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HomeMy WebLinkAboutSkycrest_185_PA-2015-00425 CITY F ASHLAND May 4, 2015 Notice of Final Decision On May 4, 2015, the Community Development Director approved the request for the following: Planning Action: 2015-00425 Subject Property: 185 Skycrest Applicant: Eric Hansen Description: A request for Physical- and Environmental Constraints Review approval to allow for the construction of a new single family home, garage and carport. The request includes approval for development on Severe Constraints Land and a request to remove five Madrone trees greater than six- inches in diameter at breast height. The subject property is located at 185 Skycrest. COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR-.5; ASSESSOR'S MAP: 39 1E 08AB; TAX LOTS: 211. The Community Development Director's decision becomes final and is effective on the 12`x' day after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months 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) 18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(G). 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: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 t www.ashland.or.us l t~ j. 1 SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice) E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision. F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below. 1. Any party entitled to notice of the planning action, or any City department 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. 2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall decide within three days whether to reconsider the matter. 3. If the 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 days to affirm, modify, or reverse the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. 4. 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. G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following: 1. Who May Appeal. The following persons have standing to appeal a Type I decision, a. The applicant or owner of the subject property. b. Any person who is entitled to written notice of the Type I decision pursuant to subsection 18.5.1.050.B. c. Any other person who participated in the proceeding by submitting written comments on the application to the City by the specified deadline. 2. Appeal Filing Procedure. a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection. 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. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of decision is mailed. c. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall contain. i. An identification of the decision being appealed, including the date of the decision. ii. A statement demonstrating the person filing the notice of appeal has standing to appeal. iii. A statement explaining the specific issues being raised on appeal. iv. A statement demonstrating that the appeal issues were raised during the public comment period. d. 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. 3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation, and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant ordinance provision. 4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type 11 public hearing procedures, pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of Appeals, pursuant to ORS 197.805 - 197.860. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 1 _ { www.ashland.or.us i ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA-2015-00425 SUBJECT PROPERTY: 185 Skycrest 'APPLICANT: Eric Hansen DESCRIPTION: A request for Physical and Environmental Constraints Review approval to allow for the construction of a new single family home, garage and carport. The request includes approval for development on Severe Constraints Land and a request to remove five Madrone trees greater than six-inches in diameter at breast height. The subject property is located at 185 Skycrest. COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR-.5; ASSESSOR'S MAP: 39 lE 08AB; TAX LOTS: 211 SUBMITTAL DATE: March 6, 2015 DEEMED COMPLETE DATE: April 3, 2015 STAFF APPROVAL DATE: May 4, 2015 FINAL DECISION DATE: May 17, 2015 APPROVAL EXPIRATION DATE: November 17, 2016 DECISION The subject property is a rectangular shaped, 16,988 square foot, vacant parcel. The lot was created in 1994 as part of the Skycrest Hills Subdivision. It is zoned RR-.5. The subject site is located on the west side of the Skycrest Drive past where the dead end of the road accessed via a private driveway. The lot is below the street grade. The subject property is located west of the Skycrest Drive right-of-way and south of the improved portion of the street. The lot, along with the two lots to the north is served by an existing private driveway. The easement for this driveway is 20 feet in width with 12 feet paved. It was paved at the time of subdivision approval as a condition of Final Plan approval. This access was chosen at the time of the Subdivision instead of improving the public right-of-way because the slopes in the location of the right- of-way are very steep. One of the lots to the north is developed and the lot parcel directly to the north is vacant. The drive is legal, non-conforming, as it would be required to be paved to 15 feet with 20 feet clear width if it were created today, instead of 20 feet with 12 feet paved. The applicants have shown several encroachments into the 20 foot clear width of the easement, and a condition has been attached requiring these to be removed from the plan prior to building permit. The driveway within the easement has a turnaround that benefits this property and the adjacent parcel on which the turnaround is located. The slope of the parcel requires a Physical and Environmental Constraints Review Permit including Severe Constraints. Because the majority of the property is greater than 25%, the project is subject to a Physical & Environmental Constraints Permit. In addition, portions of the property have slopes greater than 35% the application must also meet the standards noted in ALUO 18.3.10.110, Development Standards for Severe Constraint Lands. / The proposed residence is two and one half story residence with a 1,096 square foot detached carport garage. The site, the residence and the garage are below the grade of the street. The applicant is also utilizing a code provision, (18.2.5.060.A.3) which permits the front yard setback to be reduced to 10-feet when the slope is equal to a one foot fall for each four feet of distance across the front of the parcel so as PA 42015-00425 185 Skycrest/adg Page 1 to reduce the amount of overall disturbance. This provision allows the structure to reduce the length of the driveway and reduces the site disturbance by keeping the structures in close proximity to each other. The proposed residence is stepped into the hill and the roof of the lower levels will be utilized as deck areas. The decks do project beyond the face of the structure but are stepped from the lower level to the top story. The roof of the residence is proposed with a skillion style roof with a 2 / 12 pitch. The proposed residence at 34-feet is less than the maximum height in the zone of 35-feet. The parcel is subject to solar setback standard A, the applicant's submittals demonstrate compliance. The residence has a compact, 1,240 square foot footprint to minimize disturbance. The applicant has proposed a 23 foot by 11 foot pool. The pool is proposed in an area that has less than 25 percent slopes according to the site survey and information provided by the geotecbnical expert. A Geologic Investigation Report was submitted with the application completed by Marquess & Associates, Inc., to review the proposed residence, garage, pool, 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 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 January 14, 2015 by Marquess & Associates, are conditions of the Physical and Environmental Constraints Permit approval, and thus, must be instituted with the development of the lot. The utilities exist within the adjacent rights-of-way, downhill of the property in a public utility easement and in the existing driveway to service the parcel . The utilities are adequately sized for a new single family residence. There are five trees proposed for removal on the lot. The applicant is going to try to preserve one of the five trees. All of the trees are Madrone and are within the building envelope for the property. The proposed tree removals are the minimum necessary in order to construct the house, garage and driveway. The applicant has provided a Landscape and Irrigation Plan that provides an erosion control seed mix for the areas between the retaining walls on the downhill side of the structure and a detailed landscaping plan for the remaining areas of the site. It is Staff's opinion that the proposal meets the requirements of the Physical and Environmental Constraints chapter for Hillside Development including Severe Constraints and that with the conditions of the previous approval this project can be found to comply with the requirements. The criteria for a Physical Constraints Review Permit are described in AMC Chapter 18.3.10.050, as follows: A. 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. 8. 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. C. 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 development permitted by this ordinance. The application with the attached conditions complies with all applicable City ordinances. PA #2015-00425 185 Skycrest/adg Page 2 r Planning Action 2015-00425 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 2015- 00425 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 18.3.10.090.C. 3) A construction staging / storage plan for the project shall be submitted for review and approval to delineate where materials will be stored and contractors will park. 4) That prior to the submittal of a building permit: a) That the applicant submit an electric design and distribution plan including load calculations and locations of all primary and secondary services including transformers, cabinets and all other necessary equipment. This plan must be reviewed and approved by the Electric Department prior to the building permit submittal. Transformers and cabinets shall be located in areas least visible from streets, while considering the access needs of the Electric Department. b) That the storm drainage plan shall be designed, constructed and maintained in a manner that will avoid erosion on-site and to adjacent and downstream properties in accordance with 18.62.080.C.1. The storm drainage plan shall be submitted for review and approval to the Ashland Engineering and Building Divisions prior to application for a building permit. c) That written verification from the project geotechnical experts addressing the consistency of the building permit plan submittals with the geotechnical report recommendations (e.g. grading plan, storm drainage plan, foundation plan, etc.) shall be submitted with the building permit submittals. d) That exterior building materials and paint colors shall be compatible with the surrounding landscape to minimize contrast between the structure and the natural environment. Sample exterior building colors shall be provided with the building permit submittals for review and approval prior to the issuance of a building permit. e) Solar setback calculations demonstrating that the proposed construction complies with the Solar Setback A along with elevations or cross section drawings clearly identifying the highest shadow producing point(s) and their height(s) from natural grade. f) A performance bond or a financial guarantee for 120% of the value of the landscaping and irrigation for revegetation of cut and fill slopes shall be provided. g) That the recommendations of the Ashland Tree Commission, with final approval by the Staff Advisor, shall be incorporated into the Landscape and Irrigation Plan. 5) That prior to the issuance of a building permit: a) House is required by the conditions of the Skycrest Hills Subdivision to be constructed to Conservation Housing/Density Bonus Standards. Evidence of compliance and an agreement signed by the owner indicating the measures that will be used to achieve compliance will need to be provided prior to building permit issuance. b) That the fire prevention and control plan for wildfire lands in accordance with 18.3.10.100.A and the Skycrest Hills Subdivision approval and CC&Rs shall be implemented prior to the issuance of a building permit. PA #2015-00425 185 Skyerest/adg Page 3 C) 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. d) That all erosion control measures required by the project geotechnical expert including but not limited to erosion netting / fabric installed on the downhill side of the construction area shall be installed and inspected prior to issuance of a building permit and maintained throughout the duration of the construction. 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 project landscape architect proposal. 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 pen-nit or the issuance of a building permit, whichever action occurs first. The conference shall include the Ashland Planning Division, Ashland Building Division, the project engineer, project geotechnical experts (i.e. Marquess & Associates), the general contractor and their excavation sub contractors, etc. The applicant or applicants' representative shall contact the Ashland Planning Division to schedule the on-site preconstruction conference. 6) That prior to the issuance of a certificate of occupancy: a) All service and equipment installation shall be installed according to Ashland Electric Department specifications prior to certificate of occupancy. b) 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. c) That a representative of Marquess & Associates, Inc. shall inspect the site according to the inspection schedule of the engineering geology report created by Marquess & Associates, Inc., included in the application and date stamped January 2015. Prior to the issuance of the certificate of occupancy, Marquess & 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. 7) That all measures installed for the purposes of long-term erosion control, including but not limited to vegetative cover, retaining walls and landscaping shall be maintained in perpetuity on all areas in accordance with 18.3.10.090.B.6. Pill Molnar, irector Date t of Community Development PA #2015-00425 185 Skyerest/adg 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. 2. On May 4, 2015 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 #2015-00425, 185 Skycrest. Signature of Employee Document! 51412015 t PA-2015-00425 391E08AB 1100 EASTFIELD SUBDIVISION PA-2015-00425 391E08AB 212 PA-2015-00425 391E08AB 211 HOMEOWNER'S ASSOCI EWING ROBERT HENRY JR TRUSTEE HANSEN ERIC J 188 SUNNYVIEW ST 200 SKYCREST DR 258 A ST 1-56 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2015-00425 391E08AB 600 PA-2015-00425 391E08AB 800 PA-2015-00425 391E08AB 300 JORY JOHN TRUSTEE ET AL KL,EINMAN EDWARD F TRUSTEE ET LINiNGER CHARLES GREGG 188 SUNNYVIEW ST 144 SUNNYVIEW ST 240 SKYCREST DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 i PA-2015-00425 391E08AB 209 PA-2015-00425 391E08AB 210 PA-2015-00425 391E08AB 900 MORRIS LEEANN A/RICHARD V OPPENHEIMER ALAN B/PRISCILLA PATRIDGE BRIAN/MONICA 1022 CRAGMORE DR 110 S LAUREL 2305 ASHLAND ST C SEABROOK, TX 77586 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2015-00425 391E08BA 111 PA-2015-00425 391E08AB 208 PA-2015-00425 391E08AB 700 READ MICHAEL TRUSTEE ET AL STEVENSON PETER ET AL TSCHETTER CLIFFORD TRTE FBO 137 SUNNYVIEW DR 245 SKYCREST DR 5 BELL WAVER WAY ASHLAND, OR 97520 ASHLAND, OR 97520 OAKLAND, CA 94619 PA-2015-00425 PA-2015-00425 PA-2015-00425 CARLOS DELGADO ARCHITECT ERIC HANSEN LAURIE SAGER 217 FOURTH STREET 330 E HERSEY 700 MISTLETOE ROAD, SUITE 201 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 0 slam: E Z0S ~t p k~ I 311- 11 t.?I I is 700 'B 13 ~ 210 200L! I Ai~ 11e 211 {n $I 212 213 111 ~1 quil 1 I•~ r' I 1 CITY F ASHLAND TREE COMMISSION Minutes April 9, 2015 CALL TO ORDER - Vice Chair Ken Schmidt called the meeting of the Ashland Tree Commission to order at 6:00 p.m. on April 9, 2015 in the Siskiyou Room of the Community Development and Engineering Services Building located at 51 Winburn Way, Ashland, Oregon. Connnissioncrs Council Liaison Ken Schmidt Carol Voisin Gregg Trunnell, absent Staff Russ Neff Derek Severson, Associate Planner j Casey Roland Carolyn Schwendener, Admin i Christopher John Pete Baughman, Parks Liaison Zechariah Heck, Assistant Planner APPROVAL OF MINUTES Neff/Roland m/s to approve the minutes of the March 5, 2015 Tree Commission meeting. Minutes were approved as presented. AUDIENCE INTRODUCTIONS Brandon Goldman - Senior Planner for the City of Ashland was present to speak to the agenda item "Wildlife Zone Code Changes." Michael Dawkins - Planning Commissioner was present to observe the meeting. Ron Roth - Ashland citizen for 39 years was present to speak at the public forum. Maureen Battistella - Introduced herself and expressed her interest in joining the Tree Commission Zechariah Heck - New City Planner who replaced Michael PMa was introduced to the Commission. ANNOUNCEMENTS & LIAISON REPORTS City Council Liaison -Voisin gave a Council update. The Council made the decision to appoint Police Sergeant Tighe O'Meara as the acting Police Chief while the City is waiting to do interview for the new Chief. The Council passed a $75,000 allocation for a Public Arts Commission project at the alleyway next to the Varsity Theater. This was part of the Downtown Beautification project, The Council passed the $38 million dollar capital improvement project that was needed to keep infrastructure up to date and in good order. The Inter-Governmental Agreement (IGA) with ODOT for the Welcome Center was approved. Voisin said that the Lithia Artisan Market will be hanging pennants on two light poles along Winburn Way. The Council agreed to not charge the Chamber of Commerce for the Halloween Parade as they designated the parade a special event. The second reading of Accessory Travelers Accommodation Ordinance was passed. Parks & Recreation Liaison - Baughman reminded the Commissioners of the Arbor Day tree planting tomorrow April 10, 2015 at 10:00 am at the new City Park located at 27 East Hersey, Roland is providing the tree and any help with the planting will be much appreciated. Community Development Liaison - Severson acknowledged that several newspaper articles have recently been written regarding the removal of the tree located at 380 Clay Street. The articles stated that the Tree Commission would be reviewing the tree removal at this evening's meeting. That is incorrect, It is not on the agenda and an application has not been submitted at this time. Severson cautioned the Commissioners that if anyone speaks about the tree this evening during public forum not to engage in the conversation. The application will most likely be submitted in the next month or two at which time the Commissioners will review it as a quasi-judicial matter. Severson called attention to the Tree City USA plaque that the City of Ashland recently received. Ashland is one of only three cities in the State of Oregon to be awarded the designation of Tree City USA for thirty years or more. The City also received a flag which was suggested to be used at the Arbor Day Celebration event. PUBLIC FORUM Ron Roth, 6950 Old Hwy 99 South - Mr. Roth asked a few rhetorical questions. What is the definition of a hazard tree? Does a licensed arborist have to give a report explaining why a tree is designated hazardous? What is a Heritage Tree? Is extra protection provided for a Heritage Tree? Should a Tree of the Year automatically become a Heritage Tree? Mr. Roth is interested in the preservation of the Cottonwood Tree located at 380 Clay Street. He will attend the Tree Commission meeting when the Commissioners review the application for the removal of that tree. Rich Rosenthal, 1228 Rose Lane - Mr. Rosenthal congratulated staff in achieving the thirty year designation for Tree City USA. He suggested after the Arbor Day festivities that the Flag should fly at City Hall. Mr. Rosenthal pointed out that the membership of the Tree Commission has been consistently small. This is a seven member Commission though there is seldom more than four members present at any given meeting, stated Mr. Rosenthal. He encouraged the Commissioners to help with the recruiting of more members as it would be great to have a full membership. At the March City Council meeting the Tree Commission Chair, Gregg Trunnell, presented the annual report. Mr. Rosenthal suggested that the Tree Commission review their process in the selection and methodology of selecting the Tree of the Year. When a tree selection is involved in a major land use consideration it may appear that the Commission, a Commissioner or Commissioners are involved in manipulating that land use consideration. Mr. Rosenthal emphasized that the Commissioners need to be aware of what the message and content is that is presented to the City Council from the Tree Commission. Be aware of what the comments are, your signatures are on it, know what the message is. Voisin asked Mr. Rosenthal if he was speaking as a City Councilor or citizen. He confirmed he was speaking as a citizen. TYPE 1 REVIEWS PLANNING ACTION: PA-2015-00423 SUBJECT PROPERTY: Vacant lot to the east of 308 Laurel St. APPLICANT: Urban Development Services LLC OWNER: Fred Cox DESCRIPTION: A request for a Site Review approval to construct a new 9,876 square foot, two and one half-story mixed-use building on the vacant property located between 145 E Hersey and 308 N Laurel Street. Four residential units above the ground floor commercial space is proposed. The request includes an exception to reduce the required sidewalk width from eight feet to six feet to accommodate an on-street parking bay. Mark Knox, Urban Development Services was present to represent the applicant and answer any questions. The applicant is requesting to construct a two story mixed-use building on Hersey Street between Helman and Laurel. Mr. Knox explained that Tom Madera prepared the landscaping plans which are pretty basic. The Commissioners asked the applicant if he would be willing to plant 3" caliper trees rather than the proposed 1.5" caliper. The applicant agreed. Neff/John m/s to approve the landscaping plan. Motion was approved 2 PLANNING ACTION: PA-2015-00425 SUBJECT PROPERTY: 185 Skycrest APPLICANT: Eric Hansen DESCRIPTION: A request for Physical and Environmental Constraints Review approval to allow for the construction of anew single family home, garage and carport. The request includes approval for development on Severe Constraints Land and a request to remove five Madrone trees greater than six-inches in diameter at breast height. The subject property is located at 185 Skycrest. Severson handed out a revised landscaping plan and explained that this is a hillside property which is subject to the Physical & Environmental Constraints Ordinance. The applicant is requesting to remove five Madrone trees greater than six-inches in diameter at breast height. All five of these trees are located within the building envelope. Schmidt, Neff and John did a site visit Casey did not. The Commissioners suggested replacing one of the proposed trees possibly the Sugartime Crabapple with a native tree such as an Oak 1 to 2" caliper ten foot native tree was suggested. John/Roland m/s to approve the landscaping plan with the recommendation of the tree substitution. Motion passed PLANNING ACTION: PA-2015-00541 SUBJECT PROPERTY: 345 Lithia Way OWNER/APPLICANT: Hays Oil, Kistler, Small & White Architects for Double R Products DESCRIPTION: A request for a modification of a previously approved Site Review approval (PA-2014-01226) to convert the Lithia Way Texaco located at 345 Lithia Way into a retail and restaurant establishment. The proposal is to add an outdoor seating area adjacent to the building on the south fagade adjacent to Lithia Way and modification to the proposed exterior finishes. All the Commissioners did a site visit. Severson reminded the Commissioners they saw this application in a different form back in September. The applicants are requesting to make some exterior changes to the building. This proposal is not modifying their landscaping very much. The Commissioners discussed the width of the planters for the trees. They appear to be two to three feet wide, Would structural soil be appropriate? A root barrier along the sidewalk edge was suggested. It was also conveyed that a continuous tree pit would be a better choice rather than the three holes so that the roots can spread out. A typical street tree grate is five by five. The Commissioners agreed that a narrower exposed planting area would be acceptable with structural soil to accommodate the roots better. The more area the trees have the less problems they will have down the road. Consider tree protection on the inside edge. Neff/John m/s to accept the landscaping plan with the suggested recommendations. Motion passed i PLANNING ACTION: PA-2015-00568 SUBJECT PROPERTY: 854 A Street OWNER/APPLICANT: Ilene Rubenstien/Mark Frueh DESCRIPTION: A request for a Tree Removal Permit to remove a hazard tree - an approximately 30-inch diameter Black Locust - from the property at 854 A Street. (Another tree, also an approximately 30-inch diameter Black Locust was approved for immediate removal as an emergency because the soil and roots at its base had begun to heave and the tree was leaning at approximately a 45 degree angle and posed an immediate risk to structures and people in the vicinity.) All the Commissioners did a site visit. Severson explained that due to the amount of material coming out of the top of the tree and the danger it proposed the applicant was given permission to trim it. The Commission did not feel the tree had a lot of longterm i viability left. I Roland/John m/s to approve removal with mitigation to follow. Motion passed. I 3 4 i PLANNING ACTION: PA-2015-00603 SUBJECT PROPERTY: 95 North Main Street OWNER/APPLICANT: Durant-Newton Trust/Randy Mason DESCRIPTION: A request for a Tree Removal Permit to remove a hazard tree -an approximately 14-inch diameter Almond - from the rear of Brother's Restaurant at 95 North Main Street. The project arborist notes that the tree is growing against the deck and roof and damaging the existing structure on the property All the Commissioners did a site visit. Severson said that the Arborist indicated that the tree is damaging the roof structure and will continue to do so if they don't remove it. Severson will make sure they have permission from the neighbor before the removal of the tree. John/Roland m/s to remove the tree. Motion passed PLANNING ACTION: PA-2014-02106 SUBJECT PROPERTY: 2352 Morada Ln. APPLICANT/OWNER: Ron & Lisa Albano DESCRIPTION: The Planning Commission will review staffs approval of a request for Site Review and Conditional Use Permit approvals to construct a new approximately 1,000 square foot accessory residential unit behind the existing home at 2352 Morada Lane. The item is being considered by the Planning Commission to correct an error in the mailing of the notice of decision. [NOTE: The Tree Commission initially reviewed and made recommendations on this item at the regular meeting on January 8, 2015.] The Commission had recently reviewed this planning action but Severson explained that due to a clerical noticing error this action will be going before the Planning Commission. A neighbor was not properly noticed and requested the opportunity to express their concerns. After a quick overview of the prior recommendations Neff//John m/s to let the prior motion stand. Motion approved. DISCUSSION ITEMS Wildfire Zone Code Changes - City Planner Brandon Goldman and Ashland Fire and Rescue Division Chief Chris Chambers gave a review of the proposed changes to the wildfire zone. On April 15, 2014 the Ashland City Council was presented with a wildfire land hazard analysis that was done by Ashland Fire and Rescue. They are looking at expanding that wildfire zone throughout the city. The expansion will have a number of land use implications. Currently when a building permit is applied for and the property is in a wildfire hazard area there are requirements for primary and secondary fuel breaks. c Chambers gave an overview of how the ordinance came about. The Commissioners discussed some of the guidelines surrounding this ordinance. Goldman and Chambers explained that they are hoping to comeback to the Tree Commission with a draft ordinance at the June meeting to get the Tree Commissions formal recommendation that will be presented to the Planning Commission and then City Council. In the meantime while this Ordinance is being drafted Goldman would appreciate any feedback from the Tree Commission as well as others within the community. I' c= NEW BUSINESS ITEMS FROM COMMISSIONERS The Commissions agreed they are interested in having a table at the Earth Day Celebration. Roland will bring some small trees. ADJOURNMENT Meeting adjourned at 7:25p.m. Next meeting: May 7, 2015 Respectively submitted by Carolyn Schwendener 4 1 _ Planning Department, 51 Winburn Way, Ashland, Oregon 97520 [ T 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900 A- ALAND NOTICE OF APPLICATION PLANNING ACTION: PA-2015-00425 SUBJECT PROPERTY: 185 Skycrest APPLICANT: Eric Hansen DESCRIPTION: A request for Physical and Environmental Constraints Review approval to allow for the construction of a new single family home, garage and carport. The request includes approval for development on Severe Constraints Land and a request to remove five Madrone trees greater than six-inches in diameter at breast height. The subject property is located at 185 Skycrest. COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR-.5; ASSESSOR'S MAP: 39 1 E 08AB; TAX LOTS: 211. NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, April 9, 2015 at 6:00 PM in the Community Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way. NOTICE OF COMPLETE APPLICATION: April 3, 2015 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: April 17, 2015 i _ c i c z ~ I I' M WWECr amaexrr i M ?31EGdPB 211 ~ i , t O i O o l E I PTFFrn 01530 60 Feet pmpe.~jrneu,eJe...fe.mce eery, re1..,er_ 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, ii 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. 't GAcomm-dev\p1anning0anning Actions\Noticing Folder\ivlaited Notices & Signs\2015TA-2015-00425.docx PHYSICAL & ENVIRONMENTAL CONSTRAniTS 18.3.10.050 Approval Criteria An application for a Physical Constraints Review Permit is subject to the Type I procedure in section 18.5.1.050 and shall be approved if the proposal meets all of the following criteria. A. 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. B. 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. C. 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 development permitted by this ordinance, GAcomm-dev\planningTIanning Actions\Noticing PolderMailed Notices Signs\2015\PA-2015-00425.docx AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: j 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On April 3, 2015 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 #2015-00425, 185 Skycrest. Signature of Employee DocumaW 4/3/2015 t; PA-2015-00425 391 E08AB 1100 PA-2015-00425 391 E08AB 200 PA-2015-00425 391 E08AB 211 EASTFIELD SUBDIVISION HOA EWING ROBERT HENRY JR TRUSTEE HANSEN ERIC J C/O JUDIE JORY TREASURER 200 SKYCREST DR 258 A ST 1-56 188 SUNNYVIEW ST ASHLAND, OR 97520 ASHLAND, OR 97,520 ASHLAND, OR 97520 PA-2015-00425 391 E08AB 600 PA-2015-00425 391 E08AB 800 PA-2015-00425 391 E08AB 300 JORY JOHN TRUSTEE ET AL KLEINMAN EDWARD F TRUSTEE ET AL ANGER CHARLES GREGG TRUSTEE 188 SUNNYVIEW ST 144 SUNNYVIEW ST40'SKYCREST DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR' 97520 PA-2015-00425 391 E08AB 209 PA-2015-00425 391 E08AB 210 PA-2015-00425 391 E08AB 900 MORRIS LEEANN A/RICHARD V OPPENHEIMER ALAN B/PRISCILLA PATRIDGE BRIAN/MONICA' 1022 CRAGMORE DR 110 S LAUREL '2305 ASHLAND ST C SEABROOK, TX 77586 ASHLAND, OR 97520 ASHLAND, OR 97520 i PA-2015-00425 391 E08BA 111 PA-2015-00425 391 E08AB 208 PA-2015=00425 391 E08AB 700 READ MICHAEL TRUSTEE ET AL STEVENSON PETER ET AL TS'CHETTER CLIFFORD TRTE FBO 137 SUNNYVIEW DR 245 SKYCREST DR 5 BELL WAVER-WAY ASHLAND, OR 97520 ASHLAND, OR 97520 OAKLAND, CA 94619 PA-2015-00425 PA-2015-00425 CARLOS DELGADO ERIC HANSEN 217 FOURTH ST 330 E HERSEY ASHLAND, OR 97520 ASHLAND, OR 97520 185 Skycrest NOC 4/3/2015 14 2AHK 1 1 305 1 N4 2 fl 20.1 ml U, 140 r 3010 111 ! II IN f-, 2 1 , r s q 107 20 i g 1 1 1't g ° 205 J 113 210 210 7 i i # R 40 8 !It L~l 9i 7 ° ! 120 i LL 9 B ~ R i ( x'" Y 11 8°E 1 Carlos Delgado ARCHITECT Apr 16, 2015 ADDENDUM C - additional findings addressing approval criteria Finding of Fact for. Physical & Environmental Constraints Overlay for Development Standards in Hillside Lands Address: 185 Skycrest Drive, Ashland, OR Map: 39 1 E 08AB Tax lot 211 Zoning: RR-.5-P Rural Residential Owner/Applicant Eric Hansen Architect CARLOS DELGADO ARCHITECT LLC Landscape Architect LAURIE SAGER and ASSOCIATES Inc. 217 Fourth Street • Ashland, Oregon 97520 541.552.9502 info@CarlosDelgadoArchitect.com Single Family Residenc 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 04/16/15 18.3.10.050 Approval Criteria An application for a Physical Constraints Review Permit is subject to the Type 1 procedure in section 18.5.1.050 and shall be approved if the proposal meets all of the following criteria. A. 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. The impact of the development is minimized by keeping all vehicular driveway development limited to the uppermost and eastern edge of the property adjacent to the property access. Refer to findings summary for specifics of this minimal impact on the site for vehicular driveway access as compared to typical driveways and parking areas for residential development By proposing the shared driveway turnaround in an existing level and developed access easement, the potential impacts are further minimized. Due to the small footprint of the house and garage with stacking all levels rather than spreading the home and garage, this proposal is exemplary in keeping the site disturbance to a minimum. B. 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. Average development on hillside lands create potential hazards that mainly pertain to interruption of natural storm drainage mitigation via natural undisturbed vegetation. Developments typically incorporate large contiguous site alterations and disturbances to the natural grade and vegetation. As demonstrated in these findings, the relatively small footprint of this residence (achieved by stacking floor area to 2 floors and a basement) mitigates potential hazards by minimizing the disturbances to the site. The specifications furnished by a geotechnical engineer and landscape architect for grading, draining, and planting the hillside mitigate the hazards as well. C. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shat/ be considered more seriously than reversible actions. The StaffAdvisor or Planning Commission shall consider the existing development of the surrounding area, and the maximum development permitted by this ordinance. In addition to the findings above in sections "A" & "B" that enumerate the small footprints of the development - the separation of the garage and residence further mitigates adverse impacts on the environment by providing view, sight, pervious ground surfaces, and airflow between the new structures in this proposed development These measures are reasonable steps that reduce the adverse impact. 217 Fourth Street • Ashland, Oregon 97520 541.552.9502 info@CarlosDelgadoArchitect.com 1 Carlos Delgado A R C H IT E C T Mar 6, 2015 (revised) Finding of Fact for: Physical & Environmental Constraints Overlay for Development Standards in Hillside Lands Address: 185 Skycrest Drive, Ashland, OR Map: 39 1 E 08AB Tax lot: 211, Zoning: RR-.S-P Rural Residential Owner/Applicant: Eric Hansen Architect CARLOS DELGADO ARCHITECT LLC Landscape Architect LAURIE SAGER and ASSOCIATES Inc. The design professionals are proposing a development that will comply with the Standards for Residential Zones and for the Physical and Environmental Constraints Overlay and Site Development and Design Standards chapter of the ULUO (City of Ashland Unified Land Use Ordinance). Project Summary: The applicant is proposing a new 2310 SF single family residence (2 story with basement) with a 480 SF detached garage to be constructed on a property designated as hillside lands with minimal areas containing severe slope hillside lands. The subject property has an average slope of 25% - 35% where the proposed building footprints of the residence and the detached garage are located. The application addresses minimal encroachment of the structures into hillside lands that are greater than 35% as indicated on the submitted drawings (REFER to SHEET L-4.0). The applicant is also proposing a small swimming pool on the least sloped (20% - 25%) area on the property where the design professionals deem to be the best location for complying with the intent of the development standards for hillside lands. The proposed location of the residence and pool area are actually in hillside lands that have lesser slopes which is encouraged in the ALUO. The design challenge on this property pertains to the feasibility of creating minimal bulk, scale, and massing impact on the property while complying with hillside lands and solar setback standard A. This revised proposal from feedback from the pre-application staff report lessens the impact by a few feet overall - but the request by the applicant and design team is to consider the amenities of variegating bulk and mass on the hillside as well as exposing view lines between the garage structure and the home. The separation of the structures does extend the development as noted by planning staff, yet the consideration of a skillfully designed house with a footprint of 1,240 SF that is well below the average footprint of similar homes in the area should be taken into consideration in reducing the bulk and mass placed on the hillside. Due to solar access setback requirements, the residence is required to be substantially setback further than the garage - thus the building separation is a design strategy to increase solar gain on the main residence on the east, minimize internal staircases to varying levels of the home, and preserve solar access to gardening between the structures Planning staff has expressed concern with the development utilizing the front yard setback reduction of 20 feet to 10 feet due to the ordinance intent of reducing overall development and disturbance over the 172 foot length of the sloped lot. ~:i Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 Project Summary (continued): It is the design team's position that the bulk and mass of the garage structure on the site is mitigated by having direct access to the garage from the lot's entry point on the uphill side (thus requiring the 10 foot front yard setback exception). Furthermore, it reduces paving and driveway surface rather than creating more surface that would slope AND be elevated above grade on the downhill slope if the. garage were set at the 20 foot setback. Furthermore, the garage is partially buried into the hillside meeting the intent of the hillside land requirements. The development would not reduce disturbance over the area on the site but rather extend it due to the required entry point on the site through the access easement being within the 20 feet setback of the front of the property. Due to the limited allowed lot coverage of 3,397 SF (refer to tabulation on SHEET L-1.0), the design strategy of the development is to reduce the overall residence footprint (proposed at 1,240 SF) and to reduce the driveway lot coverage by placing the garage and carport as close as allowed to the access easement on the adjacent north property (205 Skycrest). This creates a necessity to share a vehicular turnaround on the adjacent property to comply with the driveway access and vehicle turnaround requirements per "Additional Preliminary Flag Lot Partition Plat Criteria" in section 18.5.3.060. The applicant is submitting a shared use agreement (refer to ADDENDUM B) that is pending approval with the adjacent property owner to legally utilize the turnaround. There exists a shared driveway (less than 250 feet) that is shared between 3 properties within a 20 foot access easement that is alongside a 10 foot Public Utility Easement. The vehicle turnaround is proposed to be within this P.U.E. The applicant is also prepared to file for a utility encroachment permit application to file with the Community Development Department for legal use of this area in the P.U.E. 6 6 2015 1 Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 This application demonstrates compliance to Development Standards for Hillside Lands pursuant to Section 18.3. 10 of the City of Ashland Land Use Ordinance. Sections of the Ordinance and the Design Standards as deemed applicable, in whole or in part, are described in the following 'Findings of Fact.' Findings by the Applicant/Agent are inserted immediately following each section of the ordinance. Ordinances PAGE 18.2.5 RR -.5 Rural Residential Zone 3 Table 18.2.5.030.C Standards for Rural Residential (RR) Zone 18.3.10 18.3.10.090 Development Standards for Hillside Lands 3 18.3.10.100 Development Standards for Wildfire Lands 18.3.10.110 Development Standards for Severe Constraint Lands 15 18.4.2 Building Placement, Orientation and Design 16 18.4.3 Parking, Access, and Circulation 18 18.4.3.040 Parking Ratios 18.4.3.080 D. Driveway & Turn-Around Design 18.4.4 18.4.4.060 Fences and Walls 19 18.4.5 Tree Preservation and Protection 20 18.4.8 Solar Access - Standard "A" 21 18.5.3.060 Additional Preliminary Flag Lot Partition Plat Criteria 21 ATTACHMENTS: 8.5 x 11 skis Addendum A Geotechnical Investigation and Erosion Control report by Marquess & Associates dated January 14, 2015 Addendum B Driveway Turnaround easement agreement (pending) 11 x 17 shts Sheet L-1.0 Vicinity Map, Main Site Plan and Solar shadow plan ~I Sheet L-2.0 Tree Protection and Removal Plan Sheet L-3.0 Grading and Drainage Plan Sheet L-4.0 Slope Analysis Plan Sheet E-1.0 Erosion and Sediment Control Plan Sheet A1.1 Site Section Sheet A2.1 Building Elevations Sheet A3.1 Building Elevations 0 6 2015 2 Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 18.2.5 RR-.5 Rural Residential Zone 18.2.5.030 Unified Standards for Residential Zones C. Rural Residential Zone. Standards for the Rural Residential (RR) zone follow: Table 18.2.5.030.C - Standards for Rural Residential (RR) Zone' (Except as modified under chapter 18.5.5 and Variances or chapter 18.3.9 Performance Standards Option.) Standard Yards Minimum (feet) Front - Standard 20 ft Side - Standard, except: 6 ft Side - Corner-Street/Alley Side loft Rear - Single-Story Building loft Rear - Multi-Story Building 10 ft per Bldg Story Lot Coverage - Maximum of lot area) Lot T e Lot Coverage j RR-.5 20% A total area up to 200 sf or 5% of the permitted lot coverage, whichever is greater, may be developed in an approved, porous solid surface that allows storm water infiltration, and is exempt from the lot coverage maximum; the porous solid surface exemption does not apply to driveways and parking areas. Maximum Building Height 35 ft or 2 % stories, whichever is less; except the height of agricultural structures is not limited, when the structure is placed 50 feet or more from all property lines. All standards are met per Table 18.2.5.030.C - (refer to tabulations of lot coverages on Sheet L-1.0) with the exception of the front yard setback. The project proposes a 10 foot front yard setback allowed per section 18.2.5.060.A.3.: "The front yard may be reduced to ten feet on hillside lots where the terrain has an average steepness equal to or exceeding a one foot rise or fall in four feet of horizontal distance within the entire required yard; vertical rise or fall is measured from the natural ground level at the property" Complies: Slope averages 1:4 - Refer to Project Summary for front yard reduction proposal. 18.3.10.090 Development Standards for Hillside Lands It is the purpose of the Development Standards for Hillside Lands to provide supplementary development regulations to underlying zones to ensure that development occurs in such a manner as to protect the natural and topographic character and identity of these areas, environmental resources, the aesthetic qualities and restorative value of lands, and the public health, safety, and general welfare by insuring that development does not create soil erosion, sedimentation of lower slopes, slide damage, flooding problems, and severe cutting or scarring. It is the intent of these development standards to encourage a sensitive form of development and to allow for a reasonable use that complements the natural and visual character of the City. 3 Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 A. General Requirements. The following general requirements shall apply in Hillside Lands. 1. Buildable Area. All development shall occur on lands defined as having buildable area. Slopes greater than 35 percent shall be considered unbuildable except as allowed below. Exceptions may be granted to this requirement only as provided in subsection 18.3.10.090.H. a. Existing parcels without adequate buildable area less than or equal to 35 percent shall be considered buildable for one unit. b. Existing parcels without adequate buildable area less than or equal to 35 percent cannot be subdivided or partitioned. The property has the majority of slopes in the 25% range with small sections of slopes above 35%. The applicant is proposing development primarily in the 25% to 35% sloped areas with minimal development of the garage and southwest corner of residence in slopes above 35%. The garage is required to be developed in its proposed location due to vehicular j access requirements being restricted to minimum lot coverage requirements and solar access setback requirements. The general concept creating a detached garage structure decreases visual bulk and massing of total structure on the property as well as creating a view corridor to the south to the City parkland at the end o the shared driveway. The southwest corner of the residence is encroaching into a 35% sloped area with a minimal area of approximately 200 S Refer to Project Summary that serves as findings for subsection 15.3.90.090.6°! 2. Building Envelope. All newly created lots either by subdivision or partition shall contain a building envelope with a slope of 35 percent or less. 3. New Streets and Driveways. New streets, flag drives, and driveways shall be constructed on lands of less than or equal to 35 percent slope with the following exceptions. a. The street is indicated on the Street Dedication map. b. The portion of the street, flag drive, or driveway on land greater than 35 percent slope does not exceed a length of 100 feet. 4. Geotechnical Studies. For all applications on Hillside Lands involving subdivisions or partitions, the following additional information is required: A geotechnical study prepared by a geotechnical expert indicating that the site is stable for the proposed use and development. The study shall include the following information. a. Index map. b. Project description to include location, topography, drainage, vegetation, discussion of previous work and discussion of field exploration methods. c. Site geology, based on a sufcial survey, to include site geologic maps, description of bedrock and surficial materials, including artificial fill, locations of any faults, folds, etc., and structural data including bedding, jointing and shear zones, soil depth, and soil structure. d. Discussion of any off-site geologic conditions that may pose a potential hazard to the site, 0 6 201 4 i Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 or that may be affected by on-site development. e. Suitability of site for proposed development from a geologic standpoint. f. Specific recommendations for cut and fill slope stability, seepage and drainage control, or other design criteria to mitigate geologic hazards. g. If deemed necessary by the engineer or geologist to establish whether an area to be affected by the proposed development is stable, additional studies and supportive data shall include cross-sections showing subsurface structure, graphic logs with subsurface exploration, results of laboratory test and references. h. Signature and registration number of the engineer and/or geologist. i. Additional information or analyses as necessary to evaluate the site. j. Inspection schedule for the project as required in 18.3.10.090.B.9. k. Location. of all irrigation canals and major irrigation pipelines. The proposed development on this property has been designed in consideration and acceptance of recommendations provided in the Geotechnical Investigation Report by Marquess and Associates Inc. dated Jan 94, 2015. B. Hillside Grading and Erosion Control. All development on lands classified as Hillside shall provide plans conforming to the following items. 1. All grading, retaining wall design, drainage, and erosion control plans for development on Hillside Lands shall be designed by a geotechnical expert. All cuts, grading or fills shall conform to the International Building Code and be consistent with the provisions of this ordinance. Erosion control measures on the development site shall be required to minimize the solids in runoff from disturbed areas. 2. Timing of Improvements. For development other than single family homes on individual lots, all grading, drainage improvements, or other land disturbances shall only occur from May 1 to October 31. Excavation shall not occur during the remaining wet months of the year. Erosion control measures shall be installed and functional by October 31. Up to 30 day modifications to the October 31 date, and 45 day modification to the May 1 date may be made by the Planning Director, based upon weather conditions and in consultation with the project geotechnical expert. The modification of dates shall be the minimum necessary, based upon evidence provided by the applicant, to accomplish the necessary project goals. 3. Retention in natural state. On all projects on Hillside Lands involving partitions and subdivisions, and existing lots with an area greater than one-half acre, an area equal to 25 percent of the total project area, plus the percentage figure of the average slope of the total project area, shall be retained in a natural state. Lands to be retained in a natural state shall be protected from damage through the use of temporary construction fencing or the functional equivalent. For example, on a 25,000 square feet lot with an average slope of 29 percent, 25%+29%=54% of the total lot area shall be retained in a natural state. The retention in a natural state of areas greater than the minimum percentage required here is encouraged. N/A: the property is not greater than one-half acre. 4. Gradinq - Cuts. On all cut slopes on areas classified as Hillside Lands, the following 06 2015 5 I Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 standards shall apply. a. Cut slope angles shall be determined in relationship to the type of materials of which they are composed. Where the soil permits, limit the total area exposed to precipitation and erosion. Steep cut slopes shall be retained with stacked rock, retaining walls, or functional equivalent to control erosion and provide slope stability when necessary. Where cut slopes are required to be laid back (1:1 or less steep), the slope shall be protected with erosion control getting or structural equivalent installed per manufacturers specifications, and revegetated. Complies: Cut slope angles to be retained by structural walls are to be 912:9 (14:10 maximum or as determined by the geotechnical engineer at the time of excavation. Stacked rock walls ("rockeries") will be used to retain exposed steep cuts and will be cut to 9:6 (14:1. There are no laid back cut slopes proposed. All new cuts and fills are retained by either poured in place concrete walls or a mixture of concrete, paving, boulders and rockeries. All cut slopes shall be retained with concrete or engineered block walls, designed by the appropriate professional in accordance with code b. Exposed cut slopes, such as those for streets, driveway accesses, or yard areas, greater than seven feet in height shall be terraced. Cut faces on a terraced section shall not exceed a maximum height of five feet. Terrace widths shall be a minimum of three feet to allow for the introduction of vegetation for erosion control. Total cut slopes shall not exceed a maximum vertical height of 15 feet. The top of cut slopes not utilizing structural retaining walls shall be located a minimum setback of one-half the height of the cut slope from the nearest property line. See Figure 18.3.10.090.B.4.b. Compliant: Downhill deck support post heights will be mitigated by structural retaining walls that will not exceed a height of 5 feet. All terraces created by these walls have a minimum planting width of three feet, with an average of 5 feet and footings planned to be deep enough in the terrace that they do not negatively affect plant growth. All other cut slopes in yard areas are to have stacked rock rockeries not exceeding a height of five feet and will follow the same terracing pattern described above. Stacked rock walls are to be located a minimum setback of one-half the height of the cut slope from the property line, there is excavation planned within 0 feet of the property line. Cut slopes for structure foundations which reduce the effective visual bulk, such as split pad or stepped footings, shall be exempted from the height limitations of this section. See Figure 18.3.10.090.B.c. c: Revegetation of cut slope terraces shall include the provision of a planting plan, introduction of top soil where necessary, and the use of irrigation if necessary. The vegetation used for these areas shall be native, or species similar in resource value to native plants, which will survive, help reduce the visual impact of the cut slope, and assist in providing long term slope stabilization. Trees, bush-type plantings, and cascading vine- type plantings may be appropriate. Refer to Sheet L5; (Erosion Control and Planting). The applicant vvi l hnstt,-iU (S 20 1 6 Single Family Residence- 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 erosion control measures as identified in the geo-technical report, as well as to hydro-seed any portions of the site that will be rendered bare during construction, to hold potentially erosive soils in place until the landscape. installation can take place, usually at the completion of exterior construction. The applicant has provided a simplified site plan to demonstrate placement of terracing versus paving and or more natural grading and planting areas. The goal is to return a large portion of the site back to a more native condition, utilizing native plant materials and responsible irrigation practices, this strategy acts as a restoration of landscape that is currently lacking in diversity or any other ground cover but grasses. The entrance and areas directly next to the home, between the house and the driveway, will be landscaped with a more ornamental pallet, stiil relying on drought tolerant and deer resistant varieties of plant materials. The ornamental areas will be hydro-seeded with an erosion control mix allowing the plantings to be added by the homeowners through time. The terraced areas will be planted with a mix of native and native like shrubs as identified in the plant list on sheet L- 5. Other areas of the site that will be graded, but not requiring terracing will receive a permanent erosion control and naturalizing hydro-seed mix. 5: Grading - Fill. On all fill slopes on lands classified as Hillside Lands, the following standards shall apply. a. Fill slopes shall not exceed a total vertical height of 20 feet. The toe of the fill slope area not utilizing structural retaining shall be a minimum of six feet from the nearest property line. Proposed fill slopes will not exceed 5 feet and will be greater than 6 feet from the property line. There are not any exposed fill slopes proposed in this project. /here fill is proposed it will be vegetated or retained and are nowhere near the property line. b. Fill slopes shall be protected with an erosion control netting, blanket or functional equivalent. Netting or blankets shall only be used in conjunction with an organic mulch such as straw or wood fiber. The blanket must be applied so that it is in complete contact with the soil so that erosion does not occur beneath it. Erosion netting or blankets shall be securely anchored to the slope in accordance with manufacturer's recommendations. Complies: Proposed fill slopes will be protected by erosion control netting. There are not any fill slopes that will require netting or blanket approaches. c. Whenever possible, utilities shall not be located or installed on or in fill slopes. When determined that it necessary to install utilities on fill slopes, all plans shall be designed by a geotechnical expert. d. Revegetation of fill slopes shall utilize native vegetation or vegetation similar in resource value and which will survive and stabilize the surface. Irrigation may be provided to ensure growth if necessary. Evidence shall be required indicating long-term viability of the proposed vegetation for the purposes of erosion control on disturbed areas. Complies: Fill slopes will utilize vegetation to meet this requirement, 6. Revegetation Requirements. Where required by this chapter, all required revegetation of cut 0 6 2,015 7 r Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 and fill slopes shall be installed prior to the issuance of a certificate of occupancy, signature of a required survey plat, or other time as determined by the hearing authority. Vegetation shalt be installed in such a manner as to be substantially established within one year of installation. Fill slopes will utilize vegetation. Refer to Sheet L5 - Erosion control and Planting to meet this requirement. Vegetation of graded areas will be completed prior to certificate of occupancy, ornamental landscapes, where planting will be done over time, will be hydro-seeded with erosion control mix as a temporary measure, this still complies with this requirement. 7. Maintenance, Security, and Penalties for Erosion Control Measures. a. Maintenance. All measures installed for the purposes of long-term erosion control, including but not limited to vegetative cover, rock walls, and landscaping, shall be maintained in perpetuity on all areas which have been disturbed, including public rights- j of-way. The applicant shall provide evidence indicating the mechanisms in place to ensure maintenance of measures. b. Security. Except for individual lots existing prior to January 1, 1998, after an Erosion Control Plan is approved by the hearing authority and prior to construction, the applicant shall provide a performance bond or other financial guarantees in the amount of 120 percent of the value of the erosion control measures necessary to stabilize the site. Any financial guarantee instrument proposed, other than a performance bond, shall be approved by the City Attorney. The financial guarantee instrument shall be in effect for a period of at least one year, and shall be released when the Community Development Director and Public Works Director determine, jointly, that the site has been stabilized. All or a portion of the security retained by the City may be withheld for a period up to five years beyond the one year maintenance period if it has been determined by the City that the site has not been sufficiently stabilized against erosion. 8. Site Grading. The grading of a site on Hillside Lands shall be reviewed considering the following factors. a. No terracing shall be allowed except for the purposes of developing a level building pad and for providing vehicular access to the pad. b. Avoid hazardous or unstable portions of the site. c. Avoid hazardous or unstable portions of the site. d. Building pads should be of minimum size to accommodate the structure and a reasonable amount of yard space. Pads for tennis courts, swimming pools and large lawns are discouraged. As much of the remaining lot area as possible should be kept in the natural state of the original slope. Complies: All terracing is proposed only for the purposes of developing a level building pad, and to mitigate extreme slopes for a reasonable amount of yard space, garage%arport, building and driveway access. Building pads total approximately 9,700 SF. Design attempts to minimize the grading of the site (approximately 0% of the site is to be retained in a natural state). All grading has been designed with the intention of peeping as much of the site in i{.:9 naturai stale as possible. The site is predominantly open, this is the aesthetic anal function Mat 06 ?N17 8 Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 dreg the owners to this site and the development of this project is focused on maintaining this function and aesthetic through time. 9. Inspections and Final Report. Prior to the acceptance of a subdivision by the City, signature of the final survey plat on partitions, or issuance of a certificate of occupancy for individual structures, the project geotechnical expert shall provide a final report indicating that the approved grading, drainage, and erosion control measures were installedas per the approved plans, and that all scheduled inspections, as per 18.3.10.090.A.4.j were conducted by the project geotechnical expert periodically throughout the project. C. Surface and Groundwater Drainage. All development on Hillside Lands shall conform to the following standards. 1. All facilities for the collection of stormwater runoff shall be constructed on the site and according to the following requirements: a. Stormwater facilities shall include storm drain systems associated with street construction, facilities for accommodating drainage from driveways, parking areas and other impervious surfaces, and roof drainage systems. b. Stormwater facilities, when part of the overall site improvements, shall be, to the greatest extent feasible, the first improvements constructed on the development site. c. Stormwater facilities shall be designed to divert surface water away from cut faces or sloping surfaces of a fill. d. Existing natural drainage systems shall be utilized, as much as possible, in their natural state, recognizing the erosion potential from increased storm drainage. e. Flow-retarding devices, such as detention ponds and recharge berms, shall be used where practical to minimize increases in runoff volume and peak flow rate due to development. Each facility shall consider the needs for an emergency overflow system to safely carry any overflow water to an acceptable disposal point. f. Stormwater facilities shall be designed, constructed and maintained in a manner that will avoid erosion on-site and to adjacent and downstream properties. g. Alternate stormwater systems, such as dry well systems, detention ponds, and leach fields, shall be designed by a registered engineer or geotechnical expert and approved by the Public Works Department or Building Official. Refer to Sheet ®9.0 Erosion and sediment control plan for compliance D. Tree Conservation, Protection and Removal. All development on Hillside Lands shall conform to the following requirements. 1. Inventory of Existing Trees. A tree survey at the same scale as the project site plan shall be prepared, which locates all trees greater than six inches diameter at breast height (DBH) identified by DBH, species, approximate extent of tree canopy. In addition, for areas proposed to be disturbed, existing tree base elevations shall be provided. Dead or diseased trees shall be identified. Groups of trees in close proximity (i.e., those within five feet of each other) may be designated as a clump of trees, with the predominant species, estimated number and average diameter indicated. All tree surveys shall have an accuracy of plus or minus two feet. The name, signature, and address of the site surveyor responsible for the accuracy of the 6 6 7_05 9 Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 survey shall be provided on the tree survey. Portions of the lot or project area not to be disturbed by development need not be included in the inventory. Refer to Sheets L-2.0 and L-2.9 - Tree Protection and Removal Plan and Legend. 2. Evaluation of Suitability for Conservation. All trees indicated on the inventory of existing trees shall also be identified as to their suitability for conservation. When required by the hearing authority, the evaluation shall be conducted by a landscape professional. The following factors shall be included in this determination. a. Tree Health. Healthy trees can better withstand the rigors of development than non- vigorous trees. b. Tree Structure. Trees with severe decay or substantial defects are more likely to result in damage to people and property. c. Species. Species vary in their ability to tolerate impacts and damage to their environment. d. Longevity. Potential longevity. e. Variety. A variety of native tree species and ages. f. Size. Large trees provide a greater protection for erosion and shade than smaller trees. Refer to tree inventory on Sheets L-2.0 and L-2. I Tree Protection and Removal Plan and Legend 3. Tree Conservation in Proiect Design. Significant trees (two feet DBH or greater conifers and one foot DBH or greater broadleaf) shall be protected and incorporated into the project design whenever possible. Refer to Sheets L-2.0 and L-2.1 - Tree Protection and Removal Plan and Legend. a. Streets, driveways, buildings, utilities, parking areas, and other site disturbances shall be located such that the maximum number of existing trees on the site are preserved, while recognizing and following the standards for fuel reduction if the development is located in Wildfire Lands. See Figure 18.3.10.090.D.3.a. b. Building envelopes shall be located and sized to preserve the maximum number of trees on site while recognizing and following the standards for fuel reduction if the development is located in Wildfire Lands. c. Layout of the project site utility and grading plan shall avoid disturbance of tree protection areas. Refer to Sheets L-.0 and L-2.9 Tree Protection and Removal Plan and Legend. The design was driven a number of criteria including solar setback requirements, driveway access and parking and the desire to preserve as many viable trees as possible 4. Tree Protection. On all properties where trees are required to be preserved during the course of development, the developer shall follow the following tree protection standards. a. All trees designated for conservation shall be clearly marked on the project site. Prior to the start of any clearing, stripping, stockpiling, trenching, grading, compaction, paving or 10 i Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 change in ground elevation, the applicant shall install tree protection fencing in accordance with 18.4.5.030.C Prior to any construction activity, the shall be inspected pursuant to section 18.4.5.030.D. b. Construction site activities, including but not limited to parking, material storage, soil compaction, and concrete washout, shall be arranged so as to prevent disturbances within tree protection areas. c. No grading, stripping, compaction, or significant change in- ground elevation shall be permitted within the drip line of trees designated for conservation unless indicated on the grading plans, as approved by the City, and landscape professional. If grading or construction is approved within the drip-line, a landscape professional may be required to be present during grading operations, and shall have authority to require protective measures to protect the roots. d. Changes in soil hydrology and site drainage within tree protection areas shall be minimized. Excessive site run-off shall be directed to appropriate storm drain facilities and away from trees designated for conservation. e. Should encroachment into a tree protection area occur which causes irreparable damage, as determined by a landscape professional, to trees, the project plan shall be revised to compensate for the loss. Under no circumstances shall the developer be relieved of responsibility for compliance with the provisions of this chapter. Refer to Sheets L-2.0 and L-2.7 Tree Protection and Removal Plan and Legend 5. Tree Removal. Development shall be designed to preserve the maximum number of trees on a site. The development shall follow the standards for fuel reduction if the development is located in Wildfire Lands. When justified by findings of fact, the hearing authority may approve the removal of trees for one or more of the following conditions. a. The tree is located within the building envelope. There are 3 trees within the proposed building envelope. Tree s 3-7 are being proposed for removal. b. The tree is located within a proposed street, driveway, or parking area. c. The tree is located within a water, sewer, or other public utility easement. d. The tree is determined by a landscape professional to be dead or diseased, or it constitutes an unacceptable hazard to life or property when evaluated by the standards in 18.3.10.090.D.2. e. The tree is located within or adjacent to areas of cuts or fills that are deemed threatening to the life of the tree, as determined by a landscape professional. Items b. through e. are not applicable 6. Tree Replacement. Trees approved for removal, with the exception of trees removed because they were determined to be diseased, dead, or a hazard, shall be replaced in compliance with the following standards. a. Replacement trees shall be indicated on a tree replanting plan. The replanting plan shall include all locations for replacement trees, and shall also indicate tree planting 621 11 r Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 details. b. Replacement trees shall be planted such that the trees will in time result in canopy equal to or greater than the tree canopy present prior to development of the property. See Figure 18.3.10.090.D.6.b. The canopy shall be designed to mitigate of the impact of paved and developed areas, reduce surface erosion, and increase slope stability. Replacement tree locations shall consider impact on the wildfire prevention and control plan. The hearing authority shall have the discretion to adjust the proposed replacement tree canopy based upon site-specific evidence and testimony. c. Maintenance of replacement trees shall be the responsibility of the property owner. Required replacement trees shall be continuously maintained in a healthy manner. Trees that die within the first five years after initial planting must be replaced in kind, after which a new five-year replacement period shall begin. Replanting must occur within 30 days of notification unless otherwise noted. Complies: The replacement trees shall be identified on the Planting Plan which shall be provided prior to issuance of building permit. Proposed trees shall comply- refer to Sheets for specifications for planting and maintenance compliance. E. Building Location and Design Standards. All buildings and buildable areas proposed for Hillside Lands shall be designed and constructed in compliance with the following standards. 1. Building Envelopes. All newly created lots, either by subdivis''on or partition, shall contain building envelopes conforming to the following standards. a. The building envelope shall contain a buildable area with a slope of 35 percent or less. See Figure 18.3.10.090.E. 1.a. b. Building envelopes and lot design shall address the retention of a percentage of the lot in a natural state as required in 18.3.10.090.6.3. c. Building envelopes shall be designed and located to maximize tree conservation as required in 18.3.10.090.D.3 while recognizing and following the standards for fuel reduction if the development is located in Wildfire Lands. d. It is recommended that building envelope locations should be located to avoid ridgeline exposures, and designed such that the roofline of a building within the envelope does not project above the ridgeline as illustrated in Figure 18.3.10.090.E.1.d. 2. Building Design. To reduce hillside disturbance through the use of slope responsive design techniques, buildings on Hillside Lands, excepting those lands within the designated Historic District, shall incorporate the following into the building design and indicate features on required building permits. a. The height of all structures shall be measured vertically from the natural grade to the uppermost point of the roof edge or peak, wall, parapet, mansard, or other feature perpendicular to that grade. Maximum hillside building height shall be 35 feet. See Figure 18.3.10.090.E.2.a.i and Figure 18.3.10.090.E.2.a.ii 06 P 12 Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 Complies: refer to Site Section sheet for max height of 35 feet for building to natural grade. b. Cut buildings into hillsides to reduce effective visual bulk. i. Split pad or stepped footings shall be incorporated into building design to allow the structure to more closely follow the slope. ii. Reduce building mass by utilizing below grade rooms cut into the natural slope. Complies: Refer to Site Section sheet for building cut into natural grade. The proposed dwelling has been cut into the existing 2% - 35% grade with a daylight basement cut into the hillside reducing visual bulk. The proposed design is "segmented" with sloped roofs that express distinct sections to reduce overall . bulk. Refer to Site Plan and Elevation Sheets c. A building step back shall be required on all downhill'building walls greater than 20 feet in height, as measured above natural grade. Step-backs shall be a minimum of six feet. Decks projecting out from the building wall and hillside shall not be considered a building step- back. No vertical walls on the downhill elevations of new buildings shall exceed a maximum height of 20 feet above natural grade. See Figure 18.3.10.090.E.2.c. Complies: refer to Site Section and North Elevation sheet for building step backs and maximum wall height to natural grade of 99'-3". d. Continuous horizontal building planes shall not exceed a maximum length of 36 feet. Planes longer than 36 feet shall include a minimum offset of six feet. See Figure 18.3.10.090.E.2.d. Complies: Refer to west (downslope) elevation for maximum wall length of 30'-6" e. It is recommended that roof forms and roof lines for new structures be broken into a series of smaller building components to reflect the irregular forms of the surrounding hillside. Long, linear unbroken roof lines are discouraged. Large gable ends on downhill elevations should be avoided, however smaller gables may be permitted. See Figure 18.3.10.090. E.2. c. The design of the roof form is coherent with the non-continuous building planes (as itemized in section d. above). The roof edges are broken into a series of roof edges with a maximum single length of 30 feet on the downhill side. The roof form changes direction on the downslope portion of the residence to reflect the downhill cross slope to the west. There are a no gable ends on the downhill elevations. f. It is recommended that roofs of lower floor levels be used to provide deck or outdoor space for upper floor levels. The use of overhanging decks with vertical supports in excess of 12 feet on downhill elevations should be avoided. The deck on the upper west floor has been incorporated into the main floor roof; additionally, the roof and deck have been intentionally separated to express a non-continuous fascia. The main floor deck has been incorporated into the basement floor roof and has been intentionally designed with stepbacks in the fascia to express non-continuity. Vertical supports for the main level dock average 7 feet in height with a maximum of 10 feet in height. The finishedgrade will bring the net exposure of the vertical supports to a lower height. 0'6 21" 5 j 13 t o- Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 g. It is recommended that color selection for new structures be coordinated with the predominant colors of the surrounding landscape to minimize contrast between the structure and the natural environment. Colors to be of natural stained good, earth tone painted good and painted wood and stucco colors of golds, khaki green and red/ochre that compliment surrounding evergreens and madrones. F. All structures on Hillside Lands shall have foundations designed by an engineer or architect with demonstrable geotechnical design experience. A designer, as defined, shall not complete working drawings without having foundations designed by an engineer. Structural engineering for this project is to be performed by a structural engineer licensed in the State of Oregon in consultation with Carlos Delgado Architect and the recommendations of a licensed Geotechnical consultant. G. All newly created lots or lots modified by a lot line adjustment must include building envelopes containing a buildable area less than 35 percent slope of sufficient size to accommodate the uses permitted in the underlying zone, unless the division or lot line adjustment is for open space or conservation purposes. H. Exception to the Development Standards for Hillside Lands. An exception under this section is not subject to the variance requirements of chapter 18.5.5 Variances. An application for an exception is subject to the Type I procedure in section 18.5.1.050 and may be granted with respect to the development standards for Hillside Lands if the proposal meets all of the following criteria. 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 exception will result in equal or greater protection of the resources protected under this chapter. 3. The exception is the minimum necessary to alleviate the difficulty. The exception for extended disturbance is referenced in Project Summary and is consistent with the stated Purpose and Intent of chapter 18.3. 10 Physical and Environmental Constraints Overlay chapter and section 98.3.90.090 Development Standards for Hillside Lands. 18.3.10.100 Development Standards for Wildfire Lands A. Requirements for Construction of All Structures. 1. Applicability. All new construction and any construction expanding the size of an existing structure shall have a fuel break as defined below. 2. General Fuel Break Requirements. A fuel break is defined as an area that is free of dead or dying vegetation, and has native, fast-burning species sufficiently thinned so that there is no interlocking canopy of this type of vegetation. Where necessary for erosion control or aesthetic purposes, the fuel break may be planted in slow-burning species. Establishment of a fuel break does not involve stripping the ground of all native vegetation. Fuel breaks may include structures, and shall not limit distance between structures and residences beyond that required by other sections of this ordinance. 662' 14 Single Family Residence- 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 3. Primary Fuel Break. A primary fuel break will be installed, maintained and shall extend a minimum of 30 feet, or to the property line, whichever is less, in all directions around , structures, excluding fences, on the property. The goal within this area is to remove ground cover that will produce flame lengths in excess of one foot. Such a fuel break shall be increased by ten feet for each ten percent increase in slope over ten percent. Adjacent property owners are encouraged to cooperate on the development.of primary fuel breaks. 4. Secondary Fuel Break. A secondary fuel break will be installed, maintained and shall extend a minimum of 100 feet beyond the primary fuel break where surrounding landscape is owned and under the control of the property owner during construction. The goal of the secondary fuel break is to reduce fuels so that the overall intensity of any wildfire is reduced through fuels control. 5. Roofing. All structures shall be constructed or re-roofed with Class B or better non-wood roof coverings, as determined by the Oregon Structural Specialty Code. All re-roofing of existing structures in the Wildfire Lands area for which at least 50 percent of the roofing area requires re-roofing shall be done under approval of a zoning permit. No structure shall be constructed or re-roofed with wooden shingles, shakes, wood-product material or other combustible roofing material, as defined in the City's building code. B. Fuel breaks in areas which are also Erosive or Slope Failure Lands shall be included in the erosion control measures outlined in section 18.3.10.090 Development Standards for Hillside Lands. Complies: Fuel breaks are in existence and are subject to inspection by Fire Marshall and roofing specifications will comply per section A.5. above. 18.3.10.110 Development Standards for Severe Constraint Lands A. Severe Constraint Lands are extremely sensitive to development, grading, filling, or vegetation removal and, whenever possible, alternative development should be considered. B. Development of floodways is not permitted except for bridges and road crossings. Such crossings shall be designed to pass the 100-year flood without raising the upstream flood height more than six inches. C. Development on lands greater than 35 percent slope shall meet all requirements of section 18.3.10.090 Development Standards for Hillside Lands in addition to the requirements of this section. D. Development of land or approval for a planning action shall be allowed only when the following study has been accomplished. An engineering geologic study approved by the Public Works Director and Planning Director establishes that the site is stable for the I' proposed use and development. The study shall include the following information. 1. Index map. 2. Project description to include location, topography, drainage, vegetation, discussion of previous work and discussion of field exploration methods. 3. Site geology, based on a surficial survey, to include site geologic maps, description of bedrock and surficial materials, including artificial fill, locations of any faults, folds, etc., and 06 15 i i Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 structural data including bedding, jointing and shear zones, soil depth, and soil structure. 4. Discussion of any off-site geologic conditions that may pose a potential hazard to the-site, or that may be affected by on-site development. 5. Suitability of site for proposed development from a geologic standpoint. 6. Specific recommendations for cut slope stability, seepage and drainage control, or other design criteria to mitigate geologic hazards. 7. If deemed necessary by the engineer or geologist to establish whether an area to be affected by the proposed development is stable, additional studies and supportive data shall include cross- sections showing subsurface structure, graphic logs with subsurface exploration, results of laboratory test and references. 8. Signature and registration number of the engineer and/or geologist. 9. Additional information or analyses as necessary to evaluate the site. Refer to Addendum - Ceotech Investigation and Erosion Control report for compliance. i 18.4.2 Building Placement, Orientation, and Design ` 18.4.2.030 Residential Development A. Purpose and Intent. For new multi-family residential developments, careful design considerations must be made to assure that the development is compatible with the surrounding neighborhood. For example, the use of earth tone colors and wood siding will blend a development into an area rather than causing contrast through the use of overwhelming colors and concrete block walls. 1. Crime Prevention and Defensible Space. a. Parking Layout. Parking for residents should be located so that distances to dwellings are minimized. However, avoid designs where parking areas are immediately abutting dwelling units because there is little or no transition from public to private areas. Parking areas should be easily visible from adjacent areas and windows. b. Orientation of Windows. Windows should be located so that vulnerable areas can be easily surveyed by residents. c. Service and Laundry Areas. Service and laundry areas should be located so that they can be easily observed by others. Windows and lighting should be incorporated to assure surveillance opportunities. Mail boxes should not be located in dark alcoves out of sight. Barriers to police surveillance such as tall shrubs and fences should be avoided. d. Hardware. Reliance solely upon security hardware in lieu of other alternatives is discouraged. e. Lighting. Site development should utilize lighting prudently. More lighting does not necessarily mean better security. Lighting should be oriented so that areas vulnerable 16 I; F 4 Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 to crime are accented. f. Landscaping. Plant materials such as high shrubs should be placed so that surveillance of semi-public and semi-private areas is not blocked. Thorny shrubs will discourage crime activity. Low shrubs and canopy trees will allow surveillance, hence, reduce the potential for crime. B. Applicability. Except as otherwise required by an overlay zone or plan district, the following standards apply to residential development pursuant to section 18.5.2.020. See conceptual site plan of multi-family development in Figure 18.4.2.030. C. Building Orientation. Residential buildings that are subject to the provisions of this chapter shall conform to all of the following standards. See also, solar orientation standards in section 18.4.8.050. 1. Building Orientation to Street. Dwelling units shall have their primary orientation toward a street. Where residential buildings 'are located within 20 feet of a street, they shall have a primary entrance opening toward the street and connected to the right-of-way via an approved walkway. i 2. Limitation on Parking Between Primary Entrance and Street. Automobile circulation or off- street parking is not allowed between the building and the street. Parking areas shall be located behind buildings, or on one or both sides. 3. Build-to Line. Where a new building is proposed in a zone that requires a build-to line or maximum front setback yard, except as otherwise required for clear vision at intersections, the building shall comply with the build-to line standard. D. Garages. The following standards apply to garages, carports, canopies, and other permanent and temporary structures used for parking or storing vehicles, including those parking and vehicle storage structures accessory to detached single-family dwellings. The standards are intended to balance residents' desire for a convenient, safe, and private vehicle access to their homes with the public interest in maintaining safe and aesthetically pleasing streetscapes. The standards therefore promote pedestrian safety and visibility of public ways, while addressing aesthetic concerns associated with street-facing garages. For the purpose of this subsection-, a garage opening is considered to be facing a street where the opening is parallel to or within 45 degrees of the street right-of-way line. 1. Alleys and Shared Drives. Where a lot abuts a rear or side alley, or a shared driveway, including flag drives, the garage or carport opening(s) for that dwelling shall orient to the alley or shared drive, as applicable, and not a street. 2. Setback for Garage Opening Facing Street. The minimum setback for a garage (or carport) opening facing a street is 20 feet. This provision does not apply to alleys. E. Building Materials. Building materials and paint colors should be compatible with the surrounding area. Very bright primary or neon-type paint colors, which attract attention to the building or use, are unacceptable. F. Streetscape. One street tree chosen from the street tree list shall be placed for each 30 feet of frontage for that portion of the development fronting the street pursuant to subsection 18.4.4.030.E. is I ~//lll F r 4< 17 i Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 G. Landscaping and Recycle/Refuse Disposal Areas. Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18.4.4. H. Open Space. Residential developments that are subject to the provisions of this chapter shall conform to all of the following standards. 1. Recreation Area. An area equal to at least eight percent of the lot area shall be dedicated to open space for recreational use by the tenants of the development. 2. Surfacing. Areas covered by shrubs, bark mulch, and other ground covers that do not provide suitable surface for human use may not be counted towards this requirement. 3. Decks and Patios. Decks, patios, and similar areas are eligible for open space. 4. Play Areas. Play areas for children are required for projects of greater than 20 units that are designed to include families. Play areas are eligible for open space. For all sections A through H above - Refer to Site Plan and Elevation sheets for compliance. Specifically, with the detached garage an design of the home entry and view lines to access to property and garage comply with intent of street frontage and safety. 18.4.3 Parking, Access, and Circulation 18.4.3.010 Purpose Chapter 18.4.3 contains requirements for automobile and bicycle parking, and vehicular and pedestrian access, circulation, and connectivity. The purpose is to provide safe and effective access and circulation for pedestrians, bicyclists, and vehicles. For transportation improvement requirements, refer to chapter 18.4.6 Public Facilities. 18.4.3.030 General Automobile Parking Requirements and Exceptions A. Minimum Number of Off-Street Automobile Parking Spaces. Off-street parking shall be provided pursuant to one of the following three methods and shall include required Disabled Person Parking. 1. Standard Ratios for Automobile Parking. The standards in Table 18.4.3.040. 18.4.3.040 Parking Ratios Except as provided by section 18.4.3.030, the standard ratios required for automobile parking are as follows. See also, accessible parking space requirements in section 18.4.3.050. Complies: Proposed are a total of 3 parking spaces: 2 parking spaces in carport with 1 parking space in driveway- 3 parking spaces provided per flag lot requirements 18.4.3.80.A Vehicle Area Design A. Driveways and Turn-Around Design. Driveways and turn-arounds providing access to parking areas shall conform to the following provisions. 1. A driveway for a single dwelling shall be minimum of nine feet in width, and a shared driveway serving two units shall be a minimum of 12 feet in width, except that driveways over 50 feet in length or serve a flag lot shall meet the width and design requirements of section 18.5.3.060 18 Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 Complies: Refer to section 98.5.3.060 below and Project Summary for findings. 18.4.4.060 Fences and Wails A. Permitting. [omitted - refer to ALUO] B. Design Standards. Fences, walls, hedges, and screen planting shall meet the following standards, where height is measured pursuant to subsection 18.4.4.060.B.2, below. See Figure 18.4.4.060.B.1 for illustration of maximum fence heights. 1. Height. Fences, walls, hedges, and screen planting shall not exceed the following heights. a. Front Yard. In any required front yard, not more than 3'/2 feet in height. b. Rear and Side Yard. In any rear or side yard, not more than 6'/2 feet in height. c. Street-Side Yard. In any rear or side yard abutting a public street, except alleys, not more than four feet in height where located within ten feet of said street 2. Height Measurement. The height of a fence is the vertical distance measured from the natural grade to the highest point of the fence, including the structural supports. a. Below-Grade Lots. On lots that are not generally level with the adjacent street, height may be measured from the top of the adjacent sidewalk or curb, or, where curbs are absent, from the crown of the adjacent street plus six inches. b. Retaining Walls and Slopes. Where fences are built on top of retaining walls, or one lot is markedly higher than an adjacent lot, height shall be measured from the highest adjacent grade, except that the solar access of adjacent properties to the north shall be maintained in accordance with chapter 18.4.8 Solar Access. 3. Location. a. Yard (Setbacks). Standard yard requirements do not apply to fences and walls meeting the height requirements of this section; however fences and walls exceeding the height, requirements of this section shall meet yard requirements. All fences and walls shall comply with the vision clearance area requirements of section 18.2.4.040. Other provisions of this ordinance may limit allowable height of a fence or wall below the height limits of this section. b. Public Rights-of-Way. The construction of permanent structures is prohibited in the public right-of-way and associated setback areas of a future street or greenway. 4. Framework. The framework for newly constructed fences and walls shall face toward the property of the party who constructs the fence, except where fences are jointly constructed. 5. Restricted Materials. The use of barbed wire, razor wire, electrified wire, and similar security fencing materials shall be restricted as follows. a. Such materials shall not be located adjacent to a sidewalk, a public way, or along the adjoining property line of another person. b. Such materials shall not be erected or maintained at less than 6'/ feet above grade. c. Such materials may be located in commercial, employment, or industrial lands if not visible from the public right of way, or with approval from the Community Development Director 19 't Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03106/15 on properties deemed to be hazardous or in need of additional security. 6. Deer Fencing. a. Deer fencing may be attached to a permitted front, side, or rear yard fence provided the area in excess of the allowable fence heights per this section is designed and constructed to provide a clear view through the fence. i. Within required front yards, at least 85 percent of the surface shall be unobstructed to both light and air when viewed perpendicular to the plane of the fence. ii. Within required side and rear yards, at least 80 percent of the surface shall be unobstructed to both light and air when viewed perpendicular to the plane of the fence. b. Deer fencing shall have a minimum height of 6'/ feet and shall not exceed eight feet above grade. c. Permitted deer fencing materials may include, woven wire fencing, field fence, "hog panels", wire strand, or polypropylene mesh net that is open and visible through the material. Within front yards all mesh material shall have a minimum open diameter of 1 '/2 square inches. d. Deer fencing shall be supported by structural supports, or tension wires, that run along the top of the fence to prevent sagging. e. Chain link fences shall not be considered to be deer fences under this section even if they meet the criteria above. Refer to Sheet L-9.0 forpro osed deer fencing that complies with this section for deer fencing as well as general lot line fencing. 7. 18.4.5 Tree Preservation and Protection 18.4.5.010 Purpose Chapter 18.4.5 contains requirements for tree preservation and protection. The regulations are intended to reduce development impacts by preserving healthy trees for soil stability, noise buffering, wind protection, temperature mitigation, and wildlife habitat, as well as for the contribution to the character and beauty of Ashland. 18.4.5.020 Applicability A. Chapter 18.4.5 applies to developments requiring a Type I, Type II, or Type III planning action. B. No person who is required to install or maintain tree protection measures pursuant to this chapter shall do any development activities, including but not limited to clearing, grading, excavation, or demolition work, on a property or site which requires a planning action without approved tree protection measures properly installed and maintained pursuant to this chapter. C. Tree Removal. All tree removal and topping activities shall be carried out in accordance with the requirements of chapter 18.5.7 Tree Removal Permits. 18.4.5.030 Tree Protection A. Tree Protection Plan. A tree protection plan shall be approved by the Staff Advisor concurrent with applications for Type I, Type II, and Type III planning actions. If tree removal is proposed, a 20 Single Family Residence - 185 Skycrest Drive Findings of Fact Compliance with Development Standards for Hillside Lands 03/06/15 Tree Removal Permit pursuant to chapter 18.5.7 may be required. S. Tree Protection Plan Submission Requirements. 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. Refer to Sheets L-2.0 & L-2.1 for conformance to Tree Protection standards under this chapter. 18.4.8 Solar Access 18.4.8.020 Applicability A. Lot Classifications. All lots shall meet the provisions of this section and will be classified according to the following formulas and table. N/.A - the property is within a subdivision that requires conformance to Standard A 18.4.8.030 Solar Setbacks A. Setback Standard A. This setback is designed to ensure that shadows are no greater than six feet at the north property line. Buildings on lots which are classified as standard A, pursuant to 18.4.8.020.A.1, shall be set back from the northern lot line according to the following formula. SSB= H-6' 0.445+S SSB = the minimum distance in feet that the tallest shadow producing point which creates the longest shadow onto the northerly property must be set back from the northern property line. See definition of northern property line in part 18.6. H = the height in feet of the highest shade producing point of the structure which casts the longest shadow beyond the northern property line. See definition of highest shade producing point in part 18.6. S = the slope of the lot, as defined in this chapter. AVG. 150' SLOPE TO NORTH 15 -.067 (2390'- 2380'= -10)(2340'- 2330'= -10)(=)-10.0'1150'= -.067 Refer to Sheet L1.0 for roof heights and setbacks from north property line for compliance - ~ calcs are as follows: i (2388'(-) 2365.5) ® 22.5; 22.5'(-) 6'/ (,445 (-.067)) = 43'-8° SSB REQUIRED (2391.5'(-) 2366.2) = 25.3; 25.3'(-) 6'1 (445 (-.067)) = 51=1" SSS REQUIRED (2387.75'(-) 2376) - 11.75', 11.75'(-) 6'1 (.445 (-.067)) = 15'w X' SSB REQUIRED 18.5.3.060 Additional Preliminary Flag Lot Partition Plat Criteria Complies: The subject property is the third lot sharing a driveway that is greater than 50 feet that subjects the property to flag lot access standards of 15 feet width of drive through the final property to subject property and access narrows down to a minimum width of 12 feet within property. There is currently a 20 foot access easement through the adjacent property. Additionally, vehicular turnaround and vehicle exiting the flag drive in a forward manner is accomplished by a turnaround on the adjacent property (r"•elo to prty'ect summary and Addendum - turnaround easement) I n I? YJ V .k a- 21 M -A S . P 541-772-7115 E 5417,779-4079 1120 FAST, lr\C KSON TO € OX 490 -A1C1.>1`<altl.~; Rt) 501 & ASSOCIA'rES Tt~`C EMAIL: info ain<uclucss.c >iii WEB: rw,m ucluvs5.<?,rnl January 14, 2015 µ Eric Hansen c/o Carlos Delgado Architect 217 Fourth Street Ashland, Oregon 97520 RE: GEOTECHNICAL INVESTIGATION. REPORT - PROPOSED RESIDENCE AND POOL 155 SKYCREST DRIVE ASHLAND, OREGON MAI JOB NO. 14-1225 Dear Mr. Hansen; Introduction We are pleased to present our geotechnical investigation report for your proposed residence and pool at 185 Skyerest Drive in Ashland, Oregon. The purpose of this investigation was to determine the prevailing subsurface conditions at the site and develop earthwork and foundation engineering recommendations for the development. The proposed residence and pool are shown on the attached Site Plan, Drawing 1; The proposed residence will be a single-story structure with a daylight basement level beneath the west side of the residence. The main floor of the residence will be established at elevations 2372.5. and 2374.5 and the basement level will be established at. elevation 2361.5. The main floor of the: residence, will utilize.a structural wood. floor while the basement level will probably utilize a slab floor. A detached garage and carport will be constructed uphill of the residence and the garage floor.will be established at elevation 2379.5. A pool with dimensions of about 30.'x42' will be constructed.downslope of the house in the area of our exploratory Test Pit 2, There will also be numerous site retaining walls and steps to accommodate the sloping hillside. There is about 35' of elevation change across the garage-patio-house-pool caiid patio area. Excavations for building walls will be as deep as 10' below existing grade for the garage and about 5'. deep for the daylight basement level of the house. This report has been prepared for the specific use of Eric Hansen and his designers in accordance with generally accepted soil and foundation engineering principles and practices. No other warranty, either expressed or implied, is made. In the event that any substantial changes in the nature, design, or locations of the structures are .planned, the conclusions and,recommen ti n 4., Uh- on5 r1 Eric IJ'ansen January 4, 2015 Page 2 of 9 of this report shall not be considered valid unless such changes are reviewed and the conclusions of this report are modified or verified in writing.- It should be recognized that changes in the site conditions may occur with the passage of time due to environmental processes or man-made changes. Furthermore, building code or state of the practice changes may require modifications in the recommendations presented herein. Accordingly, the recommendations of this report should not be relied on beyond a period of three years without being reviewed by a geotechnical engineer. Method of Investi ation Three exploratory test pits were excavated on January 5, 2015, in the areas to' be developed with ,a mini-traekhoe. The locations of the test pits are approximately shown on the"Site Plan and are based on interpolation of the existing features at the site. A key describing the soil classification system and soil consistency terms used in this report is presented on Drawing 2. Logs of the exploratory test pits are presented on Drawing 3. Samples of the soil materials' from the pits were returned to our laboratory for classification and testing. The results of moisture content and percent finer than No. 200 sieve testing are shown on the logs. Site Conditions A. Surface The property is a rectangular-shaped lot that is located at the very south end of Skycrest Drive. The property is bounded by undeveloped hillside land on the north, east, and south and by an existing residence on the west. Existing vegetation includes several madrone and oak trees and a light growth of grassy type weeds. The ground surface slopes steeply to the west with an average gradient of 33 percent. The gradient in the garage area is slightly steeper than 33 percent and the gradient in the house and pool area is slightly flatter. Overall elevation change across the areas to be developed' is about 35 feet. No significant signs of hillside instability were observed at the site except for minor erosion along animal paths. B. Subsurface The test pits generally encountered three layers of earth materials' including a surface layer of loose silty sand, followed underneath by medium dense clayey/silty sand, and further underlain by a hard layer of silty sand. The loose silty sand varied from '1.0' to 2.5' thick and was gradational with the underlying layer. Eric Hansen January 14, 2015 Page 3 of 9 The medium dense clayey/silty sand extended to depths of 3.5' to 4.5' below existing grade and was gradational with the overlying loose silty sand. The bottom layer consisted of dense to hard silty sand and was encountered in every test pit to the,maximum depth explored at the site (9' at Pit 3). This soil is very compact and dug relatively hard like weathered bedrock. << The silty sands and clayey sands are considered to have a very low to. dow expansion potential based on their fines content and, our past experience with similar soils. C. Groundwater No free groundwater was observed in the test pits during excavation. Fluctuations in the groundwater level at the site may occur, however, because of variations in rainfall, temperature, runoff, irrigation, and other factors not evident at the time our. observations were made and reported herein. Conclusions and Recommendations From asoil and foundation engineering standpoint, it is our opinion, that the proposed residence and pool can be, constructed as proposed _provided;the recommendations contained in this report are incorporated into the design and construction of the project. Site Conditions. The site is mantled. with 3.5' to 4.5' of loose to medium dense silty sand and clayey; sand followed,. underneath by hard soil. Because the proposed construction: will involve moderately deep to deep excavations on the uphill sides of the buildings, the excavations will expose the hard underlying soils and allow for the direct bearing of these footings on the hard soil. The other portions of the building areas, however, are somewhat higher in grade relative to the hard soil and are underlain by relatively. weaker soil: In. order to promote uniform and firm bearing. for all building foundations, we recommend excavating down to the hard;soil and filling backup to bottoms of.footings with well-compacted fill.. This will provide good uniformity for the foundations and will minimize the potential for differential settlements: This removal and backfilling work should also be utilized for slabs-on- grade. Foundations., The. proposed. structures may be supported on conventional footing foundations bearing either directly on the hard underlying silty sands or on well-.compacted fill resting on the hard underlying silty sands. ,t The recommendations.,<presented in.the remainder of the report are contingent on our observation of the earthwork and subsurface conditions and building. pad construction - Z~ Eric Hansen January 14, 2015 Page 4of9 A. Earthwork 1. Areas to be developed should be cleared and stripped of topsoil and any remaining obstructions and vegetation. Holes resulting from removing underground obstructions in areas to be improved should be' cleared out and backfilled in accordance with the recommendations presented below, 2. ;Excavations Beneath Building Footings and'SlabsWe recomriiend removing the` loose to medium dense sands from beneath building footings and building slabs. In some areas, such as the uphill portions of the proposed structures, the hard silty sands will be exposed at footing grade. In other areas, the footing 'and slab excavations will need to be deepened to expose the hard silty sands, and then backfilled back up: to. design grade with structural fill. These excavations below the bottoms Hof footings and slabs should be widened at least 2' beyond the sides of the footings and slabs: Excavations into the hard silty sand may, require a toothed bucket; however, all excavations should be: finished wi(h,a smooth.fedged bucket to remove loosened soil and minimize disturbance to the subgrade soils. Because the site grades are steep and the top surface of the hard silty sand is also steeply sloped downhill, the bottom of the . excavation should be stepped downhill' resulting in level benches for the stable placement of fill:' After ; the excavations are completed we" should be called out to observe the subgrade conditions prior to placement of any structural fill or concrete forms. After' observation and recompaction of the subgrades, the excavations may be ' backfilled with-structural fill: 3. Excavations Beneath Site Wall Footings and Slabs. The types of walls to 'be utilized are not yet known and may involve different types such as masonry, concrete, or mechanically stabilized earth i walls, ; they may be short or tail, and their. uses may be in fill situations or in cut -situations. In general,' site wall` footings, either -connected to the garage, house, or pool, or providing lateral support for the garage, house; or pool, should be constructed in a manner similar' to the earthwork requirements stated above in Item A-2 and their design should be in accordance with Item B below. Please note that walls providing lateral support for an uphill foundation must be constructed and cured prior to' construction of the - uphill foundation: Less critical walls and slabs, such as various walls and slabs in patio and deck areas, or walls in landscaping areas, can be'constructed°'withless demanding earthwork. In these areas; we recoM' mend removing the upper 2' of existing soil from beneath walls and slabs and stockpiling the spoils for later re-use as structural fill beneath these wall footings and slabs. After the excavations are completed we should be called out to observe the subgrade conditions prior to i ti Eric Hansen January 14, 2015 Page 5 of 9 placement of any structural fill. After observation and recompaction of the subgrades, he excavations maybe backfilled with structural fill. 4. In general, subgrade soils should be recompacted prior to placing fill. If the soils are firm, excavated cleanly, and undisturbed by the excavation work, the soil engineer may waive the requirement for recompaction of subgrade. The recompaction should consist of moisture conditioning the soils to approximately three percent above optimum and compacting them to at least 95 percent relative compaction as determined by ASTM Test Method D698. 'Compaction should be performed using heavy equipment such as a self-propelled vibratory compactor. Subgrades should, be proofrolled where possible under our observation with heavy . equipment such as a fully-loaded ten=yard dump truck. 5. 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. Soils which are too dry will require the addition of water while scarification and aeration will be required'for soils which are too wet. 6. High quality structural fill, materials,, such as 3/4"-0 6r"4"-0 crushed rock, should be used beneath building footings and building slabs. On-site silty sand and clayey sand may also be used as structural fill, particularly beneath less critical site wall foundations and site slabs: 7. Structural fill -should be compacted to at least 95 percent relative` compaction as determined by ASTM Test Method D698. Fill material should be spread and compacted in lifts not exceeding eight inches in uncompacted thickness. The compaction of the fill, thickness of lifts, and control` 'of the moisture content ,should be monitored and tested by our 'field representative. 8. All fill should be moisture-conditioned, placed, and spread in a manner that will prevent segregation and compaction should be performed with a heavy self- propelled vibratory roller where possible. The compaction should be evaluated by nuclear, gauge density' testing and/or byproofrolling with a loaded ten-yard dump truck where appropriate.-, 9. Utility trenches should be backfilled with compacted fill placed in 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. The trench backfill should be compacted to at least 95 percent relative compaction. Jetting of backfill to obtain` coinpaction'should not be permitted. 10. Grading and earthwork should be monitored and tested by our representative foi conformance with -the project plang/specifications and 'our recommercl~Wc s This work includes site preparation, site excavation, selection of satisfactory fill 0 G 2C~ Eric Hansen January 14, 2015 Page 6of9 materials, and .placement and, compaction of the- subgrades and fills. Sufficient notification prior to -,commencement of earthwork is essential to make certain that the work will be properly observed.. Foundations 1. Building footings, and all site. wall. footings, either' connected to or providing ! lateral support for,the .garage; house, or;.pool, should bear either directly on the hard silty sand that underlies the site oron structural fill beating on the hard silty sand. 2. Footings should,bear at least twelve inches below adjacent finished grade. Footings located adjacent to utility. trenches should have; their bearing surfaces below an imaginary 1.5:1 (horizontal to vertical) plane projected upward from the edge of the bottom of the trench. , Footings should also be deepened as necessary to provide at least 7' of horizontal confinement as measured horizontally;from the toe; of the footing to the nearest slope face. Footings supporting significant lateral loads, such as wall footings with keys, should be provided with additional,horizontal confinement equal to 7' plus the key depth. 3. Footings can be designed for an allowable bearing pressure of 2500 psf for dead plus live loads. This pressure may be increased by one-third for short term loading. All footings should be provided with sufficient reinforcement' to provide structural continuity. 4. Lateral loads can be resisted; by. friction., between the foundation bottoms and the supporting subgrade. A friction coefficient of 0.35 -can be used. In addition, a passive pressure equal to an equivalent fluid pressure of 300 pcf can be taken against the sides of footings poured neat or against compacted fill. 5. Foundation settlements are expected to be within. tolerable limits for the proposed construction. Post-construction differential movements:: of the foundations are expected to be less than 1/2 inches over a horizontal distance of 50 feet. C. Slabs-On-Grade 1. All building slabs and garage slabs should be underlain by at least one foot of compacted 3/"-0 crushed rock. All existing loose to medium dense silty sand and clayey sand should. be removed from beneath these slabs and be replaced with structural fill, 2. If the basement utilizes a slab floor and the basement -is partially below exterior site grade, the basement slab should be underlain by an underslab drainage Eric Hansen January 14, 2015 Page 7of9 system. This slab should be underlain by at least twelve inches of mechanically tamped free-draining 3/a" crushed rock (no fines, no round rock) over non-woven, minimum 4 ounces per square yard, filter fabric over subgrade. Three-inch diameter perforated rigid PVC pipes should be placed within the free-draining crushed rock layer. The pipes should be placed flat on two inches of free-draining 3/" crushed rock and 'form a grid system of interconnected` underdrain pipes. The pipes should start 2' inside of the retaining wall footings and perimeter footings and be spaced no more than 10' apart -in -an X-Y ' pattern across the entire basement. The pipes should be plumbed to a solid pipe sloped' at least 2 percent to drain dowmlope of the residence. - The free-draining 3/a" crushed rock will act as a capillary moisture break to help decrease moisture through the slab: A waterproofing membrane should also be incorporated into the design to seal off the slab. 3. Exterior slabs should be underlain by at least 2 feet of structural fill to help prevent adverse settlements. The ground beneath these slabs should be excavated and backfilled in accordance with Item A above. 4. All slabs should be reinforced in accordance with the anticipated use and loading, but as a minimum; slabs should be reinforced with sufficient rebar or equal for temperature and shrinkage control. D. Retaining Walls 1. Retaining walls should be designed in accordance with our ` footing design recommendations and the subgrade supporting materials should be prepared as discussed above in Item A. Unrestrained walls with level to gently sloping (less than 25 percent slopes) backfill surfaces::shbuld be designed to.resist an equivalent fluid pressure of at least 40 pcf. Where restrained, walls should be designed for an equivalent fluid pressure of 60 pcf with similar backfill surfaces. These pressures do not account for any surcharge loadings or saturated backfills. Surcharge loadings and saturated backfills should-be evaluated on a'case-by-case basis. 2. The preceding pressures assume` that sufficient`drainage is provided behind the walls to prevent the build-up of hydrostatic pressures from surface or subsurface water infiltration. Adequate drainage may be provided by means of 3/" drain rock material enclosed in a filter fabric and a 4" diameter rigid perforated pipe placed at the base of the wall. The drainrock should extend up the walls to within one foot of the finished grade. The drain pipes should be tied into closed pipes that discharge downslope of the wall. 3.- The backfill placed behind retaining walls should be fully granular and compacted to at least 95 percent relative compaction using light compaction equiin%t.~ - G; 66 2M r 4 t Eric Hansen January 14, 2015 Page g of 9 walls should.be thoroughly;vv:aterproofed and the waterproofing should be protected with protection boards or similar:., E. Fool 1. The finish_grade of the pool and the depths of the pool, especially the depths relative ;to the hard silty; sand that, underlies the site, are not yet. known. For planning purposes, we recommend removing at least the upper. 2'. of the site soils that consist of loose silty sand and,backfilling the excavation with at least.,1' of compacted 3/"-0 crushed rock. These recommendations are subject 'to change based on the final desired depths and grades. It should be noted that we prefer and encourage supporting the pool shell on the underlying hard silty sand. We.should be called out to observe the, bottom of the pool shell excavation prior to placement of structural fill. F. Site Drainage I. Positive surface gradients: of at least five-percent on porous surfaces and two percent on paved surfaces should be maintained away from the buildings so that surface water does not collect in the vicinity of the foundations. Water from roof downspouts should be, collected into closed pipes that discharge the water in an approved manner downslope of the home. 1 A foundation drain should be placed adjacent to the perimeter building, footings, where retaining wall backdrains are not required, to control moisture beneath the foundations. The perimeter drain should be set as :low as practical to obtain maximum drainage control.. O. Plan Review and Construction Observation 1. , We recommend that., we, review.the- final development plans for the residence, garage, and pool. We should also be retained to provide soil engineering monitoring and testing services during the grading, foundation installation, and subdrainage installation. This will provide us the opportunity for correlation of .the soil conditions, found in our investigation with those actually encountered in the field, and thus permit any necessary modifications in our recommendations resulting from changes in anticipated conditions. Eric Hansen January 14, 2015 Page 9 of 9 Please contact this office if you have any questions regarding this report, PRVery truly yours, S 16885 MARQUESS. & ASSOCIATES, INC. OREGO i fl. SW Rick Swanson, P.E,, G.E. Civil Engineer 16885 EXPIlZ1=S 6 3J i RS/ler - copies: Addressee (1), also by email Attachments: Site Plan, Drawing 1 Key to Boring and Pit Logs, Drawing 2 Logs of Pits 1-3, Drawing 3 r Art^ ~ 4 ~ 6 2CA m m v C O ~ I 1 •V i II LL a Old I o 0 0 4 3 v o CL ~ o , m LL t LL 4 10 r N ~y d O 1 co zo gg If ,qU L~ { m~ pO I O~ `7J MR vl KO . O•- 'q ~y rya s-° o ~ ` o ° Ll. co ®c N E . L L N,~ II 0 LLI N~ ll~U/) UU Tiro I DO =L- I a z Ln 0 Ea dl ~ 1= F ~ PRIMARY DIVISIONS GROUP SYMBOL SECONDARY DIVISIONS GRAVELS CLEAN GW Well graded gravels, gravel-sand mixtures, little or J GRAVELS no fines. O a MORE THAN HALF (LLESFlN THAN GP Poorly graded gravels, or gravel-sand mixtures, little N OF COARSE or no fines. ® FRACTION IS Silty gravels, gravel-sand-silt mixtures, GRAVEL GM non-plastic fines. ® V_ W LARGER THAN WITH O Z N Clayey gravels, gravel-sand-clay mixtures, ® < to No. 4 SIEVE FINES GC plastic fines, 0 X W SANDS,. CLEAN SW Well, graded sands, gravelly sands, little or no fines. SANDS ~ Q MORE THAN HALF (LESS THAN Poorly graded sands or gravelly sands, little or 5% FINES) SP OF COARSE no fines. W to 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. Jw SILTS AND CLAYS ML Inorganic silts and very fine sands, rock flour, silty or - clayey fine sands or clayey silts with slight lasticit . LIQUID LIMIT IS ~L `Inorganic clays of low to medium plasticity, gravelly ® < g W LESS THAN 50X clays, sandy clays, silty clays, lean clays. W = a 0 0L Organic silts and organic silty clays of low plasticity. Z ¢ ° Inor anic silts micaceous or diatomaceous fine a N SILTS AND CLAYS g _ sand or silt soils, elastic silts. (9 W z LIQUID LIMIT 1S CFI Inorganic clays of high plasticity, fat clays. z M ¢ ¢ GREATER THAN 50% . ®w Organic clays of medium to high plasticity, or anic silts. HIGHLY ORGANIC SOILS Pt. Peat and other highly organic soils. UNIFIED SOIL CLASSIFICATION SYSTEM (ASTM D-24871 U.S. STANDARD SERIES SIEVE CLEAR SQUARE'SIEVE OPENINGS 200 40 10 4 3/4" 3" 12" SILTS AND CLAYS SAND GRAVEL COBBLES BOULDERS FINE 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 S - 16 DENSE 30 - 50 VERY STIFF 2 - 4 16 - 32 VERY DENSE OVER 50 HARD OVER 4 OVER 32 RELATIVE DENSITY CONSISTENCE g, j,.. Number of blows of 140 pound hammer falling 30 inches to drive a 2inch 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, or11bpgXi~~a1t-d by the standard penetration test (ASTM D-1586), pocket penetrometer, torvane, or visual observation. AIV _ P s4l-m4ils ' DMVANG F541~R9.079 11musrIJACKSON Hwwm Redder= - /i FO=4190 p~ 7y l V Ll LLB. 0 y 'r• ;PFORD, OR9'750t 105 S~cl~ Drive ASS - - 1 MM 7os'xo: 14-1124 DRAWN RMS 2 3 MX DAZE . Jan 7015 C RS OF 3 DVMS z TEST PIT 1 SILTY SAND (SM), dark. Brown, loose, moist, grades below to 2, *14 X CLAYEY SAND ($AC-SM), dark brown, medium dense; moist to very moist, silty 12 x 7 5' X SILTY SAND (SM), brown, very dense to hard, moist, very firm dig @5': riner than #200 =.32 % 7. 81 Bottom of test pit '_8.3' TEST PIT ..2 *15 i, X SILTY SAND (SM), dark brown, loose, moist, grades below to` 14 X_ 3 CLAYEY SAND SC), brown, medium dense, moist- . @2.5': Finer than #200 40 4' 14 X 5 SILTY SAND"`'(SM), -brown,'.very dense to hard, moist, very firm dig 'Bottom of test pit 6'_ TEST PIT. 3.. D (SC-SM), brawn, loose, moist, silty, medium dense below 1' CLAYEY SAND *17, X 16 2' X X SILTY SAND (SM), brown, dense to very dense, moist, firm dig 4 5„ 6' 6 T X Bottom of test pit 9' *moisture content in percent k, DRAWING eM-7727,5 Log of Paz 1 e 3, F 541-779-4019 1170 EAST JACKSON Han= Red&s= ' FO ROX490,. AAAAAA 4' _ ' ' FORID,OR97501 185 Skyctest Drive s Ass Ashland Or on L MM JOB Na 141225 DRAWN jL5 t MA DATE Jan 1A15 CHffia= RS -OF--3 DWGS f, After recording return to: Daniel O'Connor Huycke O'Connor & Jarvis, LLP 823 Alder Creek Drive Medford, Oregon 97504 Until a change is requested All tax statements shall be Sent to the following address: No change EASEMENT AGREEMENT THIS AGREEMENT is made this _ day of , 2015 (date of last signature) by and between Alan B. Oppenheimer and Priscilla Oppenheimer, as husband and wife, as grantor ("Grantor"), and Eric J. Hansen, an individual, as grantee ("Grantee") RECITALS A. Grantor is the owner of certain real property located in Jackson County, Oregon, and commonly known as Township 39 South, Range 1 East, Section 08AB, Tax Lot 210 ("Tract A"). A more particular description of Tract A is follows: Lot Seventeen (17) of Skycrest Hills, Phase 2, in the City of Ashland in Jackson County, Oregon, according to the official plat thereof, recorded in Volume 24, Page 45, Plat Records. B. Grantee is the owner of certain real property located in Jackson County, Oregon, and commonly known as Township 39 South, Range 1 East, Section 08AB, Tax Lot 211 ("Tract B"). A more particular description of Tract B is as follows: Lot Eighteen (18) of Skycrest Hills, Phase 2, in the City of Ashland in Jackson County, Oregon, according to the official plat thereof, recorded in Volume 24, Page 45, Plat Records. C. Grantee desires an easement over and across Tract A to construct and utilize a driveway turnaround for the benefit of Tract B. Grantor desires to grant Grantee such an easement subject to the terms and conditions of this Agreement. TURNAROUND EASEMENT f Page 1 of 4 G 6 2 015 C AGREEMENT NOW, THEREFORE, for good and valuable consideration, receipt of which is hereby acknowledged, and in consideration of the mutual covenants and conditions contained herein, the parties agree as follows: 1. Recitals. The parties acknowledge and agree that the Recitals set forth above are incorporated herein and deemed a material part of this Agreement. 2. Easement. Grantor, as the present owner of Tract A, grants and conveys to Grantee a nonexclusive easement over and across Tract A for the construction, use, maintenance, repair and replacement of a driveway turnaround and associated improvements (i.e. paving, retaining wall, etc.) ("the Driveway Turnaround"). A more particular description of the location of the aforementioned easement ("the Easement") is set forth in Exhibit "A", attached hereto. The Easement is deemed appurtenant to Tract B, is perpetual in duration and shall run with the land. The Easement shall be used in a manner that shall not unreasonably disturb or interfere with Grantor's use of Tract A. Grantor shall refrain from obstructing or interfering with Grantee's use of the Easement. The Owner of Tract B shall have a temporary and occasional right of access over and across Tract A to the extent such access is reasonably necessary to perform maintenance, repairs and/or the replacement of the Driveway Turnaround or any component thereof. Any damage to Tract A as a result of the use of the Easement by Grantee shall be promptly repaired by Grantee, at Grantee's sole expense, consistent with instructions provided by Grantor to the extent that such instructions are reasonable. The Grantor shall have no obligation to contribute to the cost of the construction, maintenance, repair or replacement of the Driveway Turnaround. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their successors and assigns. This Agreement shall be promptly recorded in the Official Records of Jackson County, Oregon, and shall be subject to all prior recorded encumbrances. 3. Indemnification. Grantee agrees to defend, indemnify and hold Grantor harmless from and against any and all losses, claims, demands or other liabilities whatsoever arising out of such use of the Easement by Grantee and Grantee's tenants, guests, licensees, agents or employees or any condition of Tract A. 4. Attorney Fees. If any suit, action or arbitration is filed or commenced by any party to enforce this Agreement or otherwise with respect to the subject matter of this Agreement, the prevailing party shall be entitled to recover reasonable attorney fees incurred in preparation or in prosecution or defense of such suit, action or arbitration as fixed by the trial court or arbitrator(s), and if any appeal is taken from the decision of the trial court, reasonable attorney fees as fixed by the appellate court. 5. Applicable Law. This Agreement has been entered into in the State of Oregon and the subject properties are located in the State of Oregon. The parties agree that the laws of the State of Oregon shall be used in construing this Agreement and enforcing the rights and TURNAROUND EASEMENT` Page 2 of 4 t remedies of the parties. 6. Counterparts. This Agreement may be executed by the parties in separate counterparts, each of which when executed and delivered shall be an original, but all of which together shall constitute one and the same instrument. 7. Entire Agreement. This Agreement sets forth the entire understanding of the parties with respect to the subject matter of this Agreement and supersedes any and all prior understandings and agreements, whether written or oral, between the parties with respect to such subject matter. Each party intends that this Agreement in all respects shall be deemed and construed to be equally and mutually prepared by all parties and it is hereby expressly agreed that any uncertainty or ambiguity shall not be construed for or against any party. IN WITNESS WIIEREOF, the parties have set their hands to this Agreement on the date set forth below. GRANTOR:, Date: , 2015 Alan B. Oppenheimer Date: , 2015 Priscilla Oppenheimer GRANTEE: Date: , 2015 Eric Hansen (NOTARY ON FOLLOWING PAGE) U TURNAROUND EASEMENT Page 3of4 a- 06 20;5 STATE OF OREGON ) ss. 5 2015. County of Jackson ) Personally appeared the above-named Alan B. Oppenheimer and acknowledged said instrument to be his voluntary act and deed. Before me: Notary Public for Oregon My Commission Expires: j i STATE OF OREGON ) ss. , 2015. County of Jackson ) Personally appeared the above-named Priscilla Oppenheimer and acknowledged said instrument to be her voluntary act and deed. Before me: Notary Public for Oregon My Commission Expires: STATE OF OREGON ) ss. , 2015. County of Jackson ) Personally appeared the above-named Eric Hansen and acknowledged said instrument to be his voluntary act and deed. Before me: Notary Public for Oregon My Commission Expires: TURNAROUND EASEMENT ti 6 Page 4 of 4 EXHIBIT "All PROPERTY LINE uwv ® ® yam w wum z z 0 ~ j I I , z~ TRACT A I 205 SKYCREST o I I a ( I EASEMENT AREA i I I I 1 ~ zva ° ,4 I I I I ¢ I ACCESS PLE ! ~ PROPERTY LINE ' l' I 1 f .II I I I ~ I I I I 11 ~ I I I II - I tl i I PP=an i I i 1 I ~ TRACT B Lo a ; Il it ~ ~ - %I ~t~i I II 185 SKYCREST / I rl 14 I - ~~.-s r ' ~ I i G} IL ~'~,`a 6 6 2015 VICINITY MAP u t 1. ~I 515,~~'Pp~o YaEBT 9i ~U M I I 6t y 3 ~I launnN ll ~,scce. 7 c a ~5' ST. U 1 a 0 I j ny 5,. N Q N o 0 w 1 12'4°~ _ 205 SKYCREST (E) DRIVE g / Q L I I ZONE; RR•.51.39AC (P) RETAINING...... 3 N In OS 391 E08AB LOT #210 ° •rw z 0 I 4 ^ N ST N (P) RELOCATED nu E U WATER METER F' O a f ] f V~c~ i}WIA I N 'Id LOCA410N Sati W W O h OF FIRE HYDRANT N % 0 U H N 0 FN F Ar V) 0 i t h N 20'-0' 1b' o LITHIA Q~ Q (P) DEER FENCING N n wr¢ " SOLID WOOD 6~'FENCE WfWIRE STRAND 1 I p ACCESSE PANT P.U.E. PARK W ABOYETO7}' I I 1713 0 I 1 Q Z LINE m t I J Q Q PROPERTY F ®IV ` PROJECT SITE {L SITE EASEMENj I (P) PLANTING - i " - - - I CITY OF ASHLAND u d { SS, i (P)DEER FENCING 2387, - - - 1 (P)RETAINING y II ! SAID WOOD64'FENCE WALL 1 . y WI Ih7RE ST RAND ABOVE 237 a TD7~ I (P)CARPORT SHEET INDEX I 1. o _ I P WALL RETAINING I 2379. LANDSCAPE ARCHITECT PLANS FF- U N r it J L-1.0 TITLE SHEER SITE PLAN ' f Q~' I f 1 L2.0 TREE PROTECTION & REMOVAL PLAN l ! I I N' f 0I ( r / L30 GRACING PL NTION&REMOVAL LEGEND ` f L-0.0 SLOPE ANALYSIS PLAN (n 7 1 9^ iQ / / I I ~9T YYpD r ' ARCHITECTPLANS REAq Y R N A-1.1 SITE SECTION l / f r I 1 A-2,1 BUILDING ELEVATIONS (P)6'x6'POOL EOUIPMENTBUILOINO !1 1 !I / A-3.1 GARAGE ELEVATIONS ST~+' I I ~ k STEPS WALK P r PLANS O W000 ENTRY Nw ! ENGINEER Qx ST 17L. OF~~ (P) 1ZNLING - G ~7 L m E-1.0 EROSION 88EDMIENTCONTROL PLAN OREbU~ 1 ( j ) i + I'IC k±' (P RETAINING WALL (P) G E- P) PLAN~ tiG (P)RCTAIWaLG PLANNING SUMMARY S116a' 958 (p~ oaixmx I (P) LAWN PROPERTY DESCRIPTION: RR-5 (P)GARA ZONING ASSESSORS PARCEL NUMBER.' 391EOOAB LOTX211 i / g 185 SKYCREST DRIVE, ASHLAND OREGON 97520 z Revision Date: Z; 2390 2340 00, COUNTY i COU T / P ENTRY ; } LOT COVERAGE SUMMARY: / RESIDENCE: 1,249 SF 4'DEEP C1 GARAGE/C 1,056 IVEWAY: ARPORT: F II / I I / E hF ~4.5' DR I \ , a _i I 390 BE 150 SF PATIOS AND WALKS: Drown By. 8'-0 (P}CONCRETING LANDING1~ xI DECK: 288 SF FF 2 5' 3853E ! - - + POOL EQUIPMENT BUILDING: 403E IIXI7Scale: l16'-0' (P)23 X11 POOL 00 IMPERVIOUS SURFACES TOTAL: 3,565 SF 24X,76 Scale: I°=5'-0' { I h ~ I TOTAL LOT AREA, 78,988 SF / Nh I l /I / / (P)RETAINING WALLS / RR,S(20%LOTCOVERAGE) TOTAL ALLOWABLE LOT COVERAGE: 3,397 SF (P)SANDSET 01 ' 1 5% OF LOT COVERAGE (POROUS PAVEMENT EXEMPTION): 170 SF TOE EP / h FLAOSNONE WALK f I ry~ / Nb / y/ l / TOTAL ALLOWABLE IMPERVIOUS SURFACE: 3,567 SF 1 5'SKYCREST / i / - ~P)DECI( zbNE: RR-.5 r39Ac . / PROJECT CONSULTANTS 301 EOBAB OT #211 ~RM9 OWNER: ERICHANSEN J 1 185 SKYCREST DRIVE V V) O I. V ASHLAND, OR 97520 Z W (P)CON RETE LANDIN \ W > Z ARCHITECT: CARLOS DELGADO ARCHITECT 13 r 0 / J / (P) WOOD STEPS NFN 217 FOURTH STREET jn w F" 12 ASHLAND, OR 97520 Lu \ I 541.552,9502 Cie ~ I I SITE EASEMENT 112 TREADS \ N 11-12" LANDSCAPE ARCHITECT: LAURIE SAGER& ASSOC. LANDSCAPE ARCHITECT Z } C (P) LATE Q / Y ~0 ASHL LETOERD 4201 Z y is ASHLAN AND, OR 97620 N g 541.400.1448 Ln t PROPERTYLINE N Z 00 x -x--,r-x- -x-r -x-x-x x-x-x Fig-x=d- -kJx- ! x-,: - 176-0• -}-y ENGINEER: MARQUESS $ASSOCIATES, INC. _ Q ---x x z=x.-x-~x--x.-x x--x--x--x-x--x~ 1 1120 EAST JACKSO 4STREET , OR. (P)DEER FENCING 541772.7115 NO CLIMB WOVEN WIRE FIELD FENCING TO 5 March 6, 2015 ~x 3 TITLE SHEET I 0 8 16 24 SITE PLAN L-i Z U I i ~i ~ I I I I ~ I _ ~ o I i~ II ~ ~ I~ I ~ I I Q N 1 ~ J 0 I I I II 1 II,~\J -I V )LO I I ' III H?1F ¢ Z I I l 1I I ~I"~R 1 ~ g W 0 uj LL, O I I III I~' -m ¢ I PROPERTY LJNI ! I t I!"qh I U M °m if SITEEASEME(fJ' - I I TR L'J W I 1~ ¢ t~ V) Z I I I I~ I II I i/ ± aZO -s-~ I II I ~ I III I _ I -I ( J ¢ I~Q h I I I ~o I ' I, I I I ll I I I I I ~ I `I ; I' ~ I I ;/I ,I I 1 II I I I I ~ I II I ~ I I I I I / I I #5 MADRONE II I I I #10 (E10A I r / I #4 (E) MADRONE II CONTAC40R SHALL I I ATT~MPT,TO PRESERVE TRElt#51(FFEASIBLE 0 / I + 1 I ~ ( Ili I ~ I OREGO-p rtprll / RaAw na. 119(E)bAK -41 z J I p N 0 / I Revision Dote: I III / I / I Jp L, ~#8 (E) 0 M RONE . / / #6 )M,/ gT(E)~ADRONE Drawn By: #3(E)MAD46NE; r 11X17 Scale: l' ° 16'-0" 92 (E) OAK I / 24X36 Scale: I"- 8'-0" J I I #1 O OAK ll / / \ I I / I WE EASEMENT t = I --1 I w I l I l i I i w x-x-% PR6PERTYIINE w Z X._1k-k~% C k -%-N%~.%-% O A' W O I l I zoo i I I zg En_ ~00 a "SEE SHEET L•2.1 FOR LEGEND & NOTES 06 _ March 6, 2015 0 8 8 24 (N 1 TREE PROTECTION AND REMOVAL PLAN L-2.0 U Z f- U w h 2 0 Q N a a 0 Q > N V Z Q 0+ Z 0 w w w TREE INVENTORY TREE PROTECTION NOTES Ix Q 0 0 TREE# SPECIES DBH CROWN RADIUS CONDITION SPECIES TOLERANCE NOTES Il- A. Landscape adjacent to the project area shall be protected from damage. No storage of w d S 0 IN INCHES IN FEET TO CONSTRUCTION equipment or materials shall occur within drip lines of trees to be preserved, as Identified 0 H 1 OAK 6° 6' GOOD GOOD TO REMAIN an this Wan, All damage caused by construction to existing trees shall be compensated vj w Z for, before the pmjectv II be considered completed. In 2 OAK 6° 6' GOOD GOOD TO REMAIN B.Treesth atare shownto remain shall be protected with fencing as shmmin Detail. w Q 3 MADRONE 12" 10' GOOD POOR TO BE REMOVED Fencing shall be Visit temporary chain fink panels Installed with metal connections so 4 MADRONE 10' 111' GOOD POOR TO BE REMOVED that all panels area Integrated, these fences shag be Installed so that they do not O 0 = 5 MADRONE 10' B' GOOD POOR TO BE REMOVED allow passage of pedestrians amd/orvehicles through ft.If construction occurs more _ Z 0 N 6 MADRONE B" 6' GOOD POOR TO BE REMOVED than 2 years from the date OfClty approval, all bea protection radius shall be Q 7 MADRONE 7' 5' GOOD POOR TO BE REMOVED J d and re-established Q re-evalualed 8 OAK 7° 10' GOOD GOOD ON NEIGHBORING PROPERTY TO REMAIN C. Exceptions t ro the re-established by LA or certified y only 1. be granted with written from crimes repee repm6spediiralbns may only 9 OAK 6" 10' GOOD GOOD ON NEIGHBORING PROPERTY TO REMAIN approval Exceptions approval suited. 10 OAK T 5 G000 GOOD ON NEIGHBORING PROPERTY 70 REMAIN p,ACerNwd arborist shop be consulted if any pruning Is necessary during construction, on bees to remain. E. Work within dripline of trees to ren aln may require disturbance of tree protecdon fences. Contractor shall obtain authorization from owners representative prior to moving lance. Contractor shall remove the fence temporarily tocomplate Nvmk, and replace at the end of each work day. No storage of equipment or materiels shall occur vdthin dripllre of trees. After the proposed we* within dripllne is completed, fencing shall be reinstalled. Nate: Where protection fencing overlaps proposed construction, the follovdrg measures shall be followed: LEGEND 1) Hand dig to required depth of Mal work. 2) Roots under 2' In diameter may be hand cut at a 90° angle. 3) Where tools greeter than Y In diameter am encountered, contractorshall notify Landscape Architect or arbodst for direction. EXISTING TREE TO BE REMOVED F. Contractor shall not disturb roots of trees when removing sod or plant material, G. Contractor shall not raise the soil level within the drip lines of existing trees to achieve poeltiva drainage, except to match grades with sidewalks and curbs, and In those areas, feather the added topsoil back to existing grade at an approximately 3;1 slope, H. Inspection Schedule: 1) Tree protecdon fencing placement shall be approved by owners representative before demolition begins. EXISTING TREE TO REMAIN 2) Routine Inspections of fencing and site conditions will occur during the course of construction, work shall cease it fencing Is damaged or moved without prior approval or as whined above. 3) Final Inspection at completion of project to determine condition of bees. N 1. Irrigation of trees to remain: STAII ,I ~Q 1) All existing trees to remain that have been Irrigated prior to conslmcUon shall be 011E(;Oj: deep watered once a month for 8 hdure throughout the dry season. ry RFb', 527 2) Do not Irrigate trees that have not recieved irrigation pdbr to construction unless SPECIFICATIONS FOR DEMOLITION AND SITE CLEARING directed by arburlst or Landscape Architect 3) Use soaker hose per dlegram. la. le Ssger A. THE DEMOLITION CONTRACTOR IS REQUIRED TO MEET WITH THE OWNER'S REPRESENTATIVE AT THE SITE PRIOR TO BEGINNING WORK TO REVIEW ALL WORN to storm PROCEDURES, ACCESS AND HAUL ROUTES, AND TREE PROTECTION MEASURES. ~,.IPF A 8. AQUALIFIED ARBORIST SHALL BE HIRED TO PRUNE ALL TREES TO REMAIN, AS NECESSARY. 0. TREES TO BE REMOVED SHALL BE FELLED SO AS TO FALL WAY FROM TREE PROTECTION ZONES AND TO AVOID PULLING AND BREAKING OF ROOTS OF TREES TO REMAIN. IF ROOTS ARE ENTWINED, THE CONSULTANT REQUIRES TO FIRST SEVER THE MAJOR WOODY ROOT MASS BEFORE EXTRACTING THE TREES. THIS MAY BE ACCOMPLISHED BY CUTTING THROUGH THE ROOTS BY HAND, WITH AVIBRATING KNIFE, ROCK SAW, NARROW TRENCHER WITH SHARP BLADES, OR Revision Date: OTHER APPROVED ROOT-PRUNING EQUIPMENT. D. STRUCTURES AND UNDERGROUND FEATURES TO BE REMOVED WITHIN THE TREE PROTECTION ZONE SHALL USE THE SMALLEST EQUIPMENT POSSIBLE AND OPERATE FROM OUTSIDE THE TREE PROTECTION ZONE. E. ANY DAMAGE TO TREES DUE TO DEMOLITION ACTIVITIES SHALL BE REPORTED TO THE CONSULTING ARBORIST WITHIN SIX HOURS SO THAT REMEDIAL ACTION, CAN BETAKEN. TIMELINESS IS CRITICALTO TREE HEALTH. F. IF TEMPORARY HAUL OR ACCESS ROADS MUST PASS OVER THE ROOT AREA OF TREES TO BE RETAINED, A ROADBED OF 61NCHES OF MULCH SHALL BE CREATED TO PROTECT THE SOIL. THE ROADBED MATERIAL SHALL BE REPLENISHED AS NECESSARY TO MAINTAIN A6-INCH DEPTH. Drawn By Scale: NTs i i w U a 4 0 N~ w LU co o U Vi 3 ZQ vz 2wQ i ~Pn March 6,2015 TREE PROTECTION AND REMOVAL LEGEND L-2.1 I z W ~ ~I l I I ~ ~I l U r I II I 1 I - +TW209210 I a 0 I I I (P( 2301 - SLOPE I W F O e OowN 2394.0 n N Q ] I ~ ~ 1 ( 1 i ~ I y~~ 205 SKYCREST Z O Q~ I ~I I I II I I J QO Z - I I I LEGEND Cie 0 I I'' ry J I I I FG FINISH GRACE W Q W l h 1 h e pl r FS FINISH SURFACE O J O N h I d d 1 t - 0 FF FINISH FLOOR Q 0 F TS TOP OF STEPS W ? I I 1~ I 1 I I f I N ? J I I l BS BOTTOM OF STEPS fn N Z I I II I Pdy O 0 (P) 2380 I TW TOP OF WALL L Q PROPERTY IN / f I II - (P) CONTOUR MAJOR ] Z 00 = Q I I I I I 1 120 ' / I, ift 0 1 - _ _ (P)CONTOURMINOR J Q N m l I SfTE EASEMEI I I I n ~ 1 I' II I 11, I I ~ l f,I ! 11 I ll ! l I - I h I 1 ! 0h I li /l. I 2375.6FJ+ +F,9 23119,5 4 ,I ~I I I I I I `I I I I~; I I !G2365.0+ /!/iil!!! II I 1 ~?1 I I, II / I STEP +TW 238G0 RISERS- r b01 +TWn6..5 I 1 p~q 4 f f )j 1 ~I TN 8264 I( ( I -12'TRE I~ 10" t~ II I / f / / I 2379.5+ ' S FF 2981 FG .40 I 11 ~ ~0 I ' / II h B 2779+ <TS2379.5 ~jS T~'+, 3 phi' I f I I 0 / + ¢~7 STA7E01 2396.5 III/. 1 /I I Il / I EIOAx OREGON I I ~I II S~FPS I 4J / ! I II 5-9"WSERSi _ 2'kkk "--Lurie~u~n- 4-12'TREADB d~ _iidno "ti J I' I II, I!I 7J l 1i V AS2374 ~JP ~anuE FAR I I I'~I f~ r +FG2361A G2373, + r~ I 1 52381.4 I p J I 1 Srso+ Revision Date: /9G" I 7 J - +FG 2381.4 FS-2W1 40 + C/F62374.6 I iII / I/ I N42 ~FS~236 1~ 1 F52344+ b w ~ , ! f ( ~ FF 391. E I E ' A i ryA'A ~ ~ O / I !I FG235.5+ a r/ Jl . I I I Drawn By: y /3 5 JO I I I!I I I FF~372b )p~~ TW 22 o K 2436 Scale: P - 8'-0" I j II ' / I % ty ~ vv 2~s~ I (E)OA ti ~eoo 0 0~ o w f, 666 y f ~G 23 Om I Ah Il,l IlrFs/35140+ (EI 2~ -?B ( / I I' 3n5 I F52 1.4 + l 1 ` 4.40+ 7 i / I I li I FGi2360. r / ~ ~ f I f ' I ~ j ~ ry~9g ~I I m IF OAK 0 ~I ~l i / / l! ! /l lr Il I S~TE EA~EM4ENT// Lu N + _l I>eo?a~6oryo Z v 1-~ IF au 1% 1 ! 1 i 1 1 I I V ~ T PROPERTYLINE I Y z - z Le) 1 ~ I I I March 6, 2015 GRADING PLAN 0 9 16 24 1-3.® F z I I ~ ~ I I I ~ I I I U I ~ I I I l I I ~ I I I I ~o qI N o ~~,I w r 0 N LEGEND to I I ~ ~ li I ~ I Z o e f 1 ! II I ll 0 z 60% SLOPE AND OVER 11 6Y1h1 7 ` ! Q w w w T111 ( 0 ~ o IIII~ I Z / I I 35%7050%SLOPE W Q a 0 y B 0 SIT Q f'n ' I E EASEME u y-l- -41 I h 25%i035%SLOPE +I I 1 1 / ~ I' n; I ~ II f I l ~ L, , I I ~ i I 20%i026%SLOPE I ! 20%SLOPE AND UNDER 20%i026%SLOPE I 1 h I 35A TO50% ° O 5fj~,5 SLOPE I LOPE J I 20% SLOPE AND UNDER 26%7035%SLOPE I I' I I I _I' I l I r j / , I d ~II1,1I ~ IIry ` ~ 5TE I~ 20%SLOPE AND UNDER d I L~ l l ( 4 J~i'i- L~ - _ _ - - y~ si"n~EOe L OR&GOT' I ! 1 1 I L I ~ I' ~ ~ 1 ~ 1 ~ 1 l II I ~ iv r q2 - !lam d ~~1 II 9~ 111141) ti II4AE A~~~ IJ I ll M~ l 111 I ) (P)GARAGE 25% TO 35% SLOPE ; i Revision Dote. 35% TO 50% SLOPE i 'I ! 1 E I ~ I 1 I w I I' I! 1 I ~ EENOE t (11 I ` _ _ 1 1 ~l 1 1 ( 11 (P) RSIO vl a T7 Drown By, plat( ~~,~1 1( ~l !1 , _zs 11X17 Scale: I'°16'-0' w ` I l ~~e 24X36 Scale: 8'-0' tip! ! 111 1 ~lil ! I - 1 L' 1 J 1 20% TO 25% SLOPE h 2 TO 3 MA / 1 ll I CJ~ ~~111. 1! 20%7026%SLOPE d 1 N J 5ci> SLOPE AND O . 0% SL PE AND UNDER' Z > Z 26% TO 35% SLOPE p0 W K 0 SITEE EMENT l _f11;~`` I W~ K { 20%TO 25% ! SLOPE 25% TO 35% SLOPE ! 11 _ 25% TO 35°b SLOPE W zz " --x-_y pROPERT LINE - N Z Lr) _ _ 1# March 6, 2015 SLOPE ANALYSIS PLAN 0 8 16 24 L-4.® ~TDPROP" I causrRUOnoN ENTRANCE I ~~~P4DP80fF~ 0 rINFFgs~py I PER DETAIL 2, THIS SHEET, I I S\ a~ /p ° J ~ a f08B6 +r ~ G 2868PE 9 B o S _ & i y 10' RuE. m ORECnu < ~q OREGON ph °r,ETIOd a~OHII,~ I INSTALL B AW WA E OO Ty6 a Rp I 205 SAYCREST PER OETAL f, THIS IEEL ' I BWP SCOTT I Io' .u I R I ) I j ;EBPI(rES030.~oT4 0 RENEWS: JUNE 30, 2015 v'MrvnE ;Wu avl+ EROSION AND SE01MEN°I' CONTROL NOTES I ~ A. THESIMPLEMENTATIO`I OF THESE EROSION CONTROL MEASURES ARE THE RESPONSIBILITY OF THE t / B I J I~ 1 a f ry ry~P~ T I I i- CONTRACTOR UNTIL ALL CONSTRUCTION IS COMPLETED AND SLOPE AREAS ARE PERMANENTLY 16, G 'I I I I 4TAt5IUZED. rv B5. • H I B. ALL EXPOSED AND UNWORKED SOILS SHALL BE STABILIZED BY TEMPORARY SEEDING. I C. IN AREAS SUBJECT TO SURFACE AND AIR MOVEMENT OF DUST, WHERE ON-SITE OR OFF-SITE 1 - - - - - - I DAMAGE IS LIKELY TO OCCUR, ONE OR MORE OF THE FOLLOWING PREVENTATIVE MEASURES SHALL BE J ' 7flOPEA YlB1E / ) IC.' I I TAKEN FOR DUST CONTROL: T a. THE RIOD OF' EXPOSURE THR THE OF F I R/ I~ 4 1 1 I f - ®J~ I I I OTHERITEMPORARY STABIUZA11ONLPRAACTICES, SUCHUAASS MULCH 0 NGPVEG TATION, ORCCLEARAND I - - SI E ~AO~ - PLASTIC IN AN EMERGENCY SITUATION. I NS AY AT I I I I-JT / I b. SPRINKLE THE SIZE WITH WATER UNTIL THE SURFACE IS WET. REPEAT AS NEEDED FOR OUST I I y PER ET L ITHIS~EET I A I 9 CONTROL. / ( J I l I ( 1. PALU~ VE. EXPOSED SOIL WITH OUST PALLIATIVE, NOTE THAT USED Cdl IS PROHIBITED FOR USE AS A 3 ~1 I I I 'l J / I D. AN AREA SHALL BE PROVIDED FOR THE WASHING OUT OF CONCRETE TRUCKS IN A LOCATION THAT L 1~ l It S, / I DOES NOT PROVIDE RUN-OFF THAT CAN ENTER THE STORM WATER SYSTEM. IF THE CONCRETE, ICI I~ WASH-OUT AREA CAN NOT BE CONSTRUCTED GREATER THAN 50' FROM ANY DISCHARGE POINT, a g SECONDARY MEASURES SUCH AS BERMS OR TEMPORARY SETTLING PITS MAY BE REQUIRED. THE . 1 I ii I WASH-OUT SHALL BE LOCATED WITHIN SIX FEET OF TRUCK ACCESS AND BE CLEANED WHEN IT r I N REACHES 50% OF THE CAPACITY. ° I ~I I 1 1 / E. AVOID PAVING IN WET WEATHER WHEN PAVING CHEMICALS CAN RUN-OFF INTO THE STORM WATER a ~t ( SSTEM FYUSE BMPS SUCH AS CHECK-DAMS, BERMS, AND INLET PROTECTION TO PREVENT RUN-OFF FROM c d ,i~' I REACHING DISCHARGE P / / l a + 1 STEPS/ 0. COVER CATCH BASINSNMANHOLES, AND OTHER DISCHARGE POINTS WHEN APPLI1NG SEAL COAT, / / / 1 560 1 (a~frm0 TACK COAT, ETC. TO PREVENT INTRODUCING THESE MATERIALS TO THE STORM WATER SYSTEM, a i FFr,ELw / A, NSOTAA!LTITEMPORARYGRAVEL CONSTRUCTION N AN S T A l f es ».o.. tired < TR CE A LOC LOCATIONS SHOWN PER DETAIL 2, THIS o I S STRAW WA I B' SHEET, o r PER TAIL ,THIS ET7 B. INSTALL STRAW WATTLE (PER DETAIL I THIS SHEET) PRIOR TO EARTHWORK ACTIVITIES AS SHOWN / 7~ ) f l I 1 2386. ~i ON THIS PLAN TO PREVENT SILT INTRUSION UPON ADJACENT LAND. 3 \ Ga / I l l Ls~AT.o1(~• C. INSTALL STRAW ED DURING CONSTRUCTION. (PER DETAIL 1, THIS SHEET) AROUND PERIMETER OF ANY STOCKPILES E eTEFS CREA / / l ( l 1 6.6 RBERB I <,a / / /l~ l ° 4.12'TAEA0.9 3, MAINTENANCE OF EROSION CONTROL MEASURES: ~ VA237d. A. THE CONTRACTOR SHALL REMOVE ALL ACCUMULATED SEDIMENT FROM STORM DRAINS PRIOR TO o ACCEPTANCE BY THE OWNER, u . l l T .wr, le / x'' PRODUCES RUNOFF AND AT LEAST ONE TIME CONTROL MEASURES PER HAMONTH, 0 LL BE MADE AFTER EACH RAINFALL EVENT THAT x I 2 * z~elA / / / 4 f "I' X / C. ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE REMOVED WITHIN 30 DAYS ` Q / / / ' C'FO / / OS 2EY4 " / / I ( / ( rv AFTER SITE STABILIZATION IS ACHIEVED OR AFTER TEMPORARY EROSION CONTROL IS NO LONGER n uw~' PERMANENTLY STABILIZED. ON SITE. DISTURBED SOIL AREAS a 0 IF8 RESULTING TRAPPED FROM REMOVAL SHALL BE BE REMOVED OR FF TY278.56_ / J f I ~ll « Vo (E) °AKJ~(~ & I / / / / / Fs EA s' Fe 4AO 10 2360 + ~I 1 1 1 1 l l )lllii////.a/ a 4c > E o ( OAX I^ L \_L_~l,~I\ i x _v PER UN_Ey~~yy~_ I S-,k-~k3~i~y F~--~.~.YL.1~ / / / l` $b 11, ~.f1_'k00'j_ /~~-"_/"F-,L•-L V ~ Y 1~i M Y INSrau. v a`1' 10 5 0 10 20 2 ATTLE 0 PER DETAIL 1, THIS SHEET, SCALE; 1" = 10' (22"44" SHEET) 0 SCALE; 1" - 20' (11"x17" SHEET) >e n STRAW WATTLE u N 8` MIN. DIA, E NOTE: ° Q4 GRADING PLAN PREPARED BY LAURIE SAGER AND ASSOCIATES LANDSCAPE ARCHITECTS,INC, n 50'OM SEE SHEET L,-3.0 a RP r oO° ~0p0 ~ ~Oo° a0 OO °0 pp00 ODpO,gO o 90 z 3STAKE MAX, 4' y~?0~ 00000 pa0°p~0 00 p~,p °vc8 0 000 ° 0 H NO AND ONE D OF ROLL °0 Q0~8 0~ 0~0°a0~0°°0A E O EACH N Opp 00 Go 9 NOTES: ~$o00~P °~o0G~0° rvOjj 0 0 0 0 00 o 1. BEGIN AT THE LOCATION WHERE THE WATTLE IS TO BE INSTALLED BY A QOp~Oppo~ada9 00°°°pg8p°0 0 o EXCAVATING A' 2-3" DEEP BY 8` WdDE TRENCH ALONG THE LOCATION SHOWN FOR ° pO0o0OOO0-0095 so' p o0 ) r THE WATTLE ON THE PLAN, EXCAVATED SOIL SHOULD BE PLACED UP-SLOPE 8° MIN °0 000° 30 ° p OS, pO g e8c8° WW FROM THE THE WA TRENCH. ° OOoo 00 a~ u 2, PLACE THE WATTLE IN THE TRENCH SO THAT IT CONTOURS TO THE SOIL a SURFACE. COMPACT SOIL FROM THE EXCAVATED TRENCH AGAINST THE WATTLE 4"-O CRUSHED ROCK rs v ON THE UPHILL SIDE. ADJACENT WATTLE SHOULD TIGHTLY ABUT, 3. SECURE WATTLE WTH 24" STAKES EVERY 4' AND WITH A STAKE ON EACH NON-WOVEN FABRIC IN. 8oz,/SQ. YD. n END, STAKES SHOULD BE DRIVEN THROUGH THE MIDDLE OF THE WATTLE LEAVING AT LEAST 2-3" OF THE STAKE EXTENDING ABOVE THE WATTLE. STAKES SHOULD v BE DRIVEN PERPENDICULAR TO THE GROUND SURFACE. SEM G)-MAW S~WATTLE INSTALLATION DETAIL n CONSTRUCTION ENTRANCE DETAIL carp BEFORE YOU DIG ° CALE, NONE 1-800-332-2344 m S10 48 HOURS BEFORE BEGINNING EXCAVATION E OREGON LAW REQUIRES YOUTO FOLLO'WRULES AOIWTEO BYTHEOREGON UIILITYNOTIFICATION CENTER, THOSE RULES ARE GET FORTH IN OAR . OBTAIA~~ESOFTHERULESBY2CAAWNGTHECENTER r OF SHITS AT603-2X-1907. 0 9TFOf ~c~o~ ® of U 1~ L t0 a to 0 F' L N U Q W ~ 0 C/) F- v U U o c C4 J ~ ~ Q N 01 \ F I \ li I I 10`a' II P.U.E. & FRONT \ T.O. FFtu U SETBACK______________°--------_-----~ as.oo w lorl :.J I I ,T--TRH L------------------------------~,ll ! 1 NI _ I 4 L-7------------------------~-~ L'91 `1,-11 I L----------------J \ ®I I el --1°-°__--_-_ L--~-°------- 1 v -i L= `ly I I --l _ rl®_ I___ I N FF 2383.5'_ t. , I I= I I I e_-® T.o.FF. ZIP II \ I II I e D W o FF 2379.5' I I I 0 6'-D" a Z II i 0 Z W 24'•D"PROPOSED CARPORT/ GARAGE TIFF=2374,5' I w L= i.o.Fe 0 Q WWm tso8 - z ww W o - - FF=2372.5' - - - rn F- i.o. F.F. QUO w \ fi-- - I tt.os x LIJ UNZ _ \ m M W \ ~ it F=2361.5' \ I i.O.F.F. w LF--------- - U) N 40'-6" PROPOSED TWO STORY RESIDENCE \ Q \ \ I I SITE SECTION SCALE: atts°= rW IPROP~3SE9 POOL 1 _ NOT FOR CONSTRUCTION 0 8 16 24 w DRAWN: CHECKED: TS CD DATE: 03106/15 m PROJECT: e cF Q HANSEN_14 W SHEET: N A1.1 OF SHEETS I , FU A44 F.F. T.O. F.F. I 35.00 2 - - - - 36.00' c I - B I I. 6 - - - I~III~ Ili j~~ i 4 9TF~fO~ Flu E 0N. O O 2.8 = T.O.B. z ® 7 Q, F ° r _ 23.50' - ~ II P~1 T,O. ER _ I - rt U 22.42' ,3 _ 1p t IJ W 3 " ❑ v 4-0' to U - 4T S C w 7 12 zld U TEMP t1 -.._f ~I T.O. F.F. 12 - - TEM - 13.08' „ I- - [ J, TA. F.F. µ t f. - L__.-__ I ~ S TEl1P 11,33' FW z j aP 0 rEGA S o I I ELEVATION KEY NOTES 1D STANDING SEAM METAL ROOF, SEE SPEC ffF.F. - - - - - STEPPED FASCIA, ONE SHADE LIGHIERTWW ROOF - - - -I - - - - - - - - - - - - T.O. F.F. !jam 1 I ~~II 0 CONTINUOUS FASCIA GUTTER MATCH ROOF 0.0 S 0 U T H E L E V A T I O N Q METAL BESTOS STOVEPIPE, MATCH ROOF N 0 R T H E L E V A T I O N SCALE: 114"=1'•0" © WESTERN 'ONE COAT'STUCCOFIMSnwINTEGRAL DOLOR SCALE: 1f4"=1'•0" 60 CEDAR LAP SIDING, SEMI TRNSPRNT STAIN, SEE SPEC 7Q WOOD T.O. F.F. ® INVERTED LOG POSTS, 7 1/2'2°OATALL BASES fV 35.00' ® 6X8 DF#1 POSTS, AT DECK LOCATION z 10 1X6T&GSOFFIT, SEESPEC w H- 2 1p 11 *36" POWDER COATED METAL RAILINGW/STAINLESS CABLE, W 0 4'-0° 4" SPHERE TO NOT PASS THRU V 12 STUCCO HALF WALL W1 SLOPED TOP `t Z F 9°C' CHANNEL BOLTED TO WALL AS TRELLIS W !N Z. co 9 z -gip W 3 19 - W ~ M 6 - UNZ t9 - - - c wODg x Qz 12 rEMP T.O. F.F. T.O. F.F. t-- - - 22.42' , j - - 35.00' O 2 - W / \ - - - 3 11 ~-~L _ -rrfMP " _ - - - „ r EM] 6 -t- 2 NOT FOR CONSTRUCTION T.O. F.F. - , 11.33' T.O. F. F. 2 - 2 J DRAWN : CHECKED: - TS CD Ly \ r N DATE: 9 6 ® T~MF - 6 UL 03106115 14 _ W PROJECT: 0 0 13 HANSEN 14 ti . ~ TEMP W W 5 SHEET: TEMP T.O. F.F. c; N T.O. F.F. 13A8' 0.00' X A2.1 WEST ELEVATION EAST ELEVATION SCALE: 1f4"=1'•0" OF SHEETS SCALE: 1l4" =1'-0" inA e 9lel cn 0, of oq T I r___ ~ I W F ro ~ w c) j T.O. BM. T.Q. BM. ! v T.O, B 12.75' L 1 L -~II~' ~r---- 2 11.75' - _ ~-°-I 7 LL Ip!- - IJ - U T.O. BM. Q a 8 I ~ I T.O. F.F. - - T.O. F.F. T.O. F.F. j 0.00. - - - - - - o.oo a.oo' iL 4 GARA E G SOUTH ELEV GARAGE NORTH ELEV Q) w w SCALE: 1/4" '-0' SCALE: 114'=1 -0' ~I N 0 Z W p U J z ~~'R W N i WWI 6 v/ QUyO W ELEVATION KEY NOTES W U W Z co STANDING SEAM METAL ROOF, SEESPEC 1 10 2 ~ W~= Z 0 STEPPED FASCIA, ONE SHADE LIGHTERTHAN ROOF N ! ! Q CONTINUOUS FASCIA GUTTER, MATCH ROOF METAL BESTOS STOVE PIPE, MATCH ROOF ! _ - w Y) 5Q WESTERN 'ONE COAT' STUCCO FINISH WIINTEGRAL COLOR III ! Q CEDAR LAP SIDING, SEMI TRNSPRNT STAIN, SEE SPEC i ! - N Q7 WOOD CLAD WINDOWS Q DOORS ! ! I" ! ! - W ®INVERTED LOG POSTS, 712"OAT ALL BASES 9Q 8X0 OF Ni POSTS, AT DECK LOCATION - - Q 10 1X8 TOG SOFFIT, SEE SPEC [71_ fl +06' POWDER COATED METAL RAILING WSTAINLESS CABLE, V SPHERE TO NOT PASS THRU _ 12 STUCCO HALF WALL W/ SLOPED TOP 13 17'C CHANNEL BOLTED TO WALL AS TRELLIS ' - NOT FOR CONSTRUCTION 6 I _ _ - _ - w DRAWN: CHECKED: GARAGE WEST ELEV ~ rs cc co LL DATE: SCALE: IM4'=V- ¢ 03106!15 wU PROJECT: N HANSEN 14 w SHEET: A3.1 c V OF SHEETS I l~ I ! Planning Division ZONING PERMIT APPLICATION 51 Winbum Way, Ashland OR 97520 FILE # CITY OF ASHLAND 541-488-5305 Fax 541-488-6006 DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? ❑ YES ❑ NO Street Address Assessor's Map No. 39 1E Tax Lot(s) i Zoning Comp Plan Designation APPLICANT Name Phone E-Mail Address City Zip., PROPERTY OWNER Name Phone E-Mail Address city Zip SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER Title Name 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 regaid 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 army expense. If 1 have any doubts, l am advised to seek competent professional advice and assistance. Applicant's signature Date As owner of the property involved inlhis request, 1 have read and understood the complete application and its consequences to me as a property owner. Property Owner's Signature (required) Date fro be completed by City Staff] Date Received Zoning Permit Type Filing Fee $ OVER 0 G: Comm-de0planningToims & Handouts\Zoning Permit Appfication.doc I, I I i { Job Address: 185 SKYCREST DR ASHLAND OR 97520 Contractor: Address: A C P Owner's Name: ERIC HANSEN p Phone: P Customer 08080 N State Lic No: L ERIC HANSEN T City Lic No: Applicant: 258 A ST R Address: 1-56 A O ASHLAND OR 97520 A Phone: O Sub-Contractor: Address: N Applied: 03/06/2015 T T Issued: O Expires: 09/02/2015 R Phone: Maplot: 391 E08AB211 State Lic No: City Lic No: DESCRIPTION: Physical & Environmental Constraints Permit r'•° 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 Physical Constraints Permit Amount 1,012.00 CONDITIONS OF APPROVAL :OMMUNITY DEVELOPMENT Tel: 541-488-5305 10 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 ww.ashland.or.us ispection Request Line: 541-552-2080 C I T Y OF ASHLAND