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HomeMy WebLinkAboutScenic_5_PA-2013-00268 S A T V O F ASHLAND April 22, 2013 Notice of Final Decision On April 22, 2013, the Community Development Director approved the request for the following: Planning Action: 2013-00268 Subject Property: 5 Scenic Drive Applicant: Brett & Dana Crawford Description: Arequest for Physical and Environmental Constraints Review Permit approval to construct a single-family home and carport on slopes greater than 25 percent for the property at 5 Scenic Drive. The request involves a request for a tree removal permit to remove ten trees six-inches in diameter at breast height or greater which will be impacted by the proposed construction. The Community Development Director's decision becomes final and is effective on the 13'' 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. i 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 n wwwashland.orms ~ 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 13a' 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 18.1'08.070(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 making 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 party 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 (97.763 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: 541488-5305 51 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 f www.ashland.or.us ' ASHLAND PLANNING COMMISSION FINDINGS & ORDERS PLANNING. ACTION: PA-2013-00268 SUBJECT PROPERTY: 5 Scenic Drive APPLICANT: Brett & Dana Crawford DESCRIPTION: A request for Physical and Environmental Constraints Review Permit. approval to construct a single-family home and carport on slopes greater than 25 percent for the property at 5 Scenic Drive. The request involves a request for a tree removal permit to remove ten trees six-inches . in diameter at breast height or greater which will be impacted by the proposed construction. COMPREHENSIVE PLAN DESIGNATION: Single-family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 lE 08AD; TAX LOTS: 5402 SUBMITTAL DATE: March 15, 2013 DEEMED COMPLETE DATE: March 27, 2013 STAFF APPROVAL DATE: April 22, 2013 FINAL DECISION DATE: May 3, 2013 APPROVAL EXPIRATION.DATE: May 3, 2014 DECISION The subject property is an irregularly shaped vacant flag lot, located on the uphill side of Scenic Drive near the intersection of Scenic and Strawberry Lane. The lot was created through a minor land partition of 155 Strawberry Lane in 2003 (PA2003-00053). The lot will be accessed off of a proposed flag driveway from Strawberry Lane. The parcel is approximately 13,939 square feet in size and is zoned R- 1-7.5. The property slopes steeply downhill from south to north. The site is forested with a number of Oak, Pine, Madrone and Fir trees and dense underbrush. The property is located within the Skidmore Academy Historic District and the Wildfire Zone. At the-time of partition the proposed access was off Scenic Drive and a building envelope was identified which had basic setbacks for the zone, front oriented toward Scenic, rear opposite and the remaining side yards. In 2010 the previous owner modified the access. due to the topography at Scenic Dr., proximity to the adjacent driveway to the north and the driveway at the curve in Scenic posed potential vehicle safety issues. The areas within the building envelope are approximately 32 percent from the south to north so the development is subject to the Physical and Environmental Constraints Review permit. The proposed residence is approximately 2,600 square feet, two-story modern, modular-style building design oriented towards Scenic Drive and connected to Scenic,via an at grade stairway system. The proposed residence is two "bars" a living bar and a dormitory bar connected by an entry clerestory and exterior sun screened walkways. The applicant has proposed a small courtyard terrace which will connect the living areas to the two vehicle carport. The lower level is proposed to have the mechanical components for the house operation and an office / guest studio, the applicants expressed a desire to have the space flexible so it can be converted to an Accessory Residential Unit at a later date. The applicants sustainably designed residence is meant to have a minimal footprint on the property as well as a minimal environmental footprint through the utilization of passive solar; onsite catchments of rainwater and other design features such as sunscreen and rain screens. The exterior of the structure is PA #2013-00268 5 Scenic Drive/adg Page 1 proposed to be clad in. horizontal and vertical board siding of, varying dimensions, aluminum clad windows and the rain and sunscreens. The Maximum Permitted Floor Area (MPFA) the 13,939 square foot lot is 3,178 square feet, the proposed residence complies with the MPFA. The properties location within the Skidmore Academy Historic District . exempts it from the building design standards from AMC 18.63.080. A Geologic Investigation Report was submitted with the application completed by Marquess & Associates, Inc., to review the proposed residence, 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 natural silty and clayey sands soil overlain with dense hard pan. Based on their laboratory tests the soils do not appear expansive. The residence design, is proposed to be constructed into the cuts and no fill slopes are proposed. 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 February 28, 2013 by Marquess and Associates, Inc. are conditions of the Physical and Environmental Constraints Permit approval, and thus, must be instituted with the development of the lot. The utilities existing within the Scenic Drive right of way are adequate to serve the proposed residence. The applicant has proposed a common trench for the utilities to be connected to the residence. The applicant has proposed a large underground cistern for rainwater harvesting. There are 19 trees greater than six-inches in diameter at breast height (DBH) either on the property or in the vicinity of the construction disturbances. There are ten trees, six deciduous and four evergreens proposed for removal due to their proximity to the proposed construction of the driveway and residence. One 26-inch DBH pine is dead. The applicant has provided a Landscape Plan that provides seven mitigation trees and a mix planting plan of various native and drought tolerant landscape materials to address the areas of disturbance. The City of Ashland Tree Commission reviewed the proposal and expressed concerns about the mitigation tree choices and expressed great concern about the 42-inch DBH Cedar tree on the adjacent property to the east at 147 Strawberry which will be impacted by the driveway construction. The applicant has hired a tree professional that provided recommendations for the site. but does not address the tree on the adjacent property. Staff is concerned that the trees critical root zone could be compromised by excavation within the driveway areas and a Certified Arborist should be secured that can review the proposal and comment about the proper procedures for the installation of the driveway that will do the least amount of disturbance to the large pine tree. The property is also within the Wildfire.Hazard Zone and the applicant has addressed the Wildfire fuel reduction plan.. A revised 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 a crushed basalt driveway surface for the driveway and turnaround area. The driveway is considered a flag driveway and the Land Use Ordinance requires that the driveway surface be surfaced in asphalt, concrete or comparable surface. Since the driveway is not the fire apparatus access the applicant is proposing basalt, with dry set basalt wall. The screening standards require that the wall be a minimum of 30-inches. A condition to this effect has been added. It is Staff's opinion the proposal meets the requirements of the Physical and Environmental Constraints chapter for Hillside Development. The site disturbance cuts and fills are limited and the design of the residence with a minimal footprint provides for structural retaining walls which also are foundation of the residence. The other proposed retaining walls are five feet in height or less. There are no exposed cut PA 92013-00268 5 Scenic Drive/adg Page 2 or fill slopes. The planting plan is designed to restore the site to its native state. A Geotechnical Expert has been involved in the project and provided specifications for erosion control. With the attached 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: 9. 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 oh 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 application with the attached conditions complies with all applicable City ordinances. Planning Action 2013-00268 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 20.13- 00268 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. 4) That a certified arborist shall review the conditions of the 42-inch cedar tree on the adjacent property and provide recommendations for the installation of the driveway to have the least impact on the buttress roots of the tree. The recommendations of the project arborist shall be implemented on site throughout the site clearance and construction portions of the project. 5) 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. 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 18.62.080.0.1. 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 submittals with the geotechnical report recommendations (e.g. grading plan, storm drainage plan, foundation plan, etc.) shall be submitted with the building permit j 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 PA #2013-00268 5 Scenic Drive/adg Page 3 i exterior building colors shall be provided with the building permit submittals for review and approval prior to the issuance ofa building permit. f) That an Irrigation Plan shall be submitted for review and approval prior to the issuance of a building permit. 6) 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 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 18.61.200.B. f) 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 Divison, the project engineer, project geotechnical experts (i.e. Marquess), arborist and the general contractor. The applicant or applicants' representative shall contact the Ashland Planning Division to schedule the ons-site preconstruction conference. 9) 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. d) That a representative of Marquess and Associates, Inc. shall inspect the site according to the inspection schedule of the engineering geology report included in the application and date stamped February 28, 2013. Prior to the issuance of the certificate of occupancy, Marquess and PA #2013-00268 5 Scenic Drive/adg Page 4 Associates, 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. 10) 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 all areas in accordance with 18.62.089.B.7. 11) The rock wall screening for the driveway and the driveway surface as proposed shall be installed in accordance with the plans. The driveway screening wall shall be a minimum of 30-inches above grade. 11) That the ten removed trees shall be mitigated for on-site, off, site in accordance with 18.61.084.B with a tree that will achieve similar size and stature at maturity as the ones removed or a payment in lieu of planting as set forth in 18.61.084.C or $400.00 per tree. The determined mitigation for the tree removal shall be selected prior to the issuance of a certification of occupancy. Evidence of off-site planting (type, size and location of trees) or payment to the City of Ashland Tree Fund shall be submitted prior to issuance of a certificate of occupancy. 2 -7- 3 111 Molnar Director *te- nt of Community Development s PA #2013-00268 5 Scenic Drive/adg Page 5 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On April 19, 2013 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 #2013-00268, 5 Scenic. 1 Signature of Employee Gkomm-devlplanningTorms & HandoutslAffidavit of Mailing-Planning Action Notice.doc PA-2013-00268 391E08AD 5302 PA-2013-00268 391E08AD 7700 PA-2013-00268 391E08AD 5300 162 ALNUTT LLC ALAMEDA GEORGE K/SUSAN J BURTON BOB L/LENNA J 1176 HIGHWOOD DR . 111 MONTVIEW ST 187 STRAWBERRY LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00268 391E08DA 400 PA-2013-00268 391E08AD 5402 PA-2013-00268 391E08DA 500 CHISHOLM ALEX/SALLIE CRAWFORD BRETT/DANA ING DUNBAR LAURA S TRUSTEE FBO 2207 HARRIS ST 1721 NE 37TH AVE 152 STRAWBERRY LANE EUGENE, OR 97405 PORTLAND, OR 97212 ASHLAND, OR 97520 PA-2013-00268 391E08DA 501 PA-2013-00268 391E08AD 5200 PA-2013-00268 391E08AD 7401 EDSON STEVEN/LIBBY FARMER RODNEY L/MARY LINDA GILBERT-WAGNER DONNA TRUSTEE 144 STRAWBERRY LN 196 NUTLEY ST 22 SCENIC DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00268 391E08AD 5500 PA-2013-00268 391E08AD 5303 PA-2013-00268 391E08AD 7300 JOST GREGORY W TRUSTEE ET AL KATZEN BARRY M TRUSTEE MILLS ARLENE M TRUSTEE ET AL ` 39 SCENIC DR 29 SCENIC DR 34 SCENIC DR ASHLAND, OR 97520 i ASHLAND, OR 97520 ASHLAND, OR 97520 i E PA-2013-00268 391E08DA 601 PA-2013-00268 391E08DA 600 PA-2013-00268 391E08DA 502 PICTON MATTHEW C/CLAIRE SEVER DONALD C/CRAWLEY C SHERR DAVID ET AL 220 STRAWBERRY LN 174 STRAWBERRY LN 148 STRAWBERRY LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00268 391E08AD 5401 PA-2013-00268 391E08AD 5400 PA-2013-00268 391E08AD 7400 STAHMANN JOYCE ET AL STOTT BENJAMIN W THELANDER BEVERLY L TRUSTEE 2305 C ASHLAND ST 440 155 STRAWBERRY LN 9811 W CHARLESTON BLVD ASHLAND, OR 97520 ASHLAND, OR 97520 SUITE 2-390 LAS VEGAS, NV 89117 PA-2013-00268 391E08AD 7600 PA-2013-00268 391E08AD 7500 MARQUESS & ASSOCIATES INC WOOD CHRIS L WRIGHT CARL M TRUSTEE ET AL 121 STRAWBERRY LN PO BOX 1228 P.O. BOX 490 ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97501 j i i i Planning Department, 51 Wink; )y, Ashland, Oregon 97520 C I Y 541-488-5305 Fax:541-552-20ou www.ashland.or,us TTY: 1-800-735-2900 -ASH , NOTICE OF APPLICATION PLANNING ACTION: 2013-00268 SUBJECT PROPERTY: 5 Scenic Drive OWNER/APPLICANT: Brett & Dana Crawford DESCRIPTION: A request for Physical and Environmental Constraints Review Permit approval to construct a single-family home and carport on slopes greater than 25 percent for the property at 5 Scenic Drive. The request includes a tree removal permit to remove ten trees six-inches in diameter at breast height or greater which will be impacted by the proposed construction. COMPREHENSIVE PLAN DESIGNATION: Single-family Residential; ZONING: R-1-7.5; ASSESSOR'S MAP: 39 1E 08AD; TAX LOTS: 5402 NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, April 4, 2013 at 6:00 p.m. in the Community Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: March 27, 2013 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: April 10, 2013 F-1 L- f - --i A f 1 I ~l SUBJECT PROPERTY I/~~,, 39 1E OOAD 5402 I ' L r Ir T I F7 l - - _ - - STRAW BERRY LN ? F - L E F/ L ~ L~ L, _ N 0 2040 80 Feet Pxopcrr,~ ones nrrS . r f . a,ur on[J, +ior scn roc bie 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. GAcomm-dev\planningTianning Actions\Noticing FolderWailed Notices & Signs\2013\PA-2013-00268.docx ~r PHYSICAL & ENVIRONMENTAL CONSTRAINT, 18.62.040.1 Criteria for Approval A Physical Constraints Review Permit shall be issued by the Staff Advisor when the Applicant demonstrates the following: 1. Through the application of the development standards of this chapter, the potential impacts to the property and nearby areas have been considered, and adverse impacts have been minimized. 2. That the applicant has considered the potential hazards that the development may create and implemented measures to mitigate the potential hazards caused by the development. 3. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shall be considered more seriously than reversible actions. The Staff Advisor or Planning Commission shall consider the existing development of the surrounding area, and the maximum permitted development permitted by the Land Use Ordinance. (ORD 2808,1997; ORD 2834,1998; ORD 2951, 2008) TREE REMOVAL 18.61.080 Criteria for Issuance of Tree Removal - Staff Permit An applicant for a Tree Removal Permit shall demonstrate that the following criteria are satisfied. The Staff Advisor may require an arborist's report to substantiate the criteria for a permit. A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for a hazard tree if the applicant demonstrates that a tree is a hazard and warrants removal. 1. A hazard tree is a tree that is physically damaged to the degree that it is clear that it is likely to fall and injure persons or property. A hazard tree may also include a tree that is located within public rights of way and is causing damage to existing public or private facilities or services and such facilities or services cannot be relocated or the damage alleviated. The applicant must demonstrate that the condition or location of the tree presents a clear public safety hazard or a foreseeable danger of property damage to an existing structure and such hazard or danger cannot reasonably be alleviated by treatment or pruning. 2. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to AMC 18.61.084. Such mitigation requirements shall be a condition of approval of the permit. B. Tree that is Not a Hazard: The City shall issue a tree removal permit for a tree that is not a hazard if the applicant demonstrates all of the following: 1. The tree is proposed for removal in order to permit the application to be consistent with other applicable Ashland Land Use Ordinance requirements and standards, including but not limited to applicable Site Design and Use Standards and Physical and Environmental Constraints. The Staff Advisor may require the building footprint of the development to be staked to allow for accurate verification of the permit application; and 2. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of adjacent trees, or existing windbreaks; and 3. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within 200 feet of the subject property. The City shall grant an exception to this criterion when alternatives to the tree removal have been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone. Nothing in this section shall require that the residential density be reduced below the permitted density allowed by the zone. In making this determination, the City may consider alternative site plans or placement of structures or alternate landscaping designs that would lessen the impact on trees, so long as the alternatives continue to comply with other provisions of the Ashland Land Use Ordinance. 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) Wcomm-dev\planning\Planning Actions\Noticing PolderWailed Notices & Signs\2013\PA-2013-00268.docx 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 March 27, 2013 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 #2013-00268, 5 Scenic Drive. Signature of Employee Gkomm-devlplanningTorms & Handouts\AfFldavit of Mailing-Planning Action Notice.doc EcoMendly Easy Peel® labels i - Bend along line to 11 It AVERY0Tmi Use Avery@ Template 51600 A paper expose Pop-up EdgeFM 1 48460 E PA-2013-00268 391E08AD 5302 PA-2013-00268 391E08AD 7700 PA-2013-00268 391E08AD 5300 162 ALNUTT LLC ALAMEDA GEORGE K/SUSAN J BURTON BOB L/LENNA J 1176 HIGHWOOD DR 111 MONTVIEW ST 187 STRAWBERRY LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00268 391E08DA 400 PA-2013-00268 391E08AD 5402 PA-2013-00268 391E08DA 500 CHISHOLM ALEX/SALLIE CRAWFORD BRETT/DANA ING DUNBAR LAURA S TRUSTEE FBO 2207 HARRIS ST 1721 NE 37TH AVE 152 STRAWBERRY LANE EUGENE, OR 97405 PORTLAND, OR 97212 ASHLAND, OR 97520 PA-2013-00268 391E08DA 501 PA-2013-00268 391E08AD 5200 PA-2013-00268 391E08AD 7401 EDSON STEVEN/LIBBY FARMER RODNEY L/MARY LINDA GILBERT-WAGNER DONNA TRUSTEE 144 STRAWBERRY LN 196 NUTLEY ST 22 SCENIC DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00268 391E08AD 5500 PA-2013-00268 391E08AD 5303 PA-2013-00268 391E08AD 7300 JOST GREGORY W TRUSTEE ET AL KATZEN BARRY M TRUSTEE MILLS ARLENE M TRUSTEE ET AL 39 SCENIC DR 29 SCENIC DR 34 SCENIC DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00268 391E08DA 601 PA-2013=00268 391E08DA 600 PA-2013-00268 391EOSDA 502 PICTON MATTHEW C/CLAIRE SEVER DONALD C/CRAWLEY C SHERR DAVID ET AL 220 STRAWBERRY LN 174 STRAWBERRY LN 148 STRAWBERRY LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2013-00268 391E08AD 5401 PA-2013-00268 391E08AD 5400 PA-2013-00268 391E08AD 7400 STAHMANN JOYCE ET AL STOTT BENJAMIN W THELANDER BEVERLY L TRUSTEE 2305 C ASHLAND ST 440, 155 STRAWBERRY LN 9811 W CHARLESTON BLVD ASHLAND, OR 97520 ASHLAND, OR 97520 SUITE 2-390 LAS VEGAS, NV 89117 PA-2013=00268 391E08AD 7600 PA-2013-00268 391E08AD 7500 WOOD CHRIS L WRIGHT CARL M TRUSTEE ET AL 121 STRAWBERRY LN PO BOX 1228 ASHLAND, OR 97520 ASHLAND, OR 97520 i k1cluettes faciles a peter Repliez 6 la hachure afin de wwwavery corn Utilisez le 9abarit AVERY@ 51606 Sens de reveler le rebord PoP-uPMc ; 1-800-GO-AVERY i chargement )j.„~ ;ra Pit I,: r 1:'i('; , -'~61 P 541-772-711S F 541 779°4079 1170 FAST )AC' O NI ' 1' A S 41 s_ ~ 1\ h1 ! ~"~Bid, U 1v1L17~[l;i Y,C t[, 5t~1 Gt4'iAIU ittPotWm jrgw-ss.c€ n1 VJF13. ~~ti>~t~+,i5 ~trc~uess,can~ February 28, 2013 Brett and Dana Crawford BC Arelntects 1927 NW Kearney Street Portland, Oregon 97209 RE: SOILS INVESTIGATION RET'OR'T' LOT 391E08AD 5402, STRA.WDERR'Y LANE MAI JOB NO. 121167 Dear Mr. and Mrs. Crawford: Introduction As requested, we have prepared this soils investigation report for the proposed residence on your property on Strawberry Lane (Lot 391f 08AD 5402) in Ashland, Oregon. The location of the property is shown on Drawing 1, Site Plan, The purpose of this investigation was to determine the prevailing subsurface conditions at the site and develop earthwork and foundation engineering recoarnmendations for the residence. The residential development will include two independent structures (living bar and dormitory bar) constructed roughly parallel to the site contours, a long driveway with a parking terrace near the structures, decks, and numerous retaining walls. The living bar will have a lower level partially below grade and will utilize a slab-on-grade floor. The dormitory liar will be elevated above grade and will utilize a structural floor, Nunierous site retaining `galls varying up to 6' in height are planked. One retaining wall about 6' high will be part of a structure (below glade portion of the living bar). Grading for the development will consist mostly of excavations for building foundations, wall foundations, and below-grade portions of the living bar. All but one retaining wall, the retailing wall to support the downhill side of the parking terrace, will be placed in cut, No unretained fills are planned. Method of Investigation Two exploratory test pits were excavated with a backhoe on February 25, 2013. The locations of the test pits are shown on Drawing 1 and logs of the test pits are presented on Drawing 4. A ley describing the soil classif°acatio n system and soil consistency terms used iri this report are presented on Drawing 2, Brett and Dana Crawford February 28, 2013 Page 2 of 7 Samples of the soil materials from the explorations were returned to our laboratory for classification and testing. A description of the tests is presented on Laboratory Testing Procedures, Drawing 3. The pits were roughly located in the field by interpolation from the features shown on the drawings provided to us. These locations should be considered accurate only to the degree implied and the method used. Site Conditions A. Surface The building site lies on a steeply sloping north facing hillside lying between Strawberry Lane on the south and Scenic Drive on the north. Slope inclinations in the building area are about 32 percent to the north. The property is forested with evergreens and deciduous trees, brush, and a thick low ground cover. There was no evidence of hillside instability or erosion problems at the property. We also did not notice any off-site instability items that could affect the proposed development. B. Subsurface The test pits encountered natural silty and clayey sands overlying hard/very dense hardpan(?). Very loose to loose silty sands and topsoil materials were encountered to depths of 1.5' and 2.0', respectively, in Test Pits 1 and 2. These soils were underlain by loose to medium dense clayey sand to depths of about 4.7' in Pit 1 and 5.0' in Pit 2. The clayey sands probed firm with a steel probe. The clayey sands were underlain by dark red-brown, very dense to hard, soil-like fine grained materials that we have identified as "hardpan" because the materials appear to be sedimentary, rather than igneous, in appearance. We are not sure of its correct name. However, it is hard like bedrock and led to excavation refusal after only penetrating it a few inches. We have encountered this material at other construction sites in Ashland, specifically at the college. Based on limited laboratory testing, the silty sands appear to be non-expansive while the clayey sands are considered to have a low expansion potential. The attached logs and related information depict subsurface conditions only at the specific locations excavated and on the date excavated. Soil conditions at other locations may differ from conditions occurring at these locations. Also, the passage of time may result in a change of soil conditions at these locations due to environmental changes. C. Groundwater No groundwater seepage was observed in the test pits. Groundwater fluctuations may occur in the future because of variations in rainfall, run-off, irrigation, and other factors not evident at the time our measurements were made and reported herein. Brett and Dana Crawford February 28, 20 t 3 Page 3 of 7 D. Site Geology The geologic map of the area by Beaulieu and Hughes, 1977 (in Land Use Geology of Central Jackson County, Oregon: DOGAMI Bulletin 94) indicates the site and adjacent lands are underlain by diorite and granodiorite intrusive rocks of Jurassic and Cretaceous age. The geologic map also indicates the nearest fault lies about one-half mile to the west and this fault is considered to be inactive. Conclusions and Recommendations From a soil and foundation standpoint, it is our opinion that the proposed structures can be constructed as proposed provided the recommendations contained in this report are incorporated into the design and construction of the project. The structures can be supported on spread footing foundations bearing directly on the "hardpan" materials. Footings may also bear indirectly on the loose to medium dense clayey sands underlying the site provided at least l2" of structural fill is placed beneath the footings. The slab floor for the below grade portion of the living bar should have an underdrainage system installed beneath the slab. The recommendations presented below are contingent on our observation of the earthwork, foundation, and drainage installation phases of construction. A. Grading 1. Areas to be developed should be cleared of surface obstructions including trees, rootballs, and roots greater than two inches in diameter. Holes resulting from the removal of underground obstructions that extend below finished grade or footing subgrade should be backfilled with suitable material and compacted to the requirements given below for fill. The backfilling operations should be performed under our observation. Surface vegctation and organic laden topsoil within areas to be developed should be stripped and removed from the site. 2. After the site has been prepared and required excavations have been made, the surface soils in areas to be filled should be properly moisture conditioned and recompacted. If the subgrade soils are firm and undisturbed by the grading work, the soil engineer may waive the requirement for recompaction. Where required, the recompaction work should consist of scarifying the upper eight inches, thoroughly moisture conditioning the soils to about three percent above optimum moisture, and compacting them to at least 95 percent relative compaction as determined by ASTM Test Method D698. Compaction should be performed using heavy compaction equipment such as a sheepsfoot roller or self-propelled compactor. In order to achieve satisfactory compaction in the subgrade and fill soils, it may be necessary to adjust the soil moisture content at the time of construction. This may require that water be added and thoroughly mixed into any soils which are t Brett and Dana Crawford February 28, 2013 Page 4 of 7 too dry or that scarification and aeration be performed in any soils which are too wet. 3. Structural fill under footings and slabs may include 3/4"-0 crushed rock or V-0 crushed rock. Structural fills should be compacted to at least 95 percent relative compaction as determined by ASTM Test Method D698. Fill materials should be spread and compacted in lifts not exceeding eight inches in the uncorpacted thickness. 4. On-site clean silty sand soils having an organic content of less than three percent by volume and free of clay can be used as general fill under exterior slabs or pavements except where special aggregates are required. On-site soils should not be re-used as structural fill beneath footings and building slabs. General fill should be compacted to at least 95 percent relative compaction (ASTM D698). Fill material should be spread and compacted in lifts not exceeding six inches in uncompacted thickness. 5. New cut and fill slopes should generally be no steeper than 2:1 (horizontal to vertical). All slopes should be planted to minimize erosion and surface runoff should be diverted away from the top of slopes and carried to a suitable drainage collection system. Where slopes descend into a retaining wall, a swale or shallow drainage ditch that is drained to the ends of the wall should be created behind the wall to prevent runoff from cascading over the wall. 6. Any fill placed on slopes steeper than 6:1 (horizontal to vertical) should be keyed into firm undisturbed material with a minimum key depth of two feet. As the fill is brought up, it should be benched into firm soil with a series of two foot wide benches. The actual extent of keying and benching should be determined in the field by the soil engineer. 7. Utility trcnches should be backfilled with engineered fill placed iii lifts not exceeding eight inches in uncompacted thickness, except thicker lifts may be used with the approval of the soil engineer provided satisfactory compaction is achieved. If on-site soil is used, the material should be compacted to at least 95 percent relative compaction (ASTM D698) by mechanical means only. Imported clean sand can also be used for backfilling trenches provided it is compacted to at least 95 percent relative compaction. In building, slab, and pavement areas, the upper three feet of trench backfill should be compacted to at least 95 percent relative compaction. Water jetting to achieve the required level of backfill compaction should not be permitted. 8. Site grading should be performed in accordance with the Ashland Hillside Ordinance, where applicable. i i Brett and Dana Crawford February 28, 2013 Page 5 of 7 B. Foundations 1. Footings may bear directly on the hardpan(?) soils at the site. Footings may also bear on at least 12" of structural fill overlying the loose to medium dense clayey sands at the site. The existing very loose to loose silty sands and topsoil materials should be removed from beneath footings. These sands are expected to be 1.5' to 2' feet thick and mantled somewhat evenly across the building pad; however, these weak soils could be thicker elsewhere. The bottoms of all footing excavations should be evaluated by our field representative to determine that all weak or deleterious soils have been removed. These observations should be performed prior to placing forms, rebar, or structural fill. 2. Footings can be designed for 2000 psf allowable bearing pressure for dead and live loadings. Footings in deep cuts (greater than five feet), that result in the exposure of the hardpan soils at footing grade, may be sized for 3000 psf allowable bearing pressure. Footings should bear at least 12" deep for frost heave protection. 3. Footings, particularly footings on descending slopes, should be deepened as necessary to have at least seven feet of horizontal distance from the toe of the footing to the slope face. Retaining walls with keys should have more horizontal confinement than noted herein (we should be consulted during the building design phase when specific design and depth information is available). 4. Unrestrained retaining walls with level to gently sloping (less than 25 percent slope) backfill surfaces should be designed for an equivalent fluid pressure of 40 pcf. Where restrained, the design wall pressure should be 55 pcf for walls with similar backfill surfaces. These wall pressures assume adequate backdrainage is provided behind the walls. Where backslopes are steeper than 25 percent but less than 3 5 percent, the above wall pressures should be increased by 10 pcf. Interior walls should be waterproofed and all walls should be backfilled with granular backfi 11. 5. For lateral load resistance, a coefficient of friction equal to 0.30 and a passive pressure equal to 250 pcf starting 0.5 feet below finished grade may be used. The passive pressure should be ignored unless the footing is poured against undisturbed firm earth or the footing backfill is well compacted. C. Building Slabs-On-Grade 1. The living bar basement slab, and all other below-grade slabs, should be underlain by an underslab drainage system. The slabs should be underlain by (in descending order) two inches of sand, vapor barrier, at least ten inches of compacted free-draining 3/4" crushed rock (no fines, Brett and Dana Crawford February 28, 2013 Page 6of7 no round rock), and subgrade soil. Two three-inch diameter perforated rigid PVC pipe should be placed near the bottom of the gravel lengthwise with the building and separated by 6' or so. The perforated pipes should be connected and drained outside of the basement via gravity to the slope below the house. 2. Slabs should be reinforced in accordance with the anticipated use and loading, but as a minimum, slabs should be reinforced with at least No. 3 rebars on 16-inch centers, both ways, or equivalent. 3. Exterior slabs should be underlain by at least six inches of structural fill such as 3/4"-0 crushed rock. D. Drainage and Erosion Control 1. The finished grades around the buildings should be sloped away from the buildings at a minimum slope of about five percent. The ground surface on the uphill side of the structures should be sloped to drain to the sides of the structures with slopes of at least five percent. Alternatively, surface water in these areas can be intercepted with area drains and piped to suitable facilities. 2. Gutters and downspouts or roof drains should be installed to drain roof water with leakproof joints to suitable facilities. Roof drains should not discharge onto slabs, landscaping, etc. adjacent to the foundations. 3. A perimeter foundation drainage system consisting of a 4" diameter perforated PVC pipe should be constructed adjacent to perimeter footings except where retaining wall backdrains are required. The drainpipe should be embedded within one cu. ft. of drainrock per lineal foot of pipe and be fully wrapped with filter fabric. 4. Retaining walls should have a gravel and perforated pipe and filter fabric drainage system placed behind walls. Adequate drainage may be provided by means of 3/a inch drainrock material enclosed in a filter fabric and a 4" diameter rigid PVC perforated pipe placed within the drainrock and at the base of the wall. The drainrock and filter fabric should be extended up the wall to within 1' of finished grade. The pipe should be tied into closed pipes that discharge into suitable drainage facilities downslope of the house. 5. Erosion control measures, such as silt fencing or staked straw bales, should be placed downhill of disturbed soil or stockpile areas. After construction is completed, these areas should be revegetated. E. Construction Observation i 1. We should be retained to provide soil engineering monitoring and testing services during the project. Our work should include observations of the completed excavations, earthwork, wall backdrainage, and lower level underslab drainage 4 Brett and Dana Crawford February 28, 2013 Page 7 of 7 systems, and finished surface drainage control measures around the house, Our involvement during the construction phase should start with a field l1leetia g prior to any grading work at the site. 2. The observations should specifically include: A. All excavated surfaces for footings 'and slabs, B. Observations and testing, as necessary, of structural fill placement and placement of general fill. G, Installations of subdrainage measures, particularly underslab drains and retaining wall backdrains. D. If the earthwork includes construction of new sloping fills, we should observe the keyway and benching excavations, observe and test fill placement, and observe installation ofsubdrains, where appropriate. E, Observation of the finished drainage control nicasures should be performed, however, other qualified people can perforril these observations. We have provided our findings and recommendations in, accordance with generally accepted geotechnical engineering principles and practices. No other warranty, either expressed or implied, is made, This report has been prepared to aid in the design of this project. In the event that significant changes in the nature or locations of the structures are planned, please contact us to review the changes and our recommendations. If you have any questions regarding 11-ds letter, please call. Very truly yours, jay M11a 5 t i MARQUESS & ASSOCIATES, INC, Rich Swanson, RE, Civil Engineer 16885 RSller Copies; Addressee (1) Jason Stanek (1) Attachments; Site Plan, Drawing I Key to Boring and Pit Logs, Drawing 2 Laboratory Testing Procedures, Drawing 3 Logs of Pits l and 2, Drawing, 4 SAMAI 2-28-13 soap relmi,doc r STRAWBERRY LANE ,i a. 7is W1i 1 7 DRAWM f .;q 1-7 51 4 074 I h)Ei%C 00 Ptopoftd CL"Z:C1 r. L6 de Lot 5402 5 Stmwberry Lane . Ashland Oregon ~.._.:::5 it ii.'.•)! ..~::J! l 71 !j_-~I •r.`,~ i. •'';a. MM joB Nrr. 1711167 DRAw4 RS _ LSR1II I7An ILL 2013 ED T.3 OF 4 I3W~rS PRIMARY DIVISIONS GROUP SYMBOL SECONDARY DIVISIONS GRAVELS CLEAN GW Well graded gravels, gravel-sand mixtures, little or GRAVELS no fines. _J ¢ o MORE THAN HALF (LESS THAN Poorly graded gravels, or gravel-sand mixtures, little ~ a N OF COARSE 5% FINES) GP or no fines. M d FRACTION IS GRAVEL GM Silty gravels, gravel-sand-silt mixtures, W o z LARGER THAN WITH non-plastic fines. Z ¢ cn No. 4 SIEVE FINES GC Clayey gravels, gravel-sand-clay mixtures, Q plastic fines. Z w y SANDS ACLEAN NDS SW Well graded sands, gravelly sands, little or no fines. C-D w ¢ U MORE THAN HALF (LESS THAN V) X 5% FINES) Sp Poorly graded sands or gravelly sands, little or X iF g OF COARSE ) no fines. O o V) FRACTION IS SANDS SM Silty sands, sand-silt mixtures, non-plastic fines U 0 SMALLER THAN WITH No. 4 SIEVE FINES SC Clayey sands, sand-clay mixtures, plastic fines. J N SILTS AND CLAYS ML Inorganic silts and very fine sands, rock flour, silty or LL clayey fine sands or clayey silts with slight plasticity. V) LIQUID LIMIT IS CL Inorganic clays of low to medium plasticity, gravelly p = N ~ LESS THAN 50% clays, sandy clays, silty clays, lean clays. LLJ Z z ~ a OL Organic silts and organic silty clays of low plasticity. N SILTS AND CLAYS MH Inorganic silts, micaceous or diatomaceous fine d sand or silt soils, elastic silts. C9 w z LIQUID LIMIT IS CH Inorganic clays of high plasticity, fat clays. Ll! 0 W z z_ GREATER THAN 50% Organic clays of medium to high plasticity, OH or onic silts. HIGHLY ORGANIC SOILS Pt Peat and other highly organic soils. UNIFIED SOIL CLASSIFICATION SYSTEM (ASTM D-2487) U.S. STANDARD SERIES SIEVE CLEAR SQUARE SIEVE OPENINGS 200 40 10 4 3/4" 3" 12" SAND GRAVEL SILTS AND CLAYS COBBLES BOULDERS E ;NE MEDIUM COARSE FINE COARSE GRAIN SIZES ANDS & GRAVELS BLOWS/FOOT SILTS & CLAYS STRENGTH BLOWS/FOOT VERY LOOSE 0 - 4 VERY SOFT 0 - 1/4 0 - 2 LOOSE 4 - 10 SOFT 1/4 - 1/2 2 - 4 MEDIUM DENSE 10 - 30 FIRM 1/2 - 1 4 - 8 STIFF 1 - 2 8 - 16 DENSE 30 - 50 VERY STIFF 2 - 4 16 - 32 VERY DENSE OVER 50 HARD OVER 4 OVER 32 RELATIVE DENSITY CONSISTENCY tNumber of blows of 140 pound hammer falling 30 inches to drive a 2 inch O.D. (1-3/8 inch I.D.) split spoon (ASTM D-1586). +Unconfined compressive strength in tons/sq. ft. as determined by laboratory testing or approximated by the standard penetration test (ASTM D-1586), pocket penetrometer, torvane, or visual observation. P 541-772-7115 M TO BO AM mT T MP DRAVR40 F 541-779.4079 d7iJd\ilY>t.J7AV'r pedrl d~°l m Pkariowd J~Ji.AJ~7 r `1 @ ] 1110 EAST JACKSON CTawfmd Po Box 490 1Vt ~4/y T AA ~ IIl~t~ MEDfoRD.OR97501 Ut 54M Jt[' wherry Lane 1~ I .t ~ uwi:>ar~ &ASSOGIA, t< 11a r_ m++.Pnamm Ashland Oregon < < MM JOB Na 12,1167 DRAVN RS , ~ rtrc~ ,,u1~ arr~~rrmE._~L MUEDAU Feb 2013 CEvCdQ7D RS IOF 4 DWGS LABORATORY TESTING PROCEDURES The laboratory testing program was directed toward a quantitative and qualitative evaluation of the physical and mechanical properties of the soils underlying the site. The natural water content was determined on six samples of the materials recovered from the pits in general accordance with the ASTM Test Method D2216. These water contents are recorded on the logs at the appropriate sample depths. The percent soil fraction passing the #200 sieve was determined on three samples of the subsurface soils in general accordance with the ASTM Test Method D1 140 to aid in the classification of the soils. The results of these tests are shown on the logs at the appropriate sample depths. Free swell tests were performed on three samples of the soil materials to evaluate the swelling potential of the materials. The tests were performed by pouring ten mL of the dry material into a 100 mL graduated cylinder containing about 40 mL of tapwater. The mixture was stirred repeatedly and allowed to equilibrate for 24 hours, then tapwater was added up to the 100 ml, mark. The graduated cylinder was left undisturbed to equilibrate. The free-swell volume was then noted. The percent free swell was calculated by dividing the free-swell volume by ten and multiplying by 100 percent. The results of these tests are presented on the logs. Drawing No. 3 TEST PIT 1 (located near rear edge and center of proposed studio) 0 SILTY SAND (SM), gray-brown, very loose, moist, thick roots in upper 6" *13 1' X 15 2' X CLAYEY SAND (SC), brown with gray mottling, loose to medium dense, 3' moist, probes firm to 4' deep, hard probe below 4', increasing clay with depth 16 X ®2': Finer than #200 = 42 Free Swell = 40 4 ®3.3': Finer than #200 = 49 Free Swell = 45 % 14 5' HARDPAN ? (Cemented? SILTY SAND), dark red-brown, very dense/hard, moist Bottom of test pit = 5.5', practical excavation refusal at 5.5' deep TEST PIT 2 (located near southwest corner of proposed parking terrace) 0 8" thick Duff/topsoil, dark gray, very loose *13 1 X SILTY SAND (SM), gray-brown, very loose, moist 2' CLAYEY SAND red-brown with 15 3' X (SC), gray mottling, medium dense, moist, probes firm 4' 03': Finer than #200 = 42 Free Swell = 30 % 5' HARDPAN ? (Cemented? SILTY SAND), dark red-brown, very dense/hard, moist Bottom of test pit = 5.7', practical excavation refusal at 5.7' deep I i *moisture content in percent r 441777rnls LOG OF PITS 1 AND 2 DRAWING F 541.772-7115 1120 EAST JACKSON Proposed 0awfQrd ld Reddaux AR- 'OK 490 l V 1~~ I J Z. _ EI MWO.RD'OA97501 Lot M StmwDem Lane /pd k ASr'. ,S AIL: Ln(np .~.qa~ IM:vc+.vnvgxfam Ashknd Oregon . MAI JOB Na VM67 DRAWN RS lJL J',T~,, „`'r2 =M DA E Feb 201 I CMCM RS OF 4 DWGS . i t Jackson County Official Records 2009-0 9 2932 R-E Cnt-1 Stn=4 SHAw8i 04/10/2003 01:30.44 PM 35,D0 $5.00 $6.00 511.00 T061:$66.00 After recording, return to: P111111111 11 1 IIIIIIIIIIIII Mark S. Bartholomew 0136918720D8D4129320070C I. Chrldta Walkar, County Cloak rof4aaOn county. Oroon, certiry 71 ! Murphy Road that the instrument Identlflod Nrobt was rsoordod In tho Mork Medford, OR 97504 roocrda. Christine Walker- county clerk EXCLUSIVE EASEMENT AND MAINTENANCE AGREE MBNT Parties- Lot 5402, LLC 155 Strawberry Karoo Ashland, OR 97520 hereinafter "Grmtor," and Benjarirain W. Stott .155 Strawberry Lane Ashland, OR 97520 hereinafter "Gmtee," Grantor and Grantee are hereinafter known as the "Parties." SECTION I -URANT OF EA.SBMENT Grantor hereby conveys, grants, and sets over unto Grantee an EXCLUSIVE EASEMENT for a twenty-foot (20 ft) wide section of the flag pole portion of Grantor's parcel (hereinafter "Easement Area). The Easement Area is shown as the hashed area .pan Exhibit "A," attached hereto and incorporated herein by-this reference. Grantor shall be prohibited from constructing a driveway or any other structure, or removing vegetation from the Easement Area. The parties intend for this Easement to ensure privacy and quiet enjoyment of Grantee's parcel. In addition to the Easement granted herein, in the event Grantor constructs a driveway on the unencumbered portion of the flag pole on Grantor's parcel, Grantor shall construct such driveway as far from Grantee's parcel as practicable. SECTION 2 -13E,NEEITED AND BURDENED PROPERTY Grantee's property benefited by this Easement is described on Exhibit "B," attached hereto and incorporated herein by this reference, Grantor's parcel burdened by this Easement is described on Exhibit "C," attached hereto and incorporated herein by this reference. GRANT OF EASENIFNT Page 2 of4 I SECTION 3 - MAINTENANCE Grantee shall be solely responsible for all maintenance of the Easement Area. Grantee shall maintain the Landscaped Area in are attractive manner. SECTION 4 - CONSIDERATION . The consideration for the Easement is Grantee's obligations contained herein and Grantor's purchase of Grantor's parcel from Grail tee. SECTION S - EXCLUSIVITY The parties intend for the Easement to be exclusive. SECTION 6 - BINDING EFFECT The Easement granted herein is perpetual and binding upon and shall inure to the benefit of the heirs, successors, and assigns of the Parties hereto, and shall run, with the laud. SECTION 7 - SEVERABILITY Should any portion of this agreement be found unenforceable by a court of competent jurisdiction, the remaining portions shall remain in full force and effect. SECTION 8 - JURISDICTION AND VENUE This agreement shall be construed exclusively under the laws of the State of Oregon: Exclusive venue for any dispute of this agreement shall be Jackson Cowaty, Oregon. SECTION 9 - ATTORNE'Y FEES In the event a suit or action is instituted concerning this Agreement or any pan thereof the prevailing party shall be entitled to recover their reasonable attorney fees to be fixed by the trial court and on appeal, if any, similar fees in the appellate court to be axed by the appellate court: GRANTOR: LOT 5402, LLC r DATED: Q , 2009 fXk;~ CA31? By: Benj 'n W. Stott, Member GRANT Of EASEMENT Page 2 of 4 C;~ ti State of Oregon ) ) ss. County of Jackson ) hh This instrument was aftowledged before me on this 1 U day of 2009, by Bon j amiD W. Stott, as the authorized Member of Lot 5402, LLC, Notary I' for Oregon My Co sion Expires: / OFFIC Sit ~ V C,OFt~uoN ti• ,Y Gs;;ki,cL~td FX7et~w~s a X71 t~~~ ` YS~vti~,r, ORANTEF, DATED: C~ 2009 Benjamin . Stott GRANT OF EASEIaiENT Page 3 of 4 State of Oregon ) C©urty o GAJS Acknowledged before me by Benjamin W. Stott on the ~ day of XWY r L 2009, for S to of Oregon M 7 ion Expires: f 1-'- J ;;F EiAL SEAL C V ?E" :t ra ry'. I~r NJUIC-OREGON rl'ti'~I~ "1 ~.514~.i1 ~•1.1'$;L5 AFR ~o GRANT OF EASEM M Page 4 of 4 ' e,,~e', .t,"~i'4 `\.,,;V•.N'~~ '.rr y'~.I~ u~'.'~~.,~Yy by 1. ' L -Will 2• y ri~ ' , "'~y-~~•.~tl:»,,:';~h~f~..• :~rYKR:::^y it ~'',i"::"' K ~.ti •.iy i`':-✓ry.~, i i1. f Y'J„IN~f,w •bJTM. `4 r,• •4 4..'$"1,2r,.r i M1'` SAY\''' ..1:~w:3 r^':ii'''~'.`•`y~ir', , :1-...: ~ •`?y . try'..:'+-•~4,%' ~•~..1 if.I~',~s, r'+.t Rai ~1'c:l V `I ' %7i.. I+„~,7~,•y w~i.4.+.~ .1^~~'.~::~?~'~Y.G . yet. 4 'Cf DEWiiiwl 20 cyry ,t. niLA i.n= ~CLlQpli 1 `tI I 4 i Exhibit "B" Parcel No. 4 of Partition Flat facorded January 9, 2004, as partition Plat P-02-2004 of 'Record of Partitign Plats" In Jackson County, Oregon, and filed as Survey No. 18054 in the office of the Jar*son Courtv Surveyor. i I Exhibit *,C" l Parcel No. 2 of Partition Plat recorded January 9, 2004, as Partition Plat 802.2004 of Tecord of ParMlon Plats" in Jackson County, Oregon, and filed as Sun/ey No. 18054 in the office of the Jackson Count' I € Surveyor, i I ~F .a _ i I i l i v ~ I i 1 N . i . _ . i KAY. h~w+n{,,.t^._3} 5.'k~ ' _ z . W r. 6` ~ G o ~ ~~R[ . ~ _ • F ~ - 155 i v F m ut: i s s , . W-W w v a c_ I p r F t +yr„t VII i4, l ~ E i a i 3 t e 3 IP ~ r F x _ Q 7 ~a - i ~ i t The comments of this pre-app are preliminary in nature and subject to change based upon the submittal of additional or different information. The Planning Commission or City Council are the final decision making authority of the City, and are not bound by the comments made by the Staff as part of this pre-application. ASHLAND PLANNING DEPARTMENT SITE: 00 Strawberry / Scenic PRE-APPLICATION CONFERENCE 391E08AD, tax lot 5402 COMMENT SHEET APPLICANT: Dana & Brett Crawford August 22, 2012 REQUEST: Physical Constraints Permit for Hillside Development for the construction Hillside Lands with Severe Constraints, Administrative Variance to driveway separation and Tree Removal Permit. PLANNING STAFF COMMENTS: This pre-application conference is intended to highlight significant issites of concern to staff and bring them to the applicant's attention prior to their preparing a formal application submittal. Physical and Environmental Constraints: The reason a Physical and Environmental Constraints (P&E) permit is required is because of potential development, as defined in 18.62.030, on lands greater than 25 percent slope. In comparing the City's GIS data and your approved building envelope location, the proposed house placement will be entirely in an area that is shown with slopes of greater than 25 percent. Therefore, because of development of these sloped areas, and potential removal of trees, a P&E permit is required. Additionally, if areas of more than 35% slope are disturbed, the criteria for Severe Constraints also apply. Response: See G1.2 - Site Plan Tree Protection & A2.0 - Foundation Plan The average slope is 32%. See plaiifor contour information. See A2.0 for proposed c.,oiitoiti- inodrf cation. Setbacks: In the plain language of the code a structure is anything joined together of parts which is more than 30-inches above grade. Verify that the structure is not encroaching into the setbacks. Eaves are allowed to encroach up to three-feet. Response: See A2.0 - Foundation Plan See plan fort' r-ned setbacks .for the property and proposed on-site built construction in complianc - d ' #bacl s. See Structural drawings for details related to site walls and foundation, . ~g walls. Geotechnical Report - A geotechnical report as required in 18.62.080.A.4. is required to be provided with application. All grading, retaining wall design, drainage, and erosion control plans for development on Hillside Lands are required to be designed by a geotechnical expert, in addition to conforming to the Building Code and being consistent with the provisions of this the Physical and Envirommental Constraints Chapter. Pre-construction meeting will be required with 155 Strawberry t the general contractor, geo-technical engineer, landscape contractor, architect, and other pertinent persons associated with the project prior to any development or excavation. Erosion control measures must be installed and inspected prior to any development or excavation. Response: See attached Geotechnical report, dated Febr uary% 28, 2013. See Geotechnical Report and A2.0 for erosion coy : -l, site drainage and proposed re-grading rneasirres. See Strztcturctl Drawings for r°etaining ~ ign. Flag Drive - Because the new driveway is greater than 50 feet in length, it is by definition a flag drive and subject to the requirements thereof (18.76.060). The driveway was is required to be 12-foot of paved width, centered within 15-feet of clear width. The driveway must be improved to withstand 44,000 lbs., have a vertical clearance of 13.5 feet, have three parking spaces situated in a manner to allow for turn-around on the lot and not back out, the flag drives is also deemed fire apparatus access and must be signed `no parking' and must meet the screening requirements. Response: See A2.0 Foundation PL and Lire A ; I)i_rgrani Phis plan ilh.t~ : 'c. f -gig drivel" configrtr'ut on. -vote: in accordance to Lire Marshal's recornmendat<<~,d~ , r'e appar atris ~E,o~ shall be dii -led to the Scenic Drive portion of the site. Address and front -ird is propose-.l on Scenic Drive. See Approved Fire Access Diagram, dated 08107112. Fire Apparatus Access - If the future stiucture(s) are greater than 24-feet in height, a fire truck work area will be required. The fire truck work area is a 20' X 40' within 50 feet of the structure. This requirement may be waived if automatic fire sprinklers are installed in the structure. See the comments from the Ashland Fire and Rescue Dept. below. Response: See Flag Drive response above. Wildfire Zone - The subject property is within the Wildfire Zone, if any combustible materials are to be on the site a Fire Prevention and Control Plan in accordance with 18.62.090.B. are required to be addressed in the application. Response: See G1.2 Site Plan, Tree Protection and Removal Plan, A5.1 Landscape Planting Plan and A4.1, Typical Constra.tction Assemblies. All dead and dying vegetation shall be removed as a part of the initial construction phase. The site is natrtrally provided for primer fuel brealzs by way of the road and a drive path system the perimeters the property i.e. Scenic Drive, Straivberr.y Lane, the fire lane/drive path the ace- 29 Scenic Drive. i rc :ds and drive paths provide sufficient access for Emergency Vehicles and fire suppression activities. The proposed plan provides for a secondary fuel break as defined by Section 18.62.090. B.4 by initially grubbing the site, removing all dead and diseased plants, brambles and ground cover in the main body of the site and provides a planting scheme that reinforces the standards of this section. The building stri.icture is roof?d with a Class B 7PO single ply niernbraiie r oof'swster"t. The exterior facade of the entire residence is clad vJith a continuous exterior insulatio errs that 00 Strawberry / Scenic exceed NFPA 285 standards for fire and smoke development - Flame Development = 0, Smoke Development = 0. Tree Removal - It is unclear from the proposal how many and what type of trees are proposed for removal. There are a number of trees on the property, which will be impacted by the driveway construction. The removal of three or more living trees of over six inches diameter at breast height (d.b.h.), or the removal of five percent of the total number of living (or dead trees) over six inches d.b.h., whichever is greater; or the removal of one or more living conifers greater than two feet d.b.h. or living broadleaf trees greater than one foot d.b.h.; Response: See GL2 Site Plan T -c2 Protection Plan. See this plan for survey o f `c rs trees and proposed tree removal and tree protection measures. The project has ~.~cl: services of'Arborist Bruce Zeigler of A to Z Tree Service to determine the extent o f rerno, ' p ^otectian for the existing trees on site. Note: See, G1.O Existing Conditions Survev fot• tre d gated February 2013 which amends a sun ey provided by TerraSurvey, Inc. as part `'the original approved Land Partition. Two trees of concern are., 26" Cedar -L( wted tit south property to the e:-i-` - pr,rl pumping station. This - has be--- _._°-r°-d by A to Z Tr-ee Sc>i,i _s ,.,ad it has bey.! ~..:rted that its chance of st al is y to the installation of r :c drh?e path and s.' -.rld be removed as apart the ;iitial constrr This item will be r-e-examined during initial excavation in this region. Necessary nreaszr -es W be taken to save the tree if it is determined that th r,-,ot : re of t~..,is trey is , V. 'u ~rrally compromised by t..'re . eh'-aion of the drive path. Ll 26" Pine - Lo_ north property, line. Ti is tree has been dead for sei ...1 be r ernoved because of i,"e hazard it poses. Tree Protection - Chapter 18.62 and Chapter 18.61 require a tree protection plan (18.61.200). All trees on the property and those within fifteen feet must be identified in accordance with 18.61.200, and those that are to be preserved / removed clearly labeled. Tree Protection Measures are required for tree impacted by utility installation. Response: See G1.2 Site Plan Tree Protection Plan. A to Z Tree services have provided preliminary instructions for tree protection r easures of the project. They will be present during the initial phase of construction to pro r__ific instructions for tree protection fbr- trees to be preserved, including tree fenc ins,-jr trees adjacent to construction areas. Re-vegetation and Fill Slope construction - The cut and fill slope areas are required to meet all requirements of 18.62.080.B. 1- 9. The areas of fill slopes shall utilize native vegetation or vegetation similar in resource value and which will survive and stabilize the surface. Evidence shall be required indicating long-tern viability of the proposed vegetation for the purposes of erosion control on disturbed areas. A cash bond for the erosion control plan in the amount of 120% of the value of the erosion control measures necessary to stabilize the site is required to be paid prior to the issuance of a building permit. Response: See A2.0 Foundation Plan & A5.1 Planting Plan 00 Strawberry / see;h c' f See foundation plan far all proposed grading modifications & stormwater drainage measures. Note: Except for the parking terrace, the proposed design limits excavation - cut and fill - to a mininunn to protect and retain the natural state of the site. The proposed configuration of° paritih g terrace -see 21A5.0 -is required by the CO4 planning requirements to assure parking r:: 'er_zbility, to eliminate backing onto S'traivberrv lane. Retaining Wall(s) - According to 18.62.080.B.4.b. Cut slopes once greater than seven feet in height are required to be terraced. Terraces cannot exceed five feet in height with a three foot width. R -poi : See A2. Q Foundation Pl ( Structural Drawing 5`I S _Ytion plan for propose' c rcol elevations and design heights for all site retaining 5 for structural detaili-: ,for site ,l1s, exc' -ling Gabion site walls. Refer~ence C_ hi : ; all Design, presented by Module - G n for gravity design gabion i-gall systems. Note: I _ for the parking terrace, the proposed des limits c ovation - cut and fill to rnira~rr:: a o protect and retain the natural state of the Tr'.-losed cor2ligrrr-ation of par, 'T r -race -see 2145.0 -is required by the COAL rri,,~r r ~ F c -ients to assure parking rn , _ abili~v to eliminate backing onto Strawbe) y _e. Stormwater Plan - All storm water drainage plans shall be designed in accordance with 18.62.080.C. Response: See A2.0 Foundation Plan a jbundation plan for all proposed grading AR. ster° nu drainage measures. rt~. Except for the parking terrace, the prof-, l:..aits 'ion cut and fill - to =-nun to protect and retain the natural state oft' ~ The proposed configuration of par _ r°race is required by the COA planning requirements to . parking trerability to eliminate backing onto Strawberry Lane. Utilities - Considering the nature of the property, detailed information is needed on all utilities. Most importantly, please identify sewer, stormwater, water and electrical routes. How do these utilities affect trees (identify), how will the utility installations be handled, with disturbances minimized and disturbed areas revegetated? Response: See A2.0 Foundation Plan and A-5. 0 Plan Diagrams See foundation plan and utility - 4 ` r') tion diagram for consolidation of services to r disruption, including storm it,aier n__rnagement. Proposed route forprimary utilities mi„ impact to existing trees. ZONING DISTRICT REQUIREMENTS: ZONING: R-1-7.5, Single Family Residential District LANDSCAPING REQUIREMENTS: 45% of site, size, and species specific landscaping & irrigation plan required at time of formal application. Avoid using lawn. Provide irrigation system. Response: See A2.0 Foundation Plan and A5.1 Planting Plan. 00 Strait'.n-y / Scenic O lawn proposed Drought tolerant plants will require minitnal irrigation during f irst year to establish. PARKING, ACCESS, AND INTERNAL CIRCULATION: 3 off-street spaces per lot situated in such a manner so that a driver can pull out of the driveway in forwards manner. Response: See A5.0 Plan Diagrams and 21A5.0 Parking Te ce Diagram for 3 car parl(ing spaces and path of exit that complies w4th for nt. LOT COVERAGE: A maximum of 55% of the lot may be covered with impervious surface, including the paved driveway. Response: See. A5.1 Planting Plan 5511 of lot covered fr)r L!l _ pus surface - 7, 666.4sfproposed impervious surface 4, S6Ssf, ins 2,930sf'ch*epath. SETBACKS: 15' for front yard, 6' for side yards, 10' per story for rear yard, plus applicable solar setback requirements. Response: See G1.2 Plan and A2.0 Foundation Plan. Setback requirements (-amply. SIGNS: N/A OTHER: BUILDING DEPT: Fine Apparatus access must be maintained to the property). Obtain all necessary permits prior to construction. Contact Daniel McLeary of the Building Division for farther information- 541.552.2074. See Approved Fire Access Diagrarn, dated 08107112. PUBLIC WORKS: See attached comments. Contact Karl Johnson of the Engineering Division for further information - 541.552.2415. WATER DEPARTMENT: If the project will require additional water services the applicant/owner will need to contact the City of Ashland Water Department for the availability, placement and costs associated with the installation of these services (meters).The fees for water service installations are separate charges paid to the water division and will typically run from less than $500 into the thousands depending on size and number of services. For additional information please contact Steve Walker of the Water Dept. at 541-552-2326 Shall comp/y. 00 Strawberry / Scenic t,. FIRE DEPARTMENT: See attached comments (from previous pre-app but no new comments were submitted). Contact Margueritte Hickman of the Fire Department for further information - 541.552.2229. See Approved Fir=e Access Diagram, dated 08107112. PROCEDURE: Type I -Administrative Approval, subject to hearing on appeal, for an Accessory Unit. A parking variance of more than 10 percent would require Type II processing, meaning that a hearing would be necessary and the decision would be up to the Planning Commission. APPLICATION MATERIALS: The application is required to include drawings of the proposal (i.e. plan requirements) as well as written findings addressing the applicable approval criteria in accordance with the Ashland Land Use Ordinance (ALUO), Chapter 18 Land Use of the Ashland Municipal Code. The following section includes the requirements for plans and approval criteria which are applicable to the proposal as described in the pre-application submittals. When more than one planning approval is required for the proposal, multiple sections of the ALUO may apply. The burden ofproof is on the applicant(s) to ensure that all applicable criteria are addressed in writing and that all required plans, written findings, and other materials are submitted even if those items were not discussed in specific, itemized detail during this initial pre-application conference. Approval Criteria Applicants are advised that in addition to required plans, written findings addressing how the ordinance criteria are satisfied in narrative format are required. The applicable criteria are included below. Two (2) copies of written findings addressing the following criteria from Chapter 18.62 PHYSICAL & ENVIRONMENTAL CONSTRAINTS 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. Response: Per the review of Section 18.62.080 Development Standards for Hillside Lands. A.1-3. General Requirements. COA has determined that this lot is suitable for developrrrent 1711, granting Land Partition of tax lot 5400 into two separate parcels - lot 5400 & 5402. Slope for lot 5402 is 32' r-erage across buildable area ofsite. Flag Drive is located on the low slope, : , "o of the site and does not exceed an average of 7-8% over its length. Length is Flag Drive is lees than 100' to parking terrace. See A2.0 foundation plan. Fire lane acres, is determined by COA Fire Marshall to be form Scenic Drive. See Approved Fire Diagram. 00 Strawberry / Scenic A.4 Geotechnical Studies. See A2. foundation plan & Geotechnical Report, dated March 4, 2013. B.1-3. Hillside Grading and Erosion Control. Grading, retaining wall design, drainage and erccontrol has be, h al} - _dfor this particular site and are considered corn ~l~ anal is consis`T r~ti>s section of Chapter 18.62. See A2.0_foundation plan, & r ehnieal Report, dated March 4, 2013. Note: Tx_'zept for the T g terrace, the proposed design limits excavation - cut and f ill - to minimum to protect d retain the natural state ofthe site. The propost J configuration ofparking terrace is re ui -2_' by the COA planning rc rrv to assure parkin,-, maneuverability to elimina:2 br_. onto Strawberrv lane. At, c'_ artion of the s.-*1 i 35%, 4, 868sf - the portion ir',at is con =ic'_ ;e imp~E 1: in ~ irng flag drives -7-4 basalt). The remaining 65% of t is prof it, _ , ,turned back to : B.1.3,fornnula allows for greater the 57%. i.e. 32% - 25% = 57%SeeA5.1 plant',- in. B.4. The proposed design minimizes to the gre_ ~ssible the amount of site disrup`'m regarding the natural topc rwply, i,~ of site retaining walls and cut.: t The proposed design p for o _ %.Ltaining wall over 5'- 0 " to it t: ?11t slope to provide t p, ;one (1) engineered gabion style rc i all at 5'-0" to retain c_.. ird ace. No e.kv, slopes are proposed for this c'_ _ p % ent. Re- .or_ ,lanting cif the entire site is ( ) . _ _ _1 to restore the site, to the greatest extent pr ~sible, back to a natural state. See A5.1 Ming plan. B.S. No unrestro ' f fill slopes are proposed .ft, ° >elopment. The pc is the onh,~ o -,trained fill area and ha, -ed retaining wall slut .0 foundation plan & A_, a corawing S1. B.C. R. etc on„ pplanting cif the entire site is co ' eyed to restore the site, to the greate ;xtent possible, back to a natural state and shall be installed prior to issuance of certificate of occupanev. See A5.1 plantingplan. B.7. Erosion Control Measures. Short-ter,in erosion control urea 'ir- - the course ofconstruction shall be install at the onset of construction ar `r- ' woughout the course of construction as proposed by A2.0 foundation planlcro. 131a=n and cis defined by the Geot, . '.,iical report. The proposed design consic' to >asures is proposed to tn: fo the greatest extent possible, the amount of site `b Lion regarding the natur, ' topography. The owners have read this section of this cht :3ter" and agree, to its tc Fits for trhainteinance of long-term er°osionn control ineasn.tn B. 8. The prc 'd, *g-~ considers site-grading n. mores and is p )pi l to ize, to the greate.~ ,i- pc the amount of sip„ p¢'on regarding .-l topograp4j,, cvotdh,g l,_ -,;-',)us or unstable pc.,tic of he site. Build.'ng pc. ~ '71% intentional~'y kept to a r imutn to maintain the, no - --al state o f the property. B.9. Inspection and Final Report. Shall comply. C. Surface and Gro 7x_-Drainage. The stornnu,,ate ° n,oncigemennt propc t is designed to consider all parts of the overall site impro is, including c" parking areas arnd otier impert%ionts surfaces and roof drainage systems. 1 tie In , ittar y infrastructure for stormwater drainage system for parking terraces and retanr_ ig systems shall be installed at as these connponents are constructed and will be maintained long- term, during and after construction. See A2.0 foundation plan & A5.1 planting plan. 00 Strawberry / Scenic I _ V D.1-3. Tree Conservation, Protection and Removal. Terr•aSurvey. Inc. Preformed a comprehensive serrvey of the existing tree i for the property - survey date-' IV' 6, 2003. See GI.I existing condition survey. This survey was updated October 15, 2v12. See GI.2 site plan, tree protection & removal. A certified arborist-A to Z Trees - has been commissioned to evaluate the condition and viability/suitability of a series of trees adjacent to the construction limits of the project. These recommendations are reflected on sheet GL2 A to Z has been contracted to be on- site during the excavationlconstruction phases to help supervise the care of these trees. D.4. Tree Protection. Frees proposed to remain are identified on G12 site plan, tree protection e removal. Z T ~ shall dictate reel: rir ants fbr pra _ 1-riorto ` r eft ° rx,d shall be on-.,,*.'.. , vded ~..,.avat:or:. ~.or .,....~~.o.., ~or._.. areas deemed ser ive for i viability. D.S. Tree Removal. Trees deemed n, removal shall be limited only to absolute i ndlor as dictated by Oi 3 S3, 1998 a-c. Note: 2 signi _7nt trees are proposed for r, oeie 26 "pine at the north portion of the property i at has been dead for^ several yet7~- and is considered a fall hazard to the acljaeen1p")1' -,r and one 28" cedar at the soi-a property line adjacent to the mec°hmnc~,. easement. It has been determined by A to Z Trees that this tree will be in I. . )arayy of •+rvival due to the installation ofthE-1 _ lerrace, therefore is being c 'edfbr removal. The propo,,_-d configuration at' ~ 7rking terrace is regi ,d by the COA planning requirements to c- e_--7r'king maneuverability to eliminai~ onto Strawberty Lane. D.6. Tree Replacement. See A5.1 planting p!--fir !Nee replacement plan T; Replacenientlplanting & maintenance shall i fication dictated b},, Ord 2834 S4, 1998. .D.7.7 Enforcement. Shall comply. E. Building Location and Design Standards. The proposed b 2sign shall conapd3% with rc :I irenrerrts of this chapter 18.6' See above narrative aril _ 1 architectural c c ,*)n documents for coml.-' ~f°individztal requireiiieri . 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. Response: The G iers have reasonably evalzrated the considerations presented by these develc, - ,7e!- -tc ' --ly and have taken reasonable steps to mitigate the potential hazards that w, pi by the condition of this site. See above narrative and attached arc 7-h_ oral cp str-uction documents fore coiripliance elf individual requirements. 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) Response.. T'~e ( --s have, reasonably evaluated the considerations presented l?y these development stc..._.`ar_.'s and have taken reasonable steps to mitigate the, potential hazards 00 Strawberry / Scenic r E that r presented by the cor 4i- ion of this site. See above narrative and attached arc.'. it c'& construction dOt for complianee cif individual requir~einents. Two (2) copies of written findings addressing the following criteria from Chapter 18.62.080.H for an Administrative Variance from Development Standards for Hillside Lands (if applicable to the final proposal): 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. ?Olo Ira, 2 CO . .'for the proposed design cat this tiane. 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. Plan Requirements Two (2) copies of the plans below on paper no larger than 11"x 17". Note: These copies are used for the Planning Commission packet and for the notices mailed to neighbors. Please submit clear, reproducible copies. Two (2) Copies of a P&E Plan as required in AMC 18.62.040. 1. The plans shall contain the following: a. Project name. b. Vicinity map. c. Scale (the scale shall be at least one inch equals 50 feet or larger) utilizing the largest scale that fits on 22"x 34" paper. Multiple plans or layers shall be prepared at the same scale, excluding detail drawings. The Staff Advisor may authorize different scales and plan sheet sizes for projects, provided the plans provide sufficient information to clearly identify and evaluate the application request. d. North arrow. e. Date, f. Street names and locations of all existing and proposed streets within or on the boundary of the proposed development. g. Lot layout with dimensions for all lot lines. h. Location and use of all proposed and existing buildings, fences and structures within the proposed development. Indicate which buildings are to remain and which are to be removed. i. Location and size of all public utilities affected by the proposed development. j. Location of drainage ways or public utility easements in and adjacent to the proposed development. Location of all other easements. 00`Strawlierry /'Scenic E k. Topographic map of the site at a contour interval of not less than two feet nor greater than five feet. The topographic map shall also include a slope analysis, indicating buildable areas, as shown in the graphic. 1. Location of all parking areas and spaces, ingress and egress on the site, and on-site circulation. m. Accurate locations of all existing natural features including, but not limited to, all trees as required in 18.62.080.D.1, including those of a caliper equal to or greater than six inches d.b.h., native shrub masses with a diameter of ten feet or greater, natural drainage, swales, wetlands, ponds, springs, or creeks on the site, and outcroppings of rocks, boulders, etc. Natural features on adjacent properties potentially impacted by the proposed development shall also be included, such as trees with driplines extending across property lines. In forested areas, it is necessary to identify only those trees which will be affected or removed by the proposed development. Indicate any contemplated modifications to a natural feature. n. The proposed method of erosion control, water runoff control, and tree protection for the development as required by this chapter. o. Building envelopes for all existing and proposed new parcels that contain only buildable area, as defined by this chapter. p. Location of all irrigation canals and major irrigation lines. q. Location of all areas of land disturbance, including cuts, fills, driveways, building sites, and other construction areas. Indicate total area of disturbance, total percentage of project site proposed for disturbance, and maximum depths and heights of cuts and fill. r. Location for storage or disposal of all excess materials resulting from cuts associated with the proposed development. s. Applicant name, firm preparing plans, person responsible for plan preparation, and plan preparation dates shall be indicated on all plans. t. Proposed timeline for development based on estimated date of approval, including completion dates for specific tasks. 2. Additional plans and studies as required in Sections 18.62.070,18.62.080, 18.62.090 and 18.62. 100 of this chapter. Two (2) Copies of a Tree Protection Plan as required in AMC 18.61.200. 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. Location, species, and diameter of each tree on site and within 15 feet of the site; b. Location of the drip line of each tree; C. Location of existing and proposed roads, water, sanitary and storm sewer, irrigation, and other utility lines/facilities and easements, d. Location of dry wells, drain lines and soakage trenches; e. Location of proposed and existing structures; f. Grade change or cut and fill during or after construction; g. Existing and proposed impervious surfaces, 00 Strawberry / Scenic h. Identification of a contact person and/or arborist who will be responsible for implementing and maintaining the approved tree protection plan; and i. Location and type of tree protection measures to be installed per AMC 18.61.230. 3. For development requiring a planning action, the Tree Preservation Plan shall include an inventory of all trees on site, their health or hazard condition, and recommendations for treatment for each tree. 8. Tree Protection Measures Required. 1. Except as otherwise determined by the Staff Advisor, all required tree protection measures set forth in this section shall be instituted prior to any development activities, including, but not limited to clearing, grading, excavation or demolition work, and shall be removed only after completion of all construction activity, including landscaping and irrigation installation. 2. Chain link fencing, a minimum of six feet tall with steel posts placed no farther than ten feet apart, shall be installed at the edge of the tree protection zone or dripline, whichever is greater, and at the boundary of any open space tracts, riparian areas, or conservation easements that abut the parcel being developed. 3. The fencing shall be flush with the initial undisturbed grade. 4. Approved signs shall be attached to the chain link fencing stating that inside the fencing is a tree protection zone, not to be disturbed unless prior approval has been obtained from the Staff Advisor for the project. 5. No construction activity shall occur within the tree protection zone, including, but not limited to dumping or storage of materials such as building supplies, soil, waste items, equipment, or parked vehicles. 6. The tree protection zone shall remain free of chemically injurious materials and liquids such as paints, thinners, cleaning solutions, petroleum products, and concrete or dry wall excess, construction debris, or m-off. 7. No excavation, trenching, grading, root pruning or other activity shall occur within the tree protection zone unless approved by the Staff Advisor. C. Inspection. The applicant shall not proceed with any construction activity, except installation of erosion control measures, until the City has inspected and approved the installation of the required tree protection measures and a building and/or grading permit has been issued by the City. ■®®®®e®■e■e.■®■■~er®■■oae■■®®■■■aeo u u ■■eama■■®®e®®e®®®®®®®®®®®e®®®®ea®erea■ NEXT APPLICATION DEADLINE: June 4, 2010 FEES: $ 982.00 for Physical and Environmental Constraints Review TOTAL: $982.00 NOTE: Applications are accepted on a first come-first serve basis. All applications received are reviewed by staff, and must be found to be complete before being noticed or scheduled at a Planning Commission meeting. Applications will not be accepted without a complete application form signed by the applicant(s) and property owner(s), all required materials and full payment. Applications are reviewed for completeness within 30 days from application date in accordance with ORS 227.178. The first fifteen COMPLETE applications submitted are processed the following month. 00 Strawberry / Scenic Amy Gunter Date 541.552.2044 or Tuunter -is' 'and.onus Ashland Fire & Rescue Pre-Application Comments Project 155 Strawberry Date: 5/12/10 Description: Applicant: Contact: Margueritte Hickman 552-2229 Phone: Permit Number: PL-2010-00511 Fire department comments are based upon the 2007 Oregon Fire Code as adopted by the Ashland Municipal Code: See Approved Fire Access Diagr ant, dated 08107112. Fire Apparatus Access - Single Residential Lot- Because the furthest point on the structure is greater than 150' from the street, the entire length of the private drive or street must meet fire apparatus access. Fire apparatus access shall be 15 feet clear width, with the center 12 feet being constructed of an all weather driving surface. Fire apparatus access must support 44,000 pounds, no parldng, have a maximum slope of 15 percent, and have vertical clearance of 13' 6". With the installation of fire sprinklers, 200' of the driveway is allowed to have an 18 percent slope. Inside turning radius is at least 20 feet and outside turning radius is at least 40 feet and must be indicated on site plans submitted for building permits. Fire apparatus access is required to be signed as "No Parking-Fire Lane". Final plat needs to indicate that the private drive is fire apparatus access and must state that it cannot be modified without approval of Ashland Fire & Rescue. See Approved Fire Access Diagrain, dated 08107112. Fire apparatus is provided on Scenic Drive. Fire Apparatus Access - If a fire apparatus access road crosses onto or over another parcel, an easement must be obtained to provide access for fire apparatus. Easement language needs to include wording that indicates that the shared access easement may not be modified, removed, or obstructed in any way without prior written approval from Ashland Fire and Rescue. Not applicable. Fire apparatus access is provided on Scenic Drive. Fire Apparatus Turn Around -Fire apparatus access roads greater than 150 feet in length are required to provide a fire apparatus turn around. The turn around must be identified in an approved manner with "No Parking-Fire Lane" signs and must remain clear at all times. Not applicable. F<i _ _itus access is provided on Scenic Drive. Fire Flow - Fire flow is determined by table B105.1 in Appendix B of the Oregon Fire Code. An increase or reduction as referenced by this code section may be required or allowed. Square footage of a structure for the purpose of determining fire flow includes all areas under the roof including garages, covered decks, basements and storage areas. A fire flow reduction of up to 75% can be allowed with the installation of a fire sprinkler system. Residence roof area is ~refore under 3, 600# f as defined in Oregon fire Code Section 8105 and Table I3105,," 1 e flmv complies with table. p105.1. Fire Hydrant Distance to Structures - Hydrant distance is measured from the hydrant, along a driving surface, to the approved fire apparatus operating location. Hydrant distance shall not exceed 300 feet. Hydrant distance can be increased to 600 feet if approved fire sprinkler systems are installed. S Approved r =-e Access Diagrain, dated 08107112. 'e free ' -:.'s are within 300'. Fire Hydrants Clearance - Hydrants must have 3 feet of clearance extending from the center nut of the hydrant all the way around. Fences, landscaping and other items may not obstruct the hydrant from clear view. Hydrants must be shown on site plan when submitting for building permits. See Approved Fire Access Diagram, dated 08107112. Fire Department Work Area - Flag drives serving structures greater than 24 feet in average roof height shall provide a Fire Work Area of 20 feet by 40 feet. At least one perimeter leg of the Fire Work Area shall be 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 fire sprinkler system installed. S,-~, . ping section oar '4. 0. re r Hof height t: 24'. Gates and Fences - Obstructions such as gates, fences, or any other item which would block or reduce the required fire apparatus access width must be shown on the plans and approved by Ashland Fire and Rescue. No gates or fences proposed Addressing - Building numbers or addresses must be at least 4 inches tall, be of a color that is in contrast to its background, and shall be plainly visible and legible from the street fronting the property. All premises identification, street signs and building numbers, must be in place with temporary signs when construction begins and permanent signage prior to issuance of any occupancy. Shall comply. +fb. Final determination of fire hydrant distance, fire flow, and fire apparatus access requirements will be based upon plans submitted for Building Permit review. Changes from plans submitted with this application can result in further requirements. Any future construction must meet fire code requirements in effect at that time. The fire department contact for this project is Fire Marshal Margueritte Hickman. She may be contacted at (541) 552-2229 or hickmanm@ashland.or.us. Public Works Conditions of Approval 1. Engineered Plans - Where public improvements are required or proposed, the applicant's engineer shall submit design plans for approval of all public improvements identified on the approved plan or as specified in conditions of approval. All design plans must meet the City of Ashland Public Works Standards. Engineered construction plans and specifications shall be reviewed and signed by the Public Works Director, prior to construction. All public facilities within the development will be designed to the City of Ashland Engineering Design Standards for Public Improvements. The engineered, plans shall also conform to the following: A. If drawings are submitted to the City of Ashland digitally, they shall be compatible with the AutoCAD release being used by the City at that time or shall be true scale PDF drawings. All AutoCAD drawings shall be located and oriented within the Oregon State Plain Coordinate System (NAD83-89). B. Drawings sizes shall comply with ANSI-defined standards for page width and height. Review drawings may be submitted in B size (11x17). Bidding and construction documents may also be printed at B size, however all final as-constructed drawings must be submitted to scale on D-size (2406) Mylar. Digital files of the as-constructed drawings shall also be submitted. Drawings shall be drawn such that reduction of plans from full size (D sized) to half size (B sized) can be done to maintain a true scale on the half-sized plans. 2. TIA (Transportation Impact Analysis) -No TIA will be required for this project. 3. Street Improvement - No additional street improvements will be required at this time. 4. Right of Way - No additional right of way dedication will be required at this time. 5. Sanitary Sewer - The property is currently served by a 6-in sanitary sewer main in Scenic Drive and an 8-in sanitary sewer main in Strawberry Lane. Applicant shall confirm with City of Ashland Wastewater Department that no additional improvements will be required at this time and supply City of Ashland Engineering Department with verification of this confirmation. Response: See A2.0 Foundation Plan and A5. 0 Plan Diagrams. See foundation plan and utilities distribution diagram for consolidation of all prirnaay utilities served fr°orn Scenic Drive. 6. Water - The property is currently served by an 8-in water main in Scenic Drive. Applicant shall confirm with City of Ashland Water Department that no additional improvements will be required at this time and supply City of Ashland Engineering Department with verification of this confirmation. Service & Connection Fees will be required for any new water services installed as part of this project. Response: See A2.0 f,'oundation PI A5.0 Plana Diagrams. See foundation plcnna anad utilities distril ('ion diagn°ara2 for connsolidation of all primary utilities served f onn Scenic Drive. 7. Storm Drainage - The property is currently served by a 12-in storm drain main in Scenic Drive and a 12-in storm drain main in Strawberry Lane. Applicant shall confirm with City of Ashland Wastewater & Street { Departments that no additional improvements will be required at this time and supply City of Ashland Engineering Department with verification of this confirmation. City of Ashland Engineering Department must review an engineered storm drainage plan. The post-development peak flow must be less than or equal to the pre-development peak flow for the site as a whole. The overall storm drainage system must be designed to meet this requirement. Applicant shall also include storm water quality mitigation as part of the design. Response: See A2.01 r, o, i Plan artd A5.0 Plaat Diagraiiis. See foundation plan and cities distribution diagram for consolidation of all pr°imaq utilities sewed fi^om Scenic Drive. AND CITY OF ASHLAND MINIMUM DESIGN REQUIREMENTS FOR STORMWATER FACILITIES Stormwater Facilities are defined as all of the components required to collect, convey, and treat storm water from and through a development to the approved destination point, including but not limited to pipes, ditches, swales, inlets, basins, vaults, ponds, access roads, landscaping, gates and fencing constructed to support the storm water system. All development that increases impervious area by more than 5000 SF shall conform to the following requirements: or%se: Pt'oposed dev 's less than 5000 Sp' of impet-vious area. ■ Submit drainage design calculations per the Engineering Design Standards for Public Improvements. ■ Conveyance for drainages less than 300 acres shall be sized to carry the ODOT Zone 5 -25 year event. ■ Culverts with flows greater than 50 CFS shall be sized to carry the ODOT Zone 5- 50 year event. ® Stormwater Quality and Erosion Control shall conform to the Rogue Valley Stormwater Quality Manual. ■ Future Peak Stormwater flows and volumes shall not exceed the pre-development peak flow. The default value for pre-development peak flow shall be (0.25 CFS per acre). ■ Detention volume shall be sized for the 25 year, 24 hour peals flow and volume. ■ An overflow spillway shall be provided to convey the 25 year peals flow for systems receiving up to 50 CFS, and 100 year peals flow for systems receivin1l more than 50 CFS. ■ Structural Water Quality Best Management Practices (BMPs) shall be sized for the 2 year 24 hr flow and volume. ■ Water Quality BMPs shall provide at least 80% removal of bacteria and TSS (75 microns and larger). ■ All ground disturbances exceeding 1000 SF shall implement an Erosion and Sediment Control Plan (ESOP). ■ All ESCP BMPs shall prevent sediment from leaving the site for storms up to the 10 year 24 Hr storm (3"). ■ An Operation and Maintenance Plan for all storm water facilities shall be submitted for approval together with plans prepared by a professional engineer licensed in the State of Oregon. The plans shall specify that storm water facilities must be inspected under the direction of a licensed engineer and maintained in accordance with the annual inspection report findings that are submitted to the regulating agency annually by the owner of the storm water facility. ■ A signed and recorded Declaration of Covenants for Operation and Maintenance of Stormwater Facilities (for multi-owner developments) or an Operation and Maintenance Agreement (for single-owner developments) shall be submitted with the plans. The above documents shall allow city staff to enter private property to inspect storm water facilities and ensure proper maintenance. Subdivisions may include the O&M Plan and Covenants in the "CCR"s in lieu of recording them separately. ■ Open channel improvements shall utilize USACE "SLOPES" or other approved "natural" approaches to avoid the use of rip rap, concrete or hardscaping in riparian areas to the maximum extent practicable. ■ Existing wetlands, natural drainage ways, and open space shall be preserved from development to provide their natural flow attenuation, retention, or detention of runoff. Removal/fill permits shall be submitted with the plans. ■ A Grading Plan shall be submitted indicating the direction of flow of all surface flows in the development, including those onto and off of adjoining properties. Site grading shall be designed to provide positive drainage away from all buildings and structures except those designed to withstand flooding in accordance with the building code standards for flood-proofing. Freeboard shall be specified on the grading plan. (AMC 15.10) ■ Bridges, Culverts & other flow limiting structures in or near waterways shall be permitted in accordance with the regulating agency's requirements (AMC 18.62 and 18.63). Permits shall be submitted with the plans. ■ Water Pollution, track out, and sediment is strictly prohibited (AMC 9.08.060.) 8. Driveway Access - No additional improvements/requirements will be requested at this time but the applicant proposed improvements must be reviewed and permitted by the City of Ashland Engineering Department. 9. Permits - Any construction within the public right of way will require a Public Works permit and before any work in the right of way commences all necessary permits must be obtained 10. As-Builts - Where public improvements are required or completed, the developer shall submit to the City of Ashland, reproducible as-built drawings and an electronic file of all public improvements constructed during and in conjunction with this project. Field changes made during construction shall be drafted to the drawings in the same manner as the original plans with clear indication of all modifications (strike out old with new added beside). As-built drawings shall be submitted prior to final acceptance of the construction, initiating the one- year maintenance period. 11. Addresses - Any new addresses must be assigned by City of Ashland Engineering Department. I' 7~' r 1 `9i L ~i,. `+f? 4a a `~Z f ~ } ~ . _ ' ~ ,y( ,ter', F'>, ~ ;a-• ' i s A_'t r -77 Z: 1 '7 •-C ~ . lip _i- SITE PLAN//AERIAL Scenic DrivE LOT 5402 r LEGEND TENTATIVE MAP PROPERTY LINE LAND PARTITION SE78ACK LINES w ❑ WATER METER LOCATED IN: 'w FIRE HYDRANT NE 1 /4 SECTION 8, TOWNSHIP 39 SOUTH, RANG EDGE OF STREET SURFACE WILLAMETTE MERIDIAN, CITY OF ASHLAND, JACKSON COL CONIFER TREE DECIDUOUS TREE as ROCK RETAINING WALL APPLICANT. BENJAIAN STOTT 155 STRAWBERRY LANE R-1-75 552 0931 OREGON 97520 PARCEL 2 AVERAGE WIDTH=70,3 LAND SURVEYOR: STUART M. OSMUS PLS AVERAGE LENGTH=113.2' TERRASURWY, INC. 274 FOURTH STREET ASHLAND, ORE= 97520 482-6474 1 - $J'TE; 155 STRAWBERRY LANE ASHLAND OREGON MAP NO. 39-1E-OBAD TAX LOT NO. 5400 ZONING' R I-Z5 PF cDrrAGE AREA SUMMARY TOTAL AREA 37,2013 SF 9 PARCEL 1 23,3901 SF R-1-7.5 ~ PARCEL 2 13,8113 SF PROPOSED NEW PROPERTY CINE~,":~ ~ PARCEL 1 AVERAGE WIDTH=112,2 AVERAGE LENGTH=155.0 PROPDS n 2D x p EA um MARIR?MNl of aoa r EnSnNG RES'LaXE TAX LOT 5400 TAX LOT 5301 PROPOSED PAR 0.54 ACRES f rnG ED DE FIRE HYDRANT T 39 S, R 1 E, SEC 8AD, TL 5400 R-1-10 exisitn conditions survey plan c,.o see graphic scale Aim ullllfies within rig -o Clay~~' 06, coordinate location with individual 08 \ utlllty c mon Vench for y 7 incoming uglives at road bed /perpbotspedtlactien 1 et e. :':':'a gabloo rode OR* : + . site wall rb. tt see Gt. line qjdeck 'a 06 r'rZ L' ! lid, 'I t4l9w, Q~~O ~~~inr,leSnLtBlA7J ; • • ` ~~T" ' ' - = _ _ _ _ _ ~ _ ~•T G lower level studio ~I ~ Q s Ilse - h .•••:•::•:-.-:•.-.-..•.•.1...L .~•.•.•.-.•.-.(86~Drdndls}.:.;..'. - .-.•.•.•r.-:-:.... r~ :•:•:-:fei:• < •I _ j. - - - ..;.....declduoustree(aJ i - •-I- oregomWhiteoak:-.• - a I h (9lreJ I jn ::~W r I 'I i 12 h;I j~ { ParMngterrace . T r~ . . . - il : cmshedba 14 I A@blti i.• h) 1T~ ~I........ raceabbve • " " " ' piantlng to [ace ; I f4 everpie~tt hee'(r~ ejr - - - - - I 7 - . ~ 936 132 10, 1,38 _,6 ~ o ~/V landscape planting plan property line Gj~~ / - - - set Wk ,8 / / j - cak S `g C 3, I 9^ oak /i w a beech r *plne Ik4 10 walnut i V ~I° Q 9' oak 6` oak - 2(1' cedar o n/ 11 Az, 101 oak ` i i`-- ~"C 26, cedar I61-0" s back - i t property Ilne 2tY,oak I - it I 6xisitn conditions site Ian G1,2 1118"=1'-0"' S IC-DRIVE - L living bar - telelcern service (e) site stair with stone treads to scenic drive electric servic z a a " - tram[[ e e Incoming UHIllles i An erosion control ~'v IMGL 'located In common Vend fencing / O \ I { gable on fr ee lagru ;oni %A3. for continuation wee past fig. fo( retstruct - - - - \ build ng or \ poe ost fig. fad cod frame wood claddf g I terrace 200 am - r stepped o ° ° o a panel M+ coma retaining s SfIJd10 shop/stO age wall - ref. bldg. section 2/A3.1 fin. fir. e1.1 17-0° - el.1 . " e1.122.0' - el 122.91 - el.1 4,0' / bm~ 5>nO flange JI .1124.0' to.wa I ~3-- - - ------°m° II f II 17 -r _ / L_ o !o - fl I 0 0 p+ I L J J J i !o o I Ff, foundation framin fo r dormitory bar os<bm s~fem 1 fbrdeck/terraceabove o- - o I I I j { parking terrace \ L J L 1 __J 1 u a - line of terreceabo I tl 129 line of dormitory bar it I I sea?/A50fapardng . i I 'terraao.dlagranr above .129.2, to.wall} \ 161 -conc. sauna tube l Rb footing &pier y ce~.retalnln9' 1290 e1.133.0' I.o.10M11 - 9a - -Q 139.x' bl-- ret nin wall. ref.sWct - - TI ble U V ~ proP~ , fU~J'1 -VP /V dormitory bar foundation plan/erosion control plan t z s t A10 Aao Aar eu 95 5'-44' 11 _a. 17 0' 17 0 11' a' 42' cable tall guard rail e1.1 I7. -II a ~ r I~ it li il~ I - - U I, ( - 52 O Q ! i Q 2 wa, ei. 17.0 Eli °a I I m I I: bodroon bath I' 1 Z ❑ ❑ ❑ ❑ ❑ 5-~1° 11' 12° 5'-1' -I- - - -I- - - O I- I I o I foundation framing for dormitory bar above ref. foundation plan I I -1 F --------------L - I I~ I zi? b ~ I 53'-10' dormitory bar MO M1 A11 lower level floor plan 95'- 33'_5•• 6'-44' 12'-0' 12'-0° 11' 0° 11 w/d I - - II pantry/ I I ki c~r I I utility I II e 2 I I' ~i II L - - L - 421h cable rail g d fall ell. skansms @ 41- ' o.c. - - wood deck Olk ay µ z (1;126:9 eL127. a try e. 127.0 e1.1289 KO i s i f j I 5'-4Z1' 6'-10° - rolling - door - lez 0 CI sle shower I r 2 pocket door 2 2 mily bdrm m bdrm III 2 2 <2 cl I I r S ~ ~ I S S ~ L- -j L- A i bat ---CI Rl eq. eq. b <V 53'-10' r dormitory bar Mp AID A(1 N1 main level floor plan n2.z 1/4"=1'-011 ~ 2 6 1 ,..n N, Na 95'- 33.51 G 44' 11'-6' 12'-0° 12'-6' 11'-o° 1 I mbingvent h c slack for HRV ca a es entry cleresory ~a 1 ' ' wood lattl'c~n-saec~ s , (above walkway) o N - ---plumbing vent r 03 downspout pnl. mti. gutter `q 63'-10" dormitory bar /AD N1 Nt roof level floor plan a2.a 114"=1'-0" 4 l J 62-0' living bar 111'-0' 11'-0 say wwd W- -6p 16Ad el. 23-7 ° t.o.rooi @ entry (e1.140.69 smug -*4M8ye~~ .ddrg r~acexad e1.20-103 t.o. r CnIAwitWq 4° Pam o7m - el.19-0" baroof deck (el. 136.51 Aw~ - vmdnder6swMrnrryUan o-nn 42'edde ral - god - 5.8X30-F 6X3 -0 39X5.10-F 38X510-F 9.8%5-10-F 38X5. 0-F 39X5-10-F a8X5.10- El. l ' IIn.}k. _ 29X3.0-0 38X3.0-F 59X30-F 38X5-. -f 39%30-F 38%a0•I (e1.12Z0 ltlzraimtlaf 6d. - - kledgq-'im-ed - lnlyd nary - - - - -sle MOgnwdl shop -FabOl II studio ~~~2a1 e1.0-0° fin. fir. afix o o ?_fizr '36X7 f (e1.117.0) gabeon a Wag wall - north elevation u, 15'-10° 16110' living bar dormitory bar el. 23'-7 " t.o.root @ entry d (el.140.65 fiEd giau dees6ay - - e1.20-1034" to.parapet e1,19-8' b.o.roof deck il~ry 94,4 bow -n4vacerel (e1.136.51 mix9vdh Y9 24x24- 4X24- - 5.4%20-f 4224-F 4x24- rmad gray s4et a'drq - ra!scr..red mldMhrrrg i e1.10-0' fin. fir. ~i T (e1.127.0~ _ _ 4Z',~sral %7.0-0 26X7.0-F r g~nsirJ4rq el. 0-0° fin, fir. r -------J I (el.117.0) r r L-__~J J 2 west elevation A3,o 114"=1'-0" 6'-0 11'-a' 1z-a' 12-a' 11' 0 ti -0 WON lgal5ta sl .d r& 114t&q bamd aarq do Ix4wdlvrn5 66%1b-F _ _ 6%t. - S6X1.6-F el. 19'-6' b.o.r deck - L T (e1.136.6) at.wm wood werbnemm 41W i 6X3.0 D\ 1` YBXflD-D 66X10-F L 8x10-D 6.6X D-F 16 .10-O'n.fir. I~ 3BXfl10-0 39% el 127.0) el. 0-0' fin. Or. T (e1.117.0) - 4 - south elevation AV 1/4"=1'-0.r 11'-0 ti'-a' 11' mead am71 b~ o ~ ftbrq syt m -deaf Rnhadoura Au I 4Tc~arar W ,A @ mod x bW patdrg imrxe I lab Ilving are. ~exnaLd I El L cox rdrg wdl 1P.Wyw m ' i6. w 1Z~ dm wwd taAddt RCF9L ~ WA &g.9 pzr - - - dmw4 -41 sh~r - - - - ' sludlo _ - - - - - - - - - - - - - - - 2 transverse section dormitory bar living bar ,L el. 23'-7' to.roof Q entry .4 W ei. 2 1Eff~bJ W. 6~~j'd (el. 140.61 assarny-saa Aar el. 20-103" to.parapet x"105 P~u e1.2 bean 5 purn vsbrn el. l Te(l. .19-6" b roof deck a swd 1 36.5' let. ' okgwr~ns een wdl nf?rrE,y-t~eAeee Aai - I ( I a~udwn ~lwaad MMaxsyYtrn Qh t'e rAI Q.d rm s;n bedroom e4dwwoodku °a3rsY8dadhdig ~dwdau ~ I I mAM _ el 10-0' fin. p rrc aa~an I e1.1 Y _ Y let. 127.0'1 FA dr (el. rrwd fwd x L---------J el. 0-0' fin. Or. 01.0 _(el. 117.00 _ T (el.' aa.o 114"=1'-0'r 1U-10" 51-4' 16-10' dormitory bar living bar smy@dy el. 231-7 ° Lo.root Q entry P"Vft el.2 (e1.140.6~ ffi,aA,~~y ~A41 (e1.1 FA dTA n e.2 .20-103" to.parapet i - - % e1.19.6" b.o.roof deck 9.ir didrmM el. i! (e1.136.59 d caw ,wm (el.1 if md=dalxwd edabr NY dNaeWkM wa'laun4#Y -1Y~8¢»ALt 1~'rdywaY i _l arrya6d d!isye rak lY1«la«staibty living/dining ar- AA II s Varargsya\ i _....W~d WdaYdwd_Hm wdl e.1; amu ~Ydrq d1'- «axwE ~ I wilw/n~eta'tla (el.l e1.10 a On. c - auaad~and~ra~esn el.1i T (ell 27.00----~ wakardnecaar T (e1.1 w~l asurb`Y -hpe Baeo A41 teial slab onq: ie&smG'Y - cdabrwxddedc wf.q& deck 6avirq \ C 124 ra9fdl sp kn \ J¢wer level studio , race el. 0-0' fin. Or. el.0 T _(el. 1172) T (01.1 dattsmYwdassrbt/ sHM2e'rd'aWpd. etnla rod stt nd Oah pedmor ase Al e#mim ronr A rd mp au.ddr-sue. M.t e1. 22-9" bole etd p'r~anaHng - e@aed wadlaCS rd®sceee rada T (el. 139.75') sorAimrna g.dYm mdse s41 md enixs ( x,01.20'-104" to.pzrapet 01.20'-104 lo.parapet hd.nsrm TT T I'q ofeaFtl 1 o.ra e ~,e119 9' b.o.roo(tleck ~e1.19-6 lei. I (el.1 6.59 T (e1..136.59 - - lei. 136,51, / dssdresnd'dw d Fin vswn rdrdow qftn Rt &A n9 dalurdnsm m dbftrdns~ pornbals xd MT*-)psaseeA41 vWmeTW-tMAs%AQI { Peal opcrirq rel wd Iwa 1.a ba edkrlbassserth`J t see Ali W_ 41 I- i II I lab (I faml room en" MM~ I r~laEomasaemb/ MM tni~ anft edakr 0oo-r asenhy I I ~ I W. 0-0 -lei. 10-01 fin. ft. I el. 10-01 fin. fir. e r r I I (e1.127.09 \ I I lei. 127.01 wA42 pW d d6cmnsyd _ krGuddiar Yx f"b p"-pI 6usd*d Wn twim Ho-rtm shop dind (ef.122.01 m - - - - - bad Hd. omw Kddrg auhd Nutt aus!ed W & WN m Ompmd dr~uge rnm s~~ qnde a'.e.TmY VaEI Wvd m Alt el. 0-0" fin. fit. "I I fln.lir. el. "I fin.llr. (el. 117.0) T (el. 117.01 (e1.117.01 i rrdapea'tg rrerdfa'e wall section E~ wall section all section 1/2"=1'-0" t 1/2"=1'-0" 1/2"=1'-0" PLUMBING & ELECTRIC FIXTURE LEGEND I I I I I I I I I WH WATER HEATER - TANKLESS WATER h MSC UNIT HVAC CONDENSOR UNIT-120V MS UNIT HVAC - MINI-SPLIT HEAT PUMP iTT ; I I " I F _r -1 WD STACKED ELECTRIC WASHER DRYER I I i fill 1 l 11 III 1 DW DISHWASHER -120V ~j - ~ GO GARBAGE DISPOSAL-120V W GR GAS RANGE COOKTOP -12CV CIRCIUI ~J OV CONVECTION OVEN - 240V - 30 AMP; / BP1 W BF2 I ~ Y I 1- RF REFRIGERATOR W/ ICE MAKER -120y I HRV HEAT RECOVERYVENTILAT10N UNIT BF BATHROOM FAUCET W RF RF f SHF SHOWER FAUCET I I I ' 1,. IdS G4ti'KSjG O KF KITCHEN FAUCET H I ( WC DUAL FLUSH TOILET t_ - - _ - _ - - BPl_ _ MAIN DISTRIBUTION PANEL 200AMP BP2 BRANCH DISTRIBUTION PANEL-100A I I I I PROPOSED FUTURE PHASE WORK Q LOWER LEVEL I provide nugh-In ulillges to tuN a firdures T - I- L-_J I I I I I I I I Ir-- I I I I I I ~ I I I~ L ~,1J---- _L-------- 1 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 3 lower level fixture diagram A5.0 I I I I I I I I I I I I I I I I I I O rlT G EiKRLJL ~C - J I~ ~1 , I I II I i ~I (1i lu I~~ ~ (EI ( I ~I II I Il II. 'I,~ ~ - - I I---- W---- al I , I I - M ~ II I -----HF L _ I I I _ BF I I I I I - I' _ - I - I I I 17- main level fxture dia m 4 I I I I I i I I ECTSTRUCTURALNOTES: (ASRLANU/JACKSONCOUMY,ORS75x0) RAL INFORMATION: SNEARWALL SCHEDULE 7tRUCTUNGRALSPRODE ISTHE 20091NTERNATIONAL BUILDING CODE AND THE2010 OREGON UCNECLALTY CODE. Y SHEATHING SHEAR (ELF) NAIL SIZE EDGE NAILS FIELD NAILS 3 TOP PLATE HETWNASDESIGNED FOR THE FOL04YING LOADS: (ox-) (O.C) 1' A3S(O.C) ITEM HD(- REMARKS LIVE VE LOADS. 5/6'k4-Ii" a ' L ROOF 26 PSF SNOW LOAD WITH SNOW oMPT is 7116' APA RATED, ONE SIDE 260 ad 0' tY 16J @ 6' 1'-9' b. GROUND SNO'N LOAD: 25PSF A 7116°APA RATED, ONE SIDE 380 Ed 4" 12° 16de4- yp• g5' a WIND LOAD: IDO MPH 3 SECOND GUSTIFXPOSURE TYPES d. SEISMIC LOAD. SEISMICDESIGNCATEGORY:D a 7HS'APA RATED, ONE SIDE 490 8d 3• 7T lfid®3' 2'S' SEISMICSITE CLASS: D 9s=0.6f9g - - St =03198 1E GENERAL CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO IMMENCINGWORK E 711 6'APA RAYED, EACH SIDE 760 Ed 4' iY 16d@l.5' 0'-T 1140' STAGGER PANEL EDGES B NAIUNG HOP DRAWINGS, STATED BY A REGISTERED ENGINEER IN THE STATE OFOREGON ARE 2 Ol1S' QUIRED ON THE PREMANUFACTURED GAN -NAILED TRUSSES. SUBMIT 3 SETS OF 8l DS1/A%4 tf2 8" ERi'AFIEirt AWINGS AND CALCULATIONS FOR REVIEW, LFFATDRES OFCONSTRl/CTION NOT FULLY SHOWN SHALL BE OF THESAME TYPE AND I. ALL PLYWOOD TO BE APA RATED COLD EXTERIOR SHEATHING UPDATED 100103 ARACTM AS SHOWN FOR SIMILAR CONDITIONS, SUBJEGTTO REVIEWOFAORANOEOR 2 ALL NAILS TO BE GALVAN17EO SOXOR COMMON TYPE. 3. FLOOR AND ROOF DIAPHRAGMS TO BE HAILED WITH Old NAILS ®6.QC, EDGE NAILING AND I2°111 FME11I1ONAI1NG. USE PLYWOOD THICKNESS AS INDICATED ON PLAN. AL INSPECTION 4. ATTACH RIMt JOIST ANDI OR BLOCKING TO SHEARWALLAS INDICATED M TABLE ABOVE. 'ECIAL INSPECTION REQUIRED SHALL BE PROVIDED PER 180 CHAPTER 17 AND AS 5, ALL WALL SHEATHING TO EXTEND FULL HEIGHT OF WALL, TOP PLATE TO BOTTOM PLATE 'OVIRED BY LOCAL JURISDICTION. & ALL SHEARWALLS 010 HOLDOWNS MUST HAVE CONTINUOUS LOAD PATH TO FOUNDATION. 7. USE SIMPSON 8P6l83 PLATE TYPICAL AT ALL ANCHOR BOLTS. IATI-_IN9, & ALL VALUE5 LISTED FOR Sd NAILING ARE FOR WALLSTUDS @ 16`0 0 OR PANELS "PLIED W/ LONG DIRECTIO.4 TO STUDS. )UNDATION SIZES ARE BASED ON TOTAL LOAD SEARING PRESSURE OF 1500 ESE S. SILLPLAATE MAY BE 2X NOMINAL PRESSURE TREATED/ MATERIAL FOR SHEAR WALLS WITH A REQUIRED SHEAR OF LESS THAN 350 ELF AND WITH PLYWOOD APPLIED TO ONE SIDE ISUMEO). AND NAIL SPACING GREATERTHAN 21NCHES ON CENTER a NOMINAL FRAMING IS TO USED FOR SHEARV/ALLS WITH PLYIVOCO APPLIED TO ONE SIDE WITH NAIL SPACING 2 INCHES OR CLOSER AND WHEN PLYWOOD IS APPLIED TO BOTH SIDES OF THE WALL WITH NAILING APPLIED TO THE SAME MEMBER WITH A NAIL SPACING CLOSER THAN 6 ZEM NCHES ON CENTER .L CONCRETE SHALL DEVELOP A MINIMUM 28-DAY LAS CURED COMPRESSIVE STRENGTH 10. FORALLSHEAR WALLS WITHA REQUIRED SHEAR OF BOB POUNDS PER LINEAR FOOT OR GREATER, 3. NOMINAL PRESSURE TREATED SILL PLATE hlEMBERSARETOBE USED. IN -30W PSL AWTIONI. 3x NOMINAL MATERIAL IS TO Be USED WHEN PLYWOOD IS APPLIED TO BOTH SIDES OF THE WALL WITH A NAIL SPACING CLOSER THAN 6INCHES ON CENTER. -L EXPOSED CONCRETE TO HAVE 5%PLUS OR MINUS T% AIL, BY VOLUME, CONFORMING 11- FRAMINGATADJOIMING PANEL EDGES SHALL BE 3x NOMINAL OR WIDER. AND NAILS SHALL BE STAGGERED WHERE NAILS ARE SPACED 2 UT O.C. AND 2'0'2 )ASTIJ C 260. 13. FRAMING AT ADJOINING PANEL EDGES SHALL 8E 3% NOMINAL OR WIDER AND NAILS SHALL BE STAGGERED WHERE BOTH OF THE FOLLOWING ARE MET: (1) 10d NAILS SHALL. HAVE MAX PENETRATION OF i Ur AND (2) NAILS ARE SPACED 3" O.C. OR LESS. NO LUMBER: 13. WHERE BOTTOM PLATE TRANSFER IS THROUGH SIMPSO7SO$SCREWS. BLOCIONGSHALLBEAMIMMUM OF2-Ir2AT2 ROWS,3-1FCAT3 ROWSWUHMAMIFACTUREO LLM1668 L FRAMING LUMBER SHALL BE DOUGLAS FIR-LARCHAND SHALL BE GRADED UNDERTHE (MICROLLA•M LUL• Oft PARALIAM PS4 ST RECENTLYADOPTED RULES OFTHE WESTCOAST LUMBER INSPECTION BUREAU 14. WHERE TOP PLATE FASTENING IS LESS THAT I2' O.C-USE M"IIIMUMI BLOCKING OF 2-tYYWNVFACTUREOLUMISER(MICROLLANILVL,ORPARAUWPSL). :LIB). L BEAMS AND JOISTS SHALL Be NUMBER 2 OR NUMBER I AS INDICATED ON THE PLANS, .LSTLAS AND BLOCKING SHALL BE NUMBER 2. HOLDOWN SCHEDULE .L LVMSER IN CONTACT WITH CONCRETE OR EXPOSED SHALL BE PRESSURE TREATED IN COR04NCE WITH AWPA STANDARD 0-2 AND SHALL BEAR THE AWPA QUALITY MARK. ALLOWABLE MINIMUM )USLE ALL JOISTS UNDER WALL PARTITIONS, AND PROVIDE BLOCKING BETWEEN JOISTS O SIMPSON MODEL LOAD(LBS) POST FASTENERS. ANCHOHS REMARKS ERE eF~1WNNG WALLS ARE PERPENDICULAR TO JOISTS. THICKNESS L GLULAMS BEAMS TO BE 24FV4 TYPICAL, 24F-V8 FOR CAMTILEVERED OR CONTINUOUS UL LLVLLUMI6ERTOBE MGROAM LVL OR APPROVED EOVAL 4 MSTC52 4235 (2)2%STUDS 44.164 SIW(ERS L PSL LUMBER TO BE PARALLAM PSI. OR APPROVED EQUAL - STRAP TO BOT. OF BM.. APPLY OVER SHEATHING L L5L LUMBER TO BE TI,fBERSTRAND LSL OR APPROVED EQUAL - S-4 K)D SHEATHING: L PLYWOOD SHALL BE C-D GRADE WITH EXTERIOR GLUE MANUFACTURED M :ORDANCEL'WITH THE UNTTEDSTATES PRODUCT STANDARD PS IaVANSI A199,1 'FOR _M . 'ISTRUCTIONAND INDUSTRIAL PLYWOOD' AND SIMLCONFORM TO DEC STANDARD 23.2 ) SHALL BEAR THEAPA TRADEMARKOF THEAPA U?•SBS VWO00 SHALL BE LAID 1WTI1 ENO JOINTS STAGGERED - 1 OCKALL SHEAR WALL SHEATHING WITH 2X BLOCKING AT ALL EDGED. - iOESH~ATHINGTOBEUN~LOCKEDS/6'C-024/i6 PLY WNTH ed Ai6'D.D. PANEL EDGE - 1 C,1 LING AND /Y O.C. FlELD NOVLING TYPICAL. 14 HDU5SD92.5 WA5 (2)2x STUDS 14SDS 114. 21A2' 9STB24,MM. TERIOR WALLS TO BE7116' EXPOSURE I, OD PLY OR OSBSHEATMNG WITH 1pd AT S' O.C. IEL EDGE NAILING AND 12" O.C. FIELD NAILING LINO. SEE SHFARWALL CALLOUTSANO 4EDULE, B MAYBE SUBSTITUTED FOR PLYWOOD WITH SAME SPAN RATING. 1. NAILS ARE TO BE COMMON WIRE NAILS, U.N.O. SIMPSON CATALOG C-2OD9 UPD.ATED07J0&U9 TAILED TRUSSES: (IF USED) 2, HARDWARE IS TO Be SIMPSON, U.N.O. USSES SHALL COMPLY WITH ALL PROVISIONS OF THE DESIGN SPECIFICATIONS FOR 4. ALIGN ALL HOIDOWNS FOR THE FULL HEIGHT OF STRUCTURE00 COUPLER. NT METAL PLATE CONNECTED WOOD TRUSSES OF THE TRUSS PLATE INSTITUTE S. ALL HARDWARE TO BE INSTALLED PER MANUFACTURE'S SPECIFICATIONS. _TRUSS AND COMPREWAIr MEMBER STAY BRACING AND CONNECTIONS SHALL BE & HOLDOWN ANCHOR BOLTS ARE IN ADDITION TO TYPICAL SILL PLATE ANCHOR BOLTS. 4UFACTUREO BY THE TRUSS SUPPLIER 7. CAPACITIES PER REVISED SIIAP60N CATALOG 0-2009. MSER SHALL NOT EXCEED A WE LOAD DEFLECTION OF L/360 FOR ROOFS AND LMB0 6. EXTEND THREADED ROD TO WITHIN T CLEAR OF BOTTOM OF FOOTING. t FLOORS. OP DRAWINGS SHALL CLEARLY SHOW ERECTION PLAN, ALL STAY BRACING FOR THE ISS COMPRESSIVE MEMBERS, AND REQUIRED CONYNEGTIONS. TRUSS DESIGNS SHALL _UDE ALL MEMBER FORCES AND COMBINED STRESSES FOR VERIFICATION. SUBMITTAL ,LL ALSO INCLUDE ALL ICBO APPROVALS. . CONNECTION PLATES SHALL DEVELOP THE FULL STRESS IN A ME14BER WITH A S IMUM TRANSFERAT ANY MEMBER OF 2000 LBS E TRUSS MANUFACTURER SHALL SUBMIT CERTIFICATES FROM AN INDEPENDENT 'E IOM AGENCY VEWFY114G THAT ALL TRUSSES DELIVERED TO THE PROJECT 'FORM TOTHE APPROVED SHOP DRAWINGS. COST OF ALL INSPECTION $HALL BE THE PONSIBILITY OFTHE SUPPLER NNECT ALL TRUSSES TO SUPPORTING MEMBER WITH I SIMPSON HI ANCHOR AND 2104 FLY. SEESV F0.LSplm MY4TU05 NAILS. sa u, "ft wsuuTlorl E PLAN NOTES FOR REQUIRE!) DRAG FORCES TO BE INCLUDED IN THE TRUSS DESIGN. .-L@ PAN! FASTENNFRS: IT 0.4 SruOw• fMFAkYj FCasl TIMBER . SHALL BE FASTENED PER IBCTABLE2304.9,1, `FASTENING -SEE Axa1 4EOlILE° U-N.O. .O. ' 21 P,E.N.SEE Ply. sEE SV/SCVFED. SE sY 9GN D. OUTSIDE CORNER DETAIL LAP oPrwLV,LTUaN srgo FALEatN YUSTW9 tlRERmR RWfiR 2F a+wwurrc4+ SEEARCN rare SE rYPi ATALL SWCaRNERS Yn1+t0Ur NOLDa,SN PANE PLY. SEESV 1~R40.4Q 6QIED, t1'D,C. PF.R. SEE EQIC-0 ~1 INSIDE CORNER DETAIL Q 4 NOT USED IL @ CORNER Si I. = i'.o'N Si r= r-o• HEARWALL EN. TYPICAL At D PF MIN. SHEARWALL LENGTH I TRM1IMERSTUp - AS REQUIRED E ODmvN PER I PLAN PLAN. COROT SEE TABLE BELOW FOR I I u -SINK 5 MIN. SHEARWALL LENGTH BOLTHHEAO INTO NN0.0FKING93TU05 I ) Al, END STUD S S ` I I T T E.N. _ _ _ 2%TRIMMEft STUD UN 5 I IF 1-17 1T Tf--- IT- ~F RE AT OF REDTO WALL COAS OT T I II II II ! ,QUI I - I PL II II II I VERSOLTHEADS, I ROVIDE TRIMMERS UNDER NAILSENOORSCREWS I II ( II ) II I II NAIL MULTIPLE STUDS I HEADERTO MATCH NO, OF KING TOGETHER WITH 16d STUDS, USE I I I II II ! II 11 11 II III ®12ro,C-, TYPICAL I (2)TRIMMERS MiN. I P ' I II i II !1 II II II i EDGES I I EN I II iI II II II II I! II I II I II II iI I Ri i LL 1_11- II _111_.11_ II ) OP EX' E I1- - - TT - -Il - 7- - - - - I Ma I I I i (2)164 FIRST iRUJMER7 I PL, ,I ( 1 II II II II II II I EACH SILL PLATE EACH I KIN ' Ili I II II I II II I II II ( END I II IL II II II II 11 II II 11 I MDR NO.OF I I OF II II II II II Ii II I STF I I I I I I I I I ( I j LENGTH L os ol I L _A 11_~ IL LL 11- _ L<sv 6-0'4 L 6101-T 2 I ELEVATION eur.HOR wiN TC tW-W L312'-0' 3 N MAIN BACK DECK SUPPORTS, FTG 2'-0- SO J x 10°THICK vA (3) 94 EA. WAY I Q I I Q I I Q I l o l L_J L_J L._J TYP. a@1 WOOD POST ON FTG. r-~ I a I L-J r I Q Q o L_ J I I I r--I I I Q I 4 i ro L-J I r I I ~ I I Q p ❑ Q r-'t r--T r-l I®I IQI lol I©I IQI IQl I©iIQIIQI L.J L_J L.J L-J L.J 1_-J L_J L.L.-J r--I r-~ 1 a 11 Q I L - J L - J I I I O I I ~ I I I r-~ I r i I I I 1 I II 1-----J -_-_J L----J L-J S TYP. 16°9 CONCRETE COLUMN ON FTG. ,x ' 3'-9'x1'-O'THICK w/(6)ilS EA. WAY T&S&B TYP. 6x i t r I Q I 1 I I I O 1 I O I I O I I t I I I I I © I L_J FOUNDATION PLAN NOTES: 1. DIMENSIONS SHOWN ARE FOR REFERENCEC 1 FOUNDATION PLAN ARCHITEGTUfM PLAN & DETAILS. 32 1/4`-2 CRIPPLE WALLS, AS REWIRED, TO BE NAILEI 3. (X I INDICATES HOMDOWN TYPE 6, LOCATION AT \J H 0WVNS TO BE LOCATED AT END OF $M ON PLAK 4, BOTTOM OF FOOTINGS TO BE PLACED SELO. IN THE GEOTECHNICAL REPORT, WHICHEVER S, PROVIDEA MINIMUM OF 1 $0. FT. OF VEMIU FT. OF CRAWLSPACEAREA. VENTS ARE TO B MESH CORROSION RESISTANT SCREEN. PO: VENTS ATTHE ELECTRICAL PANEL. PROVIDE & COORDINATE PENETRATIONS OF SITE UTILIT PIPING, AHD ELECTRICAL CONOURIPANELS 1 STRUCTURAL FRAMING. PLUMBING FIXTURE REFERENCE AND POSSIBLE FRAMING CONFL ALL FOOTINGS ARE TO BE CENTERED UNDEF POSTS TO HAVE SIMPSON BP, U.N.O. 8. ALL FOOTINGS TO BEAR OVER GRADE OVER NON-ORGANIC. NON-EXPAN$NE NATIVE MAI AS REQUIRED PER GEOTECHMCAL REPORT. R EXCAVATE SITE TO PROVIDE A MINIMUM OF GIRDERS. i I 1 f i i • SIA1P$ON NUC TYPE HANGER; POE TYP. @ RillM BEAMS ABOVE v l3A x I I 4 _ %s1, m 41 3-Y :4A 4LAM Y, x4Y mAm z NP, @ ss E f - HOLDOWNISTRAP NP. @ B GL COL. g5 Yi ~ d sts €v %,oJa f I I t'-' ° i t 1 1 POST UP TO BEAM - t - - . P. s, ABOVE w/ 3Y X 6 GL COL, NP. N i II I I SIM,NP.@ 5 Ifl 7 GL COL I 5 NP.@WF BM I~ E~~I 1i ON CONC. COL ! 1 f`f 2x10 JOISTS ®16~ a° I II IiI j II _ _ _ U ifl II I,I I ~ If I II II it I I. wiwo UPPER FLOOR FRAMING & LOWER SHEARWALL PLAN I I j I I I i 5 TYP. s1 SHEARWALS x as\/ @CORNERS 3-YX7-YGL24F-V4 ° 3$z7 3 YxX7-YG1_24F-V4~ 34X7-Y Gl24FV4 J-}_.X7-} I 3YX7-Y GL 24F-V4 _ 3Y %7Y GL 24FV4 _ _ J-Ya X74 : I 3-Yz%]Y GL 24F-V4 I i I 1 TYP.@ s1 i SHEARWALLS 1 -I f-3iy X7 l`7 t?4FV4I F 3Y% 7Y GL UF44 - 3Yklly GL 24r-V4 @ CORNERS &Y X 7Y GL 24FV4 1 ' ;I 1 -YX7-.GL24F-V4 3-XX]-ya GL 241-V4 344X7YGL24F-V4 1 I _ ~ 3Y%7-Y GL24f-Vb _ X7-)i GL 24F-V4 E I i'J , TYP, 12 ~~r - ' OVERLAY MATERIAL, NAIL,WITH 8d@6'0.cl II ' ` 1 1 rye: @PANEL EOGE$&@ 12* o.c, FIELD NAIL Ijl II O( I~ I 1 .I ^I I A St it { I 1 }}'1X7--YGL24F-V4 3Y X 7Y GL 24F-V4 1 3YX7YGL24F-V4 qy ~ _ _ _ 'T- _ _ _3YX7-YGL24F-V4_ 3YX7Y Gl24F-V4 ~ I 1 1 X7Y GL 24F V4 }YX I _L24F-V4 J-YjE7-}I GL 24F V4 1 }}'1X7-Y GL 24F•Vd - I _ - 4 12 TYP_ @ ss GL COL. I I i i i 0 R®®F FRAMING & UPPER FLOOR SHEARWALLS PLAN S4 v4^ = V-o' E , I ~ j SHEATHING PER PLAN e 2.0 SHEARWALL SCHEDULE iix ~ @38'o.a P,T.2X 80T. PL 2x P.T. LEDGER v# 3e'O x 4' EMSED MIN. TITEN HOSCREW ANCHORS @ 12' o.a SLAB ON GRADE SLAB ON GRADE LOWER, OUTDOOR DECK PER P PER PLAN FRAA9NG (2) #4 x CONT. nU 1=O'MIN. NOTE: SEE 1/85 FOR INFORMATION NOT SHOWN HERE SECTION @ FOUNDATION r SECTION @ FOOTING 3 S S5 3/4° =1=0• S5 3r4° = i'-0• S5 WF SEA GL. COL. PER PLAN BTWN I-% M.LAM JOISTS wl (2) ""o SHEATHING PER PLAN & SHEARWALL THRU BOLTS SCHED„ EXTEND TO BOT, OF BEAM PLj vd (2) Y4"O x 12' EMSEI RODwf DBL NUT & WASHI @ EA M. PER PLAN w/ SIMPSON SIMPSON STRAP/HOLDOWN M,LAM JOISTS E SIDE HUC HGR, @ 1-3/4 M.LAMS, TYP. PER PLAN & HOLDOWN SCHED., 16' DIAMETER CONC. C OF GL. COL. & EXTEND UNDER BOT. OF SM. JOISTS PER PLAN I'll (6) 94 3-Y2 BM PER PLAN SECTION @ FOUNDATION 66"~ SECTION @ HOL®OWN 7 SE 55 3/4e =1,-0. - SS SHEATHING, NAILING PERSHEARV/ALL SCHEOULE EXTEND TO BOTTOM OF R1Ai, SEE SCHED. -1 10q $4'O.D. 70d@3°o.a P.E.N. SIIAPSON A35 PER SOLID BLHG DECKh PW7 d SHEARWALL (2) ROWS SCHED. P.E.N. - 1I 'I JOIST, SEE PLAN ( i-3i RIM BEAR? PER PLAN - S4APSON CLIP SIMPSON L1210 HER TYR SEESCHEOULE GL, CC FLOOR JOISTS PER @2x JOISTS FOR WALL BELOW PLAN, TYP. GL. C( HEADER BEAM IN SHEATHING PER PLAN 8 S 2x STUD VlALL WALL @ SIM HEARWALL SCNEOIRE SHEATHING SEE SCHED, SECTION @ FLOOR FRAMING io SECTION Ccy FLOOR FRAMING SEA S5 3/4° =1'-0- S5 314• =1'-0" S5 f,< kf ZONING PERMIT APPLICATION ;r Planning Division 1 Y 0 51 Winburn Way, Ashland OR 97520 FILE ASHLAND 541-488-5305 Fax 541-488-6006 L-o DESCRIPTION OF PROJECT p DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YESJ NO Street Address 1,01 + 40,2- t 'E2 6c' L'N' (`ski Assessor's Map No. 39 1 E Tax Lot(s)`y$=° Zoning " _ I Comp Plan Designation APPLICANT C. V-1 1- Name r3 i<' lr;, I ` L 6 ~~~I t tt Phone F)GI f E-Mail PTV `,Aa.,d17bv , i.? Address I VA I i ,A411 AV L City bW 1l j1b Zip 91z,1;2- PROPERTY OWNER Name 0 y" Phone E-Mail Address City Zip SURVEYOR, ENGINEE6k CHITECT,„LANDSCAPE ARCHITECT, OTHER Title 6,& A- tiName Phone E-Mail Address City Zip Title Name Phone E-Mail Address City Zip 1 hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects, true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility, I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that I produced sufficient factual evidence at the hearing to support this request; 2) that the findings of fact furnished justifies the granting of the request; 3) that the findings of fact furnished by me are adequate; and further 4) that all structures or improvements are properly located on the ground. Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to be removed at my expense. If/ have any doubts, I am advised to seek competent professional advice and assistance. ,applicant's Signature Date As owner of the property involved in this request, l have read and understood the complete application and its consequences to me as a property owner. r-Property Owner's Signature (required) Date [To be completed by City Staff] Date Received y Zoning Permit Type Filing Fee $ OVER G:\couun-dev\planning\Fonns & Handouts\Zoning Pennit Application.doc Job Address: 0 TBA Contractor: ASHLAND OR 97520 Address: C A Owner's Name: BRETT & DANA CRAWFORD 0 P Phone: Customer 07165 N State Lic No: L T City Lic No: L BRETT & DANA CRAWFORD Applicant: 1721 NE 37TH AVE R Address: PORTLAND OR 97212 A C C Sub-Contractor: A Phone: (503) 680-9423 T Address: N Applied: 03/01/2013 0 T Issued: R Expires: 08/28/2013 Phone: ~A1State Lic No: Maplot: 1 gl"f 5~~a City Lic No: DESCRIPTION: New SFR 5 Scenic Dr?? VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount Physical Constraints Permit 982.00 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 CITY OF -ASH LAN. D