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HomeMy WebLinkAboutAlida_60_PA-2013-01829 CITY OF ASHLAND January 30, 2014 Notice of Final Decision On January 28, 2014, the Community Development Director approved the request for the following: Planning Action: 2013-01829 Subject Property: 60 Alida Street Applicant: Micah and Greta Lieberman Description: A request for Site Review approval to construct a new two vehicle garage with a 464 square foot residence above. The new structure will be accessed via the Morse Street side of the property. The primary residence is located at 60 Alida Street. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-Family; ZONING: R-2; ASSESSOR'S MAP: 39 lE 09AD TAX LOTS: 5400 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. 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 ow NA, Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us { SECTION 18.108.070(B)2 Effective Date of Decision and Appeals. B. Actions subject to appeal: 2. Type I Planning Actions. a. Effective Date of Decision. The final decision of the City for planning actions resulting from the Type I Planning Procedure shall be the Staff Advisor decision, effective on the 13'h day after notice of the decision is mailed unless reconsideration of the action is approved by the Staff Advisor or appealed to the Commission as provided in section 18.108.070(B)(2)(c). b. Reconsideration. The Staff Advisor may reconsider Type I planning actions as set forth below. i. Any party entitled to notice of the planning action, or any City Agency may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the parry 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. L 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 12a' day after the notice of decision is mailed. ii. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the city and whose boundaries include the site. iii. The appeal shall be considered at the next regular Planning Commission or Hearings Board meeting. The appeal shall be a de novo hearing and shall be considered the initial evidentiary hearing required under ALUO 18,108.050 and ORS 197.763 -as the basis for an appeal to the Land Use Board of Appeals. The Planning Commission -or Hearings Board decision on appeal shall be effective 13 days after the findings adopted by the Commission or Board are signed by the Chair of the Commission or Board and mailed to the parties. iv. The appeal requirements of this section must be fully met or the appeal will be considered by the city as a jurisdictional defect and will not be heard or considered. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305 51 Winbum Way Fax: 541-552-2050 psz 3 4 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us f t i ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: 2013-01829 SUBJECT PROPERTY: 60 Alida Street OWNERS/APPLICANTS: Micah and Greta Lieberman DESCRIPTION: A request for Site Review approval to construct a new two vehicle garage with a 464 square foot residence above. The new structure will be accessed via the Morse Street side of the property. The primary residence is located at 60 Alida Street. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-Family; ZONING: R-2; ASSESSOR'S MAP: 39 IE 09AD TAX LOTS: 5400 SUBMITTAL DATE: November 26, 2013 DEEMED COMPLETE DATE: December 27, 2013 STAFF APPROVAL DATE: January 28, 2014 FINAL DECISION DATE: February 11, 2014 APPROVAL EXPIRATION DATE: February 11, 2015 DECISION The subject property is located at east side of Alida Street. The subject and adjacent properties are zoned R-2, Low Density Multi-Family Residential and are located within the Siskiyou- Hargadine Historic District. The parcel is 10,082 square feet in size. The parcel has access on the west side via Morse Street. The subject property has an approximate three percent down slope to the north. There is one small fruit tree on the property. The property contains a two-story, single-family residential home which fronts on Alida Street. The existing home was constructed around 1902. The vernacular, L-shaped farmhouse style residence is designated as the "Miller-Hill House" in the Ashland Siskiyou-Hargadine District inventory documents and is considered `Historic, Non-Contributing'. The house has been "encumbered" by a large front addition with central gabled porch. Various window alterations, siding changes and other alterations deviate from the building's original character and does not retain sufficient integrity to relate its appearance to the period of historic significance. The project requires a Site Design Review approval since it involves the construction of a new residential unit. The Site Review approval criteria require that the proposal comply with applicable ordinance, the Site Review chapter, the Site Design and Use Standards and the Historic District Development Standards. The proposed garage is proposed to be accessed via Morse Street. There are currently two, curb- cuts, one will be required to be closed, and a condition to this effect has been added. The garage is proposed to be 643 square feet and the residence above is proposed to be 464 square feet. The garage has two bays, one for the front residence and one for the second unit. The structure is PA #2013-01829 60 Alida Street/adg Page 1 t proposed to be two stories, 271/2 feet in height to the peak of the gable, less than the allowed 30- feet in the zone. The roof is proposed to be a gable facing Morse with a shed roof dormer on the south side of the structure. The residential unit is proposed to be setback six feet from the fagade of the garage and a rooftop deck is proposed for the residence. The proposed residence is a "modern farmhouse" with board and batten siding on the lower level, lap siding with board and batten and louvers in the gable ends. The applicant has proposed corrugated metal siding on the face of the garage. The structure was reviewed by the Historic Commission at their January 8, 2014 meeting and the commission recommended approval with some minor modifications to the siding placement and dimensions, addition of corner boards, hinged doors instead of sliders and suggested that the applicant use earth-tone colors instead of white. The recommendations have been added as conditions of approval. Four parking spaces are required. The applicant has proposed two on-street credits on Alida Street and two spaces in the garage accessed via Morse. The proposal complies with the parking requirements. Bicycle parking is been proposed adjacent to the unit under the stairs and is available in the garage. The application addresses that adequate capacity of public services is available to the site. The applicant will be required to install new electric services to serve the new unit. New water and sewer lines are also proposed for the unit and are identified on the site plan provided. There is available water and sewer service in the adjacent public right-of-way. The applicant will be required to address storm drainage for the unit as part of the building permit submittal. The applicant has proposed to construct a trash and recycle enclosure area on the north side of the unit. Alida Street is fully improved along the property frontage with sidewalks and a parkrow and a street tree. Morse Street has curb and gutter but lacks sidewalks. This block of Morse does not have any sidewalks; the applicants will be required to sign a Local Improvement District (LID) agreement for the future installation of sidewalks on Morse Street. The application includes a landscape plan and the applicant plans to upgrade the landscaping in the areas around the unit as part of the proposed development. The criteria for Site Review Approval are described in AMC Chapter 18.72.070, as follows: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. ' The application with the attached conditions complies with all applicable City ordinances. Planning Action 2013-01829 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 I PA #2013-01829 60 Alida Streetladg Page 2 t Planning Action 2013-01829 is denied. The following are the conditions and they are attached to the approval: 1) That all proposals of the applicant shall be conditions of approval unless otherwise modified here. 2) That the plans submitted for the building permit shall be in substantial conformance with those approved as part of this application. If the plans submitted for the building permit are not in substantial conformance with those approved as part of this application, an application to modify the current Site Review pen-nit approvals shall be submitted and approved prior to issuance of a building permit. 3) That all conditions of the Historic Commission as detailed in their recommendations from the January 8, 2014 meeting shall be conditions of approval. a. 1 X 6 smooth Hardi-Plank with corner boards shall be used. b. Raw, corrugated metal shall be extended around the south elevation and extended to be even with the wall of the upper floor above. c. Board and Bat siding, 12-inches on center shall be utilized throughout including the west elevation, lower floor. d. Wood, store-front style (hinged) door(s) shall be used instead of sliders on the east elevation. 4) That building permit submittals shall include: a) That the. proposed drainage system for the required parking area shall be submitted to the Planning and Building Divisions and the Public Works and Engineering Department for review and approval. b) Solar setback calculations demonstrating that all new construction complies with Solar Setback Standard B in the formula [(Height -16)/(0.445 + Slope) = Required Solar Setback] and elevations or cross section drawings clearly identifying the highest shadow producing point(s) and the height(s) from natural grade. c) Lot coverage calculations including all building footprints, driveways, parking, and circulation areas. Lot coverage shall be limited to no more than 75 percent. d) That the building materials and the exterior colors shall be identified in the building permit submittals for the review and approval of the Staff Advisor to demonstrate compliance with Site Design and Use Standards requirements that the materials and colors be compatible with the surrounding area. e) That a walking path from the garage to the front unit shall be shown on the building permit submittals. f) That the exterior lighting shall be directed onto the property and shall not directly illuminate adjacent proprieties. Exterior lighting details shall be provided on building permit submittals. PA #2013-01829 60 Alida Street/adg Page 3 5) That a landscaping and irrigation plan to include irrigation details satisfying the requirements of the Site Design and Use Standards Water Conserving Landscaping Guidelines and Policies and showing parkrow improvements shall be provided prior to issuance of the building permit. 6) That prior to the issuance of a certificate of occupancy: a) Required bike parking shall be installed prior to issuance of a Certificate of Occupancy. c) That the landscaping and irrigation shall be installed in accordance with the approved plans. d) That an opportunity to recycle site shall be located on the site, in conformance with 18.72.040 and in accordance with the approved plans prior to issuance of the certificate of occupancy for the second unit. e) That the property owner shall sign in favor of local improvement districts for the future street improvements, including but not limited to sidewalks and parkrow, for Morse prior to issuance of a certificate of occupancy for the second unit. f) The driveway apron for the driveway shall be installed in accordance with the City of Ashland standards and the second driveway curbeut on Morse Street shall be closed and new curb and gutter shall be installed under permitting from the Public Works artment. ti~ Jam- Z ~ ~ B' olnar Director Date epartm t of Community Development PA #2013-01829 60 Alida Streetladg Page 4 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. i 2. On January 30, 2014 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #2013-01829, 60 Alida Street NOD. Signature of Employee Documenll 1/3012014 ARTHUR CLEA L AUBIN-ADDICOTT SUZANNE BERNALES JULIE TRUSTEE FBO PO BOX 3592 115 BROOKS LN 342 PERSIA AVE TELLURIDE, CO 81435 ASHLAND, OR 97520 SAN FRANCISCO, CA 94112 BOEHNKE JOHN/SUSAN CORYELL-BEIGEL DOMINIQUE DELUCA RONALD L TRUSTEE 75 ALIDA ST 52 ALIDA ST 725 ROYAL AVE ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97504 GRAYBILL ROBERT HARRY/COUCH j HIGDON CRAIG R/HOCHBERG- HODGES POLLY E 92 ALIDA ST HIGDON DEIRDRE S 33 MORSE AVE ASHLAND, OR 97520 3221 SE 54TH ASHLAND, OR 97520 PORTLAND, OR 97206 MACLAREN CYNTHIA LEE MARSHALL JACQUELINE ET AL MC CAFFREY GEORGE/CHRISTINE 84 ALIDA ST 3319 S LUCILLE LN 76 ALIDA ST ASHLAND, OR 97520 LAFAYETTE, CA 94549 ASHLAND, OR 97520 MCINTYRE THOMAS MICAH /GRETA LIEBERMAN TRUST. RAZZANO LORN P/TESS;L 535 GEARY ST 706 944 KESTREL PKY 622 LIBERTY ST SAN FRANSISCO, CA 94102 ASHLAND, OR 97520 ASHLAND, OR 97520 . I SCHOOL DISTRICT 5 SHOEMAKER NORMA J TRUSTEE ET SKILLMAN DON C TRUSTEE 885 SISKIYOU BLVD 3642 CONCORD BLVD P 0 BOX 486 ASHLAND, OR 97520 1 CONCORD, CA 94519 TALENT, OR 97540 VENTURE NORTHWEST LLC WIJTMAN R C S/J BERTOLINO WITTICH BRUCE 4030 134TH AVE SE 63 ALIDA ST 848 BULL CREEK RD BELLEVIEW, WA 98006 ASHLAND, OR 97520 GRANTS PASS, OR 97527 BOB HAXTON P.O. BOX 581 ASHLAND, OR 97520 i HISTORIC COMMISSION Meeting of January 9, 2014 PLANNING APPLICATION REVIEW PLANNING ACTION: 2013-01829 SUBJECT PROPERTY: 60 Alida Street OWNERS/APPLICANTS: Micah and Greta Lieberman DESCRIPTION: A request for Site Review approval to construct a new two vehicle garage with a 464 square foot residence above. The new structure will be accessed via the Morse Street side of the property. The primary residence is located at 60 Alida Street. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi-Family; ZONING: R-2; ASSESSOR'S MAP: 39 1E 09AD TAX LOTS: 5400 Recommendation to staff: Recommend approval of the proposed plans with the following recommendations: 1) 1 X 6 smooth Hardi-Plank with corner boards shall be used. 2) Raw, corrugated metal shall be extended around the south elevation and extended to be even with the wall of the upper floor above. 3) Board and Bat siding, 12-inches on center shall be utilized throughout including the west elevation, lower floor. 4) Wood, store-front style (hinged) door(s) shall be used instead of sliders on the east elevation. Department of Community Development Tel: 541488-5305 20 East Main St. Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800 735-2900 www.ashland.or.us Planning Department, 51 Wind Way, Ashland, Oregon 97520 - AND 541-488-5305 Fax: 541-552-2050 www.ashland.or,us TTY: 1-800-735-2900 ` - 171- NOTICE OF APPLICATION PLANNING ACTION: 2013-01829 SUBJECT PROPERTY: 60 Alida Street OWNERIAPPLICANT: Micah and Greta Lieberman DESCRIPTION: A request for Site Review approval to construct a new two vehicle garage with a 464 square foot residence above. The new structure will be accessed via the Morse Street side of the property. The primary residence is located at 60 Alida Street. COMPREHENSIVE PLAN DESIGNATION: Low-Density Multi- Family; ZONING: R-2; ASSESSOR'S MAP: 39 lE 09AD TAX LOTS: 5400 NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday, January 8, 2014 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way. NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, January 9, 2014 at 6:00 p.m. in the Community Development and Engineering Services building (Lithia Room) located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: December 27, 2013 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: January 10, 2014 I I St_~BJECT PROPERTY 1 l 60. /1,L1 DA STREET ` l++ 09A0 5.700 39 1E L w I cry -I i ~T r Proycrn, ii•trs arc,f • +'cf~rcnce on2}~, +tot scaiaab2a 0 1020 40 Feet The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division 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. ntl SITE DESIGN AND USE STANDARDS 18.72.070 Criteria for Approval The following criteria shall be used to approve or deny an application: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. i k' tIi Documentl ARTHUR CLEA L AUBIN-ADDICOTT SUZANNE BERNALES JULIE TRUSTEE FBO PO BOX 3592 115 BROOKS LN 342 PERSIA AVE TELLURIDE, CO 81435 ASHLAND, OR 97520 SAN FRANCISCO, CA 94112 BOEHNKE JOHN/SUSAN CORYELL-BEIGEL DOMINIQUE DELUCA RONALD L TRUSTEE 75 ALIDA ST 52 ALIDA ST 725 ROYAL AVE ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97504 GRAYBILL ROBERT HARRY/COUCH HIGDON CRAIG R/HOCHBERG- HODGES POLLY E 92 ALIDA ST HIGDON DEIRDRE S 33 MORSE AVE ASHLAND, OR 97520 3221 SE 54TH ASHLAND, OR 97520 PORTLAND, OR 97206 MACLAREN CYNTHIA LEE MARSHALL JACQUELINE ET AL MC CAFFREY GEORGE/CHRISTINE 84 ALIDA ST 3319 S LUCILLE LN 76 ALIDA ST ASHLAND, OR 97520 LAFAYETTE, CA 94549 ASHLAND, OR 97520 MCI NTYRE THOMAS MICAH /GRETA LIEBERMAN TRUST RAZZANO LORN P/TESS L 535 GEARY ST 706 944 KESTREL PKY 622 LIBERTY ST SAN FRANSISCO, CA 94102 ASHLAND, OR 97520 ASHLAND, OR 97520 SCHOOL DISTRICT 5 SHOEMAKER NORMA J TRUSTEE ET SKILLMAN DON C TRUSTEE 885 SISKIYOU BLVD 3642 CONCORD BLVD P O BOX 486 ASHLAND, OR 97520 CONCORD, CA 94519 TALENT, OR 97540 VENTURE NORTHWEST LLC WIJTMAN R C S/J BERTOLINO WITTICH BRUCE 4030 134TH AVE SE 63 ALIDA ST 848 BULL CREEK RD BELLEVIEW, WA 98006 ASHLAND, OR 97520 GRANTS PASS, OR 97527 l I Bob Haxton Design P.O. Box 581 Ashland, OR 97520 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 December 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 #2013-01829, 60 Alida Street. j Signature of Employee Documend 1212712013 OWNERS/APPLICANT: Micah & Greta Lieberman, 944 Kestrel Parkway, Ashland, OR 97520, 541-482-4719, DESIGNER: Bob Haxton, Haxton Design LLC, P.O. Box 581, Ashland, OR 97520, 541-890-2412,' CITY OF ASHLAND: Michael Pina, Assistant Planner, City of Ashland, 541-552-2052, SITE: 60 Alida Street DATE OF 5t1BMISSION: November 30, 2013 TABLE OF CONTENTS: '!E ® Goals of plan, style, general description ® Two (2) copies of written findings and confirmation requirements have been met ® Zoning and Requirements (landscaping, trees, parking, lot coverage, setbacks) ® Historic Compatibility (neighborhood, Ashland, architectural goals) ® Orientation to Morse (design plan, views, curb appeal) ® Parking (parking requirements and standards, driveway, street parking) ® Landscaping and Open Space of open space, landscape plan, water conservation, street tree) ® Exterior Lighting (style, location, downward screening) ® Trash and Recycling (location) ® Bike Parking (location, plan) ® Current design plan CAD images ® Neighborhood examples and reference ® Modern farmhouse style examples ® Metal overhang examples • Exterior lighting examples ® Color/materials palette 8 Lieberman ARU ail 60 Alida Page 1 i We would like to improve our lot by building a quality one-bedroom accessory residential unit (ARU), two-car garage and deck in the rear of our property at 60 Alicia Street. The lot is zoned R-2, Low Density, Multi-Family Residential . The lot is a deep lot, 50 feet wide by 100 feet deep, with a lot of open space in the rear. Also, the lot has full street access on both sides with the main/front house facing Alicia and the proposed ARU and garage facing Morse. The ARU will be approximately 20 feet from Morse, 7 feet from the neighbor on the south, 18 feet from the neighbor on the north and complies with all building setback, solar setback and lot coverage codes. Even with the addition of the ARU and garage the yard and open space remaining on the lot will still be significant (approximately 35 % lot coverage, which is well below 65%). We have built our last two homes and really enjoy the design and building process. We appreciate living in homes with all the modern conveniences and energy efficiency of modern green construction while maintaining a historical aesthetic. It is the best of both worlds! The style of the new unit could be called "modern farmhouse". The goal of this new ARU is to achieve a historical fit for the neighborhood and for Ashland, leverage good design with the help of professional design services to maximize livability and curb appeal, use quality materials and construction, and to build something inspiring to serve as the model and template for the future renovation of the front-main house. At this time the ARU will be a long-term rental but we may live in it when our kids go off to college. The dwelling will be a two-story building with the garage below and residence above. The first-story garage will be about 643 square feet and the second-story residence will be about 464 square feet with its own stair access and 156 square foot deck overlooking Morse. The east facing windows, oversized glass door and transom windows combined with the custom overhang, roofline, shed dormer, decorative deck railing, and barn lamps will create a homey feel and curb appeal on the east side facing Morse. There will be a decorative fence and entrance along with separate outdoor living space. There will also be a "Little Free Library" mounted box on Morse built in the same style as the ARU but in style of a birdhouse for books: I The garage below will have two automatically opening, insulated garage doors, one for the front-main house and one for the ARU. It will be a finished two-car garage with full driveway connecting it to Morse. In addition there are two on-street parking spaces on Alicia and one on Morse creating 5 parking spaces in total. The new unit in the back of the lot will have its own meter/utilities and all utilities are readily available. The HVAC unit (if we go with such a system), garbage and recycling will have their screened space on the south side. The south half of the garage dedicated to the front-main house will feature a large sliding barn door with industrial track on the west wall that allows easy access to the yard and house from the garage. The north half dedicated to the ARID will feature a washer and dryer, storage and a separate mandoor on the northwest corner with a small barn-style lamp above the mandoor that sheds light downward and an overhang for rain. The ARU garage mandoor flows right into the foot of the stairs that lead upstairs to the deck and ARU entrance. The stairs' banister and railing will match the deck and be a design feature. Special bike parking will be located under the shelter of the exterior stairway, which creates an alcove and utility from what was dead space. The bike rack may be factory bought or we may build it ourselves with the idea that bikes need to be locked up while still being accessible for exit onto Morse. The outdoor space at the foot of the stairs and next to the driveway (northeast corner of lot) offers space for a garden plot and nice picnic or barbecue area. The landscape plan (attached) entails placing the main anchor Lieberman ARU @ 60 Alida Page 2 t trees, shrubs, flowering plants, automated drip irrigation and a new street tree on Morse. The species list on the plan features the use of deer and drought resistant plantings. The lot is currently landscaped but we will be adding/changing it. The exterior lighting will feature decorative barn-style lamps that only shed downward light. This is practical for lighting the immediate area without glaring into neighbors' windows. They will be strategically placed on the "front" of the building on each side of the garage doors (east side, facing Morse), "back" of the building (west wall, facing front-main house), and over the mandoor (north side). The lamps that will be featured on the east wall facing Morse and the west wall facing into the large yard will also create a nice effect against the building itself. An architectural feature that breaks up the west side of the structure and that adds to the lighting's effect at night is that the second story is slightly cantilevered and creates a 1-foot bump-out. The west wall is not a flat plane. Lastly, the A/C unit and garbage/recycling will be screened in and located on the south side of the structure away from the stairs and entrance. The garage doors, varying materials and decorative exterior lighting create a nice visual impact for the "front" (east side) of the building facing Morse, but really the first story is just a base for the main features above: deck and railing, mix of natural wood, metal, bat and board on residence fagade, large windows, decorative metal overhang and roofline. From Morse, the curb appeal of this ARU will be in the varying lines, angles and creative use of materials. It is a building that feels historical but has the clean lines and materials of a new home. It does not look like a garage because the east wall facing Morse is not a single, two-story plane. The second story ARU is set back from the front of the garage and street because of the placement of the large deck facing Morse. The deck is a key feature both aesthetically because it breaks up the wall and uses wood and a decorate railing and practically because it creates a lot of outdoor living space for the resident. When one ascends the stairs and comes onto the deck this space serves as the front porch and a fantastic hangout spot for morning sun or afternoon shade. If raining a custom overhang (matching small overhang over downstairs mandoor) offers shelter at the top of the stairs and over the glass door entrance. When ascending the stairs one will be facing Morse and away from the main-front house. This is by design to offer some visual separation and privacy for both buildings. Our goal is to invest our savings to build this ARU and improve the lot and in doing so we hope to have a positive impact on the neighborhood and local property values. The next step will be to eventually upgrade the front-main house to match the ARU. NOTE. Please reference some of the photos at the end of this document for reference if at all helpful. More importantly, the full technical plans that were submitted include 3D renderings. Lieberman ARU @ 60 Alicia Page 3 Y • Two (2) copies of written findings and confirmation requirements have been met ® Zoning and Requirements (landscaping, trees, parking, lot coverage, setbacks) ® Historic Compatibility (neighborhood, Ashland, architectural goals) • Orientation to Morse (design plan, views, curb appeal) ® Parking (parking requirements and standards, driveway, street parking) ® Landscaping and Open Space of open space, landscape plan, water conservation, street tree) + Exterior Lighting (style, location, downward screening) • Trash and Recycling (location, plan) • Bike Parking (location, plan) Two (2) copies of written findings addressing the following criteria from Chapter 18.72 for Site Review approval: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Councll for implementation of this Chapter. (See Residential Site Review pp. 13 Parking Lot Landscaping & Screening Standards pp.29 Street Tree Standards pp.31 Water Conserving Landscaping Guidelines & Policies pp.33 0. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. L' 4N: • Two copies of this document have been submitted. • All applicable City ordinances have been met or will be met by the proposed development. m ® All requirements of the Site Review Chapter have been met or will be met. • The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter (Residential Site Review; Parking Lot Landscaping & Screening Standards; Street Tree Standards; Water Conserving Landscaping Guidelines & Policies) • That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. All improvements in the street right-of-way shall comply with the Street Standards in Chapter 18.88, Performance Standards Options. ZONING: R-2, Low Density, Multi-Family Residential LANDSCAPING REQUIREMENTS: 35 percent of the site must be retained In landscaping, and a site-, size-, and species- specific landscaping plan Is required at time of formal application. The landscape plan must address any required screening, and include street trees, one per 30' of street frontage where applicable. Avoid using lawn. Provide irrigation system for all landscaped areas. Landscaping shall be designed so that 50% coverage occurs after one year and 90% after 5 years. LIEB RMAN: • The lot is currently landscaped but will be further improved. Landscape plan attached and to be included with the updated plans. • New irrigation will be installed. Lieberman ARU @ 60 Alicia Page 4 1 ® A street tree (from city approved tree list) will be placed on Morse, a single tree for the 30' of street frontage on the north side of the new driveway. ® No lawn will be installed. ® Only drought- and deer-resistant plants will be used: o Shrub Manzanita (Arctostaphylos) o Oregon Grape (Mahonia aquifollum) o Skyrocket Juniper (Juniperus scopulorum) o California Lilac (Ceanothus) o Cotoneaster (Cotoneaster frigidus) o Spurge (Euphorbia) and/or Lavender (Lovandula) o Kinnickinnick (Arctostaphylos uva ursi) PARKING, ACCESS, AND INTERNAL CIRCULATION: Multi family developments with: Studio Units less the 500 sq. ft. -1 space per unit 1 bedroom units require -1.50 spaces per unit 2 bedroom units require -1.75 spaces per unit Parking spaces must have a five foot setback buffer from adjacent property lines and an eight foot buffer from the residential units. These buffer areas shall be landscaped... Parking space dimensional requirements are a minimum of 9 feet x 18 feet, with 22 feet of clear space as a back-up dimension required directly behind the space. ® The lot has 2 on-street parking spaces on Alida. ® The lot has 1 on-street parking space on Morse. ® There will be 2 garage spaces with driveway obeying setbacks. The garage below will have two automatically opening, insulated garage doors, one for the front-main house and one for the ARU. It will be a finished two-car garage with full driveway connecting it to Morse. In addition there are two on-street parking spaces on Alida and one on Morse creating 5 parking spaces in total. LOT COVERAGE: A maximum of 65% of the lot may be covered with impervious surface. At least eight percent of the lot area shall be dedicated to outdoor recreational space and shall be part of the overall landscaping requirements. Please identify on site plan and in text all areas of landscaping, impervious surface, patio space, outdoor recreational space, etc. LIEBIRMAN: ® Approximately 35% of the lot will be covered with impervious surface (well below 65%). ® More than S% of the lot area is dedicated to outdoor recreational space and includes the yard/landscaped portions on the east side of the lot plus the extra space offered by the upstairs deck. ® On site plan and in text all areas of landscaping, impervious surface, patio space, outdoor recreational space are noted and labeled. SETBACKS: 20' for front yards, 6' for side yards/10' for side yards abutting a public street; 10' per storyfar rear yards In addition, the setbacks must comply with Section 18.70 which provides for solar access. ® The ARU/Garage obey all lot and solar setbacks. ® The ARU and Garage are set back 7 feet on south side yard. Lieberman ARU @ 60 Alicia Page 5 x ® The ARU and Garage are set back 18 feet on north side yard. ® The ARU and Garage are set back 20 feet on east side facing Morse. ® The ARU and Garage and rooflines comply with Section 18.70 which provides for solar access. We would like to improve our lot by building a quality one-bedroom accessory residential unit (ARU), two-car garage and deck in the rear of our property at 60 Alicia Street. The lot is zoned R-2, Low Density, Multi-Family Residential. The lot is a deep lot, 50 feet wide by 100 feet deep, with a lot of open space in the rear. Also, the lot has full street access on both sides with the main/front house facing Alicia and the proposed ARU and garage facing Morse. The ARU complies with all building setback, solar setback and lot coverage codes. We have built our last two homes and really enjoy the design and building process. We appreciate living in homes with all the modern conveniences and energy efficiency of modern green construction while maintaining a historical aesthetic. It is the best of both worlds! The style of the new unit could be called "modern farmhouse". The goal of this new ARU is to achieve a historical fit for the neighborhood and for Ashland, leverage good design to maximize livability and curb appeal, use quality materials and construction, and to build something inspiring to serve as the model and template for the future renovation of the front-main house. The dwelling will be a,two-story building with the garage below and residence above. The second-story residence will be 490 square feet with its own stair access and large deck overlooking Morse. The east facing windows, oversized glass door and transom windows combined with the custom overhang, roofline, shed dormer, decorative deck railing, and barn lamps will create a homey feel and curb appeal on the east side facing Morse. There will be a decorative fence and entrance along with separate outdoor living space. There will also be a "Little Free Library" mounted box on Morse built in the same style as the ARU but in style of a birdhouse for books: http://littlefreelibrary.org/ LIEBERMAN: The garage below will have two automatically opening, insulated garage doors, one for the front-main house and one for the ARIL. It will be a finished two-car garage with full driveway connecting it to Morse. In addition there are two on-street parking spaces on Alicia and one on Morse creating 5 parking spaces in total. IT I I N: The outdoor space at the foot of the stairs and next to the driveway (northeast corner of lot) offers space for a garden plot and nice picnic or barbecue area. The landscape plan entails placing the main anchor trees, shrubs, flowering plants, automated drip irrigation and a new street tree on Morse. The species list on the plan features the use of deer and drought resistant plantings. The lot is currently landscaped but we will be adding/changing it. More than 8% of the lot area is dedicated to outdoor recreational space and includes the yard/landscaped portions on the east side of the lot plus the extra space offered by the upstairs deck. On the site plan all areas of landscaping, impervious surface, patio space, outdoor recreational space are noted and labeled. Lieberman ARU @ 60 Alida Page 6 L. rBERM, iv: The exterior lighting will feature decorative barn-style lamps (pictures below) and will only shed downward light that is practical for lighting the immediate area without glaring into neighbors' windows. They will be strategically placed on the "front" of the building on each side of the garage doors (east side, facing Morse), "back" of the building (west wall, facing front-main house), and over the mandoor (north side). The lamps that will be featured on the east wall facing Morse and the west wall facing into the large yard will also create a nice effect against the building itself. An architectural feature that breaks up the west side of the structure and that adds to the lighting's effect at night is that the second story is slightly cantilevered and creates a 1-foot bump-out. The west wall is not a flat plane. 6 Iall N: The A/C unit and garbage/recycling will be screened in and located on the south side of the structure away from the stairs and entrance. A separate gate through which garbage and recycling bins can be rolled to Morse is to be built and is noted on the plans. Bile Parkin- 11. 1---% plan) LIEBERM N: The north half dedicated to the ARU will feature a washer and dryer, storage and a separate mandoor on the northwest corner with a small barn-style lamp above that sheds light downward and an overhang for rain. The ARU garage mandoor flows right into the foot of the stairs that lead upstairs to the deck and ARU entrance. The stairs' banister and railing will match the deck and be a design feature. Special bike parking will be located under the shelter of the exterior stairway, which creates an alcove and utility from what was dead space. The bike rack may be factory bought or we may build it ourselves with the idea that bikes need to be locked up while still being accessible for exit onto Morse. - - a Lieberman ARU @ 60 Alida Page 7 t ® Current design plan CAD images ® Neighborhood examples and reference Modern farmhouse style examples ® Metal overhang examples ® Exterior lighting examples ® Color/materials palette T. E ntext< ® Current design plan CAD images Exterior, North and East (facing Morse) i I 1 Exterior, South and East (facing Morse) Lieberman ARU @ 60 Alida Page 8 i Interior, Kitchen ~ i I 1 ® Neighborhood examples and reference Stn and C Bungalow/ARU { 1 i k 4 4j I i 1 1 i Alley off 8th, Use of corrugated metal and wood Lieberman ARU @ 60 Alicia Page 9 `t I I 1 I i t i, ~ 1 1 I I I I ~I' I l., I I li il~ III 7 i+ l I~' ~ I III ® Modern farmhouse style examples 1) style/concept E f s f i 1 7 Lieberman ARU @ 60 Alicia Page 10 J 2) sliding barn doors (exterior on back of garage, interior of home) 1 3) barn-loft feel for interior with open floor plan, exposed beams and high windows % i -.._9 Lieberman ARU @ 60 Alida Page 11 4) transom windows, skylight, south-facing dormer for light and passive heating l { F r ~lfS) farmhouse-style metal roof (green building material, energy efficient by keeping home cooler, low weight to help preserve structural integrity and life, fire resistant) i ,I ® Metal overhang examples from Ashland Lieberman ARU @ 60 Alicia Page 12 i j~ i ® Exterior lighting examples S 11 S'' Color/materials palette o White farmhouse to match front house o Natural wood o Corrugated metal I I ~ 'r ~ I I I Lieberman ARU @ 60 Alicia Page 13 OWNERS/APPLICANT: Micah & Greta Lieberman, 944 Kestrel Parkway, Ashland, OR 97520, 541-482-4719, DESIGNER: Bob Haxton, Haxton Design LLC, P.O. Box 581, Ashland, OR 97520, 541-890-2412, CITY OF ASHLAND: Michael PIN, Assistant Planner, City of Ashland, 541-552-2052, SITE: 60 Alida Street DATE OF SUBMISSION: November 30, 2013 TABLE OF CONTENTS: ® The lot is currently landscaped but will be further improved. Landscape plan attached and to be included with the updated plans. On the site plan all areas of landscaping, impervious surface, patio space, outdoor recreational space are noted and labeled. ® New irrigation will be installed. ® A street tree (from city approved tree list) will be placed on Morse, a single tree for the 30' of street frontage on the north side of the new driveway. ® No lawn will be installed. ® Only drought- and deer-resistant plants will be used: o Shrub Manzanita (Arctostaphylos) a Oregon Grape (Mahonla aquifolium) o Skyrocket Juniper (Juniperus scopulorum) o California Lilac (Ceanothus) o Cotoneaster (Cotoneaster frigidus) o Spurge (Euphorbia) and/or Lavender (Lovandula) o Kinnickinnick (Arctostaphylos uva ursi) Lieberman ARU @ 60 Alicia (Landscape Plan) Page i I ~ Irriga- tion box i f Kinnickinnick (Arctostaphvlos uva ursi) California Lilac (Ceanothus) } Cotoneaster © a ~ (Cotoneasterfrigidus) i acd < IIII 0v4~A~ { ©4~ P V~ Oregon Grape r 1 D (Mahonia apuifollum) v p . 4 A -D - - a ~C~ D - P 4 . Stepping stones, 14 , . surrounded by ~1- - groundcover ) t i`~ /t i I 1•.-~ I i v ' i ~A i a v Skyrocket Juniper Spurge (Euphorbia) Quniperus scopulorum) Street tree i LE am Lieberman ARU @ 60 Alicia (Landscape Plan) Page 2 ABBREVIATIONS 1 AM GONG. Concrete FIN. Fn.h INT. IrRenor PL. Plate 50. 51uar L Angle GOtJN. Con b- RR. Floor F.W.A. Fb.t, Lamr:ate 5.5. Starrt... 5tccl @ At GotJSTR. Conetrvcaon FLA5H. Fb.hM ST. J-1, FLA5. Fb.ter 5.5.D. See 5t-turalDn::iw~s CL CentcH- CONE. Conb,rvou. RUOR Fluore.cerrt FL"'m Ply.,-i STD, 5LMard O D,ameter or Round GfffK CwrRer F.t.l. Flush Metal MT. K'td- Ft&D. Paneled Door STL. 5teel d Pound or Number C5NJT. Casement F.O.F. Face of f-h FR paa STOP- 5twage (E) Fmstmq GTR Center F.0.5. Face of 5Wd6 LAM. Lamvatc VT. Point FR. French LAV. Lavatory PTN. Part,twn T.B. T-6 Bar ADJ. Aj p* bk DBL. Dwbk F.R. h, Rated LT. LwN TEL. Telephone A.F.F. AFrne Fbth Fl- DET. DeG:.1 F.T. Foot or Feet Re. Reere TEMP. Tempered AL. Al,-- DIA Demeter FURR Fumng MAY. M,-- R.45. Pod f 51,0 TAG. Tongue aM Gmo:c AFFROX. Appra,,male DIM. Dnans:on FUT. Futwe M.G. Mod c,neG knot W. Rad,u. Thr'. Thck ARCH. Archrlectural DI5F. Dspenser F%D. Fved MECH. 1,lechan~cal REF. Reference T.P.D. T-'et Paper D-Fen.er P5PH. A.phslt 6tJ. Donn t.iEN,l Membrane REFRIG. Reina<rater T.O.G. lop of Curb D.O. Door Qpen.nq GA. Gauge MTt. Metal REQ. Required T.O.V/. Top of 2 13 Board DR Door GALV. Gal•, -d AlFR. tAartufaR,rer RE51L. Res'-east T.0.5. Top of SI 1, B.F. M-Fdd Wee D.shera.her G.D. Garage Dcor N!IN. Mn:mvm RM. Room TYP. Typscal BLDG. Bvld:nq C) .R. D-- GND. Ground MIR. Mirror R.O. Routs Opening SLK. Block. DVIG. Dra nnq GR. Grade MISG. t.l:scellaneous RWD. ReJ-d U.O.N. We" Othrra=se Noted BLKG. IYocbne G.5.M. Gal,,-d 51ee1 Metal MTD. tlounted RVA Rim Vlater Leader Bh1. Beam E fast GYP. Gypsum MUL Mellon VERT. VeH:cal B.O. By Oemer EA. faeh 5 South V.I.F. Venfy,, F:Jd E.J. GFarvan Jrnnt H.B. Hose Bibb N Ncrth S.C. Solid Core GAB. Cabinet EL Ekvatwn H.G. Holb.v Core N.I.G. Not :n Contract 5CHED. 5d:edvlc l'/ t GER. Ceramic PtPC. ElectnW HD1YD. flardowd IJO. orb Number 5.01 Soap D,sre-, l'✓/ WO GA. Cast Iron Et L. End-- TIMM Hardware N0t.1. Nmnnal SECT. 0-t- W.G. V✓ato Clo.et CLG. Ce~knq E.p. El-t-l Panel Bwrd HORIZ. Honzontal N,T.5, Not To 5c.le 51G.D. 5:~d.*'q Gbss Door WD. Wocd C. . CaJk,rrg EO. EgnI HR. Hour 5H. 5heN V,71 Water Heater C10. Goaet FOPT. Eq`gmen! HGT. He:gkt O.G. 0" c-, 51H. 5:n11 Hw,q W/O WRMut CLR. Glwr DST. 5'et, q HVAC Hecbnq Ven!?at<rw/ O.D. (.tale Dram<ter (P-) 5HR. Shaucr %tT. Vloterprocf G.O. Cried OF-,,q EXPO. EaFo.ed Ar CoMA:onmq OPP1G. Open nq 5HT. 5hcet W. We 3ht COL Cotumn E)(P. E•pare:an I.D. Insde Dumcti_r(Dm.) OPP. OFF-te 511.1. 5:-b, U.5. MV dou5T COMP. Gompresser EXT. 5tenor IN5UL. I-btan 5FEG. 5Feahcabon ARCHITECTURAL SYMBOL LEGEND O ARCHITECTURAL KEY NOTE BUBBLE C- KEY NOTE LABEL FOR STRUCTURAL, ELECTRICAL, MECHANICAL ETC. Name ® Elevation ELEVATION TA, SPOT ELEVATION TAG t SIM Atot SECTION LABEL tot DOOR LABEL 1t WINDOW LABEL t f Alm I INTERIOR ELEVATION CALL OUT i O GRID LABEL Re[ Q EXTERIOR ELEVATION CALL OLJT 1 View Naliie DRAWING TITLE AND SCALE CALL OUT KM51ON TAG A1ot 4SIM DETAIL CALL OUr ® EXHAUST FAN- 1.5 50NES (MAX. NOISE ALLOWED.) Cb SMOKE DETECTOR, HARD WIRED W1 BATTERY BACKUP. f - a ' 0° 2C-o^ R O W, i FRONT S.B. _ I z f I I I FI q 21'-C.• A2•-O• N _ 0 Q s a IXISYING HOUSE I I z I j ; I f ' L - - - - - - - - - - - - /;1 SITE PLAN _ LV 1"=10'-0° S1 N BARRI General Jt V 5 41. RAE-VJAR!lING SY5TEIA5 A) THEBUR QF THEME A) SMOTE DETEC'TOP5 (5.U.) SHALL BE PROVIDED TO PROTECT EACH 5EPAPATE 5VAM Rfif ED ONl THE SIDE OOL'iC IG POOL. IF PER V SLEEPING AREA ACID BE A MINIMUM OF 3'-O' FROM DUCT OPENINGS. FOOL' POOL 15 LOCATED I5 EAT B) 5.D.5 SHALL BE PERMANENTLY VARED, INTERCONNECTED, AND HAVE SHALL BE AT LEAST 60 II I . GOVERHING BUILDII AG CODES ALL CONSTRUCTION SHALL COMPLY WITH THE RIOTED BATTERY BACK-UP. Rn RO FN EXISTING ROON15 WHERE 5.D.5 ARF I'OT CLEARANCE BETWEEN GR CODES ACID AMENDMENTS PER THEIR ADOPTING ORDINANCES: CURRENTLY HAROMPED OR DO NOT EXIST. 2 RICHES (51 MM) MCA. AWAY FROM THE 5"1 1" DF51GN AHD COtN5TPUCT TO MEET REQUIREKICNT5 OF SEISMIC DESIGN CATEGOPYY, B. C) PROVIDE 5.0. ON EACH FLOOR LEVEL. THE 607701.1 OF THE BA °O MPH VI1105FEED, WIND EXPOSURE CATEGORY C. D) WHERE THE HIGHEST POINT OF A CEILING IN A ROOM THAT OPENS TO THE VMEN GRADE IS A 5000 HALLWAY 5ERVII.'G THE BEDROONI5 FXCEED5 THAT OF THE OPENING INTO THE THE BARRIER 15 MOU ITS ' 2. ALL PRODUCTS L15TED BY I,C.C. NUTABEP(5) SHALL BE II75TALLED PER THE WHEt1 BARPJER5 HAVE H' HALLWAY BY 24 RICHES OR MORE. SMOKE DETECTORS SHALL BE INSTALLED REPORT AND h1ANL1 S MANUFACTURERS WRITTEN INSTRUCTIOt75. PRODUCT bU85T1TUTIINJ(b) IN THE HALLWAY AND III THE ADJACENT ROOM. PROVIDE ADDITIONAL 5.MS 45 ItlCHES (I 143 hA 1M FOR PROD DUCT(S) LI5TED STED SHALL AL- ID HAVE I.C.C. APPROVED EVALUATION A5 APPLICABLE . OJJ THE POOL SIDE OF Tt REFORT(5) OP, BE AFPR.OVED. ON THE 51 DE AWAY FROP, D) 83 13.2.1 WHEN ALTFRATIOIJ5,P.f FAIP5 OR ADDITIONS PEQUIRRIG A INDENTATIONS DFCORAT. 3. FOU14DATIONS SUPPORTING l'IOOD SHALL EXTEND AT LEAST G' ABOVE ADJA.CEIJT PERh11T OCCUR, THE INDIVIDUAL DWELLING UNIT SHALL BE EQUIPPED WITH SWIMMING POOL, SUCH FINISH GRADE SMOKE ALARNA5 LOCATED AS REOUIRED FOR NEW pWELUNG5; THE WHICH RENDER THE BARI SHALL BE LOCATED 50 C 4. PROVIDE FIRE SPRINKLER SYSTEM IF APPLICABLE CODES APPLY. SMOKE ALARIAS SHALL BF NTERCONNECITO AND HARD WIRED, CLIMBABLE. 15 PP.OHIBITI PEPJMANFEff STRUCTURE! 5. MOCELLAN0005 SITE STRUCTURES, SWIMMING POOLS, SPAS, FENCES, SITE %/A.5 42. HAR.DVVARE: U5EO TO CLIMB THE BAP. (INCLUDING RE7ANING WALLS), A GAS STOPPAGE TANK REQUIRE5 SEPARATE PERMIT5. A) ALL EX(S5 TO BE OFEP.ADLE FROM THE INSIDE VATHOUT U517 OF A KEY OF, FROFEP.TY LL tNEb AOF EX15 REQUIRED EXIT5: SPECIAL KNOWLEDGE. THE POOL 51OF OF T E E G. D) K1AIIUALLY OPERATED EDGE OR SURFACE MGUtJTEO FLU5H BOLTS AND THE EDGE OF THE WATER A) ALL EXITS TO E OPEIIgBLE FROM THE It151DE WITHOUT USE OF A KEY OP.. SURFACE BOLTS ARE PROHIBITED. SFECAII YJ1dWLfDGE B) OPENINGS IN THEHF DIAMETER (44 KIM) SP NS: SFHNS B) D.7AINALLY OPERATED EDGE OR SURFACE-A10UNTFD FLUSH BOLTS AND 43. EXTERIOR IVALL FINISH: EXCEPTIONS: SURFACE BOLTS ARE PROHIBITED AT A DOOR OR THE ACTIVE LEAF OF A A) EXTERIOR VIAL FINISH SYSTEM SHALL BE VJfSTEP,II OIL[- OTf, THAT J VERTICAL! PAR Of DOORS. I.C.C. . k I EVALU G07,ATION OTHER REPORT BEFORE MANUFACTURERS MU5T ACCEPTABILITY WILL PROVIDE BE AN ACTIVE I) 143 I.C,C THAT T EM) OR 7. OOOR5 LEADING IlITO HOUSE FROM CJ RAGE SHALL BE SELF-CLO5RlG, SELF LATCHING THE PA55/ A!D TIGHT FITTIHG WITH GA5KET5 AND SWEEP, PPP, IRG R309.1 CON9IDERED, REFFP. TO DETAIL 5HFET5 FOR ADDITIONAL INFORMATION! REGARDING WEATHER RESISTIVE BARRIER, FINNISH THICK NE55, LATH MATERIAL, 2) FOR FENCING C( 5. EXTERIOR WALL PENETRAT1OH5 BY PIPES, DUCTS" OR CONDUITS SHALL BE CAULKED. AND WEEP SCREED ATTACHMENT AHD CONFIGURATIdJ. THE 5PACIHG BE TO 4 INCHES (I I 9. MltlIIA UK11N5ULA710N SHALL 6F: EXC. WALLS R- 19, CEILINGS R,SB. CITY OF B) SOFFIT FINISH - AS NOTED ABOVE. FORIZOIITAL ME PHOEr IN. C) WEATHER RE515TLVE @ARRIFR- PROVIDE (2) LAYERS GRADE V KRAFT VIATEP. C. VMEII ACCESS C-MITES PP 10, LUMBER SHALL BEAR AN APPROVED GRADING STAMP. PROOF BUILDING PAPER OVER ALL MOOD BA5FO WALL 511FATHING. REQUIPEMENT5 OF fTfl.l' 44. WALKING DECK SURFACES (UNLESS INDICATED OTHERW115f) SHALL Or -KI1RACOTE" DIV. SE MECHANISM AND HAVE J. FIRE BLOCKING 5HALL COMPLY WITH 2W61BC AND 8E 1.1AXIMUM 10 FT. O.C. THE) OF CROSSFIELD PRODUCTS CORP. WEATHER WEAR. I.D.Q A FAR- 1714,' OTHER 54 54 HAD IIlCHE5 (1372 MM) MIA) A A 12. FLOOR-CEIUNG ASSEMBLIES t%1TH A CONCEALED SPACE III EXCE55 OF 1000 SQUARE KWNUFACTURER5 MUST PROVIDE AN ACTIVE EVALUATION REPORT LOCATED ON THE POOL: FEET SHALL HAVE DRAFT STOPS INSTALLED THAT DIVIDE THE COIICEALED SPACE INTO BEFORE ACCEPTABILITY VILE BE CONSIDERED. BELOW THE TOP OF THE I APPROXIMATELY EQUAL AP.EA5. IRO OFENILIG GREATER R 45. ALL PREFABRICATED TRU55 DE51GH5 SHALL BE SEALED ALL) SIGNED BY AN ENGINEER THE RELEASE NAECHAN15P 13. WALL5 AND 50FFIT5 OF ENCLOSED USABLE SPACE UNDER IPTERIOR STAIRWAYS SHALL LICE115ED AN ARJZOUA. SEAL SHALL BE DATED WITHIN LATEST CRY. POOL. ANY GATES OTHER V1 BE PROTECTED ON THE ENCLOSED SIDE BY MINIMUM 5/8' TYPE ;r GYPSUM BOARD. 46. STAIR. CONSTRUCTION: EQCUKIFFE AT D WITH ALLTH TIMES AN LOEDR 14. EXTERIOR LOCATIONS SHALL NOT USE GYPSUM WALLBOARD ON THE CEILING UNLESS FIRE BLOCK STUD WALLS AT STAR STRINGERS WHERE MALLS UNNR. STARS THERE 15 12 INCHE5 OF PROTECTION! BY A BEAM OR WALL OR A HORIZONTAL ARE UNFINISHED. D. WHCPE A WALL OF A GRC O15TANCE OF I O FEET. IT 15 NPCE55ARY TO USE All EXTERIOR MATEPJAL SUCH AS A -XIMUD.7 7 3!4' 5FRVf5 AS PART OF THE SOFFIT BOARD AFPROVED FOR THE LOCATION. B) PJ 5f8 TREAD - K-0MAXJ MUM A a THE DV/fLLING UNIT AND DIRECT ACCESS TO THE 1 15. SHOVER AREA WALLS SHALL BE FINISHED WITH A 5MOOTH, HARD NON-A55ORBAJT C) WIDTH -MIN11Ut+1 3'-O' REQUIREMEIIT5 OF ITEM: SURFACE, SUCH AS CERAKPC TILE. TO A HEIGHT OF NOT LE55 THAN 70 INCHES O) HEADROOM - h11NIh1NA G'-8' EXCEPDON5: ALTER ABOVE DRAIN INLET. WHEN GYPSUM WALLBOARD 15 USED AS A BASE FOR TILE OR 47 HANDRAILS. .SELF-CLOSItJGA WALL PAlEL5. WATER-PPSI5YANT GYF5UKI WALLBOARD SHALL BE USED. WATER RE515TAIIT GYP5VK4 SHALL IJOT BE USED OVEP, A VAPOR RLTAPDEP IH AP.EA5 OF WITH DARED AQ HIGH HUMIDITY, OR ON CEILINGS WHERE THE FRAME 5FACILIG EXCEEDS 12" O.C. A) THE TOP OF HAADRAL5 AND HANDRAIL FXTEH510t1 SHALL BE PLACED PACT LOCATED A MIT LE55 THAN 34 INCHES OR MORE THALI 38 INCHES ABOVE THE NOSING OF A LOCKING LAr 17. PLUMBING FIXTURES 5HALL COMPLY VITH THE FOLLOVAING REQUIPEMENT5: TPEAD5 AND 36' ABOVE IAHOINC5, HAHORAILS SHALL BE C(NJTINUOU5 THE HITEGRAL COh1B FULL LENGTH OF THE 5TAIR5. E1105 SHALL BE FETUR)IrO OR SHALL PROVIDED TINA C A) WATER CLOSETS- TANK TYPE = I .G GALnU5H. TERMINATE 111 POSTS OR SAFETY TERKIIIIA5. COKIBAHATIOtI U B) SHOWER, HEADS- 2.75 GALIK4N GTE. THE DOOR 15 P': C) FAUCETS- 3.0 GALRAINUTE, PROVIDE AERATOR. B) THE HAND GRIP PORTION OF HAJpRAIL5 SHALL NOT BE LESS THAN 1-1/2 D) WATER, TPPATh4E11T SYSTEM5- EQUIP WITH AUTOMATIC 5HUTOFF TO II1OIE5 OR MORE THALI 2 IAICHE5 H! CRO55-5FCTIOIIAL DIMENSIOIJ OR THE 2. AN ALARM [PASTA PREVEIJT CONT11I0005 FLOP! MIEN HOT IN USE. SHAPE SHALL FP.OVIDF All EQUIVALENT GPJPPING SURFACE. THE HAND GRIP POOL. THE ALA.R E) EVAP, COOLERS- MUST HAVE RECIRCULATILIG PUMPS. PORTION! OF HAIDRAIL5 SHALL HAVE A 58100TH SURFACE t'I7H NO SHARP 30 SECONDS BE F) REQUIRED DPAIJ PAN FOR WATER HEATED PAU SHALL BE COPHER5. DOOR AND ITS C _ GALVAU ZED STEEL PAI HAVING A MINIMUM THICKNESS OF 24 GAGE OR BEGWN IING VATH OTHER PANS LISTED FOR SUCH USE; PAN SHALL BE PACT IEE55 THAN I I' C) HANDRAIL5 PROJECTING FROM A WALL SHALL HAVE A SPACE OF HOT LE55 COtJT WOU5LY THAN 1 112 INCHES BETWEEN THE VIALL AND THE HANDRAIL. THE FIRST 7 SEC INCHES DEEP AND SHALL BE OF SUFFICIENT SIZE AND SHAPE TO RECEIVE ARE OPENED" AN ALL ()RAPPING OR CONDENSATE FROM THE TANK. OR, !'RATER HEATER. THE 48. GUARDRAILS: LEVEL OF NOT Lf PAN SHALL BE DRAINED BY AN INDIRECT WASTE PIPE HAVING A MINIMUM FEET (3,048 M! DIA.IETER OF 7'a 117CH; TIE FAIL DRAIN! SHALL £X1fND FULL-SIZE AND A) UNf NCLOSED FLOOR, AND ROOF OPENINGS, OPEN AND GLAZED SIDES OF FROM OTHER. HC STAIRWAYS, LANDINGS AND RAMPS, BALCONIES OR PORCHES, VR41CH ARE TELEPHO4E5, At TERMINATE OVER. A SUITABLY LOCATED INDIRECT WASTE R.ECEPTOP, OF, h!ORE THAN 30 INCHES ABOVE GRADE OR FLOOR. BELOW, A140 ROOFS USFO PE5ET UNDER, Al 5HALL EXTEND TO THE EXTFPIOR OF THE BUILDING A140 TERMINATE HOT FOP, OTHER SERVICE OF THE DUILDIIJG SHALL BE PROTECTED BY A GUARDRAIL. EQUIPPED VATH, LESS THAN 6INCHES (152 h1M) AND LOT MORE THAN 24 ItJCHES ABOVE CONEWDII5. TH THE ADJACENT GROUND 5U RFACE. B) OPEN GUARDMI-5 SHALL HAVE INTERMEDIATE RAIL5 OR All ORIIAJMEITAL MEANS, SUCH A' PATTERN SUCH THAT A SPHERE 4- AN DIAMETER, CANNOT FA55 THROUGH. DEACTIVATE THE 18. PROVIDE Al EXPANSION TALK, AT THE !'RATER, HEATER IF A 13ACYELd.V PREVEHTER 15 SHALL LAST 1101 ON OR TO BE INSTALLED ON THE WATER LINE OR AT THE MFTER. C) THE TRIALIGULAR OPENING FORMED BY THE R15EP TREAD AlD BOTTOM NOT BE ACCEPT/ SIDE OF A 5TAIR,WAY MAY BE OF SUCH 51ZE THAT A SPHERE G ILICHE5 IN AT LEAST 54 INC 19. 5110WEP5 ALID TU5-5rydWER, COPADINATION5 SHALL BE PROVIDED WITH INDIVIDUAL DIAMETER CANNOT PASS THROUGH, CONTROL VALVES OF THE PRESSURE BALANCE OR THERN'05TATIC MIXING VALVE TYPE. C. A POOL 5AFAY COVER, V, D) GUARDRAIL HEIGHT TO BE 3G' MINIMUM A.F.F. U5ED TO MEET THE RFOU 20. DOMESTIC DISHWASHING MACHINES CONNECTED TO A DISPOSER SHALL HAVE THE PROTECTION BETWEEN Tr P15CHARGE INSTALLED AS HIGH AS P0551DIE, HOT LOWER, THAN 2- ABOVE THE 49. FIREPLACES: ITEMS THRU 6 ABOVE I FLOOD RM OF THE SANK. UNIT AND15WIMMING FOC A. SEE FIREPLACE DETAILS FOR INFORMATION REGARDING C0115TRUCTIOII AID PROTECTION! BET VECH Tr 21, MEMBR.AIE PENETRATAOE45 II! GARAGE WALLS 51-ALL COMPLY VATH 2003 IBC ANCHORAGE TO STRUCTURE. ALL OTHER FORTIOH5 OT IN5TALLED AND MA ATAIIN 22. REGISTERS, DIFFUSERS, AND GRJLLE5 SHALL BE MECHANICALLY FASTENED TO RIGID B. GA5 LOG LIGHTERS SHALL BE AS MANUFACTURED 13Y'15OKFRII. CO., I.C.C FOR OPERATION OF THE I SUPPORTS OP, 5TRUCTURAL MEMDER5 ON AT LEAST TWO OPPOSITE SIDES III 9ER-501 T OR'DE5A IMER IATIGAIAL INC. I.C.C. $ FIF3507 OTHER LOCKED AWAY, OR ()THE ADDITION TO BFING CONNECTED TO THE DUCTWORK- NIANUFACTURER5 SHALL PROVIDE All ACTIVE I.C.C. EVALUATION REPORT INACCE55113L, LOCATION BEFORE ACCEPTABILITY WILL BE COH5IDFRED. VIIERf GAS LOG LIGHTERS, OR ABOVE THE DECK OR PDJ 23. THE CLOTHES DRYER SHALL OF PROVIDED WITH AEJCt1 F IX[, U5T DUCT ARE INSTALLED, DAMPERS SMALL BF WTLOEO OPEC! 1 ` OR PROVIDED BC VISUALLY Ih19FECTFO [ TO THE EXTrROR AND SHALL NOT EXCEED A TOTAL L LSHALL H TERMINATE OF 14 FEET, UNL UNLESS Ali SETS tryIpG~I1NF3fRED pRpFFD7 DUCT FR DUC ULpY5pY5pTREH/~Mp~ISpTPyP,1OV~ IyD~E~D.pT~H(~E1~DUCT ~NSI HHA~SLLI'T~C{HPJ~MpIIJgATE HOT LE55 tVITH A 3° DIAMETER VENT. F. THE BUIl01tIG OFFICIAL K~ BRAIIGn GIM.GUIi.15UCt1 CIKCVIN5115F1FLLL M%1 OURCT tYO Di CR 5.UI LDI NG. REQUIREMENTS t'mEN rt1 C. FACTORY-BUILT FIREPLACES; (FRE-FAD) EXISTING ON THE PREh/15'24. PROVIDE GFI RECEPTACLES WITHIN 3G INCHES OF ALL LAVATORIES, SINKS. AND BASINS. LA4D5CAPIHG, OR TOF(X 1) FACTORY-BUILT FIREPLACE UNITS SMALL BE CERTIFIED BY A AREA, At! EXCEPTION hA 25. PROVIDE GFI RECEPTACLES AT ALL EXTERIOR, BATHROOM AND GARAGE LOCAT10:45. CURRENTLY APPROVED I.C.G. TESTING LABORATORY FOR BETWEEN THE DI&EUIRG I COHFORMAPACE WrTH Ut1DERVVRJTCP5 LABORATORIES IHC.'5 PRECLUDES ACCE55 BY P 2G. RECEPTACLE OUTLETS SHALL BE I145TALLED 50 THAT HO POILJT ALONG THE FLOOR. LINE TESTING 5TAADARD HUMBER 127 (LJL 127) ANDNOR HAVE Al IANY WALL SPACE 15 MORE THAN 6 FEET, MEASURED HORIZONTALLY, FROM AN AA ACTIVE I.G.C. EVALUATION REPORT, 52. ALL HVAG, WATER HEATER 6 VIATI OUTLET IIJ THAT SPACE, INCLUDING At IY WALL SPACE 2 FEET OR, MORE (11 WIDTH. FROM 11151DE THE GARAGE 5HALL 2) FACTORY-BUILT FIREPLACES SHALL DE IN5YAL1fo IPA ACCORDANCE 27. MIXTURES LOCATED III DAAP OR WET LOCATIONS 5HAL BE "USTfD' TO BE SUITABLE WITH THE TERMS OF THEIR LISTINGS, THEIR EVALUATION! REPORTS, p FOR SUCH LOCATION[. AND THE MANUFACTURER'5 WRITTEN 11I5TR.UCTIOH5, 2012 I.R.C. Na)hn 6 28. BATHR001,1 RECEPTACLE OUTLETS SHALL BE SUPPLIED BY AT LVA51 CALF 20-AMFERf 3) HEARTH EXTEH510115 SHALL HAVE THE M1141h7UM DIMENSIONAL 1. JO57 TO SILL OR GIRDER, TOVINL BRANCH CIRCUIT. SUCH OR.CUIT5 SHALL HAVE NO OTHER, OUTLETS. REQUIREMEM5 AS 5HOV/N IIJ THE MAlUFACTUP.ER5 %VRITTEN 2 1' X C' 5G5ftcaF OR 1155 TO EACH J0'1 N45TALLATIOI! MANUAL CEtNTEREO ABOUT THE PPE-FAD 29. PROVIDE A SEPARATE 20-ANIPEPE BRANCH CIRCUIT TO THE LAUNDRY. FIREBOX OPENING. 3 2' SU6ROOR TO J015T OR CARDER, BiWII 30. PROVIDE A MINHMUM OF TWO 20-AMPERE SMALL APPLIANCE BP.ANCH CIRCUITS FOR 4) HEARTH EXTENSIONS SMALL HAVE THEIR DECORATIVE 0014- 4 50LE PLATE TO JOi5T OP 6LOCKIt16, FACT THE KITCHEN! DINING / BREAKFAST, COMBUST' BEE FlIJI5H MATER W 5 (I.E. TILE, STONE, MASONRY, ETC.) 5 TOP OR SOLE RATE T05TUD, END NAIL INSTALLED OVER A THERMAL RESISTIVE BARRIER WHICH COMRIES 6 5TUD TO BOLE RATE. TOE NAIL 51. THE TWO OR MORE 20-AIFEPE SMALL APPUAJCC BRANCH CIRCUITS SHALL HAVE NO WITH THE h1ANUFACTURER5 WRITTEN INSTALLATION MANUAL. 7 DOUBLE STUDS, PACE H L OTHER OUTLETS, EXCEPT THE ELECTRICAL CLOCK IN THE KITCHEN / DINING / AWL - Al- BREAKFAST AREAS OR RECEPTACLES FOR SUPPLEMCNTAL EQUIPMENT AND LIGHTING 5) ALL CONSTRUCTION PROJECTING OUT BEYOND THE FACE OF THE 6 9 50LC OoJBLERATETOPTOPLATE,J015TttP ,FACE&OCIJIAG O 6t FOR GA5-FIRED RANG F5, OVENS, 08 COUNTER.I.COUHTED UNITS. PRE-FAH FIREBOX OPENING AND,bR WITHIN 2' OF THE PRE-FMB FIREBOX OPENING SHALL BE NON-COhI5U5TI3LE MATERIALS AIO IN 10 DCYletf Top F ATEEA. "H"(V` 24. OFFS 32. RECEPTACLE OUTLET5 FOP, RANGES AND CLOTHES DRYFR5 SHALL BE A 3-FOLE WITH CONFOR/AANCE VITH MANUFACTURER5 WRITTEN IIGTALL MANUAL. I i HAL IN AYFED AREA JOi1T50R RAPIERS GROUND TYPE. FOUR-WIPE, OTHER OUTLETS, EXCEPT THE GROUNDING-TYPE FLEXIBLE CORD5 V/ LL BE REQUIRED FOR CONNECTIOIJ OF R.ANGF5 All[) CLOTHES DRYERS. THE 6) PROVIDE AMERICAN GAS A550CIATIOIJ (A' G.A.) U5TED AND 12 RIM J05T TO TOP PLATE, TOENAL TERrAIIIAL AND THE FRAME OF THE AFPUAACE. APPROVED SAFETY SHUT OFF VALVE5 AJID/OR GAS LOGS. VAAPERS 13 TOP FLATF5, LAPS AT CORN R5 AIID IIM. 33. PROVIDE A GROUIJ ElPCT80DP OF NOT LE55 THAN 20 FEET OF R4 DARE CAPPER SMALL BE WELDED OPEN 1' OR PROVIDED WITH 3' DIAMETER VOTT. 14 BUILT-UP HEADER, N'.O FlECES WITH I/2' (200-AMPERE SERVICE). 7) PROVIDE CHII.1tJE1' SPARK ARRESTOR COIAFLYING WITH I.B.C. 15 C()LUJO JOISTS HEADER, TWO FlECES 16 CEIUNG 5T5 TO PLATE, TOE NAIL 34, PROVIDE BOLDING TO THE WATER PIF(HG, GAS AND METAL BUILDING SYSTEMS. 8) PROVIDE OUTSIDE COMBUSTION AR WHERE REQUIRED. 17 COPITIIVOVS HEADER, TO 5WD, TOENAIL (PAIN. ,44 FOP 200-AAPEPE SERVICE). IB CEIULC JOISTS, LAF5 OVER, PA.RTNIOPA5, 9) FIREPLACE GAS VALVES SHALL BE LOCATED OUT5IDE 19 CEIUNG JOt5T5 TO PARALLEL RAFTERS. 14 35. NOT USED. OF REQUIRED HEARTH AREA, BUT NOT MORE THAN 20 RAFTER TO ELATE, TOEIML 72ANGE ES FROM GAS OUTLET. 21 P BRACE TO EACH 5TUD A!0 FLATS. FAC 3G. FINISH FLOOR ELEVATION (A5-13UILT) SHALL BE CERTIFIED BY THE CITY FOR THE 50. JACUZZI TYPE TUBS: 22 1'XG- SHEATHING TO EACH BEARING, FACT FEDERAL EMERGENCY MANAGEMENT A550CIATIOII (F,E.M,AJ WHERE REQUIRED. A) PROVIDE REMOVABLE PANTIE OF SUFFICIENT 51ZE TO ACCESS FoAP, 23 INN- 5HCATHIIG OR EC55 TO EACH 5EAR. 24 W 37. ALL BRANCH CIRCUIT5 THAT SUPPLY 120-VOLT, 51NGLE-PHA5F, 15- AtIv OTP.T I' X B'SHEATHINGToEaa 20-AMPERE OUTLETS N5TALLEO IN BEDROOMS SHALL BE PROTECTED BY A B) CIRCULATION PUMP SNAIL BP LOCATED ABOVE CRdNI! l'IEIR OF THE TRAP. 25 BU LT-VP C CODER AND 5F 26 SLA LT.UP GIRDER AII BEAMS, 2' LUMBER COMDRIATIOI TYPE. ARC-FAULT CIRCUIT INTERRUPTER IN5TALLED TO PROVIDE C) PUMF AND CIRCULATION PIPING SHALL BE 5ELF-DRAINING. FROTECTIOPI OF THE ENTIRE BRANCH CIRCUIT. D) SUCTION FITNNGS 5HAL COMPLY WITH THE LISTED STAlOARDS. 27 2' OF RAF 38. GARAGE WALL BOARD: INTERIOP5 112', OP, SOFFITS SCREW I.C.C. 8 ER-1352, 28 ROOF RAFTERS TO PJDCR, VALLEY O+ H:P GARAGE TYPE X, 'J' METAL ETAL ALL EXFDGFD?EO f OGES, SERE!'! APPLY, SHOWER WALLS F) PROVIDE G.F.I.C. OUT LET FOR PUMP TOC NAL 5HAL B BE F110N 5HED WITH M015TUP.E-RESI5TAlT GYP, BOARD OR CEMENT CONIP051TQ I BOARD PRIOR, TC [INSTALLATION OF WATERPROOF FL415HING MATERIAL, 51. 5VIDAMIIIG POOL BARRIER ORDINANCE REQUIR.EMEPT5 FACE HALL TO A MIHIMUTA HEIGHT OF 70' ABOVE DRAIN, 29 RAFTER TES TO FAPTEP5. FACE OUTDOOR, SWIMMING POOL. 3o WOOD STRUCTURAL PAPAVS, 5U-v^ 39. SHO',VTR ENCLOSURES SHALL BE Sh'OeIER PODS, TEMPERED GLASS OR EQUAL. AN OUTDOOR 5VIlAMING POOL, INCLUDING AN III-GROUND, ABOVE-GP.OuHI) OR AND PARTICUE OARD WALL 5H£ATHIHG I 011-GROUND POOL, HOT TUB OR SPA. 40. CfIJTER OF WATER CLOSETS SHALL BE A MINIMUM OF I S' CLEAR, FROK1 ITS CEIIRR 19x+2"-I' TO ANY FIIIISHED 510E IVALL OR OBSTRUCTION. SHALL BE PROVIDED WITH A BAR.FJER, WHICH SHALL COMPLY WITH THE FOLLOt'IPNG: 1 /e'-I /4' FLOOR PLAN KEY NOTES # Keynote Text 301 2X6 EXTEPJOR LOAD BEARING 1'IALL WTH 5TLL 5 AT 16' O.G. 302 2X6 EXTERIOP. LOAD BEMJt* WALL kS" 5T AT 16' O.G. PATH P.-21 BAIT IN5VtATI I AT -VA AFFAS. 303 2X4 INTERIOR NON-LOAD BEARING WALL AT-H 5TUD5 AT 16' O.C, WITH U2 GYF. BD. FINISH EA. SIDE PANTED. 304 2X•1 ❑NERIOR NOILLOAD BEAPJIG WALL TO T-6' AF.F. VATH STUD, AT 16' O.C. VATH 112'M BD, 9415H EA SIDE PAINTED. 305 EAIfWU 51DNO FM WFPJOP. ELEVATI9,,I5. 306 FULL 5QED WASHER OMER. 307 2X6 IIRERIOR LOAD VOYJNG WALL VATH STUOS AT I G' O.C. VAiH 112' M BD. FIIhSH FA. 510E PA 11M 308 FFL-FAIIRICATED STEEL 5TA'R5, 309 34 1/2' HIGH BASF CAIIIHFTFY PATH SOLID SVRFACE COUNMF TOP ALID Kiel. 4- 13ACrSPI{5H AT MT LOCATION5. 310 RNCHFtl 51K 31 1 EIICTRIC RAIIGE TOF MTH FXHAi T HOOD ABOVE. 312 P-EfRIGERATOR 313 DIN MASHER. MON. 314 UPFERCA MUS, 315 29]rr HIGH VA'IITYCABIVU" VATH 4' 50005UF3Af COUILITR TOP AND MN. 4' 6ACKSPLASH. 316 TEI.1fERFD GlA555Hd.4£R FNCL05VRE. 317 FROVIDE FULL MM 5ET TILE TO Mill. 7-' AP.F. AT 5HONEP. EIICLOWRF. 31 B 36' HIGH GUARD PAL YALH 4' HORIZ. SLATS PLACED AT E' O.C. VFRi, 319 e(t.,Mt DETECTOR VATH CAABUj I,IVlOXIDF LXTE=, a20 V.'OOD TRFLUS, EIMMID GATE. Door Schedule # Wdth Height Qty. Family Level O: erhe:d-Secrunsl F.F. 2 B'-0' T-0' I o:uhc65cctoNl F.F.1 6: 0 7,G' T c-0' 6'-8' Sid,-2 p-I F.F.2 8 2'-8' v-8' I S,y'<-Rush P.F.1 9 4'-O C, I 5tdyLaect F,F.2 10 2'-4' 6'-8' t Ptt4<t poor 2385 F.F.2 1 2'-6' 6'.B' I B,._Door5547 F.F.2 14 4'-6' G'-13,m_0eor_5547 F.F. I Window Sdtedute # Width Height Qty Family Level Head Height 1 3'-a 3'-O' 1 Cas 1x,!I T.m, 1,1,2 6'-8' 2 3'-v 2'-a I F,,.d r th T- 1,112 6'-8' 3 3'-D' 2'-O' I Fncd v; th Tnm 4 3'-O' 2'-0' I Feud L h Tnm fF.2 6'-8' 5 5'-O 2'-O 1 Tna-xm 11 1- F.F, 2 6'-B' F 2'-2'-O' F,+cd F.F.2 6'-B' 8 2'-O 2'-a T,-, r,rt, Tnm 1.1.2 G'-B' 9 3'-O 6'-8' 1 Fncd r• th Tnm F.F.2 6'-8' 10 3'-0' 6'-8' 1 frcdv th Tnm 11F.2 6'-8' II 6'-0' 2'-6' I Tr:=v: ih Tnm F.F.2 11'-0' 12 3'-O 2'-6' I Tnnapm v:SI Tnm f.f.2 il'-D' 13 3'-O' 2'-6' 1 Tnnwnu~th Tnm F,F.2 11'-v 14 3'-0' 3'-0' 1 C,,=n,th Trv F.F.2 6'-B' 15 3'-0' 3'-9 1 Cvaarvt Aa Tnm F. F.2 6'-B' 16 3'-D' 3'-0' 1 G:.ro,t.,th Tmm FR.2 G' -B' n Exterior Nolth East 17 2 o' 4'-0' I 51y1 FLATS 2 u IB 3'-0' 3'-D' Tra-wm r,th Tnm PLATE2 4'-O 19 3'-0' -O Tra,wnv: th Tnm FIA7 2 4'-0 1 I I ExteriorSouth East 2T - 6 I/J' \ \ S~ z I 502 5111 so zo -oaw• 12 1~ 13 513 PLATE - _ IS Baa 17'- 1 \ IS^01 WI 50]~ i 10, 515 1 II'- 0 I/2' 5v6 I 1 ~1 ~1 / ~ 0.I 9'-111 1 PLATE - - - - g'- 1 510 117) 5v4 503 1 50J1 5v51 5va 1 R.F. ol~ ---;3/4' 5'- 6 1/2" 6'- 111/2" - /1 EAST ELEVATION va^ = r-o^ O 18 F8- _ - - - - _ PLAT 2 n - - - IT _E 1. Isol O~ I sos s`os F,F. 2 - - - - - - -PLATE_1_..Il - B'-o" 151E oa n 5031 50< ~ 518 a'. p n SOUTH ELEVATION 3 NORTH ELEVATION 1 /4" = -0" L J 1 r"I 1-6UFSPCE l 5TUO WALL BEAM PEP. FWI JJJ AT M05CAFE 511,!P. N2.5 NAT. OR CO!AP. 51t.tPSIN1 ACF POST CAP [ACM 5'DF OF BF0.".1 FIN16H GRADE 501JD IADAM, P05T PER FLAN I!2' AB. ®40 F.F VARJn G. MAY. CO14CKEW SW 5'I.rP50!J 0520 STRAP \'Il A.B.C. BASE CC (I W 8d NAllS IIRO EAC +y Y DEA`.!. INSTALL STRAP AHT - TOP OF BEPl.1, STRAP tIOi O RMIE TRCTI C PEOUIRCD AT MITIfTUW9 S.P.II. AT D.C. OR COKWACfEC BEP^,! COI.DITIO!!. A. 5 5TLA5 -U.N.O. PER R FWI AT I G' G'O, C. - U.N.O GRADE . 6Eh"A PER PLAN CO'JCINVOUS 2. SILL PIATF m€ I4 CO'JT 5:MP50N PC POST CAP SIMf. H2.5 - --'y- FLOOR FIIRSH PER FIAT! E~ n POOTIIIG C. d VERTICM FEB` o mII a l SOLID MWEER. FOST B11, ffR FW!1 CY HGOK FQ SR( hP.A. RATED FLOOR RF.PWtI PER PLAN SHFATHING PER PWI GOLD JOUR &i,W. ).iSTA49 FOOD HG 1:spTM PAD FOOCCU d 2+SWD FILLER 5t KING PER FW! 4','H ERE OCCUJ AS REDUIFID. IWL BLOCONGTOBW,!4l/1!111. (2) #4 MIT. BEA'.1 PER RAN I Gd NA'15 AT 12' O.C. - IJOSi PER FWJ OO POST TO BEAM CONNECTION. PARMLRLG!;DNGI B.IJ.ffRPWI i GARAGE FOOTING IVPll 15HERE FLUOR FRV5H FER. MfI A.P.A. RATED ROOF 2X4 DRACE AT RIDGE OCCiJRS FER A.P,A, RATED FLOOR SHEATHING FIR SPECS. AND AT C'-O' O.C. FWJ SHEATHNG PER PLAN 2X4 FLAT LCOKOW 2. BLOCYJIIG BETV+TEII TOP - WaST FER. FWJ - - 4'-0 ' O.C. AT a TO ICHOPF' Of TRU05 AT - - 21SOLID FILLER BLOCR)No OVER HANG TRU55 BFACE LOCATIOI A5 REOUIRM NAIL - 2'-0' O.C. AT I S' TO 24 141(2) 1 Cd END MAILS AT BLOCYJI: - PER MOCK TO REAM W/ IML MAY OVER NAt1G EACH O C Of Blal: I Cd NA'15 AT 12. O.C. FAT DEF. FW': NOTCH IN TOP CHORD WEB STIFFENER. AS "OD. TO BE DF5ICNED Bl' (4) 1 Cd NA'L5 AT BPACF REFER TO CUM 271--05.0 TR B MANUFA.CNRE TO BLOCrJt1G 5tMF5011 ADV i SIt.1P, m/I EA. JD5T SECOND WO 5T BEA!.1 PER PW I 0 tW. Ally HA!!C{R VMEPE 5w x 10 0.5, AT C' O.C. OCCVPS PER FWJI PPRPIPFP-P. CO!lLMIO!! FLOOR VV5H PER RAN F.F STRUCTVRMGABLE A.PA. RATED FLOOR. < tovIRU55 B.II, PER PW SHEATHING PER FWII z 'p 45° MAX, 1JOi5TPER PWJ - " 'A < < ` 12) Od I NAILSAT d 2 q.•..LO`,1PACTED p<. 2X4 FLAT TO TRU55 G 11DU A CH.O10 2 FWD FIIlEP, BLOCKING { - ffR PW I A5 FEOUIRED. IJA'L " TERMITE TREAIE BLCCIJtJG TO BCAl,..... 1.11. _ 5!I1FSOtl ti4AT 16d NA'L5 AT 12'O.C. OP.CO`.1FACTCD AT ORAC[ TO .7. RAI3E 2X4 FLAT 2X4 COW. ONLY 51%T. THAI EA. JO15T. n G TOP BAR PER `i. REOUIP,EDATEI101':ALL BRACE AT FJOGE 3 IGd T.N. AT 12 O.C. J Y+HEI GAP OCCURS BT\1T1, PJlD AT 5'-4' O.C. YlE6 STIffENFR f5 REOD. LR COLD JOUR IIRO TOP PRATE TRU55137M. CHORD AND TOP RATE. ATTACH W1 FOOTING 4410TH I Gd IWL AT 12.O.G. 1-JOIST PER FLAN REINFORCE;: :T 511,+P. M2.5 NRO TOP RATE AND PEP, PLAN PFPJ'RAR, CO`IDIIO!J BFAI,1 PER FIAI MI. CHORD OF TR W5. @ GABLE END BRACING BCI @ FLUSH BEAM. a PAD FOOTING. 2, WOOD STUOB 5.P.N. AT 12'O.C. -U.N.O. PER PLAN AT I C- O.G, - Wl,O. COMINUOUS 2i 51LL PLATE 61MP. H2.5 FLODR FlKkBH PER PLAN I B.N. PER PLAII ~f-- A.P.A. RATED FLOOR. SHEATHING ffR PWI B,II. Ed NAaS AT C' O.G. hIN. -JOaY ffR FWI OP, MATCH 511EAR AT 40' O.C. B.N, 110016HEAmlt,'G MALL B H- W". -'C., BLOC" TO ROMIG I Cd T,N. AT G' O.C- REFER TO DETAIL 21505.0 , OR SPACRlG TO 3+3' A,P,h RATED SMTG. AT MATCH 54 EAR 5HElIR WALL LOCATION V:AJL B.11, BELOJI I Bd ®6' O.C. 5,l!P!,15TA49 CO"JiltlUOUS DOUBLE TOP FWTE/ALT. BEAM LOC. W/ EWE CC iMcTION Z NOD STUDS 12) a TOP PLATES, TYP, (1) IX OF, AT W O.C. - UJI.O. URIff 11C HOP (I) a AT INFERIOR PARTIVON5. 2, C1RF 6ND5 S FEP6PEC5. MTCRIATE a0A . 0.11.0. NOTE: AP.A RATED 6-IGd f!A(5 AT KItlG STVp TO 1) TRAISFER ALL BEAR'NG POST LOAM, FROM SNEATHIItG IN BOTH EIM OF HEADER HEADER PER F1AN I'.. 5[CCd:D STORY THROUGH FLOOR DIAPHFAI.1 l"!/ LIEU OF UPUFT 50UD BLOCKING. USE SOLID BLOCRUIG V// SAW "CHORD' 10-0' D;I/EIl510115 Ai3 POIT ABOVE, SOUD BLOCKING PERSFECS. AT 5PA!iGREATER5 J5f IQSRA.., TO 5E CONi1I.NOU5 FRO!,I FLOOR SHEATHING TO Bd 6' O.C. 0516 STRAP DOUBIE TOP FWTF. INSTALL PORT Itl LO':+TR LEVEL WALLS TO TRANSFER LO.NS TO FWIDATIOII, ALTERNATE II M9 AND IC UPLIFP NICMOR D' tlAINI 5 I1N0 iWte.!jR pOm QJ~ OF HEK I JRII.11."fR AT PAN O BCI RIM JOIST HEADER.U/o, Fr FJUG -D AT VA,j FACE UAL 2, RAFTER IRO P.OOF TPU55 PfR PWI HEADER A5 PER SRI TP.1 I55 4'+/ (4) IGd IINLS DELOVV, UJI.O. FE~.i I\ 2< PAFTFRS I'M PWI 2x MOB AT I C, 4-f WI FE1 NDO'V5'LL O ~ A!D RS 0-(Y q GRREA ATEER 2x t'AIlDO'I SILL Al. OPEN i105 U55 T)iX } f 2. FOOD BLOCKnIG N% f (3) 2'DIA HOLF5 4+7(2) I Cd HID t WLEO (IRO Qm C" PAFTFR AT EACH END OF 2x SILL PLATE BLOCKAND C3) 1C1TOE NAILS PER DLOCi; TO TOP ANCHOR BOLTS PER !I PRATE. RfffKTO DETAIL AND FOU'IDATIO'I Li / BLO".0) FOT MiERtLATE BLOCK LOCATION, WIG STUD SCHEDULE I/ 2+ Y.'OOD 5TOD5 AT I G' O.C. 5.1 ' 10 WALL OFTIJING PLATE PLATE FjA / o-a-c-0 i 1 p1 SuNP. Hzs WALL COFJIER TO BEA C'-I'-T-i I' I 2 I2 coilNNUOUS DOUBLE TOP NaN. OF a-5T t1D BVILT UP 117 0'-0 ' - 12'-0' 2 2 L2 FWTE/ALT. BEAlI I;O1F: 12- LOIG BQ;G. AT TOP AND 0-0 '-T-I I- 1 I I LOCATION \V/ 5AME AT 5GIS50l. TFJ155 LOC. DORO!.1 AIID AT 48' O.C. MAX. 8'-O' - 2'-O' 2 2 1.2 CONVECTION ALLON FOR PREP IS HOFJZO!rtM l.10VQ.tQrt MOTE: K'OTE: 5FCT10: UPLIFT AIICHOR D' AT ONE 510E U!mL AFTER 2-2X FULL HFJGHi 5TUD5 BEE SFECS. FOR ALL A PER SPECS. ROOF i5 LOADED ARE FECKEPED AT ALL 57MIDAM V/ALL IWI HOLDG.YN LOCATIONS CUIDITIO!IB © ROOF TRUSS TO WALL, a TYP. WALL FRAMING / HEADE1 e I i i FRAMING PLAN KEY NOTE5 ' k Keynote Text 901 515TER ECI J 5% TOGETHER TO RIDGE E %I. HAIIG MSTS FOR DO IAR OFF RIDGE MA I. 90Z ARCHRECTURAL DECORATIVE TF~,M6 g 5'-0' O.C. 905 2'-03: i'-D' SRri1GHT OVER BATH MM - VELLUX OR EOVAt. 903 (2)2X6 I I I I I I I I I I I I I A-5 I I ~ I I I I I 1 1 1 1 1 1 I I i I I I I I I 1 I I I I I I I I to I to m S m ~ m m m m Im m m I- - n ro u - ro n n n r I _ I _ II` I _ I _ I- _ la l2'x 11 I-~ N EIlAW., I I I I I (BEAM N I I I II II II I I I I I I I I I I I I I I I I j I l l l i j j I I I 902 I I I i I 5. V A-5 ~ 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 (212X6 (2)2%5 3. 6. A-5 MS n ROOF FAMING PLAN t l4" = 1 ~ Planning Division NI PERMIT APPLICATION 51 Winburn Way; Ashland OR 97520 C I T Y o F 541-488-5305 Fax 541-488-6006 FILE ASHLAND - DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ .YES El NO Street Address Assessor's Map No, 39E Tax Lot(s) Zoning Comp Plan Designation APPLICANT Name Phone µ v E-Mail Address City Zip PROPERTY OWNER s Name; Phone E-Mail Address City Zip SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title Name Ic- Phone E-Mail Address City Zip Title Name Phone E-Mail Address City Zip I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects, true and correct. 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 I have any doubts, I am advised to seek competent professional advice and assistance, Applicant's Signature Date E As owner of the property involved, in this request, I have read and understood the complete application and its consequences to me as a property owner. Property Owner's Signature (required) Date [To be completed by City Stattj • f Date Received Zoning Permit TypeF Filing Fee $ OVER 4 G:komm-dev\plapniogTocros & AendoutslZoniog Permit Application doc L411 Job Address: 60 ALIDA ST Contractor: ASHLAND OR 97520 Address: C A Owner's Name: MICAH/GRETA LIEBERMAN O P Phone: Customer 07545 N State Lic No: P P MICAH/GRETA LIEBERMAN T City Lic No: Applicant: 944 KESTREL PKWY R Address: ASHLAND OR 97520 q C C Sub-Contractor: A Phone: T Address: N Applied: 11/26/2013 O T Issued: R Expires: 05/25/2014 Phone: State Lic No: Maplot: 391 E09AD5400 City Lic No: DESCRIPTION: Site Review to add 2nd unit ARU on Morris St. 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 Residential Site Review 1,064.00 L 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 SHLAND r