soil migration through the wall. The top 12- to 18-inches of the wall may be backfilled with native or topsoil for vegetation and prevent direct communication of surface water into the rock backfill. Stacked block walls may be constructed to face fill slopes where the reinforcing grid is installed as part of wall construction and structural fill placement. The reinforcing grid must be attached to the wall facing as an integral part of the wall. The grid must extend into the structural fill being placed behind the wall. Reinforcing grid length and vertical spacing should be designed by an engineer for the particular wall system to be used and the specific conditions at the wall's location. Building Drainage During periods of high precipitation, seepage zones may develop randomly in the cut faces. Any seepage should be temporarily routed away from the construction and building area as much as possible. Surface drainage should be planned to prevent ponding and enable water to drain away from foundations, slabs-on-grade, and edges of pavements, toward suitable collection or discharge facilities. A positive surface drainage of at least 4 percent is recommended within 10 feet of all building foundations in landscaped areas. We recommend that the house be provided with a permanent footing drain system to collect any available water. The footing drains should consist of at least 4-inch diameter perforated pipe surrounded by at least 4 inches of washed rock or pea gravel on all sides. The drain pipe should lead away from the house via gravity to the storm water system or other suitable discharge. Roof and surface runoff should not discharge into the footing drain system; instead a separate tight line drain system should be installed or splash blocks should be used. If at all possible during the winter months, we recommend the roof gutters be installed on the house as soon as the roof has been installed. This will prevent water from the roof saturating the soil immediately around the house and will control the greater quantity of water coming from the new roof. Utility Trenches Utility trench bedding should consist of sand having a Sand Equivalent of at least 30. The bedding should extend from 6 inches below to 1 foot above the conduit or pipe. Sand bedding should not be jetted or ponded into place and should be mechanically compacted. In areas to support improvements such as slabs and pavements and adjacent to structure foundations, backfill placed above the bedding in utility trenches should be properly placed and adequately compacted to minimize settlement and provide a stable subgrade. If possible, the trench backfill should be compacted following rough grading but prior to final grading and compaction. Backfill consisting of imported fill soils meeting the requirements specified in the Site Preparation ~r \\Coosbaysvrl\projects\2013\613023-HuttonResGeo\PUBS\rpts\20130913-GeotechInvest.doc Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon September 6, 2013 Page 10 of 11 and Structural Fill sections above should be placed in layers not exceeding 8 inches in loose thickness, water-conditioned, and compacted to at least 90 percent relative compaction as described for engineered fill. Trench backfill need only be compacted to 85 percent relative compaction in landscape areas or in areas more than 5 feet beyond the limits of buildings, pavements, concrete slabs-on-grade, sidewalks, or other flatwork. 5.0 Inspection Schedule The integrity of the site development, site grading, foundation support, retaining wall support and stacked block wall construction depends on proper site preparation and construction procedures. It is recommended that a representative of the geotechnical engineer observe the construction at key times to determine the adequacy of construction as it progresses. It also allows the engineer to observe variations in the site and subsurface conditions, and provide additional geotechnical recommendations to minimize delays as the project develops. The geotechnical engineer will be required by the City to verify that these items were observed and completed in general conformance with the plans and specifications. It should be made the contractor's responsibility to notify the engineer with at least 48 hours notice that each of the following items is ready to be observed. The key items are as follows: ® Temporary Erosion Control Measures - Prior to the start of site preparation and other earthwork, erosion control measures must be installed and observed by the engineer. ® Subgrade Preparation - When the loose soil and uncontrolled fill has been removed and the excavation to approximate subgrade has been reached. ® Structural Fill Placement - During placement of structural fill, a representative number of in-place density tests should be performed to verify the density and adequacy of the structural fill ® Footing Excavations - Footing excavations should be observed prior to form work construction and preferably when the backhoe is still on site to allow for the removal of any unsuitable soils recommended by the engineer. ® Retaining Wall Backfilling - Prior to beginning of retaining wall backfill so that the drainage system can be verified. The acceptability of the drainage material should also be verified. A representative number of density tests should also be conducted during the backfill placement. 6.0 Closure The analyses, conclusions, and recommendations contained in this report are based on site conditions that we observed at the time of our investigation, data from our subsurface explorations, our current understanding of proposed project elements, and on our experience with similar \\Coosbaysvrl\projects\2013\613023-HuttonResGeo\PUBS\rpts\20130913-Geotechrnvest.doc !:'..-.,:a:-t..•` Mr. Kerry KenCairn Geotechnical Investigation, Proposed Hutton Residence, Grandview Drive, Map 39-1E-08AB TL 203, Ashland, Oregon September 6, 2013 Page 11 of 11 projects in similar geotechnical environments. We have assumed that the information obtained from our limited subsurface explorations is representative of subsurface conditions throughout the areas of the proposed development addressed in this report. We recommend a representative of our firm confirm site conditions during the construction phase. If subsurface conditions differ significantly from those disclosed by our investigation, we should be given the opportunity to re-evaluate the applicability of our conclusions and recommendations. Some alteration of recommendations may be appropriate. If the scope of the proposed construction, including the proposed structural locations, changes from that described in this report, our recommendations should also be reviewed. If there is a substantial lapse of time between the submission of our report and the start of work at the site, or if conditions have changed due to natural causes or construction operations at or adjacent to the site, we should review our report to determine the applicability of the conclusions and recommendations considering the changed conditions and time lapse. This report is applicable only to the project and site studied. The conclusions and recommendations presented in this report are professional opinions derived in accordance with current standards of professional practice. Our recommendations are based on the assumption that design of the improvements will conform to their intent. No warranty is expressed or implied. We trust this provides the information you require at this time. If you have any questions or additional information is required, please call us at 541-944-6532. Thank you for the opportunity to be of service to you on this project. Sincerely, SHN Consulting Engineers & Geologists, Inc. Mark J. Amrfhi i -t, PE, GE GeotechnicaltAnd Environmental Engineer Attachments: Figure 1 -Location Map Figure 2 - Site Map with Explorations Appendix A: Soil Boring Logs \\Coosbaysvrl\projects\2013\613023-HuttonResGeo\PUBS\rpts\20130913-Geotechlnvest.doc r.'..:..:.?;. t,. Appendix A Soil Boring Logs 4Y;T Consulting Engineers & Geologists, Inc. 804 Roca Street Ashland, OR 97520 cell 641-944-6532 PROJECT: Hutton Residence JOB PLUMBER: 613023 BORING i LOCATION: Grandview Drive DATE DRILLED: 8-23-13 NUMBER GROUND SURFACE ELEVATION: TOTAL DEPTH OF BORING: 10.0 feet HA-1 EXCAVATION METHOD: 2" O.D. bucket auger SAMPLER TYPE: LOGGED BY: M. Amrhein u~ilW c G 1 DEPTH c! (n . LL REMARKS (FT) r 0 ~ co DESCRIPTION o Ym ~W Z) Lr _ a M .Co 0.0 m - T_ .............................i.................'............................... . I sM Forest Duff, Roots € .I SILTY SAND, brown, loose, dry, fine sand, roots and organics. Weathered decomposed Becomes light brown, loose to granite medium dense. i -2.0 Becomes mottled reddish brown and gray, medium dense, damp, I with trace gravels. I -3.0 ; i I i I 1 i -a,a C Becomes light brown and gray, ! dense, trace coarse sand size s quartz peices. { - -6.0 I -7.0 -9.0 Becomes very dense, light gray Decomposed granite -10.0 Bottom of HA-1 at 10 feet BGS. No free groundwater observed, -11.0 No caving. i °-12.0 The log and data presented are a Simplification or actual conditions encountered at the limo of drilling at the FIELD L G drliled location, Subturfeco conditions may differ at other Page Number 1 of 1 locations and with the passage o time: Consulting Engineers & Geologists, Inc. 804 Roca Street Ashland, OR 97620 cell 541-944-6532 PROJECT: Hutton Residence JOB NUMBER: 613023 BORING LOCATION: Grandview Drive DATE DRILLED: 8-23-13 NUMBER GROUND SURFACE ELEVATION: TOTAL DEPTH OF BORING: 8.0 feet HA-2 EXCAVATION METHOD: 2" O.D. bucket auger SAMPLER TYPE: LOGGED BY: M. Amrhein P. i1 t 2 - J m tit DEPTH a E - rn REMARKS 12i S, i- i o U u- DESCRIPTION RE (FT) } i O L' CO 0 i° (U a r~~e -j ~ 0- o 0,0 . 1Forest Duff, Roots Stvt SILTY SAND, brown, loose, dry, -1.0 I fine_sand-roats aad_orgar ics------ Weathered decomposed Becomes light brown, medium granite dense. --2.0 i -3.0 Becomes mottled light brown and gray, dense, damp, with trace coarse sand size quartz grains. -4.0 i -5.0 Imm.-6.0 j Becomes very dense Decomposed granite -7,0 { I Bottom of HA-2 at 8 feet BGS, j ' No free groundwater observed, -9.0 No caving. -10.0 -11.0 I I 7ha log and data presented are a simplification of actual m a. conditions ancduntarod at the time of drilling at the FIELD LOG drilled location. Subsurface conditions may differ at other Page Number 1 of 1 € locations and with the passage of tima. i" Consulting Engineers & Geologists, Inc. 4~9 804 Roca Street Ashland, OR 97520 cell 541-944-6532 PROJECT: Hutton Residence JOB NUMBER: 613023 BORING LOCATION: Grandview Drive DATE DRILLED: 8-23-13 NUMBER GROUND SURFACE ELEVATION: TOTAL DEPTH OF BORING: 4.0 feet HA-3 EXCAVATION METHOD: 2" O.D. bucket auger SAMPLER TYPE: LOGGED BY., M. Amrhein - - - r w r.... , a., . DEPTH a c~ REMARKS f o Ca LL DESCRIPTION `o {FT} O CO 0 c n 1 Y€~ M ~ Z) a D w n I c, M. (0 SM~ Forest Duff, Roots } E i SILTY SAND, brown, loose, dry, j I fine_sand,roots and_organics------ Becomes light brown, medium Weathered decomposed dense. granite t Becomes mottled liaht brown and j -2.0 gray, medium dense to dense. j --3,0 i . Becomes dense. i _ _ I 40 Bottom of HA-3 at 4 feet BGS. No free groundwater observed. i - -5.0 No caving. f E 1 - -8.0 I -9.0 I € t -11.0 I -12.0 i The log and date presented are a simplification of actual conditions encountered at the time of drilling at the drilled location. Subsurface cond':flons may differ at other FIELD O Page Number 1 of 1 iocatlons and with the passage of time. T' PROJECT INFORMATION OWNERS: ROBERT AND SUSAN HUTTON 430 WYCLIFFE DR HOUSTON TX, 77079 o PHONE: (713) 577.2021 u! y BUILDING DESIGN: 1 - i RON MARCHETTI r ua'i ~t P'~+ / r ASHALND STERLING GATE DESIGN rR~ ,vv' $a 245 MEADOW DRIVE y? Vol- / ' aNn r /i ASHLAND, OREGON 97520 N~° " f ; ' f ys PHONE: 541488.6847 w w to LANDSACPE ARCHTIECTURE PLANNING: KERRY KENCAIRN KENCAIRN LANDSCAPE ARCHITECTURE 545 A STREET SUTIE 3 ASHLAND, OREGON 97520 PHONE: 541488-3194 r GEOTECHNICAL ENGINEER: mm MARK AMRHEIN SHN CONSULTING ENGINNERS & GEOLOGISTS, INC. ' r" / ✓r r°' ^;r; ii/'f ' i " f ~ih° <fR°m"'°°'° 275 MARKET AVE 77 COOS BAY, OR 97420 R / r ✓ ;r'~ ` PHONE: 541266-9890 ✓ f ,r' ~ fID1S6 MMY WlWY r " r" Af f P i/ f. r'O M/ / i r mw ne~r+*wp O S TE LOCATION: 205 GRANDVIEW ROAD STATE OF f / ZE 0.655 ACRES (28,553 S .F.) OREGREG. " r µ O LOTSI ZONING. R-1.10 SINGLE FAMILY RESIDENTIAL U Kerry KenCaim f, CONTENTS: E Age Revision Date: PLANNING/SITE rr PL 1.0 COVER SHEET r PL 1.1 SITE PLAN Drawn 8y: KKK r ° PL 1.2 SLOPE ANALYSIS PL 1.3 GRADING AND DRAINAGE Scale 1"= 30'.0" N r PL 1.4 CUT AND FILL when printed on an mno. xarli r ' PL 1,5 SITE PERSPECTIVE 1 11"x17"sheet f PL 1.6 SITE PERSPECTIVE 2 PI 1.7 MODIFICATION TO BUILDING ENVELOPE EXHIBIT L.0 EROSION CONTROL- PLANTING/IRRIGATION 7 L.1 TREE PROTECTION AND REMOVAL PLAN / ui BUILDING V W _ 1 SITE PLAN z 2 FLOOR PLANS W E Z TJ D IBPoC, ,,AN VICINITY MAP 3 ELEVATIONS N> I = D 3 4 GARAGE W c tw DIRw~sr 4' a~ ~vH~ 5 ELEVATIONS 10~ oq < BM r 5 ELEVATIONS o SU SH+ F ca SgiooL c z O u d 6 CROSS SECTIONS ® Z Dry ti s~ Q~ q~ 7 SOLAR COMPLIANCE F Q oacR~BO sr. 5' "~9 3e (D -0 I NYLA W. O N % o 3 b pp bpd ~ n~ DECEMBER 9,2013 / C I 6 C~J oY C nR LANDSCAPE SITE PLAN 1. U r-1 NI m N sr e~~ m /r7 NM e / 4 a LOT COVERAGE BUILDING ENVELOPE MODIFICATION LOT SIZE 0.655 ACRES= 28,553 SQUARE FEET HOUSE FOORTPRINT 2,857 SQUARE FEET REDUCE ON NORTHERN SIDE BY 1,160 SQUARE FEET GARAGE FOOTPRINT 1,000 SQUARE FEET PAVED DRIVEWAY 2943 SQUARE FEET INCREASE ON SOUTHERN SIDE BY 915 SQUARE FEET s r r'r e PAVED WALKWAYS 400 SQUARE FEET ; , " a ro ✓ o r, TOTAL LOT COVERAGE 7,200 SQUARE FEET i d a° tr f o Y PERCENT LOT COVERAGE 25% ALLOWABLE LOT COVERAGE 1) PERZONE 40%= 11,290 SQUARE FEET 1p,86'19~ FIREFIGH.TiR 9/ n C6 89~) PP / / , ✓ ~1r 9e a ro~ p / / p ti I ® ~ P / y~~~ ,N„r " ✓ ,,~';.f/ Ti's/j'~~/'~ /r j r~+tc 5SI,OPE "FIREFIGHTER V r°'~,~, 0. ✓ f' / 1 A F"w /ACCESS PATHWAY 'h~L~~ j / ` ✓'F~'' N ,/err'` / ~ ~~!''/r, ~~F~/ I ~r i V ~ ~o ~ c ~ ~ ✓ ~ r f' i'i a'' FIREFIGHTER ~ I v / ~ u 1"" j 1I ✓ ✓,d r a / ✓ ACCESS PATHWAY 1 \v r;'''✓' v: Z'~ GAS v// O / b 1~ f / rr l --T sar (YI o ' %r r/ / f oyr r . " Y V ~ ~ ~ ~ ''r "r ~ r~y acs ~ y, ' \ T f c D _ZIL r r f I • f d° rN rnxeoP axHaox 1 ,y/: q~r ✓''t/ FIRE RATED DRIVE :.r// ~C~unv9 \ 1, , y ry r 1e r END POINT OF FIRE , y f / ,i,\.. t jr"~ / \d~ 9 7),r /,APPARATUS ACCESS ~t rJ/• ✓✓M ofrl 1r ' PEAgC q,tq~ rap r i 1 zes 1 \ 'l\ ? y~.u r ~,r , 100 FT• FROM qVt ~I~- 11 I 8l ..l k :,"r r' 0 .^'ff pPRIMARY DRIVE .,L/ 1 t' / ~„'+✓"r Dya' ,P~ / d ✓ /F ".~1' ( Revision Date: FlP J r r1 r o J f/ ✓ t f EXCLUSIVE PRIVATE DRIWWAY ( ACCESS EASEMENT FOR PARCEL. I GHTER ~V '0 j / ACCESS P THWAY 1 r SI r 1 v 1 p~ " ' d (PER PAR77710H PLAT P-e5-1991) Drawn By, KKK ° i ' ✓ og0 1 I Scale 1"=20',0" ✓ I when printed on an 11"X1NSheet \ r ouzz % Y-.r I A 1 I Lu SEti V oy~ ,I ~p / 15' lug MG V / \ ✓ ✓ 11 I T P_ 91) PARPVQN UJ~Q Z CCWTgIfl INTERVAU 1' D o u) ~cLli DECEMBER 9, 2013 i 11013 LANDSCAPE SITE PLAN PL 1.1 00 ~o A` m / /f Dw c~ 25%TO30% P!~ ' / f ~P yy4 3 < a ~ `s 30%1035% M Obi u~7, 36% TO 40% El / PER PpR /yya x F LL. PUgUC / pE~ E /rrrv i°~ ~"w rS~ C 7~'~ A ~,~f" ~ yep' ~w✓ ~t ~ t r ~ f y DAs %p.✓jy ~r X(l WARNNG SIGN S T-8 ~5 ~G r f ~q ~T OR d ^f , / r \ OREGON r' 9 C ly REG. R493 0 r l r f,, d ~t-1 Kerty KeGfm ~i r CJ L i f r~ i p/ ~~h.~ f> lC,~ unvs9 Revision Dale: Y7 _ `a f ; rt r i . ~E / d F i a r r r ExCLUSW PRIVATE DRIVEWAY ACCESS EAM ENT FOR PARCEL 1 Drawn By: KKK ( i o- s a 33 , (PER PARnMW PLAT r-e5-1991) Scale I"= 20'-0" when printed on an 1 { A rf 11'x17"sheet A d 2.i,p ~ ~fl ,F f f E 1e' WDE RIGHT D° WAY (Ctwsrom. AGM.. PER PARTITION PLAT 1991) \ (U ® 0 Q W WW P~ \ LL / O z o 0 zz CMTM INTERVAL: V y t I \ XNQ DECEMBER9,2013 u at1t~ -r °R SLOPE ANALYSIS L 1. E 1' Q / / / \ N L3 rods Pdl / , j' 1. Pam m k*.Ww to Im a daNa M of z 9.a,aPa lau m ne>Pa a le rPa .d Da mm aai S D.. a N'e. S 11 'v 4h Wa: 1 4tak Y.rmq lad dd b Nzd Pn a Yod nwdm dm a , / / " , / / , / \ . ~d 0 a19M "ma°m°". .'.,,,°o'atn W ublea~e wm n Y Bon , ; , / 'cy 700 D 1. LL>da Pnd rPq a rod m pro «d aDa b oc,b of bY.p U N r'c"0' trod. : , b / \ ~b 0 Prxd edaPm aad awaPP or ~ 6. PabMbWbddYvl~'peawr. FOOTING DRAIN 4 mm• Silly Sol, N Tapm6 Cop 0. 6x7 dH b --W dA pmdle a ImWm ph ap;,W by lox mme (12' - 18' thick) Na c-focbrPr. , / Fl N m Mtm aw»dNddd=t,!;, 6w adama -T / SURFACE DRAINAGE a'•ab, Block. With pma old P:dW lack WW MN dA , / / / / / 1 f7 GJ p13 B-1-h c6 dNp key 6 Prl.vlk dam Pk.. b aebddd m -WW *.k, and rc Mo / / / , / \ ' W lO CJ pnp- ~ PokmdYaA4' Lk.mpdeappa. TIGHT LINE TO drn PD,dad Bock boddlll a. DrkwpP a*k braid 6a rd da b argaa .,a nd hm mm / • / R Smbl r 4' lax 2200 ma>, aaa as..r dry aced hak dd aaDPaNad dd rod m , 56 CATCH BASIN hd d 4Y~ i5 Hattie Bob 9hl m~drd dlat aM a YM1`mp look o, ~aivmry p~• bN !)-2 195 10. Sd bdta bdM 6a pmod Brad Da ddnaP Pak dWd b ' / / / Li 0 :;fag Padaoled pie kid rcmVbmbr plat bP wnWa^cad m+gaad .&5 a I+rymp , v/ WALL PERFORATED DRAIN 11. Stock co mm Qmn 3 EWb NBA Wm doddd6y4 W shed rock ,2 pm6ad ~aa aad, Y, amddY,54.5m Pmp~.,~an, m. • COLLECT AD DISPERSE Nar loo PW m a9^"d k. Pa;aku blob t. ' la aaaawwkrwba>PPnda,rto11, to ~6-Inch drop k y Pa~.rn aaam wbr krtq mm M> ddnpa IodR / / _ ! ' ♦ , NaaPt Bop a k Pmd nun mfi ad mfoa rd> Aor / / \ .177 haw 2i2194 Co. 14. dema mn padoa, rnsAad dud.. It u..d a aan em'a .a'k m,P mP a . / ' \ ^ 91 rackloundatbn, i i /•W .C e thick thick min. d ym ,a,,p Boo m p5a•.r mr nm 6a Pak. / / /i , , tow 2193 Ia CamM ad 8nd ddi ppw m m appopM1ar ddaP pomL ' / bow 2189 tax 2192 / _ bow, 2188 tax 2188 .L 1-2190 , bo,42165 • BL R • / 'r bow 2181 , tax 2184,E tow 2185 bow 22035 Iow22075 1-22065 21- 1772186 h 7-- , , ' / Dow 2182 ' Imv7209 baw2203-.•."how 2203 bav2182 177 2180 : tax218T 177 2183 bowtand'mg' ~boW 21 Dow 2178 7 Haas 'i7721B2 loon 2177 / , lOW?206 , -6& WALL bow 2178 183 tow 2178 ~a279fa 2179 baw2175 kti ' 4f 89 / tmvzi7s - ~taw21e3 . 000 • lower finish floor bow 2176 bDw2l7e / Iow2207.5/ \ low, /bowl df07 bmv2203 tow 2178 baw 2174 M7 -Y t 2206/ 0a. 'bDxPi&7 / / x.56 ry ii_C`oitll • .Dx2203 law 2178 ro'rv / tow 2203.5 / f "wwnorFF0M2 mm ztss,3:',uxolxc\ 2200upperhmshtloor Daw217 jST~ / baw2189 FFQSSOO 'a 21 12 ~d ham, 21B3 D L ; /'laxzlea \ sanecox LAHDIN 2186 t7vztes 4 I fi r xEG.#493 / FFa➢219950 ,'1772201 loon 2182 bmv 2181 w / °n I I m I ro U a 9. Catch Basin t-21887 / LANDING' /I~ I " *4 Location 11 Dow 2183 it/ Z99 I Dow 2184 \ / FF 219108 ~ 561 bawztes 1ji_ o 1 1'' New, Catch Basin tow 219C Revision Bate: taxzist 7-2186 Location tow 2192 a 2195 , /baw2188 LANDING tow 2187 tDw219fi tow 2193 ' R . 4 m \ / \ \ I 1 pDrawn By: KKK ff~249a1y5 772194 ,772193 tox2184 bow 2169 ~z / ,2195garagefnishfloor / / bow2190, a ~ r" { / I, I ~ , I ~ I / 0Scale la_16i,0ii when printed, on an 11"x17"sheet -21111 m taw2196, \ I , " ,D 1 how 2184 t- 2186 'I m / N i 6772184 5 tow 2167 I' M bola tYodaO p k~6+m% ow ad I t- 2196 a (a~"Nq r t / aip5 pxa \ \ i' I • bDN 2185 , o.Iia~ fda .M Pa,.l mfa b brbd mp.Dr Yd.ai Dow 2193 tDN 2186 / Paenl 6ec6on Pad my dd pdv v b. asps 1P. 4. 'V A/ . , ' I b-2185 tti/ lUpb GI.. Ca Witt 2 rm d Iwo mama arm a 18 ° imp tow 2189 uap y Adh alw ocai R b ~'D ( 1 77 bm man of bbd dal em m bd ea ref kda tlw ad. ^\..1 W bow 2197 2164' Bl odw rBA Pow 7N Ppm h M1mt a 6e M1d aovw M b erc3rePd dd tow 2190 P.Tpod,d aw.d n+t Dx 2187 / l.. / / 5.5' 3p'-minw A Soda dd b ed Had d Iced x' pa wivn lox 2193 J \ \ I I ton 2167 b 6, hmmbd dd1 m4 ' b. c 6r ,bWdd h iwwa aam and a - z j 1 py Pak m app d wl a. Bop of ft pip. L / tow 2192 bow 2184 6t hl . rya bow2t92 NatM Bch eiv i f Dow 2188 5' mmG a P bNd is did b dal m~rpocbd .1r.= Fill 1 ad hdaM moaase.oi'a oat aM a p W « rmrtay pIC 47 y/ / ~ ~ " • tmp 2189 P / taw2190J -~T bow 2184 prated Pic' mMOa«• / / • baw2189 1... 1bow P189 ' T. Boon µ,7d v.• a. ddnpa Prk .a p r/ / t772192 ' kmrtk4 -Dau ai.nee ane of th. W W LL hax2190 ioded Bock ld 1 - •'Iax2189 a75 aN1°~'aw°'m-(_:,. ai e wd m~capY~du• tow2196 , _ y ' ` e box2185 4 6-loch p YH ' Ly~awaeox a N6. rtaj a I a patl dlNi 4 Q O ax2105 ni.. ^ low, 7772192 -bow 2186 , b-2190 bow 2182 Wad t h.11 b. }y •.L. -rA k~olad ed 0. /DD.*pi maPrnar Ad b pmad dA ~d ~AxIYa W 777" - ilh an d8 ) Q --_tox2182 tow 2195 tow2190' po l.ne9e e'fidck In. oeoPi yp. l.quibwtlmmdom m,M rpa. ' loon 2i91. ' bow 2186 GeoWlen9M of 3,700 m/fl a,xk m mm m 3 bmaa NO IM BVmp. ®N Z bow 2189 a mode block e ` I7v 2196 1772191 '1772166 • t0. =).pm dad! b abed d Nml fmn om~nwm faint W L J 912 b-2182 bow21117:. ' M•e n9 naPkMe w diwm ma Boo 7k. m a4ww b weak. win sok.. r~ T / S box 2182 r , tow 2te7 / ' n. ONupP Wwl riot b mppd di IY m Is' d Pd m ~ In , grwr .emu rN nodaa YAo da coupe loofa 67/2184" 2 rtma Bop a da up Pmd by M and W- aatr M N U) Q r ' dum1~ rd aim: a`c"mw~ a m amuck aM dM ddi Pk.. b on -Pxw Y da5aw PdA DECEMBER 9, 2013 LANDSCAPE SITE PLAN L 1St t W SITE KEY tw r / f 00 2410 EXISTING CONTOUR 17- 20 r r PROPOSED CUT (FEET) PROPOSED FILL (FEET) UNDISTURBED 18,100 S.F. = 6: (25% + 36% = 61% REQUIRED) n a, r+u.1UMCUT LU n iOF nouse ✓ tU ri / /ye r i -3 5 r r r r. / / f f v A~\w BACK OF GARAI 1 d ! / 1 2 5' N~.^"b' 6. g ~v 2 nSTA- 2 -0 2 55 ~ 3 S 2 3 3 pp~~~3 -3 ~2~ -3 -3 a .a a, ¢r~ z Revision Date: f a 00'~ ✓ F,.~' +1 +1 ai r A` evw 61 - a<, w+1 N cy Drawn By:KKK a. ~+3 +7 +a +a +3 +3 i v +e\ Scale 1"= 20'-0" , when printed on an 11"x 17"sheet a3 +6 .+6 +a~ _ _ 1 a3. AA. C 9 ep,Gl +2 \ •+5 _ e . D / \'IJ LLI > AVERAGE LOT SLOPE 36 /o ~W/ > Z - ®W0 TOTAL LOT AREA 28,553 SQUARE FEET N W w TOTAL AREA OF DISTURBANCE INCLUDING BUILDINGS: 10, 453 SQUARE FEET W> O zzd i Q g PERCENT OF LOT DISTURBANCE INCLUDING BUILDINGS: 37% 0gz 70-~ 0 MAXIMUM CUT OUTSIDE FOOTPRINT OF BUILDINGS: 7-FEET Z N Q x,' 0 MAXIMUM FILL OUTSIDE FOOTPRINT OF BUILDINGS: 9-FEET DECEMBER 9, 2013 " i 0 OTHER CUTS AND FILLS AS SHOWN ON PLAN CUT/FILL ANALYSIS L 1.4 t , n~ h C q UY l v t!) T .r R l`7 uY N CV '~7 ~ 1t1 L NW' w eauuq 'y J, c,IS STATE OF onECOx REG. 9493 K 11112"5 ~y4r PE A t I . Revislon Data: Drawn By; KKK f ; r NOT TO SCALE when printed on an 11"x17"sheet 1 r_ 1 W i 0 ~0 z ~ (D P DECEMBER 9, 2013 i A PL 15 F PEIVE FRONT a owrmrmm~ot e C: C) V O ~ f~ G 7 Ct m NO ~ ~Dx ¢ CG u <E Y d N N P N CDNr X , F~ILU ~ Imo. w i E Y m W . ' I C: STATE Of d OREGON t- REG. #49? F' _ y U sR~ n ti litre PE Revision pate: Drawn By: KKK NOT TO SCALE when printed on an Wx 17" shoot uj W W W ~'ry CJ z 0gz T N V DECEMBER 9, 2913 PL 1.6 PERSPECTIVE EAST >w a SY INSIDE S.F. INSIDE ~ / SLOPE CATEGORY rx B e AREA A AREA B CQ ~ 25%-30% 49 24 a ~ f)C e 30%-35% 46 510 a O AREA A EXISTING 35%-40% 591 270 40%-45% 393 108 q r~ BUILDING ENVELOPE 45%-50% 73 - SUBTRACTION 1160 S.F. Average % Slope 38.5% 34.6% S> V ILE 25%TO30% co P ~~3''" ~p41 N / Yirnti / / / frJ qfj/~f' / 3B 35 3A , \3 ~ f ✓ cp' +tJe 3B°d 35-A .861991) ^ 30°k TO 35% ~ q 42 5D 36°hT040% 1=4 40% TO 45% PUBV / y~, • F~ - r ,N'.. a 39,E ~ ~ - . 15 Nr N 322- 45%TO50% ^ ~4 c^' / / ~ NN ,rP'~ N' ' ,Ni° 10 ~ sfff { , D>, GAS DeDEReROenD 'l WA s`GN 70, ISTEp, STATE OF N, AREA B PROPOSED REG. #d 3 >ma~ N BUILDING ENVELOPE xary xenCaw ADDITION 855 S.F. N r a2°~o ~6 ~ 111111 ~ ff ,C > ANSr Revision Date: 33 3 4 ° 33°/ 39 Cg N~, " v e 77 s rs" ,.N• r f os Drawn BytSGB Ile ~ffEAm~TFORPARCEL r Scale V 20'-0' N' ✓ - r'` r` r (PER PARRnavPUrr-65-rear when printed on an /f 11"x1T'sheat r,O ,'°NN NN f , 0010 LL, 16' WDE Riari OF WAY (CDW9DERED ABANODRED PER a' ,,,i`✓` , PAR71Mw PUT P-95-16ep i' Sa > • ~,N . r• V / W A y N r N, ' > 0 CDNT" WTERVAU V i0 DECEMBER 11, 2013 °R BUILDING ENVELOPE MODIFICATION 1.7 OLIa .01 o HYDROSEED AREA TO BE PLANT cLIST erchdRREVEGETATION TERRACES Q) S m / /ysdti STANDARD T HYROSEED NATIVES Acer palmaW loo, d of Herd Feswe, Micro Gower, Te9 Fesae, GeuthedasheBan y d White Yanmv, wl uo dfibermuleh, Mehonie Rapetre r / N C tackifier, sla -release fertilizer, B mycamrizal Rubus pentabalaa + J> ti2b M c PLANT LIST FOR ORNAMENTAL LANDSCAPE ,.r J /'J ✓ > D= HYDROSEED AREAS TORE PLANTED Acar dnnnahsn /r///Jd✓"f ,r NTH ORNAMENTALS W FUTURE A. palmatum / Y ✓ !d / STANDARDHYOROSEEO MIX ANuWSun compacts edcompacts r / , y / fA.'o REGREEN Ceamthus'Pdnl Reyes' ✓ / ' O d N Oauthertashallon / / ✓.a i ,r f r°'/'b / Ice. plleata / ✓ / ~ r s r J ✓ bZ 'a• u! W Lon klaholds Repena _ ",y/ d~r✓.. d> i / K ✓ .gO a{1 Y Rhodad..d-.pp PERMANENT HYDROSEED AREAS ' + ' J x / ~ STANDARD HYDROSEED M% / - / , - / ut Ln HardFesae, Micro Clever, Tall Fesoaa, / / P`" ✓ S o6 ~ j Cut WhiteY-,wl woodfibermulch, ~r p d/r r/ f J Opdti ymU ~ hcNear, almu+elease ferfiraer,&mymnhibal --f y. P y d Js / J,✓ J~, y "1; Y~i, `D. -C3 13 SILT FENCE / ,,RY/ ,v •.s y.•"~/' > r° ,1 " v' 1 f' •a3 r ~ r,,.%/ y/ / ! " r• fir / rd r ~ R d r✓ fn h ~ LO AREAS NOT SHOWN AS TREATED WILL NOT BE DISTURBED ° , f!' r' / / ✓ J Filter fabric material supported by wire mesh d✓', o e+ i,' i+`✓ 4 Ifnecessery ytg8 yy.. AA. + ,y /°yt i! F gxT .0 4 Aft hllterfahdc3 a i .Jyr^ x` / _ f ,/~\,J J/ d % plebes per post ✓ r{// ` .f,w F ✓ + _ _ % + QL ` l ✓ ! rLl I I Anchorhetoh ✓ _ f 1 / J. / J t9~~~/' ~A ~M~~yM',~-~k r~ Dxtiti r rr a d.v ✓ /i e'er x'"~ J rT r Bury bell om of iabnc r - / A / d~ 2'by7wood slake In 99o 121 deep trench ormetalTStake , r ram >F. ' > + r' y.d/ SILT FENCE CONSTRUCTION ~~~yl~ 1~ r" ° r'" J,^" ✓ ~J/° d ' ) NOTTOSCALE r yA1 \~Yj~~~ mot. r~ ~r do \ 5. ~ Sill fence 4' !A i / et Guaet Plpe' Raise pipe r / ~~i~ ✓ ~~i f, / / I. ' t~ I d i ! I I n / / tl - J✓ 18% m p ° I£ r //~ri r I t I / InveM1 to t.S`ehove hoBam / Temporary Se ttling Basin 4 x6feetacroaex2reetde~ 1~, T< . m r,vr f ° w t ` d \ , ✓ i / ; N Revision Date: Discharge to rat dl bash Y or continue with flexible, corrugated ' A f J~~ ✓ r V ' 15. A e` f T 1 / s [ pipe to bottom of slope rA% "a°\ rJ TEMPORARY SEDIMENT CATCHMENT x"'r 1 g ~0 Drawn 6Y:KKK NOT TO SCALE ~ 0 1 ✓d I~✓`` I/ ~ >J 'C9 °b r a - / P r i' fo J°~ Scale 1"=30,,0" when printed on an J \ Y /.✓d s I i / i' / y> > r r ganFmEmm Ranaw~aapa 11"x11"sheet I at wrmae,atand, aa needed D'V aqua \ J/° „ r'~ l ✓ I, ✓ ~r/r✓ / ° .✓f RanewEMTaxERI / / ✓ Outlet Marltdd In eae 1 to saneewe 4o PVC Lateral wwanto xiwro waut 7 - t'~. W% I. - i d r✓ Ra plant, 5- Bkdj' max. tubing ~rwn aqua 1' - a f - / ✓ r length II =a-as xwax / / r" \ / ' i ✓ •~r ✓ muam ew t- [ / + f _ \ \ ' ~t / J y P / ' RalnBkd Xe"Ivd f y I / r SpTu or ~uaq flu / I m 1 y j -fr My . SInChedulbie 40 PVC RalnBlyd Easy Fa e I ~ - F/ / d... ,.''%/d r ,.r Tee, or equal e~'°i0 n gem a0°re ✓ d J j r, r` d > ✓ IRRIGATION NOTES -.-i-.-. -mmrmwc®tasoa wnn 1! / T - ,i dy'° Planting and Irrigation Information is provided forhAure implementation. - ed spades have been selected to -suer m snrou tw".n lh ! ✓ _ _ - - _~r_ Hydmse W • +a- e- v eoud wthoulsupplememalwater. Stm¢ t`fmea, NOTE Run dddine paragNrown~m ' ~,P rr r''• Omemenial Landscape, and Revegetadon spades willbeintgatedaith a drip system from the 11I clrywatersuppy, 1 EMT-6XERI OUTLET MANIFOLD DETAIL 2 LANDSCAPE DRIPLINE DETAIL Z W ,r ggsd _ _ ' y s✓d See ddpWgadon details provided. r0n SHRUB PLANTING DETAIL ¢7e¢,ro Froa j'Tearomwuda x N~ W Ral¢Bkd Emhtera I11 W ✓ OAP bisIdMnWn Diffuser at end, as needed Drip dlamanbn Ildi tubing tubing \ N/ O j'TubIrg,5mar.lenglh {j /Q IInaau m ua _ r RalnHIrd Emtae! Z Z Q I RaBtA Xp[A 1Va r ` Inserted Into XaFBlack Tubing, or equal ~RaIrBiN O y X,11- k F Q sw xun - TuW aryal F J Rai'sW TREE y PLANT 1 r~ Ea y F lTee, 7gDNK ^ G r wm aquas JP Tubing ~oreq in ual O rI U) (A RaIr Bird DIffmar Bug Schedule O i sn wn equal r.wq nml ce+x Cap, mewal, dead 1° iubhie, 5' mau.lengai = ~I Q uzcttutt®an VAa smu'aw ww al edge drootba9 40 PVC Lateral 9Y SYxa LY PA9APm #l Iq f NOTE: Endedj'tu6fig must be NOTE: Mtrdmuneeds m 2 of emitters pennant Relnektl gausx Bug _ tared onsnpDe'ree. s V¢~ xa tu of F,dMdubi ~t ~ rs NOTE: EMS of j' W6hgs..slbe Or plan urm utro avr swusm. was ~ ts rant morzare avmascv. den mat d tzore naP .lens ~~9e orow~ r ~Ca mrorcawu[uvwa _ t ~T~= DECEMBER 9,20`13 ~VNLL.n 1-a IX4 1Y WmOMPo HpMO 3 EMITTERSIDISTTUBING DETAIL 4 DRIPLINE W/ EMITTERS DETAIL 5 EMITTERS PER TREE DETAIL umna~ w,aa an ap~ ~~.r.~aw~¢aarA PLANTING AND O TREE PLANTING DETAIL o EROSION CONTROL PLAN . E- # Species DBH Crown Haight Radius Health Notes q 25 Radk e TPZ a ow e , frp an nit > 23 1 ATLAS CEDAR 5° 16, Good Crowded- 24 2 BLACK OAK 7.5" 10, 20' Good Good but Crowded RE`.1OVAL ~ 20 3 BLACK OAK 6.5" 6' 20 Good Good but Crowd c d RLMOVAL 5 19 4 PONDEROSA PINE 7,5' 1' 20, Good Good but Crowded REMOVAL ~ E 5 INCENSE CEDAR 7" 6' 20' Good Good but Crowded REMOVAL 6 BLACK OAK 778,5" 12' 25 12 peed Multi hunk (2) - g" R 112 Dead REMOVAL O / 7 WHITE OAK 10" 14' 23' Goad Dead be riches +Mistletoe REMOVAL f v / 9 WHITE OAK 5.5" 10' 20" Goad ~ 9 WHITE OAK 7° 12' 27' Good 10 WHITE OAK 5.5115" a' 15' Good Multi trunk (2) m 11 WHITE OAK 6,0' 8' 18, Goad i 12 WHITE OAK 8,5" 15' 23' Fair Laws Dead 13 BLACK OAK 1215" 10' 18' Fair Older, Small Canopy REMOVAL Y } ui 40 14 WHITE OAK 0" 15' 20' Good REMOVAL Zq 36 49 31 - 112 15 WHITE OAK 6' 10' IT Goal REMOVAL , 33 _ 30 21 16 WHITE OAK 12' 20' 23' Fair Mistletoe REMOVAL a? 28 34 - s 17 PONDEROSA PINE 7" 6' 25' Good 32 27 18 DOUGLAS FIR 8.5" 12' 28' Goad Lower-deadwood REMOVAL _ / 47 9 BLACK OAK 10.6" 18' 25' Good Leaning t~ 46, i 20 DOUGLAS FIR 8" 8` 22' Fad 21 WHITE OAK 10' 20' 28' Fair 45 IV 20' Good 46 / 22 PONDEROSA PINE 6,5" 12' 20' Fair Some e4 23 MADRONE 8° 24 WHITE OAK 6,5' 10' 35' Poor Leanerdead \1 tv~,~,r , 25 BLACK OAK 17.5" 24' 36' Fair w/ one large dead branch 7a /A ~r / r 26 WHITE OAK 8.5" 12' 23' Good REMOVAL 27 DOUGLAS FIR Dead Dead REMOVAL 28 BLACK OAK 1620' 23' Goad REMOVAL 29 MADRONE 10" 1&' 28' Good Loaning 30 BLACK OAK 10' 20' 30' Fair Leaning 31 MADRONE 8" 8" 20" Poor 112 Dead, Leaning 32 BLACK OAK 11,5" 16' 35' Poor Poison Oak Vine „S - l f 33 PONDEROSA PINE 24' 35' 50+' Good Poison Oak Vine X i 34 BLACK OAK 6" 10' 20' Poor Poison Oak Vine - - IV 35' Fair 1121hin lower 36 DOUGLAS FIR 7 - 36 BLACK OAK 7" 12` 25' Good REMOVAL f ' ' ~t /r~ <r a 37 BLACK OAK 7" 12' 25' Good REMOVAL oa x 36 BLACK OAK 6,6" 12' 26 Grad REMOVAL 39 DOUGLAS FIR 12' 35, Fair Lower REMOVAL 4 1 40 WHITE OAK 6" 12' 25' Fair REMOVAL 5 2 41 PONDEROSA PINE 9" 10' 25' Poor REMOVAL d 7 g 3 42 PONDEROSA PINE 11,5" 10' 35' Poor 213 Dead Goad 8 3 BLACK OAK 14' 20 20, 4 rV /'7 11 9 44 MAQRONE 8519" 10' 25' FahPaor Multi trunk (2) - 9C hz 10 45 DOUGLASFIR 7" 12' 35' Fair Deadwood bower 213 IR 1iI 4 46 " " Poor Multi trunk (2) 7 BLA KOAK 12114"f8" 30, 35' Gnu Multi trunk (3) ~1 .rTrnn.ot4 0 n v _ . 42 / " 10' 20' 4 MAQ NE Fair/Poor aRi 4113 6 REG 49 D MADRONE 9° 10' 20' FairlRoor Leaning 74 r~ F } \ %1+ b0 G BLACK OAK 12" 15, 30' Good Dead wood 73 NE 11 K.ry 12, 30 Flit Lower 21 nr 70 0 2 BLAOKOAKA P 16W613,5121" 7' 20' F Fair air eaningnk(3)A6onepkad s f "1A 53 MADRO E 7° ;h 6 4$" 54 MADRONE 9' 10, 2 55 MADRONE 10' 20' Fair Laaning 49 72 56 PONDEROSA PINE 11" 10' 40' Fair Lower third deadwood Revision Data: 71 57 BLACK OAK 13"18,0"M3,5" 20' 35' Good MuI irunk(3), Little dead wood 61 ~-68 668 g INCENSEC DAR 7' 81 2V Good Young 52 BLACK OAK 12' 1' 25' Good 33 60 BLACK OAK 40" 30' 40' Good Largo branching, Same dead i4 61 PONDEROSA PINE 6.5" 8' 26' Good Drawn By; KKK i5 62 WHITE OAK 11" 20' 26' Goad Some mistletoe 63 WHITE OAK 14"f0" 25, 35' Good Mali trunk {2), REMOVAL 63 64 PONDEROSA PINE 9'113' 12' 38' Good Multitrunk(2)REMOVAL 62 65 PONDEROSA PINE 13" 12' 35, Good REMOVAL Scalel"tt30,A" 56 bTS- ` 66 BLACKOAK 7.5' 10' 25' Fair Leaner REMOVAL when printed on an 58 67 BLACK OAK 7° 12' 2Q' Fair Loaner REMOVAL 11"x 17" sheet 59 6g 68 MADRONE 7. fly 15, Poor MADRONE 8" 10' 30' Good REMOVAL 61 70 MADRONE 7° 7' 20' Fair Some dead REMOVAL 71 WHITE OAK 6" 12' 20' Good Some dead 72 WHITEOAK 7^ 12' 20, Fair Lawardead 73 1LACKOAK DAR 15" V a0, Good REMMOVAALL TREE PROTECTION PLAN is % W SPECIFICATIONS FOR TREE PRESERVATION DURING CONSTRUCTION; -~--~-a--R- TREE PRROTECTION FENCING X REMOVAL y W 1, Before beginning work, the contractor is required to meet with the landscape architect at the site to review all work 12. Before grading, pad preparation, or excavation for the foundations, roofings, walls, or trenching, any trees within the fy;1 jir UJ R z procedures, access routes, storage areas, and tree protection measures. specific construction zone sha€I be root pruned 1 foot outside the tree protection zone by cutti q all roots cleanly at a 90 yt)1~ Y 2. Fences must be erected to protect trees to be preserved as shown in diagram, Fencing shall be 6' fail temporary degree angle to a depth of 24 inches. Roots shall be cut by manually digging a trench and cutting exposed roots with a chain link panels installed with metal connections to all panels area integrated, these fences shall be installed so that it saw, vibrating knife, Lock saw, narrow trendier with sharp blades, or other approved root-priming equipment,- t s ,r r I v, [if does not allow passage of pedestrians and/ or vehicles through ii Fences define a specific protection zone for each , 13. Any roots damaged during grading or conduction shall be exposed to sound t€ssue and cut cleanly at a 90 degree W W tree or group of trees, Fences are to remain until all site work has been completed, Fences may not he relocated or angle to the root with a saw, Place damp sail around all cut roots to a depth equaling the existing finish grade within 4 it } 0 removed without the permission of the landscape architect, hours of cuts 6ein made, r a 3, Construction traikirs and traffic and storage areas must remain outside fenced areas at all times. 14, if temporary haul or access roads must pass over the root area of trees to be retained, a road bed of 6 inches of 1 ( " - n 9 C un ! l ; y Z 4. Ali underground utilities and drain or irrigation lines shall be routed outside the tree protection zone. If lines must mulch or gravel shail be created to protect Ilia soil. The road bed material shall be replenished as necessary to maintain t ~ tranverse the protection area, they shall be tunnaled or bored under the tree roots. a 6Inch depth. Z PROTECTION Q 5, Nomaterials, equipment, spoil, or waste or washout water may be deposited, stored, or parked within the tree NE 6, Spoil tram tranahas, hasemonis, or other nxcaval ens shall not bu plaaad w thin the tree protection nano, aNher ZO ! Q` Q proloction zone (fenced nap), tom orarb or rmanenl . I[ 1 R Y Pa y`\ \ f i PROTECTION " FENCE CONTINUOUSLY 'I 6. Additional tree pruning required for the clearance during construction must be performed by a qualified arbor st and 16. No burn piles or debris piles shall be placed within the tree protection zone. No ashes, debris, or garbage maybe }4 d _ _ r AROUND TREE AT = l1) not by construction personnel, dumped orbuded within the t ee protection zone, (((1 IJ PRDTECTION ZONE O 7. Any herbicides placed under paving materials must be safe for use around trees and labeled for that use, 17, Maintain fire•safe areas around fenced area. Also, no heat sources, flames, ignit€on sources, or smoking is allowed v t, C"I 8. It in)ury should occur to any i ore during construction, ma tree cansuilant should evalua a lE as anon ao passible sa near mulch or trees, that apporpriate treatments ran be applied, All damage caused by construction to existing trees shall be compensated 18, Do not raise the sail level within the drip lines to achieve positive drainage, except to match grades with sidewalks for, before the project will be considered complete, and curbs; and in those areas, feather the added topsail hack to existing grade at -approximately 3:1 slope PLAN BECERIBER9, 2013 9. The project Landscape Architect must Monitor any grading, construction, demolition, or other work that is expected to 19. Exceptions to the tree protection specifications may only be granted in extraordinary circumstances with written IA encounter true roots. approval from the landscape architect 6'TALLCONTINUOUS 10. AD trees shall be tnigated on a schedule to be determined by the landscape architect. Irrigation shallwet the ELEVATION CHAINLINK FENCING ON soil within the tree protection zone to a depth of 30 inches. CONCRETE PIERS 11. Erosion control devices such as slit fencing, debris basins, and water diversion structures shall be installed to TREE PftOTEC710N DE7AIL$ L .1 prevent siltation and! or erosion within the tree protection zone. a~ <ANFm OR I ~~19~~~ f ~4t u ~raDAa ~ nwan snr Em1mr san'Arz bmwar x, .arm vAxn 1 5UILD NEU) 3,467 SQUARE FOOT 2 STORl- NOME WITH 850 SQURE FOOT GARAGE FIRST FLOOR 2,125 SQUARE FEET TOPOGRAPHIC SURVEY LOUDER FLOOR 1,342 50UARE FEET ~~e a GRANDVIEW DRIVE GARAGE 850 SQUARE FEET ASHLAND, OREGON OFFICE 45OVE GARAGE 697 5QUARE FEET MAIN PECK 327 50UARE FEET ROBERraSUe NHUPTON LOUDER PATIO 138 SQUARE FEET HovSrON, rEXA5R77079 3 ~E55 LEGEND - EASm9:] uns 205 GRANDVIEUJ r1r ASHLAND, OR 975204 1 \ tOP G GPADE 6%WH LUN - - roE 4 ueaot aux Pp ~ 45 49WN041Di EtEVADGI v`i m xca/d- WALL 505 AND SUSAN MUTTON ~Wd AM 430 WTCLIFFE DR. + 0 9 r(IX~BW PAVr '_IOU5TON, TEXAS 77079 w~ ?e. 0.2WWn IRf[- FZE A!.9 eSEOES AS I101E0 M 0 sal j 1 39 - E1 - OSA5 TL 203 " CWFO?Ma- S. Ra 8E0f$A9 WMD xo m \ e T SIZE d° PROkof BQVGiIdAN~l; _ A "e d o .-217ad;(essnco"" (A TiDwArEYA W to EWUrron) .648 ACRES ~P NOTE i N _X 1. SITEL PLAN Ab m' m 2, FLOOR PLAN 3. ELEVATIONS 4. GARAGE FLOOR PLAN 4 ELEVATIONS 5, CROSS SECTIONS A 4 5; 6. CROSS 5ECTION5 C 4 D A3• 7. SOLAR SET5ACK Sl - 52 - BASIS OF BEARINGS MaNWABfTS FUND TRW PAR1111411 PLAT P-ee-1991, RED VAISY Na 126J2 ° 39-1E-OBAB, R 103 TERRASURVEY, INC. V1P6D'M 6Ut P-OS-li91) PROFESSIONAL LAND SURVEYORS 274 FMTN STRUT ASNWND,ORMON 97M (541)4&2-&7+ GRAPHIC SCALE PROFESSIONAL (W,M-bJdpjW yaw suavevo-a .w nn en-n i DIGITAL COPY 1RPk,1 Py 1 ri = m n , S wuirµe i~uoiaxx O 19'•6° Renard is-n-:aJ OR E305 AND JUJAN HuTON Aehlan RONALDMARCHETiI ccoPrRwur1m6RPdldndrdsnlcPeD Bcn1Fl°•i5' 249 Mead br Qr. SiMMg6nlnenet DAIF II.7k.]p~13 m~ I 05 GRAN®V ' 1', tang AsAlwid, OR 97540 Oflelfdlb dnd COp189 OF IN26B plane dfB GOPyYlghl6d 1ffiV191AY9 1IIP-~_ 541-488-684] dnd dre t'A4 UroPerly Pf t(s Da91~n5f, dl~d dre lwt /A~ /J~ r ate lobe lreeed, or reproduced Por ccnelrueticn Pr AeHL.AND, Olz Q d'1520 RPfB p4prc.e9wft FaL* r, ttB ph1e910 trod 08ign nonauu aoa G a auo oEOaxa onn tAiro1 W-59J mid Mardi W COD• 4'1'-22" 4 - 12'-11 3,-92 3'-9II'-10" 3'_6~ 3-04 BENCH in ~ KITCHEN `~0 CrFICE a N II I II I III III DARTBOARD TV T = - = i I BRO 9 1 1 D BARN DOOR 6AkN POOR `A F1 Q v p ~ w 6TOR4GE DOU.N L Eq .L_. WALK IN CLOSET UTILITY ROOM L O l J O HEA/C = O AT AT m OU HEAD E7 fl~P-17 N RODi UP - m -ENTRY 6A7H N TA6LE FIRST FLOOR 2)26 S.F. O N TRY 1,342 6GUARE FEET N 0 N B TH LIVING MASTER I III II I I BEDROOM BEDROOM BEDROOM N ~rt BATH PATIO 138 6F. 'xv ~SI N DECK 327 Ot1ARE FEE 0 2 _51 4.52 41_52' 6'-12 6 _ 2 4'_ 4 52° 6'-II y_b 5 .6 3'_01 T _0e G'-2 9' 94 10•_54 2 ll -4- 5'2n 3.5 30'-® 10'-52x g _52 2'_52° 31'-112 I N. i r fi (k, t I' FOR BOB AND eUeAN I-UTTON Ahlm RONALD MARCHETTI c COPYRIGHT soli Rcaald Marchetti 9LpLB 14" FI' C[Il[]g us t d. OR o5. onre u.I2.ao1a asmand. OR e7520 Origlnala ertd cap lea or these pla FLOOR PLAIN _i ts e's re co cqpyrighted ,uvisrave 205 GRANDVIEW iate 54i-4~-aen , OR 9520 eeantiama. be ~a csd,o"°p"~"°FOr ~"°onf "or pur Marchetti poses it CFBCF5l Witten psmroeicn from Ronald D. ASHLAND 081811 Haut au a ce em win o~aiw mn tirmiaea to ASPHALT SHINGLES 3/12 3/12 wl . m 8 Mill ""hii IIP-L _r - - - V-I NPF ❑ HORITC.YJTAL SIDING 5r A , n, CULTURED STONE 5r-)l ITU PI t\/ATIn 214 n,tAr--2ri AAA---2f4 Nair 2 vrvr- 214 eAr--2f, rr I~ E,451 FLEV1TION ASPHALT SHINGLES 3/12 3/12 glifill ❑ ❑ a = e 91 2200' UPPER F. UPPER PF. SEE FLOOR PL vi SEESIiEPLAN ~J S~ L~VArtiON ~I POR CONTOURS 0 1 e ❑ m ry N LOUR PF. ~!l.yAION NOS Ashpt pp° &d E~"^P FOR \ BOB AND SUSAN NUI ION 9t?!I1 RONALD MARCHETTI GCOp7P,*HT 2013 P-ld M,Lteltl CPEO a. OA+F 11.75-7Oi19 p 249 umao. FOR 205 GRANDVIEW iet~ltlg pehlmi w 91520 GYIgIWU and Copies of IIe,+E paM are tzp~'ICyY' .W ~Yl6fR73 ASHLAND, ORWE,2® 205 GRANDVIEW 541-4ee-6M7 ardare+tv9pcp~tyortF®~esl~r,erciererot .,,.ate slmYganMdmt to be--d,«r~,odsdf«oort tfo « HUTTON RESIDENCE a a pry o9n mu r uten pe m 9sa tr ASHLAND, OFR 91520 esig<> u„9 ~~s9~1„9 p 1d ard~,t1cfm. 3/12 ~ , Dew 0 F111 F111 aan+ v IT 1--r- t- 101-VI FONT LEVATICN IIIIIIIIIII SIDE ELEVATION UFFER FLOOR 3/IZ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I I I III III III Jr=~-~1 fr=J z1 LOWER FLOOR REAfR ELEVATION SIDE ELEVATION AsHand RONALD MAR cap RGNi 20D Ronald MDrdeul c~D ec~ F , I, c „_13.,,13 K Hh&.t ]PAM W BrP I f~N41d75 GARAGE 1 }I~~oll11 erling ~d8 YeaEOV a. SidlugdnMd~rtl ~,~My dnd C Ip o! tM P pro ~ 5n-4Bd-au] eM arP de property o! Yn Desv= and are rot flte w bP Yar~sl, a reprodaced for wwu~etlon or r olim pwposee w+Mat mien pemlerlan trm ` ")e5ign NAMWL WIRrtz tY el9tEp [@]ax rNincllulry 59J Rdwld MBrdi4,ll GPBD. IN5U CEILING INSULATION I - DOUBLE TOP PLATE 1/a" 6115 6IDING - FLASHING ENGINEERED BLocK WALL ❑ ❑ ~ ❑ e 2X6 STUDS 16" O.C. 7 TYR R-21 INSULATION 50 6 FIREPLACE DISPLAY I = l l -ht s/e" DRYWALL 5EE ENGINEERING - PLAN FOR FLOOR J016T ATTACH DECK J015T I I TO FLOOR JOIST TRUSSED ROOF FR"ING II V. wsdn,nrea k, lfikahu.Nn h...b-,,.x A I ap,u¢LLlytor ui,mmWn. rM<~mrend R~ de8-n B IaLL~in N11)kTYGN$~M3TIMler<ampanl¢dlMrednrru~ u9nyrn~,ram9rtem9upoLLrer,dr~e~nu«,u~rM~ I I m mwtM eppnredbjtMtn®mmdxmreerd tM6WNlrgdc~ia. II II II I II II II I - - I 1 CI ~ _ SHILL BLACK-- ~l -Lam- VISQUEEN e e 1 WATERPROOF DECKIWG I I BY PRO-KOTE II II ]1 - 1 1 In Il II SLOPE DECK JOIST 1/a" PER FOOT AND FLACH To GUTTER TYP. ATTACH DECK JOIST R-58 CEILING TO FLOOR J016T INSULATION I I I I ~ I m I I I I I I I I ~ I I I I I I I I I I L I01-09 L----/ v WI,NT2013PamtdM-k ttlcl5D emir z49 urnuaa uT. PAn! 11.12-9013 FOR E305 AND SUSAN HUTTON Ashland RONALDMARCHETfI c7-1-- 't I erling nm~w, rx sTSm in or a ae glare are mpyl<yse RENaicNs D205 GRANDVIEW I 'ate, ."ftNd' SlerFrpttnMd.ml lobe VatedM reprodiced fof edrotnkllon a ASHLAND, OR 91520 lJoesignCMD ~In~~ml„1~ Tr~ lumui maa a antes rcsaae am9xamr e9s-ssr ,50LAR-CALCULATION5 FOR 205 GRANDVIEW, ASHLAND, OR 91520 ,5T 1 + NORTH LOT LINE X TF 2 2.3 NOi-,ITH/SOUTH LOT DEMEN5ION 251.3' + 154.9' - 436.2' 12 - 215.1' X 5T F AVERAGE SLOPE -.I1 + (-.213) / 2 ® -.192 5TE 4 LOT CLASSIFICATION FORMULA I: 30'/,445 + (-.192) 115.5 - SOLAR SET IBACI6 A 3/12 ROOF 4 EAVE 5 T E F (o 16.229' -6' /.445 + (-.192) ® 40'-4° Ashland „ - RONALD MARCHETTI .3 ^J OPYRICI~rt 2013 i~onald Marchetti C1=50 p47 11 0-a erhn 517 Lakota Way Sterling@mmind.net V151®Pl5 FOIo 205 GRANDW-1--W g Ashland, OR 97520 ®rigJnals and copra o` tfT~a~ plena are ASHLAND, OR 9I520 ~ t 541-488-6847 cop~rfght~a' and arm the property of the l ~ ae ®~a gn~r, and are not to b~ traced, reproduced HUTTON RESIDENCE D for conatruction or otf~r purpoaea without will NATIONAL COUNCIL OF BUILDING DESIGNER CERTIFICATION #38-593 written permfaafon from Rona d Plarchettl CP~D f G X N" SOLAR CALCULATIONS ,y ti\\ \ \ ~ ~ \ ? ` k\. ` rat \ 1 ? Y'? \ ~ \ ~ ~ \ a ~ ~ ~ FOR 205 GRANDVIEW ASHLAND OR 91520 ~,A A VA v~, Av '\V y t +r STEF I \ s`t,R\ \y t L \ ,l\\ s \ ,s\~ \ , 1 ~r 0 1` i\`\\\ \ \ \s`\Y NORTH LOT LINE yvv-N \ \ i s \ \ \ R t \ / \ \ y \ \ 5TEF) 2 ~ ~ ` s v y tiv t ? A \ s i y y S t Y..,, s \ ~ ~v ` ~ ? ~ ? , \ s ~ s s ` it \ ~ s l \ \ ~ 1 ~ y t s \ ` ~ ,R ~j i\ys\ t Y Z NORTH/50UTH LOT DEMENSION v °v v? `.Y v v '`v , y °t r t , v y v t: vv~v1 V ~ ~ Ay V A \ ~ y t s tit ~ s y 1 ? s AV\ { v~~ r I 251.3' + 184.9' - 43.2' / 2 = 218.1' ? s y y s ~ t ? s s \ tJ V A ~s ~ s ~s s l ~ ~t `A ~ ~ tls ~ ~ \ \ t t ~ tt ~ 1 ~ , / y It •t.<! A 2 t \ t,, t t~: STEF 3 ? is ? A \ t t \\A \t t, I~ t R ?y t y A \ A t `tl \ 1 t yy\ !y / f. J t..t€. 4 k, t` \ t ' .l l } 1 \ `•t\ ' t \ y \y \ l \ t .t t \t t, y t 't i t t t A ~ ~ t tl~ V ,t 1,~~, t ~ c \ V?~\ tv ?~t f ~t , `y°, ~ y~ I t t t ~ t~ t tA, l L~ 0~ V A l t: r. AVERAGE' SLOPE • 4V, ~s s t 1(?~ A \ \ \ y? y t t t t~ tM: p \ V V~ ? 1 \ V 's ~ E , t f t~ A -25.5'/150 = -.11 - 32'/150 = -.213 -.213) / 2 - ~,v~~~ ~:t~ rte F tw' 1st v ~t t t~ t ~'l v i t t -.11:32 i t t ~t t1, tt {~J t o A it „ t t` 1 1 t 5I ~t t tit t .t 1 t{}~i i. t; /1.1 1, t t , t t i t 1 t\ t 0 t j' ' t l 1 t k ~ I i } 1 F \ t t t 1 t j i } t t i t t t ~ j tt tt t t t [ j t t r4 ~d 1 j t i. t 1 t t t t •t t t 1 1 t t , i s l ~ t 1 t { t i t ~ t t 1 } it t t t € ~i t ll f % LOT CLASSIFICATION t t1'i i t ~l y~l ttt t It t t It t FORMULA 1: 30'/.445 + (-.192) - 118.5 1 s t ,1 ~l y t itt , S I t t t t t l i SOLAR SET BACK A tt~tt't e` ti' t t; t t 1 yt t t , ;t3 ( ~t t i0 i t i t i t t t t t 1 j t t~ t` 8 1 i 1 t •t t t t+ It 1 i o t t A t t t t t t ~ t t 1 t t t ~ t t i t l is 1 t~ "o, tt 5TF t/ t t t t1 1 ti.~ t', t V t t t i t t 1 t it ~ t t 1 t 'N t l 4 t 1 t 't i 1 'S t t } t ~ 3/12 ROOF - i t t ~ 1 l tit ~ ~ 1 l •t t 1 t 1 t It EAYE i t t 1 t t ) , t 1 t t! t t ~i t 4 1 1 t t I t 1 t t t t `t t t t t 1 \l s 1 ~ t t ~ s t tis 11 i z It t' , 1 t~ •it ,t t t~ t i i i t 5 T E F) ~l ~t1 t t t t i I It 16.229' (o' /.445 (-J132) 40'-4 ttt i i t t It t~3 t a •'t t e ,tt F i ~~0 °I 't t t t t } t ~ t t t ~ s it S ,t t? AA , 1. av < . t ..t.. .....~...`....t tt .....a..t. .._._...t.::i t x . Ashland RONALD MARCHETTI SAL L 330' ©COP1 RlCxNT 2®13 Ronald Marchetti CPBD p,grE 11.25.2,013 FOR 205 GRANDV(W terling 517 Lakata Way Sterling@mind.net eEVrsrolvs Ashland, OR 97520 Originals and copies of these plans are ASHLAND, OR 97520 541-488-6847 copyrighted and are the property of the HUTTON RESIDENCE ate Des finer, and are not to be traced, reproduced far construction or other purposes without esign NATIONAL COUNCIL OF BUILDING DESIGNER CERTIFICATION #38-593 written permission from Ronald Marchetti CPBD ray ~ ~ ~ ' ZONING PERMIT APPLICATION l ~ I t Planning Division 51 Wmbum Way; Ashland OR 97520 C I T Y o 541-488-5305 Fax 542-49"006' FILE # ASHLAND t DESCRIPTION OF PROJECT DESCRIPTION OF PROP" 7y Pursuing LEEX) Cerfifrcafion? 'C7 YES Cl NO • d Street Address V , Assessor's Map No. 391 E. C Tax Lot(s) Zoning Comp Plan besignation APPLICANT i Name - ' t Phone E-Mail - n 'Address City Zip PROPERTY OWNER Name I 'Phone tl L P ( E-Mail Address' Cy - Zip i SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT OTHER 6 Title Name 4Ce t2 Phone yets E Mail &LeA. Gen Address .city r ZIF- Title Name ' Phone E-Mail Address City Zip I hereby certify that the staternants shd informagon contained in this application, Including the enclosed drawings and the requlred findings of fact, are In all respscts, ' true and corned /Understand that all property plus must be sliown.on Me dravdngs and visible•upon the site inspection. in the event the pins are not shown or their location found to be Incorrect, the owner assume; full responsib111ty,; (.further understand that If ihls request is subsequently contested, the burden will be an me to . establish: 1) that/ produced sufficlent factual evidence at the hearing to support this request; • 2) that the findings of fact fumiehed jusfifiES the granting of the request; 3) that the findings of fact furnished by me;''are adequate; and further ' 4) that all structures orimprovements are pmpady located on the ground Failure In thig, regard wifl result osf lik• ly in not only the request being set aside, but also possibly in my structures being built In reliance thereon being required to be re ovga my expanse. If ave ny double, lam advised to seek competent prafesslonal advice and assistance, Applicant's na ure Date As oww-of#he property Involved In fhls requesf, I have read and understood the complete application and tf. consequences to me ass property gWnpr. i Pro -O Qtlunef s Sig6iure (required) " pate ITOh*OffA by 9s rl Date Received Zoning -Permit Type 'Filing Fee $ OVER a* 1 i v, Job Address: 225 GRANDVIEW Contractor: ASHLAND OR 97520 Address: C A Owner's Name: ROBERT & SUSAN HUTTON 0 Phone: P N State Lie No: P ~ Customer 04621 KENCAIRN LANDSCAPE ARC T City Lie No: Applicant: 545 A ST R Address: #3 A C ASHLAND OR 97520 C Sub-Contractor: A Phone: T Address: N Applied: 12/12/2013 O T Issued: 02/11/2014 R Expires: 08/10/2014 Phone: State Lie No: Maplot: 391 E08AB203 City Lie No: DESCRIPTION: Modification of bldg envelope & P & E VALUATION i Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description i Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount Other Type 1 planning review 998.00 Physical Constraints Permit 998.00 CONDITIONS OF APPROVAL COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.or.us Inspection Request Line: 541-552-2080 C I T Y OF -AS Y" LAN I I hereby certify the contents of this application to be correct to the best of my knowledge, and furthermore, that I have read, Fee Summary Paid Amounts understood and agreed to the following: Building: $ 0.00 $ 0.00 1. This permit shall remain valid only in accordance with code State Surcharge: $ 0.00 $ 0.00 or regulation provisions relating to time lapse and revocation Development Fees: $ 0.00 $ 0.00 (180 days). 2. Work shall not proceed past approved inspection stage. All Systems Development Charges: $ 0.00 $ 0.00 required inspections shall be called for 24 hours in advance. Utility Connection Fees: $ 0.00 $ 0.00 3. Any modifications in plans or work shall be reported in advance to the department. Public Works Fees: $ 0.00 $ 0.00 4. Responsibility for complying with all applicable federal, state, Planning Fees: $ 1,996.00 $ 1,996.00 or local laws, ordinances, or regulations rests solely with the applicant. Sub-Total: $ 1,996.00 Fees Paid: $ 1,996.00 Applicant Date Total Amount Due: $ 0 COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.ocus CITY F Inspection Request Line: 541-552-2080