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NMountain_31_PA-2014-00367
E ® OF April 28, 2014 Notice of Final Decision On April 28, 2014, the Community Development Director approved the request for the following: Planning Action: PA-2014-00367 Subject Property: 31 N. Mountain Ave Applicant: Ayala Properties Description: A request for Final Plan approval under the Performance Standards Options Chapter 18.88 for a 12 unit, 13 lot multi-family development for the property located at 31 N. Mountain Ave. One unit and lot has been removed from the previously approved 13 unit, 14 lot Site Review, Tree Removal and Outline Plan request (PA2013-1505). COMPREHENSIVE PLAN DESIGNATION: High Density Multi-Family Residential; ZONING: R-3; ASSESSOR'S MAP 39 1 E 09 AD; TAX LOT: 700. The Community Development Director's decision becomes final and is effective on the 13th day after the Notice of Final Decision is mailed. Approval is valid for a period of one year and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.108.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.108.070(B)(2)(c). The ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be made directly to the Oregon Land Use Board of Appeals. If you have any questions regarding this decision, please contact Amy Gunter, in the Community Development Department at (541) 488-5305, cc: Ayala Properties Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541A88-5305 5 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 X www.ashland,or.us l J SECTION 18.108.070(B)2 Effective Date of Decision and Appeals. B. Actions subject to appeal: 2. Type I Planning Actions. a. Effective Date of Decision. The final decision of the City for planning actions resulting from the Type I Planning Procedure shall be the Staff Advisor decision, effective on the 13th day after notice of the decision is mailed unless reconsideration of the action is approved by the Staff Advisor or appealed to the Commission as provided in section 18.108.070(B)(2)(c). b. Reconsideration. The Staff Advisor may reconsider Type I planning actions as set forth below. i. Any party entitled to notice of the planning action, or any City Agency may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the party asking for reconsideration, which in the opinion of the staff advisor, might affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. ii. Reconsideration requests shall be received within five (5) days of mailing. The Staff Advisor shall decide within three (3) days whether to reconsider the matter. iii. If the Planning Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the decision for purposes of reconsideration. The Staff Advisor shall decide within ten (10) days to affirm, modify, or reverse the original decision. The Staff Advisor shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. iv. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. C. A eal. i. Within twelve (12) days of the date of the mailing of the Staff Advisor's final decision, including any approved reconsideration request, the decision may be appealed to the Planning Commission by any party entitled to receive notice of the planning action. The appeal shall be submitted to the Planning Commission Secretary on a form approved by the City Administrator, be accompanied by a fee established pursuant to City Council action, and be received by the city no later than 4:30 p.m. on the 12th day after the notice of decision is mailed. ii. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the city and whose boundaries include the site. iii. The appeal shall be considered at the next regular Planning Commission or Hearings Board meeting. The appeal shall be a de novo hearing and shall be considered the initial evidentiary hearing required under ALUO 18.108.050 and ORS 197,763 as the basis for an appeal to the Land Use Board of Appeals. The Planning Commission or Hearings Board decision on appeal shall be effective 13 days after the findings adopted by the Commission or Board are signed by the Chair of the Commission or Board and mailed to the parties. iv. The appeal requirements of this section must be fully met or the appeal will be considered by the city as a jurisdictional defect and will not be heard or considered. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 i a -Aw.ashland.or,us ( , ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA-2014-00367 SUBJECT PROPERTY: 31 N Mountain Avenue APPLICANT: Ayala Properties DESCRIPTION: A request for Final Plan approval under the Performance Standards Options Chapter 18.88 for a 12 unit, 13 lot multi-family development for the property located at 31 N. Mountain Ave. One unit and lot has been removed from the previously approved 13 unit, 14 lot Site Review, Tree Removal and Outline Plan request (PA2013-1505). COMPREHENSIVE PLAN DESIGNATION: High Density Multi-Family Residential; ZONING: R-3; ASSESSOR'S MAP 39 lE 09 AD; TAX LOT: 700. SUBMITTAL DATE: March 11, 2014 DEEMED COMPLETE DATE: March 28, 2014. STAFF APPROVAL DATE: April 28, 2014 FINAL DECISION DATE: May 10, 2014 APPROVAL EXPIRATION DATE: May 10, 2015 DECISION The project site is located on the west side of N. Mountain Ave., north of the intersection of N. Mountain Ave. and E. Main St. The parcel is 30,900 square feet in size. A public alley right-of-way which links N. Mountain Ave. and Emerick St. is adjacent to the southern boundary of the site. The alley is partially improved with asphalt. A vacant single-family residence is located on the property. The structure is Approved to be demolished. The site is moderately sloped with a downhill slope to the north of approximately four percent. The application includes a tree inventory which identifies eleven trees six inches diameter at breast height (dbh) on site, on the adjacent property and in the public right-of-ways. Ten of the trees are proposed for removal, nine on the property and one in the public right-of-way for Mountain Avenue. The subject parcel as well as the surrounding properties and neighborhood are located in the R-3 High Density Multi-Family Residential district. The subject parcel, those to the south and directly across N. Mountain Ave. are also in the Pedestrian Places overlay zone. The proposal is to subdivide the property for the development of twelve residential units on individual lots and one common parcel. The units are proposed in a town home format with three building groups. A single-vehicle garage is attached to each unit. The proposal is to access the development by way of the existing alley to the south of the site. Additionally, an L-shaped driveway would be installed to access the interior of the site. Building l fronts on N. Mountain, Building 2 is adjacent to the alley and Building 3 is internal of the site. A common open space is proposed in the southeastern corner of the site and between Buildings 2 and 3. A pedestrian walkway is proposed around the driveway and to the units, linking the interior of the site to a proposed public sidewalk on N. Mountain Ave. PA #2014-00367 31 N. Mountain Ave./adg Page 1 The application involves a request for Final Plan approval under the Performance Standards Option chapter. The Planning Commission approved the Outline Plan approval in December 2013 (PA2013- 01505). Minor changes have been made between Outline and Final Plan. The number of dwelling units have been reduced from thirteen to twelve and the there will be thirteen lots instead of fourteen. The unit removed is from Building 2 along the alley which will now have four units. The reduction in the number of units and lots does not vary by more than ten percent and is in compliance with the criteria. The removal of the unit provides additional area for landscaping, open space and parking. The proposal requires 25 parking spaces the applicant has provided 29. One space will need to be removed as 29 parking spaces exceeds the maximum allowed overage of ten percent, 28 is the maximum number of allowed parking spaces on site. A condition to this effect has been added. Slight changes were made to the exteriors of the buildings. Due to'the eaves not permitted to cross property lines, the eaves are fire rated and Unit 3 in Building 1 was "flipped" to accommodate the necessary fire separations between buildings. The applicant proposed a phasing plan addressing the site's limited area and that phase one will consist of the site improvements and Building 1. Phase two will consist of Building's 2 and 3. The applicant's findings state that the landscaping and common area improvements will occur during phase two. Staff finds that the landscaping and irrigation between North Mountain Avenue and Building 1, including the street trees shall be installed prior to the issuance of certificate of occupancy of the units. The minor modifications made as addressed above do not negatively affect the proposal and the proposal is consistent with the approved Outline Plan. Staff finds that the proposed twelve unit Performance Standards Subdivision complies with the conditions of approval from the Outline Plan and with the criteria for Final Plan approval. The criteria for a Final Plan approval are described in AMC Chapter 18.88.030.B, as follows: Final plan approval shall be granted upon finding of substantial conformance with the outline plan. Nothing in this provision shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. This substantial conformance provision is intended solely to facilitate the minor modifications from one planning step to another. Substantial conformance shall exist when comparison of the outline plait with the finalplan shows that: a. The number of dwelling units vary no more than ten (10%) percent of those shown on the approved outline plan, but in no case shall the number of units exceed those permitted in the outline plan. b. The yard depths and distances between main buildings vary no more than ten (100/0) percent of those shown on the approved outline plan, but in no case shall these distances be reduced below the minimum established within this Title. c. The open spaces vary no more than ten (10016) percent of that provided on the outline plan. d. The building size does not exceed the building size shown on the outline plan by more than ten (10%) percent. PA #2014-00367 31 N. Mountain Ave./adg Page 2 ~ f. e. The building elevations and exterior materials are in conformance with the purpose and intent of this Title and the approved outline plan. f. That the additional standards which resulted in the awarding of bonus points in the outline plan approval have been included in the final plan with substantial detail to ensure that the performance level committed to in the outline plan will be achieved. g. The development complies with the Street Standards. (Ord 2836, S31999) The application with the attached conditions complies with all applicable City ordinances. Planning Action 2014-00367 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 2014- 0,0367 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 28 parking spaces shall be provided for on site. The parking space in the openspace adjacent to N. Mountain and alley shall be removed. 3) All parking spaces proposed as compact shall be labeled (paint marking or signed) prior to the issuance of the final Certificate of Occupancy for the associate bank of units. 4) That all easements for sewer, water, electric and streets shall be indicated on the final survey plat as required by the City of Ashland. 5) That all project utilities and the private driveway shall be installed in accordance with the approved plan. The utility plan shall include the location of connections to all public facilities in and adjacent to the development, including the locations of water lines and meter sizes, fire hydrants, sewer mains and services, manholes and clean-outs, storm drainage pipes and catch basins.. Any required private or public utility easements shall be delineated on the utility plan. 6) That the storm drainage plan including the design of off-site storm drain system improvements shall be submitted with the Final Plan application. The permanent maintenance of on-site storm water detention systems must be addressed through the obligations of the Homeowners' Association and approved by the Public Works Department and Building Division. 7) Transformers and cabinets shall be located in areas least visible from streets, while considering the access needs of the Electric Department. The electric line servicing the site shall be installed underground and the existing pole on the N. Mountain Ave. frontage with adjacent services shall be relocated as required by Ashland Electric Department. 8) That the required pedestrian-scaled streetlight shall be installed at the intersection of the alley and the subject property consistent of the City of Ashland's residential streetlight standard, and shall be included in the utility plan and engineered construction drawings for the street improvements. 9) Street and alley improvements shall be consistent with City of Ashland Street Local Street Standards and installed in accordance with the approved Civil Engineering Plan and under penult PA #2014-00367 31 N. Mountain Ave./adg Page 3 l of the City of Ashland Public Works Department. The alley shall be paved to the standards of the Public Works Department and in conjunction with the Public Works Department work within the alley right-of-way. 10) That street trees, located one per 3 0 feet of street frontage, shall be installed in the parkrow along the N. Mountain Ave. as part of the subdivision infrastructure improvements. Street trees shall be chosen from the Recommended Street Tree List and shall be installed in accordance with the specifications noted in the Recommended Street Tree List. The street trees shall be irrigated. 11) That the plans submitted for the building permit shall be in substantial conformance with those approved as part of this application. If the plans submitted for the building permit are not in substantial conformance with those approved as part of this application, an application to modify this Site Review approval shall be submitted and approved prior to issuance of a building permit. 12) The setback requirements of 18.88.070 shall be met and identified on the building permit submittals including but not limited to the required width between buildings as described in 18.88.070.D. 13) That Building 1 and Building 3 shall meet Solar Setback A in accordance with Chapter 18.70 of the Ashland Land Use Ordinance. The solar shadow height cast by Building 2 shall not exceed the height of four-feet up the wall of Building 3. Solar setback calculations shall be submitted with each building permit and include the required setback with the formula calculations and an elevation or cross-section clearly identifying the height of the solar producing point from natural grade. 14) That the walls of the porches along N. Mountain Avenue shall be no taller than 42-inches and the porches shall meet the definition of a front porch from AMC 18.08.601 in order to have less than a 15-foot front yard setback. 15) Lot coverage calculations including all impervious surfaces shall be submitted with the building permits. Impervious driveway and parking areas shall be counted for the purpose of lot coverage calculations. 16). That the exterior building colors and materials including window and door types shall be identified on the building permit submittals for review and approval of the Staff Advisor. 17) That exterior lighting shall be shown on the building permit submittals and appropriately shrouded so there is no direct illumination of surrounding properties.' k: i 18) That the alley shall comply with the Oregon Fire Code for Fire Apparatus Access requirements and shall be paved prior to issuance of the certificate of occupancy for the units in Building 2. 19) That hanging bike racks shall be installed in the garages for each unit prior to the issuance of the certificate of occupancy. 20) That the landscaping and irrigation plan shall be installed on site in accordance with the PA #2014-00367 31 N. Mountain Ave./adg Page 4 Landscape Architects requirements prior to the issuance of a Certificate of Occupancy for the two phases. The landscaping and irrigation, including street trees between Building 1 and N. Mountain Avenue shall be installed prior to the issuance of a Certificate of Occupancy. 21) The trash and recycle enclosure encroaches into the 20-foot clear area of the alley for Fire Appratus Access. The enclosure needs to move into the property by five feet and be installed in accordance with the Site Design and Use Standards prior to the issuance of the Certificate of Occupancy for the last constructed unit in Building 1. zg,14 Maria Harris, Planning Manager Date Department of Community Development PA #2014-00367 31 N. Mountain Ave./adg Page 5 Easy PeelO Labels A L - I Bend along line to i Use AveryO Template 51600 qed Paper ' expose Pop-up EdgerM AVERY@ 51600 3 PA-2014-00367 391 E09AD 2101 PA-2014-00367391 E09AD 800 PA-2014-00367 391 E09AD 1100 A P GROUP LLC ALTUNEL YASEMMULIA M ASHLAND ACADEMY OF ART LLC 317 N MAIN ST 2007 TALENT AVE A 222 LANILOA WAY ASHLAND, OR 97520 TALENT, OR 97540 HAIKU, HI 96708 PA-2014-00367 391 E09AD 700 PA-2014-00367 391 E09AD 600 PA-2014-00367 391E 10 900 AYALA LAZARO TRUSTEE ET AL BLUE IRIS PROPERTIES LLC COMMUNITY WORKS INC 132 W MAIN ST 202 PO BOX 338 900 E MAIN ST MEDFORD, OR 97501 ASHLAND, OR 97520 MEDFORD, OR 97504 PA-2014-00367 391 E09AD 7200 PA-2014-00367 391 E09AD 60003 PA-2014-00367 391 E09AD 60002 CONKLIN JIM TRUSTEE COOMBS MARY IRENE CRUZ SANDRA 3120 SOUTH STAGE RD 70 N MOUTAIN AVE 1505 72 N MOUNTAIN AVE MEDFORD, OR 97501 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00367 391 E09AD 2400 PA-2014-00367 391 E09AD 1500 PA-2014-00367 391 E09AD 1300 DELUCA RONALD TRUSTEE ET AL EDDINGTON MARY J EICHLER EVERETT B 725 ROYAL AVE 1045 E MAIN ST 2645 THOMPSON CREEK RD MEDFORD, OR 97504 ASHLAND, OR 97520 APPLEGATE, OR 97530 I PA-2014-00367 391 E09AD 7400 PA-2014-00367 391 E09AD 7100 PA-2014-00367 391 E09AD 100 ELIASON GREGORY SCOTT/APODACA GERSCHLER KENNETH G/LINDA E GRAWOIG MARTE LOGAN JACQUELINE 1125E MAIN ST 711 MEDFORD CTR 185 112 NOB HILL ST ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND. OR 97520 PA-2014-00367 391 E09AD 7300 PA-2014-00367 391 E09AD 60004 PA-2014-00367 391 E09AD 7600 HALL RICHARD HIGH PRISCILLA TRUSTEE ET AL JACOBSON SEPORA MAYIM 892 MENDOLIA WAY 2709 CLAY CREEK WAY 1031 PAKINGTON ST CENTRAL POINT, OR 97502 ASHLAND, OR 97520 VICTORIA, BC V8V382 PA-2014-00367 391 E09AD 60005 PA-2014-00367 391 E09AD 60007 PA-2014-00367 391 E09AD 2200 MAIER JO ANN TRUSTEE ET AL MARSHIK LINDA MC CARTNEY DENNIS E 1156 IDAHO ST 415 E 18TH ST 47 EMERICK ST SAN JOSE, CA 95126 NORTH VANCOUVER, BC V7L 2Y1 ASHLAND, OR 97520 PA-2014-00367 391 E09AD 1200 PA-2014-00367 391 E09AD 601 PA-2014-00367 391 E09AD 1401 MEREDITH PATRICIA RODRIGUEZ ROBERT ROGERS LARRY D/JOYCE W 4104 24TH ST 307 61 N MOUNTAIN AVE 1065 MAIN ST E SAN FRANCISCO, CA 94114 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00367 391 E09AD 900 PA-2014-00367 391 E09AD 60008 PA-2014-00367 391 E09AD 2300 ROGERS LONNIE R TRUSTEE ET AL SCHREIBER ARTHUR H TRUSTED ET SISKIYOU SACRED SPACES LLC 7746 25TH ST 64 N MOUNTAIN AVE PO BOX 1228 SACRAMENTO, CA 95832 ASHLAND, OR 97520 ASHLAND, OR 97520 E PA-2014-00367 391 E09AD 500 PA-2014-00367 391 E09AD 301 PA-2014-00367 391 E09AD 603 STAUDACHER JACK G ET AL SWEENEY ROBERT ET AL THOMASHEFSKY ALLEN J 14300 WARBLER LN 92 EMERICK ST 64 N 3RD ST PRESCOTT, AZ 85305 ASHLAND, OR 97520 ASHLAND, OR 97520 ttiquettes faciles a peler Sens de Repliez a la hachure afir de www:averycom Utilisez le gabarit AVERY@ 5160® chargement reveler le rebord Pop-upmc 1-800-GO-AVERY T Aa3AV-09-008-6 T ,wdn-dod pjogej al jalanaj 4uaw86je4:) 0945 AH3AV I!,ege6 al zas!!!;n i ap sues wo,,AAane•AWM ap uge ajngey el g aalldea ; jelad a sall,e; sananbiI4 PA-2014-00367 391 E09AD 201 PA-20;14-00367 391 E09AD 60006 PA-2014-00367 391 E09AD 1600 THOMPSON BRENT TRUSTEE ET AL WAXMONSKY STEVENMENYA WEISS PHILIP P 0 BOX 201 6466 HOLLIS ST 333 659 LIBERTY ST ASHLAND, OR 97520 EMERYVILLE, CA 94608 ASHLAND, OR 97520 PA-2014-00367 391 E09AD 1400 PA-2014-00367 391 E09AD 501 PA-2014-00367 391 E09AD 60001 WHITE IRIS PROERTIES LLC WHITEHURST DAVID K WOLF STEPHEN H PO BOX 223 88 THEO DR PO BOX 152 ASHLAND, OR 97520 TALENT, OR 97540 ASHLAND, OR 97520 PA-2014-00367 391 E09AD 1400 PA-2014-00367 391 E09AD 1400 PA-2014-00367 391 E09AD 1400 Urban Development Services Alan Harper Laurie Sage & Associates 485 W. Nevada St. 130 A. St. 700 Mistletoe Road St. 201 Ashland, OR 97520 Ashland, OR 97520 Ashland, Or 97520 PA-2014-00367 39,1 E09AD 1400 PA-2014700367 391 E09AD 1400 PA-2014-00367 391 E09AD 1400 Lindemann Design Thornton Engineering Polaris Land Survey 550 W. Nevada PO BOX 476 PO BOX 459 Ashland, OR 97520 Jacksonville, OR 97530 Ashland, OR 97520 PA-2014-00367 391E09AD 1400 PA-2014-00367 391 E09AD 1400 Gary Collins AIA 31 N. Mountain 80X262 Jacksonville, 04/28/2014 NOD Jacksonville, OR 97530 43 ®0965 ® n T w.Le6p3 do-dod asodxa jaded paaA @09LS aaeldwel gAiew asn of au!i 6uole puce 1E -W--~ V i slagel alead Ase3 Easy PeelO Labels 11 A I - Bend along line to i S1 ~ ; .Use Avery@ Template 5160® A 'eed Paper expose Pop-up EdgeT"~ ® PA-2014-00367 391E09AD 201 PA-2014-00367 391E09AD 60006 PA-2014-00367 391E09AD 1600 THOMPSON BRENT TRUSTEE ET AL WAXMONSKY STEVEN/JENYA WEISS PHILIP P O BOX 201 6466 HOLLIS ST 333 659 LIBERTY ST ASHLAND, OR 97520 EMERYVILLE, CA 94608 ASHLAND, OR 97520 PA-2014-00367 391E09AD 1400 PA-2014-00367 391E09AD 501 PA-2014-00367 391E09AD 60001 WHITE IRIS PROERTIES LLC WHITEHURST DAVID K WOLF STEPHEN H PO BOX 223 88 THEO DR PO BOX 152 ASHLAND, OR 97520 TALENT, OR 97540 ASHLAND, OR 97520 Urban Development Services Alan Harper, Attorney at Law 485 W Nevada St 130 A Street Ashland, OR 97520 Ashland, OR 97520 Laurie Sage & Associates Lindemann Design 700 Mistletoe Road, St. 201 550 W. Nevada Street Ashland, OR 97520 Ashland, OR 97520 Thornton Engineering Polaris Land Survey P.O. Box 476 P.O. Box 459 Jacksonville, OR 97530 Ashland, OR 97520 Gary Collins, AIA 1 P.O. Box 262 Jacksonville, OR 97530 L`tiquettes faciles a peter Sens de Repliez a la hachure afiri de vuww:averyicom i Utilisez le gabarit AVERY@ 51601D i charoement reveler le rebord Pop-upmc ; 1-800-GO-AVERY ! AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On April 28, 2014 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA-2014-00367, 31 N. Mountain Ave. rt 4 , & - A( ~J Sig ture of Employee Documend 412812014 Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CITY F 541-488-5305 Fax:541-552-2050 www,ashland,or.us TTY:1-800-735-2900 a ASHLAND NOTICE OF APPLICATION PLANNING ACTION: 2014-00367 SUBJECT PROPERTY: 31 N Mountain OWNER/APPLICANT: Alaya Properties, LLC DESCRIPTION: A request for Final Plan approval under the Performance Standards Options Chapter 18.88 for a 12 unit, 13 lot multi-family development for the property located at 31 N. Mountain Ave. One unit and lot has been removed from the previously approved 13 unit, 14 lot Site Review, Tree Removal and Outline Plan request (PA2013-1505). COMPREHENSIVE PLAN DESIGNATION: High Density Multi-Family Residential; ZONING: R-3; ASSESSOR'S MAP 39 lE 09 AD; TAX LOT: 700. NOTICE OF COMPLETE APPLICATION: March 26, 2014 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: April 9, 2014 z FIAt L 31 rj mI PRO PLRTY 39 1E. 09AD 700- I 1 1 _ EUREKA ST 3, 9AF) iIIASE LF - e~ z Jz E i O - L'LJ LLJ ozs roa- , ro:, o nas E MAIN ST N r O 1530 ' ' ~6o Feet Propern~ tines are f . r ~ren~e o,~¢y, nflr s~a:~~ate The Ashland Planning Division Staff has received a complete application for the property noted above. Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above. Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staffs 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. Documentl A113AV°09-009-4 f ,wdn-dod paogaa 81 J819naa bustuoWep f 0965 ®Aa3Ab' 4laege6 al zaslll~n wo'.Ajane+mnna € op up aintlDE4 el a zalldaH op a5 @09 Jalad a selpe; sononbl43 PA-2014-00367 391E09AD 2101 PA-2014-00367 391E09AD 800 PA-2014-00367 391E09AD 1100 A P GROUP LLC ALTUNEL YASEM/JULIA M ASHLAND ACADEMY OF ART LLC 317 N MAIN ST 2007 TALENT AVE A 222 LANILOA WAY ASHLAND, OR 97520 TALENT, OR 97540 HAIKU, HI 96708 PA-2014-00367 391E09AD 700 PA-2014-00367 391E09AD 600 PA-2014-00367 391E10 900 AYALA LAZARO TRUSTEE ET AL BLUE IRIS PROPERTIES LLC COMMUNITY WORKS INC 132 W MAIN ST 202 PO BOX 338 900 E MAIN ST MEDFORD, OR 97501 ASHLAND, OR 97520 MEDFORD, OR 97504 PA-2014-00367 391E09AD 7200 PA-2014-00367 391E09AD 60003 PA-2014-00367 391E09AD 60002 CONKLIN JIM TRUSTEE COOMBS MARY IRENE CRUZ SANDRA 3120 SOUTH STAGE RD 70 N MOUTAIN AVE 1505 72 N MOUNTAIN AVE MEDFORD, OR 97501 ASHLAND, OR 97520 ASHLAND, OR 97520 it i PA-2014-00367 391E09AD 2400 PA-2014-00367 391E09AD 1500 PA-2014-00367 391E09AD 1300 DELUCA RONALD TRUSTEE ET AL EDDINGTON MARY J EICHLER EVERETT B 725 ROYAL AVE 1045 E MAIN ST 2645 THOMPSON CREEK RD MEDFORD, OR 97504 ASHLAND, OR 97520 APPLEGATE, OR 97530 PA-2014-00367 391E09AD 7400 PA-2014-00367 391E09AD 7100 PA-2014-00367 391E09AD 100, ELIASON GREGORY GERSCHLER KENNETH G/LINDA E GRAWOIG MARTE LOGAN SCOTT/APODACA JACQUELINE 1125 E MAIN ST 711 MEDFORD CTR 185 112 NOB HILL ST ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND. OR 97520 PA-2014-00367 391E09AD 7300 PA-2014-00367 391E09AD 60004 PA-2014-00367 391E09AD 7600 HALL RICHARD HIGH PRISCILLA TRUSTEE ET AL JACOBSON SEPORA MAYIM 892 MENDOLIA WAY 2709 CLAY CREEK WAY 1031 PAKINGTON ST CENTRAL POINT, OR 97502 ASHLAND, OR 97520 VICTORIA, BC V8V382 PA-2014-00367 391E09AD 60005 PA-2014-00367 391E09AD 60007 PA-2014-00367 391E09AD 2200 MAIER JO ANN TRUSTEE ET AL MARSHIK LINDA MC CARTNEY DENNIS E 1156 IDAHO ST 415 E 18TH ST 47 EMERICK ST SAN JOSE, CA 95126 NORTH VANCOUVER, BC V7L 2Y1 ASHLAND, OR 97520 PA-2014-00367 391E09AD 1200 PA-2014-00367 391E09AD 601 PA-2014-00367 391E09AD 1401 MEREDITH PATRICIA RODRIGUEZ ROBERT ROGERS LARRY D/JOYCE W 4104 24TH ST 307 61 N MOUNTAIN AVE 1065 MAIN ST E SAN FRANCISCO, CA 94114 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00367 391E09AD 900 PA-2014-00367 391E09AD 60008 PA-2014-00367 391E09AD 2300 ROGERS LONNIE R TRUSTEE ET AL SCHREIBER ARTHUR H TRUSTEEET SISKIYOU SACRED SPACES LLC 7746 25TH ST 64 N MOUNTAIN AVE PO BOX 1228 SACRAMENTO, CA 95832 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-2014-00367 391E09AD 500 PA-2014-00367 391E09AD 301 PA-2014-00367 391E09AD 603 STAUDACHER JACK G ET AL SWEENEY ROBERT ET AL THOMASHEFSKY ALLEN J 14300 WARBLER LN 92 EMERICK ST 64 N 3RD ST PRESCOTT, AZ 85305 ASHLAND, OR 97520 ASHLAND, OR 97520 i T T f W126p3 do-dod asodxa waded 1388A 00965 a3eIdwa1®fUDAbesft 1 Gon's ® ® 04 Bull 6uole puag slage-1 ®laad Rse3 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) i i The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On March 26, 2014 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #2014-00367, 31 N Mountain.' Signature of Employee Dmmentt 3/26/2014 PROJECT DESCRIPTION AND FINDINGS OF FACT F A 1 UNIT FINAL PLAN SUBDIVISION F THE PROPERTY LOCATED AT 1 NORTH MOUNTAIN AVENUE t, F> SUBMITTED TO i i CITY ASHLAND PLANNING DEPARTMENT ASHLAND, SUBMITTED BY URBAN DEVELOPMENT SERVICES, LLC 485 W. NEVADA ST RE ET ASHLAND, OREGON MARCH 11TH, 2014 a l I 1. i:~ 7 7(: I. PROJECT INFORMATION: PROJECT NAME: "Ridgeview Place" PLANNING ACTION: A request for a Final Plan Permit for a 12 unit / 13 lot subdivision. The housing will be attached multi-family townhomes on individual parcels with a mixture of unit sizes. PROPERTY ADDRESS: 31 North Mountain Avenue LEGAL DESCRIPTION: 391E 09AD, Tax Lot 700 COMPREHENIVE PLAN DESIGNATION: Multi-Family Residential District ZONING DESIGNATION: R-3, High Density Multi-Family Residential District (20 units per acre) ZONING OVERLAYS: Pedestrian Places LOT SIZE: .71 Acres (30,687 Square Feet) BASE DENSITY: 14.2 Dwelling Units (20 X.71) MINIMUM - MAXIMUM DENSITY REQUIRED (PROPOSED): 11 - 14 units (12 proposed) II. PROJECT CONTACT LIST: APPLICANT: ARCHITECT Ayala Properties, LLC Gary Collins, AIA 132 W. Main Street, Suite 201 PO Box 262 Medford, Oregon 97501 Jacksonville, OR 97530 LAND USE PLANNING: CIVIL ENGINEER: Urban Development Services, LLC Thornton Engineering 485 W. Nevada Street PO Box 476 Ashland, OR 97520 Jacksonville, OR 97530 DESIGNER: LANDSCAPE Lindemann Design ARCHITECT/ARBORIST: 550 W. Nevada Street Laurie Sager & Associates Ashland, OR 97520 700 Mistletoe Road, St. 201 Ashland, Oregon 97520 SURVEYOR: Polaris Land Survey ATTORNEY OF RECORD: P.O. Box 459 Alan Harper, Attorney at Law Ashland, Oregon 97520 130 "A" Street Ashland, Oregon 97520 2 ~1'a ge III. PROJECT DESCRIPTION: SITE DESCRIPTION: The site is located on the west side of North Mountain Avenue approximately 150 feet north of East Main Street and is 30,687 square feet in area. The site has approximately 155 feet of frontage on North Mountain Avenue. The site is located adjacent to a commercial building to the south used as the Ashland Arts Institute, as well as additional multi-family housing. To the north are both single family and multi-family dwellings. The remainder of the neighborhood is a combination of single family and multi-family. The zoning in the neighborhood is a combination of both R2 and R3, medium density and high density multi-family housing. The site's southern boundary abuts a public alley that connects North Mountain Avenue to Emerick Street providing vehicular access to the properties fronting E. Main Street. The alley also serves as a utility corridor and a secondary pedestrian link to Downtown Ashland. The site is nearly level with an average slope of less than 4%. There is an existing single family residence located on the site which will be removed as part of a separate application once the project's Building Permits are applied for in compliance with Chapter 15 of Ashland Municipal Code. The structure is in poor condition and was already approved to be removed with a previous Demolition Permit application in 2006. The structure was built in approximately 1938, contains 890 square feet and doesn't appear to have been occupied for a number of years. The proposal includes a request to remove the site's remaining tree, a Colorado Spruce, located between the old house and Mountain Avenue. According to two Arborists, the tree is in an unhealthy state, heaving and leaning in a precarious manner towards the street. Its removal was previously permitted in the prior application as it was deemed a hazard, but like the old house, it remained as building permits were never applied for due to poor economic conditions. PROPERTY HISTORY: In December of 2013 the Planning Commission adopted Findings, Conclusions & Orders for Planning Action 2013-01505, a request for Outline Plan approval under the Performance Standards Option, Chapter 18.88 and Site Review approval for a 13-unit, 14 lot multi-family development and a Tree Removal request to remove nine trees on-site and one straddling the North Mountain public right-of-way. In 2011, the City Council included the subject property, as well as other properties within the general vicinity of the North Mountain & East Main intersection, with the Pedestrian Places Overlay Zone. In June of 2006 the Planning Commission adopted Findings, Conclusions & Orders for Planning Action 2006-00278, a request for a Site Review Permit and Outline Plan Approval under the Performance Standards Options Chapter 18.88 for an 11-unit, 11-lot multi-family development, including the removal of four trees (one of which still remains). In November of 2006, the Planning Staff adopted Findings and Orders for Planning Action 2006-02025 for the project's Final Plan`. 31P t~$.~ Y FINAL PLAN DESCRIPTION: The proposal is for Final Plan approval for a 12-unit / 13-lot planned community. The units are divided between three groups of townhome buildings as identified on the accompanying various site and landscape plans. The buildings are divided with a group of five-units (Building 1 fronting along North Mountain Avenue), four units (Building 2 fronting along the adjacent alley) and three units (Building 3 paralleling the north property line). There are eleven three unit floor plans and one two-bedroom floor plan. The project is slightly different from the approved Outline Plan as it was for thirteen units and the current proposal is for twelve. SUBMITTAL REQUIREMENTS FOR FINAL PLAN: 18.88.030 B. Final Plan 1. Procedure for approval. Type 1 procedure, as defined in this Title, shall be used for approval of final plans, unless an outline plan has been filed, in which case Type II procedure shall be used, and the criteria for approval of an outline plan shall also be applied. As noted above, the applicants received Outline Plan approval from the Planning Commission on December 10th, 2013. 2. The final plan may be filed in phases as approved on the outline plan. Sheet A2.0 identifies the project's two phases with first phase being Building 1 (five units) and second phase Building's 2 and 3. Because of the site's limited size, density and limited construction space, it's highly likely the majority of the site's infrastructure will be constructed initially within the first phase, but the site's landscaping and common area improvements will occur within the second phase (weeks / months after first phase) in order to begin selling the first phase units. This "staggered" phasing also generally forces the various contracting crews to methodically focus on second phase tasks without impacting first phase improvements. 3. If the final plan or the first phase of the outline plan is not approved within eighteen (18) months from the date of the approval of the outline plan, then the approval of the plan is terminated and void and of no effect whatsoever. Extensions may be granted as a Type 1 procedure. Construction is expected to take six months of time to construct the subdivision's improvements and receive all the necessary approvals. However, if for some unexpected reason the project is not complete by the permitted eighteen months, then an extension request will likely be requested. 4. Contents. The final plan shall contain a scale map or maps and a written document sholvinq the following for the development: a. A topographic map showing contour intervals offive (5) feet. 4~P,,iLe b. Location of all thoroughfares and walks, their widths and nature of their improvements, and whether they are to be public or private. c. Road cross sections and profiles, clearly indicating the locations offrnal cuts and fills, and road grades. d. The location, layout, and servicing of all off-street parking areas. e. The property boundary lines. f. The individual lot lines of each parcel that are to be created for separate ownership. g. The location of easements for water line, fire hydrants, sewer and storm sewer lines, and the location of the electric, gas, and telephone lines, telephone cable and lighting plans. h. Landscaping and tree planting plans with the location of the existing trees and shrubs which are to be retained, and the method by which they are to be preserved i. Common open areas and spaces, and the particular uses intended for them. j. Areas proposed to be conveyed, dedicated, reserved or used for parks, scenic ways, playgrounds, schools or°public buildings. k. A plan showing the following for each existing or proposed building or structure for all sites except single-family, detached housing which meets the parent zone setbacks: i. Its location on the lot and within the Planned Unit Development. ii. Its intended use. iii. The number of dwelling units in each residential building. iv. On lots which are to contain detached single-family dwellings, building envelopes shall be included on the final plan which show the area and maximum height of improvements, including solar access and view protection constraints where required. 1. Elevation drawings of all typical proposed structures except single-family, detached residences which meet parent zone setback requirements. The drawings. shall be accurate and to scale, including all attached exterior hardware for heating and cooling. For the items noted above (4a - 41), please refer to the attached plan submittals addressing the various plan submittal requirements. m. Manner of financing. 5~Page, Conventional bank loans and investment capital will be used to finance the Subdivision's improvements. n. Development time schedule. The applicants' goal is to have the subdivision's improvements completed within six months to eight months with unit's construction occurring during this period. However, the overall completion of the project is largely market dependant. o. If individual lots are to be sold in the Planned Unit Development, a final plat, similar to that required in a subdivision section of the Land Use Development Ordinance. A preliminary final plat is attached showing property boundaries, easements, rights-of-way, etc. The project's townhomes will be constructed and later surveyed near substantial completeness and eventually sold once the necessary occupancy permits are obtained. As stated previously, it is expected the five units within the first phase will be completed weeks/months before second phase units. The applicant hopes to sell one or all of the first phase units, but in accordance with the intent of AMC 18.88.030 5.d., leave the remaining landscaping improvements surrounding Buildings #2 and #3 until they are completed and occupancy is granted. p. Final plans for location of water, sewer, drainage, electric and cable T. V. facilities and plans for street improvements and grading or earth-moving improvements. Please see the attached Civil Improvement Plans. q. The location of all trees over six (6) inches diameter at breast height, which are to be removed by the developer. Such trees are to be tagged with flagging at the time of Final Plan approval. None of the site's trees are to remain. CRITERIA FOR FINAL PLAN APPROVAL: For clarity reasons, the following documentation has been formatted in outline form with the City's approval criteria noted in "italic font" and the applicant's response in "regular font". Also, there are a number of responses that are repeated in order to ensure that the findings of fact are complete. Final plan approval shall be granted upon finding of substantial conformance with the outline plan. Nothing in this provision shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. This substantial conformance provision is intended solely to facilitate the minor modT fications from one planning step to 6 11'a c another. Substantial conformance shall exist when comparison of the outline plan with the final plan shows that. a. The number of dwelling units vary no more than ten (10016) percent of those shown on the approved outline plan, but in no case shall the number of units exceed those permitted in the outline plan. The numbers of dwelling units have been reduced fiom 13 to 12 in order to provide additional parking and open space. The applicant believes the reduction is warranted based on comments heard from neighbors and commissioners during the original public hearing process and feels the revised plans provide for a slightly more livable environment. Overall, the reduction is roughly 9% of the overall density as that shown on the Outline Plan. b. The yard depths and distances between main buildings vary no more than ten (10%) percent of those shown on the approved outline plan, but in no case shall these distances be reduced below the minimum established within this Title. The yard depths and distances between main buildings remain as previously shown with the Outline Plan. c. The open spaces vary no more than ten (10%) percent of that provided on the outline plan. The project's open space remains as previously shown with the Outline Plan. d. The building size does not exceed the building size shown on the outline plan by more than ten (10%) percent. The building sizes on the Final Plan have not increased by more than 10% when compared to the Outline Plan. e. The building elevations and exterior materials are in conformance with the purpose and intent of this Title and the approved outline plan. The building elevations and exterior materials are in conformance with the purpose and intent of Chapter 18.88 (Performance Standards) and the approved Outline Plan. f. That the additional standards which resulted in the awarding of bonus points in the outline plan approval have been included in the final plan with substantial detail to ensure that the performance level committed to in the outline plan will be achieved. No density bonus points were requested with the Outline Plan. g. The development complies with the Street Standards. The application complies with the City's adopted Street Standards, February 2, 1999, with 6' sidewalks, 7' park rows, 6" curbs and 7' parking bays. The applicant is also proposing to construct the street's parking bay with a concrete surface material to delineate the space and improve the streetscape appearance. As with the project's entire pedestrian pathways, cues were taken from the concept plans associated with the Pedestrian Overlay Zone's documents. PA-2013-01505 CONDITIONS OF APPROVAL: 1) That all proposals of the applicant are conditions of approval unless otherwise modified here. j Unless otherwise specifically addressed herein, all of the proposals represented by the applicant during the previous public hearing remain in effect. The applicants contend there are no significant differences between the Outline Plan and Final Plan. 2) That all easements for sewer, water, electric and streets shall be indicated on the final survey plat as required by the City of Ashland. The attached Preliminary Plan does identify all of the necessary easements for sewer, water, electric as well as the F dedication along the adjacent alley. Once the Planning and Engineering Departments complete their review of this application and the project's infrastructure is near completed, a Final Survey Plat identifying all of the necessary easements and dedications will be prepared for City approval. 3) That a utility plan for the project shall be submitted with the Final Plan application. The utility plan shall include the location of connections to all public facilities in and adjacent to the development, including the locations of water lines and meter sizes, fire hydrants, sewer mains and services, manholes and clean-outs, storm drainage pipes and catch basins. Any required private or public utility easements shall be delineated on the utility plan. See attached preliminary Civil Engineering drawings, Sheets Cl - C6, which identify the project's various utilities and off-site improvements. All final engineering details will be submitted prior to construction. 4) That the storm drainage plan including the design of off-site storm drain system improvements shall be submitted with the Final Plan application. The permanent maintenance of on-site storm water detention systems must be addressed through the obligations of the Homeowners' Association and approved by the Public Works Department and Building Division. See attached preliminary Civil Engineering drawings, Sheets C1 - C6, which identify the project's various utilities and off-site improvements. Also attached is a draft copy of the projcct's Conditions, Covenants and Restrictions (CC&R's) identifying the Homeowner Association's maintenance 8 ~Pag t responsibilities, specifically noted in Section 4.2.1. S) That the applicant shall submit an electric distribution plan with the Final Plan application including load calculations and locations of all primary and secondary services including transformers, cabinets, meters and all other necessary equipment. This plan shall be reviewed and approved by the Electric Department prior to submission of the Final Plan application. Transformers and cabinets shall be located in areas least visible from streets, while considering the access needs of the Electric Department. The electric line servicing the site shall be installed underground and the existing pole on the N. Mountain Ave. fi°ontage with adjacent services shall be relocated as required by Ashland Electric Department. The project's electric distribution plan was completed with the assistance of Dave Tygerson, Ashland Electric Department. The site's transformers and cabinets have been located in areas least visible from streets, while considering the access needs of the Electric Department. The electric lines servicing the site are to be installed underground and the existing poles along N. Mountain Ave. are to be removed. All electrical lines and associated improvements are being relocated as required by Ashland Electric Department. It should be noted all overhead lines serving electrical service to the neighboring properties will be disconnected and rerouted either underground or via a different overhead service location. All final engineering details will be submitted prior to construction. The final electrical layout is on file with the Ashland Electric Department. 6) That the required pedestrian-scaled streetlight shall be installed at the intersection of the alley and the subject property consistent of the City of Ashland's residential streetlight standard, and shall be included in the utility plan and engineered construction drawings for the street improvements. The existing street light / power pole will be replaced with a 14' tall, pedestrian-scaled street light (EuroTeek) located near the alley's intersection within the new planting area along North Mountain Avenue. All final engineering details will be submitted prior to construction. 7) The preliminary engineering for proposed street and alley improvements shall be provided at Final Plan application. Street and alley improvements shall be consistent with City of Ashland Street Local Street Standards. See attached preliminary Civil Engineering drawings, Sheets C1 - C6. Street and alley improvements are consistent with the City of Ashland's Local Street Standards. All final engineering details will be submitted with a Street Encroachment Permit prior to any disturbance. 8) The stamped concrete shown at the intersection of the alley and N.Mountain Avenue shall be reduced to ten feet in length. 9 1 P a g 0 The project's preliminary Civil Engineering details identify a 10' stamped concrete sidewalk swath connecting the proposed sidewalk in front of the project site to the existing sidewalk to the south. 9) That the Final Plan application shall delineate vision clearance areas at the intersections of the street and alley and the alley and driveway. Structures, fences, retaining walls, signs and vegetation in excess of two and one-half feet in height shall not be placed in the vision clearance areas. The site plan and building envelopes shall be modified accordingly on the Final Plan submittals. Sheets A2.0 and C2 identify the project's vision clearance areas at the intersections of the street and alley and the alley and main driveway. The project's Landscape Architect has also designed the landscape plans with low lying plants in these areas to improve visibility so that vehicular ingress and egress is not impeded and pedestrian mobility and safety is considered. 10) That a phasing plan addressing Ashland Municipal Code 18.88.030.A. S. d shall be provided at the time of final plan. Sheet A2.0 identifies the project's two phases with first phase being Building 1 (five units) and second phase Building's 2 and 3. Because of the site's limited size, density and limited construction space, it's highly likely the majority of the site's infrastructure will be constructed initially within the first phase, but the site's landscaping and common area improvements will occur within the second phase (weeks / months after first phase) in order to begin selling the first phase units. This "staggered" phasing also generally forces the various contracting crews to methodically focus on second phase tasks without impacting first phase improvements. 11) That the recommendations of the Ashland Tree Commission, with final approval by the Staff Advisor, shall be incorporated into the Landscape Plan and Tree Protection and Removal Plan. The project's Landscape Architect has considered the recommendations of the Ashland Tree Commission and incorporated the recommendations into the Landscape Plans. The Tree Commission recommended at least 3" caliper trees be planted along the frontage of North Mountain and the plans identify five Princeton Sentry Gingko Trees, centered within the planting strip, and 3" caliper. 12) That nine trees shall be planted in the common space, open space or private yard areas in accordance with 18.61.084 as mitigation for the removal of the nine trees on site. The landscaping plan provided at the time of the Final Plan application shall include and identify the mitigation trees. A total of 16 trees have been added to the Landscape Plans. The trees are provided to address the site's original nine trees as mitigation for their loss. All of the site's trees have been located in areas that are fitting and reflect the nature and use of the space. 13) That street trees, located one per 30 feet of street frontage, shall be installed in the parkroir along the N. Mountain Ave. as part of the subdivision infrastructure improvements. Street trees shall be chosen 1011'<~ e fi°om the Recommended Street Tree List and shall be installed in accordance with the specifications noted in the Recommended Street Tree List. The street trees shall be irrigated. Sheet L-1.0 identifies five 3" caliper Gingko trees along the property's North Mountain Avenue street frontage which is roughly 150' in length. 14) That a Verification Permit in accordance with 18.61.042.B shall be applied for and approved by the Ashland Planning Division prior to removal of the four trees on site and prior to site work, storage of materials andlor the issuance of an excavation or building permit. The Verification Permit is to inspect the trees to be removed and the installation of the tree protection fencing. The tree protection for the trees to be preserved shall be installed according to the approved Tree Protection Plan prior to site work or storage of materials. Tree protection fencing shall be chain link fencing a minimum of six feet tall and installed in accordance with 18.61.200.B. Prior to any site work, a Verification Permit in accordance with 18.61.042.13 will be applied for and approved by the Ashland Planning Division. A Tree Removal and Protection Plan, Sheet L-2.0 attached, identifies the site's trees to be removed. Due to the size, location or health of the site's existing trees, no trees are proposed to be preserved. 15) That an irrigation plan shall be submitted for review and approval with the Final Plan application submittals. The applicants are requesting the irrigation plan be deferred unit the initial building permits are applied for. The irrigation plans will take into account the plant and tree types based on their necessity for irrigation. The irrigation system will be controlled by an automatic irrigation system, maintained by the property's Homeowners Association, in order to reduce water consumption. 16) That a draft copy of the CC&R's for the Homeowners Association is provided at the time of Final Plan application. CC&R's shall describe responsibility for the maintenance of all common area and open space improvements, driveway and parking maintenance, parkrows and street trees. The CC&R's shall include language restricting parking to garages on site, and include language specifying parking in the driveway is prohibited. A copy of the draft CC&R's for the Homeowners Association is provided herein. The CC&R's describe the responsibility for the maintenance of all common area and open space improvements, including landscaping, driveway areas, parking spaces, storm drain maintenance, etc. The CC&R's include language restricting use of the garages for parking (not solely storage), guest parking spaces on site and includes language specifying parking in the driveway is prohibited. 17) That the plans submitted for the building permit shall be in substantial conformance with those approved as part of this application. If the plans submitted for the building permit are not in 11 Page t substantial conformance with those approved as part of this application, an application to modify this Site Review approval shall be submitted and approved prior to issuance of a building permit. As illustrated on the attached elevation plans, Sheets A6.1 - A6.4, represent building elevations that are very consistent with those that were submitted with the Outline Plan and will be submitted with the project's building permits. Minor changes may occur due to building code conflicts or interpretations, but generally the plans as presented will be in substantial conformance with the submitted plans. 18) That exterior building colors shall not be very bright primary or neon-type paint colors in accordance with the Multi-Family Residential Development Standards. Exterior building colors shall be specified on the Final Plan submittals. Attached is a colored elevation of the Building #1 along North Mountain Avenue. In addition a colored swatch is provided to illustrate the color scheme of the project's three buildings. Minor alternations will likely occur between buildings, but in general the same or a similar palette will be chosen. Any significant deviation from the submitted colors will first be submitted to the Staff Advisor for review and approval. 19) The setback requirements of 18.88.0 70 shall be met and identified on the building permit submittals including but not limited to the required width between buildings as described in 18.88.070.D. All setbacks in accordance with 18.88.070 have been complied with and are illustrated on the attached Site Plan, Sheet A2.0. At the time of the building permit submittals, the setbacks will be shown on the building plans to ensure setbacks are complied with. 20) That Building I and Building 3 shall meet Solar Setback A in accordance with Chapter 18.70 of the Ashland Land Use Ordinance. The solar shadow height cast by Building 2 shall not exceed the height of four feet up the wall of Building 3. Solar setback calculations shall be submitted with each building permit and include the required setback with the formula calculations and an elevation or cross- section clearly identifying the height of the solar producing point fi°om natural grade. As illustrated on Sheets A6.3 and A6.4, Solar Setback standard "A" for Building #1 and #3, in accordance with Chapter 18.70 of the Ashland Land Use Ordinance, is complied with. Sheet A7.2 illustrates the solar shadow from Building #2; four-feet up the wall of Building #3. All building permits, as identified herein, will include the required setback with the formula calculations and an elevation or cross-section clearly identifying the height of the solar producing point from natural grade. 21) That the walls of the porches along N. Mountain Avenue shall be no taller than 42-inches and the porches shall meet the definition of a fi°ont porch from AMC 18.08.601 in order to have less than a 12 11 iige 1 S foot fi°ont yard setback. Sheet A6.3-B illustrates the elevation of Building #1 along North Mountain Avenue and the walls for the unenclosed porches/patios; from the finished floor level to the top of the porch wall is 36". The living portion of the units is setback 15' back from the front property line and the porches/patios 8' per AMC 18.08.601 and AMC 18.56.040 D.3.a. All of the porches have a minimum dimension of 6' X 81. 22) Lot coverage calculations including all impervious surfaces shall be submitted with the building permits. Impervious driveway and parking areas shall be counted for the purpose of lot coverage calculations. All impervious surfaces for the purpose of lot coverage calculations will be submitted on final building plans. In addition, the attached Final Plans identify the zone's permissible lot coverage as illustrated on Sheet A2.0-B 23) That the exterior building colors and materials including window and door types shall be identified on the building permit submittals for review and approval of the Staff Advisor. Attached is a colored elevation of the Building #1 along North Mountain Avenue. In addition a colored swatch is provided to illustrate the color scheme of the project's three buildings. Minor alternations will likely occur between buildings, but in general the same or a similar palette will be chosen. Any significant deviation from the submitted colors will first be submitted to the Staff Advisor for review and approval, included with the project's building permits. 24) That exterior lighting shall be shown on the building permit submittals and appropriately shrouded so there is no direct illumination ofsurroundingproperties. At the time of the building permit submittals, all exterior lighting shall be shown on the building plan submittals and appropriately shrouded so there is no direct illumination on surrounding properties. 25) That the alley shall comply with the Oregon Fire Code for Fire Apparatus Access requirements and shall be paved prior to issuance of the certificate of occupancy. A rolled or mountable curb around the landscape planters adjacent to the alley shall be provided. Stepable vegetation shall be used in the five -feet of landscape buffer adjacent to the alley. The applicants are aware of this provision and have engineered the section of the alley fronting the subject property to comply with the Oregon Fire Code for Fire Apparatus Access. All improvements as identified, along the frontage of the property, will be completed prior to issuance of a Certificate of Occupancy Permit or bonded for in accordance with AMC 18.80.050 G. in order to minimize damage to the alley's improvements or adjacent landscaping and hard surface treatments. 13~Page, 26) That hanging bike racks shall be installed in the garages for each unit prior to the issuance of the certificate of occupancy. The applicants are aware of this provision and will install hanging bike racks within each unit's garage prior to issuance of a Certificate of Occupancy Permit. 14 1P ige 1 * * * DRAFT March 11, 2014 DECLARATION OF CONDITIONS, COVENANTS, AND RESTRICTIONS FOR RIDGEVIEW PLACE A CLASS II PLANNED COMMUNITY THIS DECLARATION is made this day of , 20 , by Meadowbrook Townhomes LLC, an Oregon limited liability company ("Declarant"). RECITALS Declarant is the owner of certain real property located in the City of Ashland, Jackson County, Oregon, and described on the attached Exhibit "A" (hereinafter the "Property"). Declarant desires to create a Class II Planned Community on the Property, to be known as RIDGEVIEW PLACE (the "Planned Community"), comprised of lots and common property with attached single-family homes, together with permanent roadways utility installations, and open spaces for the benefit of the entire community. The Declarant desires to provide for the preservation and enhancement of the property values, amenities, and opportunities in the Property, and for the maintenance of the Property and improvements thereon, and to this end desires to subject the Property to the covenants, conditions, restrictions, easements, charges, and liens set forth herein, each of which is for the benefit of the Property and the owners of lots thereon. The Declarant has deemed it desirable for the efficient preservation of the values and amenities in the Planned Community to create a mutual benefit, non-profit corporation, known as the Ridgeview Place Homeowners Association (HOA), to which shall be delegated and assigned the powers of owning, maintaining, and administering the common property and facilities; administering and enforcing the covenants, conditions, and restrictions; collecting and disbursing the assessments and charges hereinafter created; and promoting the recreation, health, safety, and welfare of the occupants. NOW, THEREFORE, Declarant hereby declares that the Property shall be held, transferred, sold, conveyed, and occupied subject to the provisions of the Oregon Planned Community Act, ORS 94.550 et seq., and to the covenants, conditions, restrictions, easements, charges and liens set forth in this Declaration. Alau Harper - Attor uey At Lass, ~ 130 A Street, Suite 6F - Ashland., OIL 97520 2 ARTICLE 1 DEFINITIONS 1.1 "Articles" shall mean the Articles of Incorporation for the Ridgeview Place Homeowners Association, an Oregon mutual-benefit non-profit corporation, as filed with the Oregon Corporation Division. 1.2 "Association" shall mean the Ridgeview Place Homeowners Association. 1.3 "Bylaws" shall mean the Bylaws of the Association, and shall be recorded in the Official records of Jackson County, Oregon upon creation of the HOA. 1.4 "Board of Directors" shall mean the Board of Directors of the Association. 1.5 "Common Property" shall mean that area of land shown on the recorded plan of the Property as "COMMON AREA," including any improvements thereon, which is intended to be devoted to the common use and enjoyment of the Members, and which land will be conveyed to the Association. Parking areas within the Common Area may be designated or reserved for individual use by the Declarant or the Association. i 1.6 "Declaration" shall mean this Declaration of Covenants, Conditions, and Restrictions. 1.7 "General Plan of Development" shall mean the Declarant's plan of development of the Property as approved by appropriate governmental agencies and as set forth in this Declaration, which shall represent the total general plan and uses of land within the boundaries of the Property, as may be amended from time to time. 1.8 "Living Unit" or "Unit" shall mean any portion of a structure situated upon the Property designed and intended for single-family residential purposes. 1.9 "Lot" shall mean each and any of Lots 1 through 12 of the Property. "Lot" shall not include any lot depicted on any plat of the Property which is designed for use as Common Property on such plat or Declaration of the Property. 1.10 "Member" shall mean the record owner, whether one or more persons or entities, of the fee simple title to any Lot, or a purchaser in possession under a land sale contract. None of the foregoing shall include persons or entities who hold an interest in any Lot merely as security for the performance of any obligation. 1.11 "Rules and Regulations" shall mean the documents containing rules and regulations and policies adopted by the Board of Directors of the Association or the Architectural Review Board as may be from time to time amended. Alan Ular°per° - Attorney At I.« riv ~~~~130 A Strect, Stine 6F -Ashland, OR. 97520 t 3 ARTICLE 2 PROPERTY SUBJECT TO THIS DECLARATION The Property is located at 31 N. Mountain St., City of Ashland, Jackson County, Oregon, and consists of Lots and Common Property, together with any property which may be subsequently annexed to the Planned Community. The legal description of the Property is as follows: Parcel No. #2 of Minor Partition Plat recorded the 20th day of January, 1994, as Partition Plan No. P-6-1994 of "Record of Partition Plats" in Jackson County, Oregon and filed as Survey #13817 in the Office of the Jackson County Surveyor: ARTICLE 3 GENERAL PLAN OF DEVELOPMENT 3.1 Generally. The Declarant intends to develop 12 Lots on the Property, and intends to construct one single-family home on each Lot prior to the sale of such Lot. Each single-family home, or "Living Unit,". Each Lot and Living Unit thereon shall be served by the City of Ashland services, including public water, sewer, urban storm drainage, natural gas, electric service, telephone, and cable television service, where each is applicable. 3.2 Common Property. The Common Property shall be those areas depicted on the Plat as "COMMON AREA" and shall include all land, improvements, landscaping, tress, and easements thereon. The Association shall be in title of all such Common Property, and the Declarant shall convey the Common Property to the Association within sixty (60) days after 75% of the Lots have been conveyed to purchasers other than Declarant. The legal description of the Common Property to be initially conveyed to the Association shall be as follows: The Common Property, as depicted on the Official Plat for Ridgeview Place, a Planned Community, recorded 20 , as Plat No. Instrument No. in the official records of Jackson County, Oregon. In the event the Common Property is assessed for property taxes separately from the Lots, the Association, through its Board of Directors, shall take such steps as may be necessary to assess all Members equally for their share, and to pay such property taxes on a current basis. The Common Property or Common Area shall also be encumbered with a Public Utility Easement which blankets the entire Common Property, allowing the installation, maintenance and repair of any such facilities located within this PUE. The locations of services within the PUE, which is also the Common Area, shall be done such that the services do not conflict with other obligations of the Association to improve or operate the Common Area. 3.3 Improvements in the Common Property. The Common Property may be improved or held in its natural state. It is contemplated that all improvements will be completed prior to conveyance of a Lot to any Member, or surety bond or security deposit will be posted therefor as required by applicable government agencies. y s' Alan 11arpe r - Attorney At I_ my 130 A Street, Suite 6F -Ashland, OR 97520 r 4 ARTICLE 4 GOVERNMENTAL RESTRICTIONS; MAINTENANCE RESPONSIBILITIES; ARCHITECTURAL CONTROLS 4.1 Generally. 4.1.1 Governmental Restrictions. All uses, occupancy, construction, and other activities conducted on any Lot shall conform with and be subject to applicable zoning, use restrictions, setback requirements, and construction and building codes of all local, state, and federal public authorities, including but not limited to the final Site Plan approval for this property. 4.1.2 Combination, Division. No Member shall have the right to divide any Lot. 4.2 Maintenance, Repair, and Replacement. 4.2.1 Association Responsibilities. The Association shall perform all maintenance, repair, and replacement of the exteriors of each Living Unit and party walls between Units, including the roofing, but excluding windows and window frames and doors and door frames. The Association shall also provide all planting, pruning, mowing, irrigating, and cleaning of all Common Property and improvements thereon, including maintaining all landscape (including certain designated landscaping area that may border or extend into certain lots) or shared amenities such as picnic areas, trash enclosures, mail boxes, the private road, exterior parking areas and turn around areas; and all trees and landscaping on the Common Property. The Association shall also maintain, replace, and irrigate the street trees as well as the park rows and all trees thereon; and shall be responsible for the maintenance repair, and replacement of all fencing, sidewalks, patio areas and retaining walls on the Property, including upon Member's Lots; and shall maintain the sanitary sewer and water lines from the connection with the main service line owned and maintained by the public service provider to the point at which such line traverses a Member's Lot line. The Association shall maintain and repair utility lines and service which are installed within the Common Area. The Association shall also maintain and repair any utility lines or services which serve one Member's Lot but is located upon a different Member's Lot; but such costs and fees reasonably incurred may be assessed to the benefiting Member. The Association shall maintain and repair the storm water quality system within the Common Area consistent with an adopted Operations and Maintenance Plan, which if not adopted by the Association, shall be guidelines as directed by the City. 4.2.2 Member Responsibilities. Each Member shall perform all maintenance, repair, and replacement of the interior of each Member's Living Unit, for windows and window frames, and doors and door frames; and shall be responsible for the maintenance, repair, and replacement and sanitary sewer and water service lines within and under the Member's Lot. 4.3 Overhead Utilities. No outdoor overhead wire or service drop for the distribution of electric energy or for telecommunication purposes nor any pole, antennae, satellite receiving dish, tower, or other structure for independent reception, transmission, or support of any of the above shall be erected, placed, or maintained within the Property. Alan lIarper - Attorney At Law - 130 A Street, Suite. 6F -Ashla3rd, OR 97520 5 4.4 Architectural Review Board. 4.4.1 Composition. The Declarant shall appoint and replace, when necessary, an Architectural Review Board. After the initial meeting of the Association as provided in the Bylaws, the Board of Directors shall assume that responsibility. A quorum for the Architectural Review Board action shall be a majority of its members. 4.4.2 Duties. It shall be the duty of the Architectural Review Board to regulate the external appearance, improvement, and maintenance of all the Property and of structures and improvements thereon, whether on a Lot or Common Property, and to regulate use of such Property as described in this Declaration. Upon conveyance of the first Lot to a Member, the Architectural Review Board may adopt general rules to implement the purposes and interpret the covenants of this Declaration, including, but not limited to, rules not less restrictive than those contained in this Declaration, if any, to regulate animals and tenants, storage and use of recreational vehicles, storage and use of machinery, use of outdoor drying lines, trash containers, planting, maintenance, and removal of vegetation of the Property. Exterior colors shall be limited to those exterior colors submitted to the City of Ashland, except as may be subsequently approved in writing by the Architectural Review Board. In no event shall the exterior colors of the buildings be bright primary colors or neon-type paint. 4.4.3 Approval Required. No building, fence, wall, or other structure of any type shall be erected upon the Property, nor shall any addition to, change in, painting or staining of, or alteration to any Living Unit, outbuilding, fence, carport, retaining wall, or other structure on the Property be made until the plans and specification showing the nature, kind, shape, height, materials, color, and location of the same shall have been submitted to and approved in writing by the Architectural Review Board as to the harmony of external design, materials, color, and location in relation to surrounding structures and topography. 4.4.4 Procedure. A Member wishing to take any action requiring approval under this Article shall give notice of such proposed action to the Architectural Review Board, together with complete plans and specifications therefor. The Architectural Review Board shall meet to review the Member's request within 30 days of receipt and shall render a decision, by the vote of a majority of Review Board Members present, within 45 days of receipt. Interested Members shall have an opportunity to comment on the request at all such meetings, which shall be open to all Members. If the Architectural Review Board fails to render a written decision within the time allowed, the request shall be deemed to be approved. 4.4.5 Appeal. The decision of the Architectural Review Board under this Article (including any failure to approve or disapprove within the time allowed) shall be subject to appeal by any interested Member as set forth in this Article. Upon the payment of the reasonable fee established by the Architectural Review Board to cover administrative costs not to exceed two hundred fifty dollars ($250), any interested Member may appeal the decision of the Architectural Review Board to the Association Members. The appeal shall be made in writing and shall by filed with the secretary of the Association within 30 days of the decision of the Architectural Review Board. The Board of Directors shall call a special or ballot meeting to be held after 10 days notice and within 30 days after the appeal has been filed with the secretary of the Association. It shall require a vote of at least a majority of the votes of Association Members to reverse or modify the decision of the Architectural Review Board. 4.5 Party Walls. 4.5.1 General Rules of Law to Apply. Each wall dividing attached Living Units and placed upon the dividing line between the Lots, which was built as part of the original construction of the Living Units or as part of the reconstruction pursuant to this Declaration, shall Alan ll:arper - Attorney At [..mv 130 A Street, Suite 6F -Ashland, OR 97520 6 constitute a "party wall," and, to the extent not inconsistent with the provisions of this Article, the general rules of law regarding party walls shall apply thereto. 4.5.2 Sharing of Repair and Maintenance. Repair and maintenance of party walls shall be accomplished by the Association, and shall be assessed equally to the Members whose Living Units are divided by such wall. Repair and maintenance of utilities within the Common Area or located on another Lot shall be assessed to the benefiting Member. 4.5.3 Destruction by Fire or Other Casualty. If a party wall is destroyed or damaged by fire or other casualty, the provisions of the Declaration shall apply with regard to repair or reconstruction of such wall. 4.5.4 Negligence or Willful Acts. Notwithstanding any other provision of this Article, a Member who by his or her negligent or willful act causes the party wall to be damaged or exposed to the elements, shall bear the whole cost of furnishing the necessary protection against such element, and for the cost of the subsequent repair and replacement, should the same be determined to be directly related to the negligent or willful act. 4.5.5 Rights to Contribution Runs With Land. The right of any Member to contribution from any other member under this Article shall be appurtenant to the land and shall pass to such Member's successors in title. 4.5.6 Arbitration. In the event of any dispute arising concerning a party wall, or concerning the obligations of the Members or the Association pursuant to the provisions of this Article, each party shall choose an arbitrator, and the arbitrators so chosen shall choose one additional arbitrator, and the dispute shall be resolved by a majority of all the arbitrators. ARTICLE 5 ASSOCIATION MEMBERSHIP AND VOTING RIGHTS Each owner of a Lot in the Planned Community shall be a mandatory member of the Association as provided in the Bylaws and subject to all the terns thereof. Voting rights in the Association shall be as set forth in the Bylaws. ARTICLE 6 COMMON PROPERTY 6.1 Obligation of the Association. Subject to the rights of Members set forth in this Declaration, the Association shall be responsible for the exclusive management and control of the Common Property and any improvements thereon as set forth in the Bylaws. 6.2 Members' Easement of Enjoyment. Subject to the provisions of this Declaration, the Bylaws, and Rules and Regulations, every Member shall have a nonexclusive right and easement of enjoyment in and to the Common Property, which shall be appurtenant to and shall pass with the title to every Lot, except that the Declarant or the Association may allocate established parking spaces located within the Common Area for use by a Member, but no more than one space per Lot. 6.3 Extent of Members' Easements. The Members' easements of enjoyment created hereby shall be subject to the following: 6.3.1 Subject to Rules and Fees. The Association may establish reasonable rules and charge reasonable assessments and fees for capital expenditures on the Common Property and the maintenance and upkeep of the Common Property and payment of all Association expenses. IA: Alan llarper - Attorney A t .l.« v 130 A Street, Suite 6F -Ashland, OR 97520 7 6.3.2 Suspension of Member's Right. The Association may suspend the right of a Member or any occupant of a Lot to use the Common Property and facilities for any period during which any assessment against such Member or occupant's Lot remains unpaid for more than 30 days after notice of such nonpayment. However, no such suspension pursuant to this subsection shall deprive a Member of access to his or her Lot. 6.3.3 Sale of Common Property. The Association shall have the authority to sell, convey, or subject any portion of the Common Property to a security interest, if 80% or more of the votes of the total Membership are cast in favor of that action. The Association shall treat proceeds of any sale under this section as an asset of the Association. A sale, transfer, or encumbrance of the Common Property, or any portion of the Common Property made pursuant to a right reserved in this Declaration, may provide that the Common Property be released from any restriction imposed on the Common Property by the Declaration. However, a sale, transfer, or encumbrance may not deprive any Lot of its right of access to or support for the Lot, without the consent of the owner of the affected Lot, nor may any sale, transfer or encumbrance be a violation of any law, ordinance or governmental approval for the Planned Community. 6.4 Declaration of Use. Any Member may delegate his or her right of enjoyment to the Common Property to the Member's family and tenants, and to a reasonable number of guests subject to Rules and Regulations as may be established from time to time by the Association. 6.5 Damage or Destruction of Common Property by Member. In the event of any Common Property is damaged or destroyed by a Member or any of his or her guests, tenants, licensees, agents, or members of his or her family in a manner that would subject such Member to liability for such damage under Oregon law, such Member does hereby authorize the Association to repair such damage. The Association shall repair damage in a good and workmanlike manner as originally constituted or as the area may be modified or altered subsequently by the Association in the discretion of the Association. The reasonable cost necessary for such repairs shall become a special assessment upon the Lot of the Member who caused or is other wise responsible for such damage. 6.6 Common Area PUE. The Common Area shall be considered a PUE which shall allow the installation, maintenance and repair of utilities and other similar services generally located within a PUE, subject to prior written approval by the Declarant or Association. ARTICLE 7 COVENANTS FOR MAINTENANCE ASSESSMENTS/SPECIAL ASSESSMENTS; AND COMMON PROFITS 7.1 Creation of the Lien and Personal Obligation of Assessment. The Declarant and each Member, by acceptance of a deed thereof, whether or not it shall be so expressed in such deed, is deemed to covenant and agrees to pay the Association (1) regular assessment or charges for common expenses, and (2) special assessments as provided herein. All assessments, together with interest thereon at the rate established from time to time by resolution of the Board of Directors and together with all costs, fees, charges, and fines allowed by law, shall be a lien and charge on the land and shall be a continuing lien upon the Lot against which each such assessment is made. Such lien shall exist and be executed, recorded, and foreclosed as required by law. 7.2 General Assessment. 7.2.1 Purpose of Assessments. The assessments levied under this Article shall be used exclusively for the purpose of promoting the recreation, health, safety, and welfare of the Alan Harper - Attorney At Law 130 A Street, Suite 6F -Ashland, OR. 97520 8 residents of the Property, and for the improvement and maintenance of such Property, including payment of premiums for insurance of the Association, and for payment of any common operating expenses such as landscaping, maintenance, Association water, sewer, power, garbage collection, management services, and legal and accounting services, as the same may apply. Neither the Association, nor any assessments of the Members shall be used to engage in lobbying or to exert political influence. 7.2.2 Basis for Assessment. The assessment of Lots shall include the following items: (a) Expenses of administration; (b) Expenses of maintenance, repair, and replacement of all improvements on the Common Property, including all retaining walls, patios and sidewalks, whether located upon the Common Property or on a Member's Lot; (c) Expenses of maintenance, repair, and replacement of the exteriors of all Living Units and party walls between Living Units; (d) Expenses of maintenance, repair, and replacement of landscaping, trees, other vegetation located on the Common Property, and the park rows, to the extent that the Association has responsibility for same, as more particularly set forth in this Declaration; (e) Any deficit in common expenses for any prior period; (f) Utilities for the Common Property and other utilities with a common meter or commonly billed, such as water and sewer, as the same may apply; (g) The cost of any professional management or services determined to be necessary by the Board of Directors in order to fulfill its duties; and (h) Any other items properly chargeable as an expense of the Association. 7.2.3 Allocation of Assessment. All initial, general, and special assessments shall be allocated equally among all Lots. However, in the event that a regular or special assessment shall confer disproportionate benefit among the Lots, the Board of Directors shall have the authority so allocate said assessment appropriately according to relative benefit. If the Board determines that any common expenses are the fault of any Member, it may assess the expenses exclusively against the Lot of that Member. Until the turnover meeting as provided in the Bylaws, the assessment amount shall be established by the Declarant and may be modified at any time provided each Member receives 30 days written notice of same. Thereafter, the Board of Directors shall determine the assessments, whether monthly or annually, in accordance with the provisions hereof; provided, however, that the assessments shall be sufficient to meet the obligations imposed by the Declaration. The budget shall be presented to the Association and may be amended by a majority of the votes of the Members. The Board shall set the date(s) such assessment shall become due. The Board may provide for collection of assessments annually or in monthly, quarterly, or semi-annual installments; provided, however, upon the default in the payment of any one or more installments, the entire balance of such assessment may be accelerated at the option of the Bard and be declared due and payable in full, together with interest in attorney fees and costs as hereinafter provided. Notwithstanding any other provision herein, the general assessments of the Association may not be increased by more than 20% in any one year without approval of a majority of the Alan l_larrper - Attorney At _L asp 130 A Strect, Suite 6F -Ashhnid, OR. 97520 9 Members at a meeting at which a quorum exists, or a majority of the votes of all Members if the vote is taken by written ballot. 7.3 No Reserves. This Planned Community is a Class II Planned Community, and as such, a reserve study has not been performed, nor has a reserve account been established. At such time as any improvement located on the Common Property requires replacement, in whole or in part, the Association shall specially assess for same. 7.4 Date of Commencement of Annual Assessments. Initially, the Declarant shall pay all common expenses. The general assessment with respect to the Lots shall commence at the time the Declarant declares, but in no event later than the first day of the month following the conveyance of a Lot to a Member other than the Declarant. The Declarant shall pay the assessment for each Lot unsold until it shall be conveyed. 7.5 Initial Assessment. Upon the closing of the sale of each Lot to a Member other than the Declarant, each Member shall contribute a sum equal to two (2) times the monthly assessment as a one-time contribution to the working capital of the Association, together with such other sums as may be called for by the sales agreement and Bylaws. If the Declarant has made such contribution, each purchaser, upon closing, shall instead reimburse the Declarant for the amount of such contributions made by the Declarant in respect to the Lot conveyed. 7.6 Special Assessments. The Declarant, and the Board of Directors after it assumes administrative control of the Association, shall have the power to levy special assessments against a Member or all Members in the following manner for the following purposes: (a) To correct a deficit in the operating budget; (b) To collect amounts due to the Association from a Member for breach of the Member's obligations under the Declaration, these Bylaws, or the Rules and Regulations; (c) To make repairs or renovations to the Common Property and or those portions of the Lots for which the Association has responsibility of maintenance and replacement if sufficient funds are not available from the operating budget; or (d) To make capital acquisitions, additions, or improvements, provided they are approved by vote of a majority of all Association Members. (e) As otherwise authorized herein. 7.7 Effect of Non-Payment of Assessments; Remedies of the Association. Any assessment unpaid within 20 days of its due date shall incur a late fee of 10% of the delinquent installment. In addition to any other remedies provided by law, the Association may bring an action at law against the member personally obligated to pay the same or foreclose a lien upon the Member's Lot. No such action or judgment entered therein shall be a waiver of the lien of the Association. The Board shall have authority to compromise overdue assessment claims if it benefits the Association. No Member may waive or otherwise escape liability for the assessments provided for herein by non-use of the Community Property or abandonment of his or her Lot. A Member may not claim to offset an assessment for failure of the Association to perform the Association's obligations. The Declarant shall have this power prior to the initial meeting of the Association. 7.8 Subordination of the Lien to Mortgages. The lien with respect to any assessment provided for herein shall be prior to any homestead exemption and all other liens and encumbrances on a Lot, except: Alan Harper - Attorney At I..a 130 A Street, Suite 6F -Ashl<and, OIL 97520 10 (a) A lien for real estate taxes and other governmental assessments or charges; and (b) A first mortgage or trust deed of record. Sale or transfer of an Lot shall not affect the assessment lien. 7.9 Common Expenses and Profits. Profits arising from any operation or from the sale of any Association asset shall be shared among the Members in proportion to their liability for payment of assessments, i.e. equally. Common expenses shall be, similarly, shared equally. ARTICLE 8 DECLARANT'S SPECIAL RIGHTS Until the Units on all Lots on the Property have been constructed, fully completed, and sold, with respect to the Common Property and each Lot on the Property, the Declarant shall have the following special rights: 8.1 Sales Office and Model. The Declarant's designee shall have the right to maintain a sales office and model on one or more of the Lots which the Declarant or the designee owns. The Declarant or the designee and prospective purchasers and their agents shall have the right to use and occupy the sales office and models during reasonable hours any day of the week. 8.2 "For Sale" Signs. The Declarant or the designee may maintain a reasonable number of "For Sale" signs at reasonable locations on the Property, including, without limitation, the Common Property. 8.3 Declarant Easements. The Declarant has reserved easements over the Property as more fully described herein. ARTICLE 9 DAMAGE AND DESTRUCTION 9.1 Insurance Proceeds Sufficient to Cover Loss. In case of fire, casualty, or any other damage and destruction to the Common Property, the insurance proceeds of the master insurance policy, if sufficient to reconstruct the damaged or destroyed improvements, shall be applied to such reconstruction which shall commence within 120 days of such damage, or as soon thereafter as proceeds are available. Reconstruction of the damaged or destroyed improvements, as used in this section, means restoring the improvements to sustainability the same condition in which they existed prior to the fire, casualty, or disaster. Such reconstruction shall be accomplished under the direction of the Board of Directors. 9.2 Insurance Proceeds Insufficient to Cover Loss. If the insurance proceeds are insufficient to reconstruct the damaged or destroyed improvements, the damage to, or destruction of, such improvements shall be promptly repaired and restored under supervision of the Board of Directors, using the proceeds of insurance, if any, on the improvements for that purpose and all the Members shall be liable for assessment for any deficiency for such reconstruction, such deficiency to take into consideration as the Member's contribution any individual policy insurance proceeds provided by such Member. Such reconstruction shall commence within 120 days of such damage, or as soon thereafter as proceeds are available. Alan Harper - Attorney- At I. aiv 130 A Street, Suite 6F -Ashland, OR 97520 11 ARTICLE 10 CONDEMNATION OF COMMON PROPERTY In the event that all or any portion of the Common Property is appropriated as the result of condemnation or threat or imminence thereof, the following rules and guidelines shall apply: 10.1 Representation by Association. The Board of Directors of the Association shall have the sole authority, right, and duty to represent each of the Members for the purpose of negotiating and contesting, if it deems so doing to be necessary or appropriate, any condemnation award offered by the condemning authority in question and may authorize expenditures and assessments to retain adequate counsel or other experts for such purposes. 10.2 Allocation of Condemnation Award. The Board of Directors of the Association shall allocate and distribute any condemnation award received by it with respect to the Common Property to the Members in proportion to the diminution in fair market value incurred by them with respect to their respective Lots and improvements as a result of said condemnation. 10.3 Arbitration. In the event of any controversy by, among, or between any Member or Members and the Board of Directors arising under this section, each of the disputing parties shall chose one (1) arbitrator and such arbitrators shall choose one (1) additional arbitrator. The three (3) arbitrators shall resolve the controversy by majority vote and said decision of the Board of Directors pursuant to this section shall carry a rebuttable presumption of correctness for purposes of arbitration pursuant to this section. The disputing parties each shall pay all the fees and expenses of the arbitrator designated by each of them and shall pay equally all fees and expenses of the third arbitrator. The disputed parties each shall pay their own expenses in connection with the arbitration. 10.4 Retention of Rights. No provision of this section shall be construed as negating the right of the individual Members to such incidental relief as the law may provide as a result of the condemnation of the Common Property. ARTICLE 11 EASEMENTS 11.1 Association's Easements. The Declarant hereby grants to the Association, a blanket easement with respect to all Lots on the Property and Common Area, for the purpose of maintaining, repairing, and replacing utilities lines and facilities located on the Lots and for carrying out any and all of the Association's responsibilities described herein. The easement granted in this section shall be perpetual and shall run with the land. 11.2 Declarant's Easements. The Declarant hereby reserves to itself and its designees a blanket easement over, upon, through, and under the Property, including, without limitation, all Lots and Common Property, for all purposes reasonably required in carrying out the General Plan of Development including, without limitation, ingress and egress, the construction, alteration, completion, and decoration of Units or improvements developed on the Property, the installation, maintenance, repair, and replacement of all utility and service lines and systems serving Units, and the sale of Lots and Living Units. The easement herein reserved shall include the right to store materials on the Common Property at such places and for such periods as may be reasonably required to effect the purposes for which this easement is reserved. The easement shall be perpetual and shall run with the land and shall be freely assignable by the Declarant. 11.3 Member's Easements. The Declarant hereby grants to each Member an easement over the Common Property and over other Lots for patio overhangs, roof overhangs, driveways, fences, HVAC units, and other minor encroachments into the Common Property or - Alan Harper - Attorney At I. a; v L 130 A Street, Suite 6F -Ashland, OR. 97520 12 other Lots arising from the Unit and its accessory components having not been constructed, or not having been reconstructed, precisely within the Lot line. This easement shall be perpetually and run with the land. ARTICLE 12 OWNERSHIP, USE, AND RENTAL RESTRICTIONS 12.1 Rental Restrictions. Each Member shall be allowed to lease or rent the use of such Member's Living Unit on a monthly basis, so long as the member first provides written notice to the Association of the dates during which the Unit is or will be rented and the person(s) to whom the Unit will be rented. All such leases or rental agreements shall be in writing and shall be deemed to provide that their terms shall be subject in all respects to the provisions of this Declaration, Bylaws, and the Rules and Regulations, and that any failure by the lessee or renter to comply with the provisions of such documents shall constitute a default under said lease or rental agreement. The lessee's or renter's use and enjoyment of the Common Property under such lease or rental agreement shall be subject to suspension by the Board of Directors for any of the causes set forth elsewhere in this Declaration, including, without limitation, the nonpayment of assessments with respect to the Lot occupied by the lessee or renter. Any lessee or renter shall be entitled to the use and enjoyment of the Common Property, and a Member may not sever the right to the use and enjoyment of the Common Property from the right to occupy his or her Lot and the improvements thereon by means of a lease, rental agreement, or otherwise. 12.2 Ownership and Use Restriction. All Lots and Living Units are to be occupied and used only for single-family, residential purposes by Members, tenants, and social guests. There shall be no trade or commercial activity conducted thereon, with the exception of executive or professional office use by the member that does not interfere with other Members' quiet enjoyment of their property, and only so long as no clients or customers will call at the residence, and no sign is erected on the residence. There shall not be permitted any group care facilities, tents, shacks, trailers, campers, recreational vehicles, outbuilding, or structure of a temporary character, used on any Lot as a dwelling, either temporarily or permanently. There shall be no overnight camping permitted on any Lot. All construction trash and scrap must be kept in a closed container during any periods of construction by the Member. 12.3 Pets. No animals shall be kept on the Property for commercial purposes. Members may keep no more than three (3) pets on the Member's Lot or in the Member's Living Unit. "Pets" as used herein shall mean usual and ordinary household and domestic pets such as dogs and cats. No other animals or livestock shall be permitted. No dogs shall be allowed to run loose. All pets are to be kept under reasonable control at all times. No pets are allowed on the Common Property, on unfenced portions of Member's Lot, or upon public street frontage, unless on a leash accompanied by the Member. The Board may cause any unleashed dog within the Common Property to be removed to a pound or animal shelter. The owner of the pet shall clean up any mess left by their pets in the Common Property or on adjoining Members' properties. Dogs that bark regularly or habitually, or which are dangerous or diseased, are prohibited. The installation of any outdoor animal pen, run, or shelter shall be approved, in advance and in writing, by the Architectural Control Committee pursuant to the appropriate provisions herein. Any Member who owns or otherwise allows a pet on the Property is responsible for any damage caused by the pets, the pets of their tenants, and the pets of their guests. 12.4 Parking; Storage Unit. Each Member shall park any and all vehicles in the Member's garage or in authorized parking spaces as set forth in approval of the Planned Community or as otherwise established but the Association, provided that the required parking for each Lot is maintained. Garages are intended exclusively for the parking of vehicles and bicycles and should not be used for storage. No parking shall be allowed on the private road or turn arounds at any time. Parking within driveways, other than as the approved parking for each Lot, Alan Flarper - Attorney At Law 130 A Street, Suite 6P - Ashland, OR 97520 13 shall be prohibited. Any vehicle in violation of this provision may be towed by the Association at the expense of the owner of the offending vehicle. Unless otherwise changed by the HOA, parking in designated parking areas within the Common Area shall be limited to 12 hours within any 24 hour period. 12.5 Nuisances in General. No noxious, illegal, or offensive activities are to be carried on upon any Lot or any part of the Planned Community. Outdoor burning of any trash is prohibited. No vehicles, boats, or recreational vehicle building materials may be stored on any Lot. Any act or series of acts which become an annoyance, nuisance, hazard, or which interferes with the quite enjoyment of a Lot or Common Property by any Member is hereby prohibited. 12.6 Common Property. No Member shall construct or place any structure, material, planting, equipment, or any object of any kind on any portion of the Common Property, unless granted written permission by the Board of Directors or Architectural Commission, and then only in strict compliance with such authorization. No such change or alteration shall be authorized which is inconsistent in any way with the governmental approvals for the Planned Community. 12.7 Further Use Restrictions. The use of each Lot or Living Unit may be further restricted by the Bylaws, and by the Rules and Regulations promulgated by the Board of Directors and the Architectural Review Committee, as the same shall apply. ARTICLE 13 GENERAL PROVISIONS 13.1 Enforcement. The Declarant, the Association, and the Members consent to the conditions, restrictions, reservations, easements, liens, and charges now or hereinafter imposed by any of the provisions of this Declaration as may appertain specifically to such parties or Members by any proceeding at law in or equity. Failure by the Declarant, the Association or by a Member or mortgagee to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of their right to do so thereafter. In the event suit or action is commenced to enforce the terms and provisions of this Declaration, the prevailing party shall be entitled to its attorney fees and costs in such suit or action to be fixed by the trial court, and in the event of an appeal, the cost of the appeal, together with reasonable attorney fees, to be set by the appellate court. In addition thereto, the Declaration or the Association shall be entitled to its reasonable attorney fees incurred in any enforcement activity taken to collect delinquent assessments, whether or not suit or action is filed. The same shall apply in any litigation brought by the Declarant, the Association, or a Member to enforce compliance with Rules and Regulations enacted by the Association. 13.2 Severability. Invalidation of any one of these covenants or restrictions by judgment or court order shall not affect the other provisions hereof and the same shall remain in full force and effect. 13.3 Duration. The covenants and restrictions of this Declaration shall run with and bind the land for a term of 35 years from the date of this Declaration being recorded, after which time they shall be automatically extended for successive periods of 10 years, unless rescinded by a vote of at least 90% of the Members. Provided however, amendments which do not constitute rescission of the Planned Community may be adopted as provided below. 13.4 Amendment. An amendment to this Declaration or to the recorded plat for the Planned Community may be proposed by a majority of the Board of Directors, or by at least 30% of all of the Members of the Planned Community. Except as otherwise provided herein, this Declaration or the recorded plat may be amended at any time by an instrument approved by not less than 75% of the total votes of Members that are eligible to vote. Any amendment must be Alan Harper - Attorney At Laiv 130 A Street, Suite 6F -Aslilatid, OR. 97520 14 executed and certified on behalf of the Association by the president and secretary of the Association as being adopted in accordance with the Declaration and applicable law. It shall be acknowledged as for deeds and recorded as the Declaration is recorded. It shall be effective only upon recording. No amendment of this Declaration shall effect an amendment of the Bylaws without compliance with the provisions of such documents, and the Oregon Non-Profit Corporation Act. No amendment affecting the general plan of development or any other special right of the Declarant herein contained may be effected without the express written consent of the Declarant or its successors and assigns. No amendment changing the boundaries or uses of any Lot may be effected unless the owners of the affected Lots unanimously consent to the amendment. 13.5 Rights of Mortgages. Any holder of a first mortgage or equivalent lien on any Lot and/or the improvements located thereon, upon written request to the Board of Directors of the Association, shall have the right to: i (a) Receive timely written notice of meeting of the Association; (b) Receive timely written notice of any proposal abandonment, termination, or contraction of this Planned Community; (c) Receive timely written notice of any material amendment of the Declaration or the Articles of Incorporation or Bylaws of the Association; (d) Receive timely written notice of any decision by the Association to terminate professional management and to assume self-management of the Property, if the Association previously has retained professional management services; and to inspect the financial records and similar documents of the Association at reasonable intervals during normal business hours; (e) Receive written notice of substantial damage or destruction of any Lot and/or the improvements thereon or the Common Property and/or any improvements thereon; and (f) Receive timely written notice of any condemnation or eminent domain proceeding affecting the Common Property or any portion thereof. 13.6 Release of Right of Control. The Declarant may give up its right of control in writing at any time by notice to the Association. 13.7 Unilateral Amendment by Declarant. The Declarant may amend this Declaration in order to comply with the requirements of the Federal Housing Administration of the United States, the United States Department of Veterans Affairs, the Farmers Home Administration, the Federal National Mortgage Association, the Government National Mortgage Association, the Federal Home Mortgage Loan Corporation, any department, bureau, board, commission or agency of the United States or the State of Oregon, or any other state in which the Lot are marketed and sold, or the City and County in which the project is situated, or any corporation wholly owned, directly or indirectly, by the United States or the State of Oregon, or such other state, the approval of which entity is required in order for it to insure, guarantee or provide financing in connection with the development of the Property and sale of Lots. Prior to the turnover meeting referred to in the Bylaws, no such amendment shall require notice to or approval by any Member. Alin 1-larper - Attorney A.t.l..aw ~ 130 A Street, Suite 6F -Ashland, OR 97520` 15 13.8 HUDNA Financing. If any Living Units are subject to financing through HUD or Federal VA programs, there shall be no annexation of additional properties, dedication of Common Property, or amendment of this Declaration without prior approval of said agency or until the initial meeting of the Association. IN WITNESS WHEREOF, the undersigned being the Declarant herein, has executed this instrument this day of 520 MEADOWBROOK TOWNHOMES LLC By: Laz Ayala, Member STATE OF OREGON ) COUNTY OF JACKSON ) On this day of , 20 , personally appeared the above-named Law Ayala, the Declarant herein, and acknowledged the foregoing instrument to be a voluntary act. Before me: Notary Public for Oregon My Commission Expires: r Alan :➢.arper - Attorney At Law i 130 A Street, Suite. 6F -Ashland, OR 97520 PRELIMINARYMAP RIDGEVIEW PLACE SURVEYNOTES A PLANNED UNIT DEVELOPMENT 1. THEBASISOF VERTICAL CONTROLFOR THISSURVEYISA CITYOF LOCA77EDAT ASHLAND BRASS DISK IN THE 7'0POF THE CONCRETE CURB LOCATEDAT LEGEND THENORTHIVESTCORNEROFNORTH MOUNTAIN A VENUE & EASTMAIN 31 NORTHMOUNTALNAVENUE STREET. BENCHMARK ELEVATION= 1903.48'BASED ON THE THE NATIONAL ASHLAND, OREGON I ® Q BRASS CAP SUR VEYMONUMENTFOUND GEODETIC VERTICAL DATUMOF 1929, ADJUSTED IN 1956 (NGV029156). 2. EXPOSED UT LYING SITUATE IVITHIN CITI'OFASHLAND BENCHMARK PERFORMANCE OF H THIS SURSURVE3'REONfN200. BURIED UII 004. BURIED UT LOCATED INTHE PERFORM OFLI73'LOGIT10NS "ERE SUR{EY CONTROL POINT, ASDL•SCRIBED DETERMINED BY UTILIZINGA COMBINATIONOFFIELD SURVEYED PAINT NORT HEAST QUARTER OFSfiCT 10N 9, 518"IRON 17N AIONUMEN'1'POUND MARKS AND AS-BUILT"RECORD DRAIVINGS FURNISHED BYTHE RESPECTIVE TOWNSHIP 39SOUT11, RANGE I EAST, WILLAMETTE MERIDIAN PROPERTYBOUNDARS'LlNE UTILITY COMPANY REPRESENTATIVES, ARE APPROXIAIATEAND SHOWN CITY OFASHLAND, JACKSON COUNTY, OREGON HEREON FOR GRAPHIC PURPOSES ONLY. FIELD VERIFICATION OF ALL NEIVLOTLINE BURIED UTILITIES MUSTBE PERFORMED PRIOR TOANYEXCAIATIONOR FOR BOUNDARY LINE CONSTRUCTION ACTIVITIES LAZAR0 AYALA FAMILY TRUST SCALE: 1 20' - - CENTERLINE 132 SVestMain Street, Suite 202 - - - - - - - - EASEMENTLINE Medford, Oregon 97501 -.-x-x-x- FENCELINE ( SEWER LINE --i --I }{ATF.R LINE - c BURIED NATURAL GAS LINE 21' p r BURIEDPHONELINE TAX LOT 501 TAX LOT 601 rao- BURIED FIBER OPTIC LINE o ate- OVERHEAD POl4ER LINE ASHALT DRIVEWAY CONTOUR LINE - GUYANCHOR 184.95' _ \ - *Pp POIVER POLE to I'.. x-r-.-.-.- 9' _ - ~0 OWFI HATER METER ZVA' IVATER VALVE 14 fH FIRE HYDRANT ory7 e,e I emu. Ocu ELECTRICALE7ER q ) 43.00' \ ~I p ss ,SANITARY SEB'ER MANHOLE ,7,5 1 I q 789 o p ~T PHONEPEDESTAL I F-L j / 23. p00' ) I A LoT'1 " A1GV GAS VALVE 27 S.F. CONIFBR TREE (AS DESCRIBED) fL ..~fY ro~1898 / ~ •`YL DECIDUOUS TREE (AS DESCRIBED) 4' Ni ✓ ~5` ' : ~ N LOT 10 OI rn'[! 11 of L07' 12 2013 SF Sq5 311 S.F. 1395 S. 1 t1 / ~m C ASPHALT SURFACE / / EXISTING BUILDING z ~Id o q PROPOSED TOWNHOME ? ' \ I(7bl(1,NA A o m 29A7" X696 c , r H % w h o e o \ al PROPOSEDPORCH w {J~`g 60.06' 87k7 + _ _ 65.00' IGS.Gr _ j~ ~ 1 y YILOPOSED ACCESS EASEMENT -1898 - / j f PROPOSED COAJMONPROPERTYAREA 1495 S.F. . rt o i I I I .65.00, I ' o 0 1 I 1895 1 L °o a s LOT 9 $ LOT 8 °o LOT 7 °o LOT 6 w 1627 sF. n I / , m 1054 S.F (m. 1426 S.F. Ie .1426 S.F. 1510 S.F. \ ~1 I I - 41 h REGISTERED CONCRETE PROFESSIONAL n DRNEWAY H / it899~ ~I I% LAND SURVG 1 X-X 01. m ~~~T Y I 1ILI,E 1 nri- m 1888;ge REGON V .M.Y I/, 1990 f,~ f 14H 33.24' 23.00' 6 P.UE 23.00' - - 2J 00 190D,i p l l 60.04 SHAWN KMIPMANN zees Ms 214 70' ->9p7 ASPItALT SURfAOE ty} RENEWAL DATE: 6/30/2015 ALLEY DEDICA77ON \ I' 4 I ""I QI 215 s.F A L E Y ce s AsPUr Boo- 274 SURVEYED BY: DRbEYMY . , , r t FRUIT POLARIS LAND SURVEYING LLC P.O. BOX 459 / / PARaNC cone ASHLAND, OREGON 97520 TAxLOr1401 / LOT 1400 300''; 30 (541) 482-5009 / AO DATE: MARCH 5, 2014 PROJECT NO. 152-04 Assessors Mop No. 331E 09 AD, Tax Lot 700 POLARIS LANG SURVEYING J 3-00--2074- R E V I S 10 N S SITE PLAN (NOTES; ;PROPERTY DESCRIPTION: I 1. PROPO°E0 UNrr OENa'N:12 UNITE (14 r1anrU.LGIVEDI 1. LEGAL CESCWPRON: 30,E 09AD. ta\ LOT 700 ZONING: P.-3, HIGH DE1JSi7Y MULTI-FBI-Y R? rEM1AL 2, BEDROO`9 COUNTS: ( 3. CO)-'PR'OHcNSNE PLAN: t L LTLFAt'iILY RE517EN,M IL 4 OVF_RLAV IGNE PF-riESTRAN FLACES . c"LEVEPt(?A)' 3ED12GZf1 UNITS ONE(1)2-EEDRG.~M UNITE 5. LOT AREA 30,6671dSO. FT.(0.704,AGRE) TRrV.. FOR P.UD. 35 BED R00,'~5 6. a°,S DENS,'T`f:20 UPi175r '.GG°E 7. S,TEMAX DENSfTY CALCULA-0.1j. 20 X 0.70A=14UNITS 101-0" Puokc Utility Corridor 3. REC'rREO PAR.VNG SpPLEE:23.5 1 PL 4. ON STtE PARKIi,!G 5PACE5; 2.3 <,G'r{g5F 2 I r^•rIA5E 1 > 15 i:_f L SIZE OPACES (12 IN G,VZAGES) A .,CE (14-591 GFEN GC`iPPC.75P PLES) 1.0% SLOPE v 5 UNITE3 S-G7:.'P4 FOOYA6E 3EEDp-lom UNIT TYTrE A-3 (8 UN1T5) - 1260 SFH 7ED _P,4:E / - -1 GAP4vC Ga..E j ? 263 OF 1532 OF TOTAL FLOOR E'P?GE F.~Ch ( I o SvOP~ I If s T 3-FECR CM UNi T'FE ;43!(3 UNIT S) 3-CAR 1 2GH~a ED I ! I PARKING -77 jJ k ) f BAY 2635E G/W.A.E SPACE_ 0.73 OF FLOOR SPACE EACH mmvlaranneG A TOTr~ _ _ - - 1• \ P a ' 2-BEDROOM L9V1T TYPE fr2E Us m ! 1 1 - 1,072 OF HOIT-1SPACE I q 8 6.5 fir, %3 OF GARAGE GRAGE i < [T] ,'33 OF TCXAl FlCR SPACE t9 eI G 1896,36 l i PUD. TOTAL FLOOR SP11 E 0.010 OF 11896.10i F! I ~ ~ ~ 1 6. P.U.D. FLOOR AF_PA RATIO: 5874u OF LOTA~.A I 1895.20 189520 189S.20 t 41 I ( I - r r5 i I ".FAI.U4 C,'- k n 3 - 7. 30.637114 OF LGT Ar.A I d 1'IA I- ~ - _ I 3. LOT COVEP.aG iOM3ACfP G ALL(JWE6' 23,003 5F Ir1PERVOU3 (7".6) SECGND I ^a, z+- ea E I I, I ,LCp¢AGE <2,.81EFINFER14OU5(yd3 e) LEVEL ! 898,5 ! . fir. a~ Acr, , 5E"!6 I - F ' ~I ! I I ~ 9 CO^"ION OPEN PACE. UJ ENGINEER arr4 - 1 T _ kEQURED'i 43 ~ I { ~ 1!197.06 ~ S ! (?~~~~~1)`~(~~ E' 11896.9 ei 11 1 rJ u (L ,A '16.4;U P ( ) ~ OPEN 5 -1CF_ 5,0291 OF GTU i / i G N~J,IN 3 v2 ! ® - - Ei 1 0 TI ON .:A 2A a=F T w 1116ING T D p_ 10 RGOR.A A r~ II1 ~ ,umnse rzv .uxG.am(votm .i&4 1 fnA00AL'~PI NIkE.llS(f.U.l aJ "F V (8%) ,,CTUALPEc.SPPCE<E2OF(86) 1897.0Fi.F 189255 -1 j _ PROPERTYUNE - ~ wrm.PEnce - 1897sv 8.. fIC ~j E~' ('afd• Laz Ayala ! ~i I I Meadowbrook I~ Townhomes LLC I COMPACT PAAk111G 1 ) 1 I I 6C4ralr0ak,Court r ®d AT LANDS Mhland,OR97520 I F~ tI F - ,,..rAU t r CAF n , ! I u7+z unvnux ~ ~ - _ ' ~ _ (OM1'9AR PAftpHG ~ s • I I I Ri ~e +t d eVl W - ( 1900. in, flr. Townho111e5 I 1896.89 I ~y ,I ~1 I I I ~./1396.73 I ( I ! PIIO1CQ AT STORYUNE 1899.5 Fin. Flt 37 N. MOUNTAIN AVE. AWE 1900) Fin.Wr. k I 1 I ASHLAND, OR 97520 'j i 1899.26 q ~ ; I siA;l AADPARKING ` ~ j I I x899.1 1900. ' , firs I 12 RESIDENCES _ 'tj I ;I STAI:DARDPA.IIIG COIRACTPARpIIG d CRAWWGTI'f1.E =za-v 6 1900.301 a-' I `L900.30~ 1900,26 I - 69E.o ~ :~I I I Site Plan ~I STAR'OAAOPARKING I I "TANDAh PAMING ! t o~ I I;1 ! 189e.6~ 900.1 1 9W]~ vo014 g s - IC I ETIJ - I I RN ° I -5T N A 1 I I U, C iT-- ~0 (VI 'EHICULAR ) 1 EXISTING ALLEY " ° NTRY- GNE o 10 3~ o 00 1~0 SIHEFT EdE aX4,INCH _,OFEET I SHEET NO. FIAEIhDRA1R~_ gym. OF 22 SHEETS 03-04-2014 R E V I S 10 N S 2AA IauTTER EE EE GETVJL COMPOE(TGN 5H 'rC.GFV6,A4_EL-5 ED EYOVME27Y- ~ I I ~ / WOGD E YE7A'. CW--' ATGGG2 I T,it~N.\VALL aT5ANN.V- ~F~EZE1'IC REL 5 24' / Q ~ 1 F m r V / Ilr .l - d. J ~y-LI-AtEO rzcM' GCGR A5 5'L" cErsnmrvx.'ss rYV sYaanEerYV. NSOL'nNG ENGINEER s..R~ti~ IJGFT- 0 J'°TOw STRUCTURE E>CrF --L-O ELCQ:TYO, EME2'asEe AT FCt.NC. 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A6.1 OF 22 SHEETS f ~ 03-04-.2014 R E V I S 10 N S M1y~ C+iE E♦~i.T/~~E / n - - . - b _ Flu Fj1q- FUR \ ~ ~nc55 ~I UNT 5 UNIT 4 UNIT 3 e 'Wbs UNfT2 UNrf 1 PRCNT t) UNrr 10 NORTH MOUNTAIN AVENUE (EAST) ELEVATION NORTH ELEVATION 1 CONSULTING ENGINEER N ° ' STHOCiURflL j I I I rcarnur~u;ar~v~sms suegsurD'oiaT -I - - \ - a~rnroen,owrnvcr:ai ilrreuss~P,gT / f j - - Laz Ayala - - Meadowbrook ~ TownhomesLLC _ 604 Fair Oaks Court Q❑QQ ®QQ❑ Ashland, OR 97520 v1d - UNIT2 01 UNIT3 GV UNIT4 UNrf5 EL.: 1-003 I Ridgeview IO N f~NTECO OF-1Ea WC-r UNIT5 0 UNIT1 6A¢>GEGGCaw>=cenLOMS~ m NOTE:GRADE ELEVATIONS TOWnllOmes GNEN ARE EXISTING, 5EE CIVIL oRaWINGS FOR SOUTH ELEVATION PAO,ECrAT VERTICAL. OONTROLS WEST ELEVATION 31 N. MOUNTAIN AVE. ASHLAND, OR 97520 BUILDING 1 12 RESIDENCES SGA:.~ 1/8 INCH I FOOT DRAWING11TtE Building 1 r~ux:nF-+.vE01vr Composite Elevations - 3 > - ARCHITECTI, _ DER av. e ~UU \ - _ ; -AX UNr2 UNff 1 ~ ATLA+L3.RY- i 77:7~New'Ay 25-0 ,tilr~E SHEET NO. SOLAR SETBACK @ NORTH PROPERTY LINE A6.3 ADJACENT DRIVEWAY OF 22 SHEETS Vn _.VIN[hTVS.TYP. GME2:OC34T I. CEP'£NnD~W9 PPNEL 'CG~wt1E2 Q~ IT GGNSIN~~ 03-04-2014 REVISION S s VTHE~v.GN- N~ns~ I sa HEM., Tav 041E EKNT/ME I EE:LN~ LEV. EETB^GIC /I( II - - _.a l._._._._._._._._._._._._._ I ._.t._._._._._._._._ _ E_'6:3.'a ❑❑❑❑r O~ OO ❑ ❑ FIN. E W w 1P Go,, flWEG \VO:A ^No 5TFEL T24-H OMV BTL RPE PIiJ."'kWR vi 5TE.IYP. ENI;:.JRE _wur„acEria:~NRVw. UNIT 9 cE1-WNr1TIc-usUNIT9 UNITB UNIT7 UNIT6 \~ffQE 4'fiWN SH4GE0 Tt➢. Y]-0' WE5T END ELEVATION ALLEY (50UTH)ELEVATION ~V FiTGti .f-FN3liJ GEMEM111C{15 EYYN5. LNE (F UW-.'~IGf1 ViVYL LLE~aFETCRY AI4NNG rQC^F METAL r3JT1EQE r- TYR cGMC,'.-~' FJ -W1h:AVS. TYP, / ?N7 CL~VN°PGI~TE. TW, wc: I I uNE5-IFFC -Arw,NRV wawFnxwTMM5. ATINT INT-E!G%N O,~EC TIP /f I - 1 - ~ ar~ro~ncNSrTt.~~.ttP.=~ ~ i L-- -~r---- -2 I r5 I L waco.+Mwuc-rrsrEe - TREL11.Es, TT-P. - ----scw0_assPAnoc,rw pp I FM1N ` ~ t \ \ IE-E- RN. FtR .1 ry "V ` n - FIN GRATE AT T24SH BN EN'_ ETEELA\LNiJS CGL~T'WVLI EChLElI E+LPE,TW, in v'.~ I - -E'DE EFV. ~-1Vl UQQU04T© CQNSULTING ENGINEER UNIT 6 C'NCPY UNITE ENrRrcor;l~rHV UNIT7 UNIT8 UNITS r- STRUCTURE uo-+rs. 7'P, o. EAST END ELEVATION lL3Ri4l$NAYRN,a41I9 AIN9AU1(1'OICSI ,IIFDWRD,OAFS.Wq(v11 ill R9.b25 (FUI COURT ELEVATION o NdER LazAyala BUILDING 2 Meaaowbrook z S".,ALe Va NCH=1 FOOT Townhomes LLC 604 Fair Oaks Court - Ashland, DR 97520 AT uNa u cx.v ~ {~IT/(U73T6 \1'GI:D G1T.\9H~G1V =oD~S5vLPERf5tT0ax \P5GV~Eh FECLR _°ETB4GK) - - 0 U2J56 MWI'L CLEQE5TCRYAV,NfNG J " ~ ~rca:, .O,Oi~45 n vs. rn:~ ~CCraosmGNEHN3-E4:TY.. vei4o Ridgeview M D CVNSPs z sasl Townhomes .wcccwNSxvrs.TrP. ' ._._._._._._.1.~. PRDIECTAT ° 31 N. MOUNTAIN AVE. ASHLAND, OR 97520 - - - 12 RESIDENCES S I 1 LNR RN ftR / - 1$ ~EL 1995 L3 GAQ.E~ AT CG.R ~ . - - - - - - 1895 DAAWAdGTIRE I I 1897 - ~ 1893 "fro L~' -E` X116 Buildings 2 & 3 COURT (SOUTH) ELEVATION 5 r . EAST END ELEVATION ATLA+L ~"E 3F 5,B" Composite Elevations T ' - - - - - - - - A R C H I T E C T'I - t - , - - ❑❑❑❑1 _~I ~I to _ i \VC."D\VATEQi,+BtE L.- UNIT 12 - - UNIT 11 UNIT 10 TQ+'I "tics, NORTH ELEVATION WEST END ELEVATION SHEET NO. BUILDING 3 - - =ca EU8LNGH_1500T OF 22 SHEETS PROVIDE MTG. P, ORM E LI S I O N S ASREQD -ATT4 3EGURELY 03-04-2014 fl FOR FA.U. P10UNT(3. HDWE, ore efr more AT 71C MTD. FA.U. - VERIFY SPACE, VENTG., AND O.SA. REQTS. FAUX CHIIMNEYBEYOND - _ _ _ \ 7_X• SEE COMPOSITE DWGS. FOR BLDG. #1 LOCATIONS AT rt--t= yl-- n n END UNITS ONLY M. BR. STUDY BR, 3 TRELLIS CANOPY AS OCCURS ~ y 1 / Ip ALI - _ . - O ry GARAGE- N" S-7 VARIES - SEECMLa I r• FIRCJ'T LEVEL COMPOSITE III ~)NSIRTING ENGINEER p - _ - . D----- -VARIES-VERIFY PE c - STRUCTURE / II I I 1 I I I R 4 oFl~-ITT➢ON5,Inc FIELDCONDITION - ~ . ~ 1 rt PNL'ff'ul'L\+'E4iRS neamvryalai UFDh]0.n, (VIFf.(AY9TiW >I115liIP.4\) SEE STRUGL DWGa / FOR FOOTING AND A-3E SECTION RETANING WALL DESIGN,TYP. LazA ala e.ia c =IFCa PROVIDE MTG. PLATFORM " Meadowbrook AS READ. -ATTACH 5ECURELY TOwnhome5 LLC FOR FAU. MOUNTG. HDWE.- 604 Fair Oaks Court ATTIC MTD. FAU. - Ashland,OR97520 VERIFY SPACE, VENTG., AND O.SA REQTS. Ridgeview ~ Townhomes PRNECTAT N \ - 31 N. MOUNTAIN AVE. 1 0 - PLANE OF SOLAR ASHLAND, OR 97520 r ---------II-- SETBACK-VERTICAL %I V LIMIT ~V 12 RESIDENCES TRELLIS CANOPY III " M. BRA ST DY AS OCCURS DRAYANGnnt SHELF Building Sections as U/1 ;m y A-3E &A-2E TIC ~ I j - - . L-= - - - - N ARCHITECT;f CEMENTITIOUS BOARD N PANEL SOFFT o GARAGE DINING11 ~.I L, VARIES - SEE CIVIL 8 1 + I I fi ~ FIRST LEVEL COMPOSITE ---1 n n E DWGS. ---i j! i-AX 1 I I -ti . _.A~' - VARIES-VERIFYPER - FIELD CONDITION - 0 SEE STRUGT. DWGS. SHEET NO. / A-2E SECTION FOR FOOTING AND 2' MIN. SAND FILL U/ RETAINING WALL DESGN, YP. A7.1 ca . pia cN.I FcoT GONG. SLAB OF 22 SHEETS 03-04-2014 R E V I S 10 N S nJ.. C4TE E~EM/~:'TE ( " I r F---I II I J L I '1 I &04 I I I ~ A q 00 \ " CONSULTING ENGINEER I F FIN. FLR. ELEV I r- " o SiH~C1~Rfl6 goo.~s a _ OLDTIGHS,iur 1900, = a P.L. a mx nTa amv inussmrvma V9T H8llli PU }L MCfiORD 0"L[3 .N AI. I , 1 E:_ I i - x~nneef~ss r- 1895 o«rvE 00 1893 Meadowbrook r-i 00 - TownhomesLLC 00 E-7- 604 Fair Oaks Court T-O' 4T-0° 2g'.6" e;7{y' 24-5" Ashland, OR 97520 SITE SECTION INTERNAL SOLAR SETBACK Townholmes SHEET SIZE: 36 X 24 I SC,A.LE: 31I6 INCH =1 FCOT ' PROIECEAT I 31 N. MOUNTAIN AVE. o c sc ;o o ASHLAND, OR 97520 12 RESIDENCES DRAWINGT1RE Site Section ARCHITECT'; ~L ° ~3D I r,,x SHEET NO. I . t OF 22 SHEETS t U Z y 3- GRAVEL PATHNNAY U PROPERTY LINE PHAs- PRASEI PROPERTY LNE E. W CL a • CBS 0 BS .II MR I,IR POTN 1-F FAA = - 6cHOr Q N sMAX .-ASPNAITORNEWAI'/J/~ dISL - Gl I ~V~\/ f ° - r AN 5l1AWt W W ' 3PHGP PAV64GBGRDER - • • I \ _ 'v ~ 0 FOR PEDESTRIAN L CL IN^ 6NANF ( ACCESS yI.STYJ YUCC y ` I 4VC 01 Z 30AP5 - 1-0ANS 0 Z r {P]PARKING I\ 4GRDT Ck 0 R y f0 3-CHOT • MI \r/ 85~ `BS 33U%S W W W (P) WALL \ T r IWnn a ~ {PIPARI(ING (P)GARAGE IPIGARAGE I - (F)GARAGE 1 _ Bs as _ V 0 y oa (P) PNtIGNG (P) GARAGE (P) PARKING - 1JRAA _ 2-DAPS Q y w - / - 2-0ars BSS 60Uxs W COLOR MIX Q 0 = CL Bs y T OF DECORATNE GRAVEL 3PNi5 < ~ Q • CL RT (P)GARAGE CL C \ 2 CL - 2.Y000 _ BS I / - I 1 (P) PARKING ?.BUM CL 5ISL "I .vucc r ~I a SCHOr C SBERA 2-CHOT Cl 3LHOT 10 II ISTYJ 12 BERT V~l 1ANOP ISTYJ IsTYJ 2AERA _ z'OFDECOPAnvEGRAVR Gs? -PHOP WHF - es (P) GARAGE 3AlBIS 0. T ' 4NANF Id IFBUks BSr,BS "T iB4)ARP b0ER4 ~ • TL - ~ I, 4NANF ~ z ,SrYJ BS ~ i F I 85 B r89 84 BS 09 B6 as - GPHOP as I i COLOR MIX • %0 FT'f _ r BA La DA, Dh ~ I, r~ 65 'G Gil r , it RR r"'~ ' J\ MR p [v C1i Ilr J J(fAIX C ~Lf ')JJMI B4 gA L( &BERh (P) PARKING _ MR R osTE t1r. HA, STATC O• 'O POTN OR r,) V 1 BA Bp BA . BA BA RA B6 BA BA 1 EPA Vii Mft 111 BA MR pp p~Y. SPANS ~BA 'p 13NJ r ✓i aUtra uaEPf IS Nj W14,11 MIX SauxS 2-0APS (P)GARAGE as Ts Bs I G-Sms E A MANE = TOFDECORAnVEGRAVEL Bs t POTN 34" 6BERA 2-DAPS 2-DAPS Revision Dale: 1RHOP 1SIYJ 1PHDP ~ i - 0 r '4-0INP SBERA 0 ~I•PHOP B ISrYJ 7 6 • J 1-BERT 2DAPS 39ERA / I~ - ---I COLOR MIX - BS ' - - 2LNOT - as S MR - (P)GARAGE as BS ^ 167.UHR ,BAPS - \ 6 DIUav p Drawn By: O ~ PAVIN BORDER NRIIHE s V Ir CB • 1➢)PAANING FOR PEDESTRIAN, ACCESS 11X7SCAe: I•-2O'-J• 6GSL - - 24X36 Scale: l ° =10'-0' IPI PARK114G 16-PANS - M 3uxs • / ` 644ANF - 71AU%s 68ERi5 [as M, 1~HGi AN &HFJd$ ' B5 • as as y 1B5 / ~_IC I CL Cl Bs BS V 741FMS DS 60ERT LI - 6YAN5 • (P) PARKING (P)GAAAGE (PIGARAGE (F) PARKING iP)GARAGE (P) GARAGE -(P)PARIGYG BS L I Y V, S > - Bs) C CL i 65 0S GB POTN 7-CH BS as 06 as as as IS 123U%9 (P) PARKING % r as D e 4iE61S B9 ( LL as Ins, 11RAP ,.~tl\ B6 8 °...I IAR / r as as as us rrT UKS as Bs Bs BS 85 B Jr T T A gg Q {PITRASH __6H5:S L , „ W ~B9 &9~ I .2 sHEFL, LU F Z 9-NPNF 3.6. R. S_BERr h z Q 7 Q P20PERTYLNE (E)P1t1:1' •PROPERTY aIIE Q - Lu zz MQ F March 3, 2014 0 1'G 20 30 PLANTING PLAN L-i Q I U Z U w Q N d LLJ 0 N U vJ Lr) 0 0, Z Q Z 0 w 0 w w w 4 0 w F- o u U w Q 0 y o PLANT LEGEND C v) z SECURING TIES USE w CATEGORY SYMBOL SCIENTIFIC NAME COMMON NAME SIZE RUBBER HOSE AT BARK 0 0 = TREES FPA4 FRAXINUS A,'AUTUMN PURPLE' AUTUMN PURPLE ASH 1,75° 8"mN Z 0 N FRAP FRAXINUS A.'AUTUMN PURPLE' AUTUMN PURPLE ASH 3'\. J Q Q GINP GINKGO B.'PRINCETON SENTRY' PRINCETONSENTRYGINKGO 3° STYJ STYRAXJAPONICUS JAPANESE SNOWBELL 1.76' SHRUBS, SERA BERBERIS T.'AUREA' GOLDEN JAPANESE BARBERRY IGAL 1X4 BRACING PERENNIALS BERT BERBER IS T.'ADMIRATION' ADMIRATION JAPANESE BARBERRY iGAL AND BUXS 13UXUS S. SUFFRUTICOSA DWARF ENGLISH BOXWOOD IGAL GRASSES CHOT CHOISYA TERNATA MEXICAN ORANGE 3GAL 2- WOOD STAKES (3) CISL CISTUS LADANIFER CRIMSON SPOT ROCKROSE 3GAL SET ROOT CROWN 2" DAPS DAPHNE T,'SUMMER ICE SUMMER ICE DAPHNE 2GAL ABOVE FINISH GRADE HEMS HEMEROCALLIS'STELLA DE ORO' STELLA DE ORO DAY LILY IGAL MAHR MAHONIA REPENS CREEPING MAHONA 1 GAL MULCH: 2" MIN, KEEPING MULCH 1' NANF NANDINAD.TIREPOW'ER' FIREPOWER HEAVENLY BAh1B00 3GAL AWAY FROM TRUNK PANS PANICUM V.'SHENANDOAH' SHENAIDOAH SWITCH GRASS IGAL PHOP PHORMIUM'PLATPS BLACK PLATT'S BLACK NEW ZEALAND FLAX 1GAL SOIL SAUCER: USE PREPARED YUCC YUCCA E'COLOR GUARD' COLOR GUARD ADAM'S NEEDLE 1GAL / SOIL MIX 4° J/ ROPES AT TOP OF BALL SHALL BE - hIXES( PO~TN tt v.. CUT. REMOVE TOPI OF BURLAP. GROUNDCOVER POTENTILLA N.'NANA' ALPINE CINQUEFOIL 4"POTS @1Y O,C, 4 NON-BIODEGRADABLE MATERIAL SHALL BE TOTALLY REMOVED, COLORMIX ® COREOPSIS'ZAGREB', SANTOLINA VIRENS, 1 GAL @ Y O,C, HEMEROCALLIS'STELLA DE ORO' BACKFI0. WITH PREPARED MIX OF 25% IMPORTED COMPOST AND TOPSOIL AND OA 2XBALL~75Y<NATNE SOIL NOTES DIA MIN, UNDISTURBED NATIVE SOIL 1. PLACE I2'COMPOS7/TOPSOIL BLEND IN ALL TREE AND SHRUB PLANTING AREAS. TOPSOIL PLUS BLEND AVAILABLE FROM HILTON LANDSCAPE PLY, NOTE: STAKE TREES ONLYffNEEOEDANO 2 INSTALL SOIL INSTALL SOIL BLEND IN 6"LIFTS AND TILL THOROUGHLYTO BLENDWI EXISTING SOIL. REMOVE AFTER 2 YEARS MAXIMUM 3. PLANT ALL TREES AND SHRUBS PER DETAIL 182: LA SHALL APPROVE ALL PLANT LAYOUT PRIOR TO INSTALLATION. 4, MULCH PLANTING AREAS AFTER INSTALLATION OF PLANT MATERIAL WITH 3' OF DARK MULTIBARK, Oft EQUAL. 6APPLY DEER SPRAY TO ALL NEW PLANTS PRIOR TO AND FOLLOWING INSTALLATION. 1 TREE PLANTING DETAIL 6. PROVIDE AUTOMATED IRRIGATION TO ALL PROPOSED PLANTING AREAS, 7. FENCE ALL NEW TREES TO PROTECT FROM DEER. REMOVE AFTER 2 YEARS. Revision Date: SHRUBS SHALL BE SLIGHTLY HIGHER IN RELATION TO FINISHED GRADE MULCH W MIN i PRUNE DAMAGED OR Drown By: ~r# DESICCATED ROOTS CB i. - GENTLY COMPACTED SOIL MIX 11X17 Scale: l'-2D'-0' SCARIFY PIT BOTTOM 24X36 Scale: 1 10'-0' 150mm )6') MIN. 2,5 X DIAMETER OF ROOT BALL 2 SHRUB PLANTING DETAIL w Z w Q Z L) Z gz0 ri 0 3:~i 0 w_ w 0 Z 0Z I MQ March 3, 2014 - PLANTING LEGEND L-1,1 0 10 20 30 U Z p su w x 0 ~x N ~ x x x x x Iw- 0 - - - - -x. - - _ Q - N V) LO s1cE Igg3~ 0 I 1 u x - gA Q it / 0g~ 0 Ill a' ti L W 0 / - 0 X V o x-x ' - - - 89 t, Q 0 z ra r r ~ I~ Q Q I ~ -b Ig9~ I I / i i TREE INVENTORY TREE# SPECIES IGOmmon Name DSH CROWN RADIUS NOTES , i. IN INCHES IN FEET : 7 Pkea pwgens I Blue Spence 20 28 remove 2 Junlpems c.'toNbsa'f Hollywood Juniper 10 remove 3 Juntpems c. 4orulosa'1 Hollywood Juniper 8° 10 remove - TjJt%,, f % 4 Pnmus spp.JChapy Tres Multi 3°7"4' 16 remove ~ 5 Populus MdrocaNef Black Cottonwood A9Nd 12'10°8" 20 remove j - _ 6 Populus Mthoompa l Black Cottonwood 16" 20 remove - ' 7 Populus bchocema l Black Cottonwood 12' 18 remove - r, l 8 Populus Mchoompa I Black Cottonwood Muld 6',4",2' 12 remove r a e; ~'ro 9 PoWbs bldwcarps l Black Cottonwood Multi 6',4',Z' 12 remove ' - - - 10 Populus Mchocerpa 1 Black Cottonwood Multi 8",6',4' 12 remove wjs'T p t 11 Cabcedms deomrensl Incense Cedar 18° 20 to remain - I OIfFGOw ; LEGEND o h ~c r p i Existing tree to be removed - - `1PE AR~~ - Revision Date: o Existing bee to remain on neighboring property \k / - Drawn By CB Total#ofbees to be removc-0:10 , 11 X17 Scale: l'-20-0° _i89s 24X36Scale: 1"-10`-0° - - rjr / kkk P FENCE --II - ~U.rdC . SHED C9 9 t ~ 1 - ( i ~r z xx-x- ( L Q U z 0 Qz J j I 90 z 9+ X X-x- x c~ Q 789 / ~90j X X (E)ASPHM-YA11EY / - x March 3, 2014 X- -x-X-x-x-x-x-x-x / 8 16 24 4)TREE REMOVAL L-2.0 900---/ x AND PROTECTION PLAN vicu4m M" e©~ SCEMUM OF DIUWMCs A PROPOSE RESIDENTIAL DEVELOPMENT Cl COVER SHEET LOCATED IN: gib' e C2 CIVIL SITE PLAN E-10 D4 LAN SOUTHEAST QUARTER OOF SECTION 9, ° C6 ALLEY PLAN AND PROFILE TOWNSHIP 39 SOUTH, 1 EAST ~V. .TAX LOT #700 r- C6 PUBLIC S.S. PLAN AND PROFILE G7 NORM MOUNTAIN STORM DRAIN RANGE 9 1 GENMn NOM 1. All workmanship and materials shall conform to the provisions of DB DEETTAAIILS ASHLAND, JACKSON ` COUNTY OREGON the Standard Specifications and Uniform Standard Details for Public Works Construction, City of Ashlond, Oregon, and the 2008 Oregon CON AM Standard Details & Specifications, W I I 2, The Contractor shall determine the location of all utilities necessary Qw~ \ - to complete the work. The Engineer does not guarantee the accuracy 39 IE 09AD J9 lE 09AD o/ the location or depth of the utilities shown on the plans, The LAZ AYALA POLARIS LAND SURVEYING TL. 50I Contractor shalt pothole existing utilities and notify Engineer of any 132 WEST MAIN STREET, 202 P.O. BOX 459 - - - T.L. 601 discrepancies with these plans. MEDFORD, OR 97501 ASHLAND, OR 97520 ! i (541) 482-5009------ J. The Engineer does not either expressly or by implication seek to - - establish or delineate the property and approximate right-of-way boundaries. fie Engineer has included the boundaries an the drawing to orient the tocah'on of the work only. The Engineer has drawn THORNTON ENGINEERING, INC. property line locations based on the survey provided by Polaris Land P.O. BOX 276 _ Surveying. The Contractor shall contact a surveyor to establish JACKSONMLtf, OR 975J0 horizontal and vertical control for the project. (5411-899-1489 (541)-899-3419 FAX w 4. The Contractor shall use granular materials obtained from on Engineer approved source, The Contractor shall notify the Engrneer of ❑ the material source prior to any granular material placement, fie j Contractor shall not change material source. without Engineer approval. J9 IE 09AD TL. 800 5. The Contractor shell contact the respective Utility Companies to coordinate relocation or reconstruction of any utilities. tV 6. The PVC sanitary sewer & storm drain line shall conform to ASTM 10 11 12 D-JO34, SDR J5. 7. The public water fine shall be class 50 ductile iron. h 18. The Contractor shall notify the following 48 hours prior to starting the work: M ~ City of Ashland Public Works Deportment 541-488-5151 Thornton Engineering 541-899-1489 ■ ■ ■ . _ 9. Use wye fittings for S.S. lateral connections. Mark end of service with 2x4 painted. UE~ I I ( I t 10. Mark tops of curbs with SS' or 1V' at sanitary sewer and water ti I lyj th, service crossings. It. All connections to the existing water system and service tops shall be made by the City of Ashland. All trench excavation & backfill shall W ( 9 8 7 s be done by the Contractor. 39 }E 09AD T.L. gp0 I, - _ 12. Pipe lengths shown are from center of structure to center of structure. Slopes are based on invert elevations and lengths shown on plan, 1J. A minimum 6-inch separation shall be maintained between all water, storm drain, and sanitary sewer main crossings. Any crossings with less than 6-fnch separation shall require a concrete separation as approved by PWD. Water and sewer main crossings shall conform to _ OAR JJJ-061-0050 (I8' min. separation), a 14. Contractor and subcontractor shall be prequoNh'ed with the City of ° - - - - - - Ashland. 15, All concrete shall be class J300 - 314; 0.54 w/a ratio. Design L 1 UI3Lt 1. tlLLi', _ is based on 1500 psi - no special inspection required. 16, N groundwater is encountered during excavation, the contractor l - j shall stop work immediatey and contact a geatechnieol engineer. 9A0 IZ Existing well shall be abandoned per State of Oregon regulations, 39 lE OW 39 fE 0.9 34 IE 09A0 1 39 fE 09AD 39 tf 0 - TLL 1401 I('~T.L.II 1400 TL 1100 1 T.L. 1200 T.L. 1100 z ~1 ~ A. C, ASPHALTIC CONCRETE MAX MAXIMUM B. C. BACK OF CURB MIN MINIMUM H PLAN NOM B.C.R. BEGINNING OF CURB RETURN M. H. MANHOLE C.I. CURB INLET R PROPERTY LINE SITE PLAN RIDGE 1lT TrI'T,{) PLACE 1. This document has been created solely for the purpose of q CENTER LINE PUE PUBLIC UTILITY E4SEMEM1T c .JI 1 G F' IG YY communicating the construction plans for the specified project The CONC CONCRETE R1-3V RIGHT-OF-WAY 11 SCAIf., 1•-20' Owner and Contractor shall be responsible to evaluate these plans and D/W DRIVEWAY SS SANITARY SEWER o m 40 the site conditions and notify the Engineer of any discrepancies, If any E.C.R. END OF CURB RETURN SSL SANITARY SEWER LATERAL I, angwr PLAN@C~Rn" rreasonableeeffthe ortpto distribul euthe trevised plans to the Owns, Contractor EXIST EXLSTTTNC STD STANDARD dm PRELIM. PLANS FOR LAND USE APP.'S _ and Surveyor. The Owner and Contractor shall be responsible to contact OG ORIGINAL GRADE SD STORM DR41N the Engineer to determine if any mv'sions have been issued prior to, FG FINISH GRADE TC TOP OF CURB PRELIM. PLANS - TE/CLIENT PLAN REVIEW and during construction. FH FIRE HYDRANT LION UNLESS OMERWISE NOTED J/10/i4 X PRELIM. PLANS -AGENCY REv1EW 2 These plans are a reproduction of the odginal electronic document. 1NV INVERT OF PIPE WM WATER METER These drawings ore not to be reproduced without the permission of the L/S LANDSCAPING WV WATER VALVE PRELIM, PLANS - AGENCY FINAL REWEIV engineer, They are to be used on this project ony. Any other use without the written permission of the engineer is strictly prohibited. 7R No. 13-072 FINAL PLANS -APPROVED FOR CONS)RUC710N J9 IE 09 AD Tax Lot 700 FILL: 111SEVAPI)WG APPROVALS DRAWN: kid ~p PRO{F~ iHORO p.0. box 96 260 north 3[d street fig WFROU art N.CAUE iwiB DATE: 3/10/2014 ~5 i Nc jacksonville, Oregon 97530 ur+nnsn sr oawiw;cs ka: arc REwsIONS ISSS3 VIRGINERING IHC (541) 899-1489 (541) 899-341P PAX RECORD DRAWINGS OREGON R I D G E V I E W P L A C E SHEET 9 CALL FOR UTILITY LOCATE 48 HOURS 21 E~ !71 PRIOR TO EXCAVA77ON - 1-800-332-2J44 Wk Dp 31 NORTH MOUNTAIN C 1 unrsu oatE is/3l zags ASHLAND OREGON zr.5 4.0' 13.5 4.0' 'i- NEW CONC VALLEY GUTTER, SEE DETAIL J1C3 2.OR NEW 4" THK. CONC. SIDEWALK W/ jJ & 24' O.C. E.W. 3' OF CLASS B' AC PAVEMENT WOVEN GEOTEXDLE SUPPORT FABRIC 8" OF J14'(OSHD) CRUSHED ROCK (MM.) (AMOCO 2006 OR EOUNALENT) COMPACTED TO 958 OSHD (MIN.) SUBGR40E - COMPACTED TO A MINIMUM OF 958 RASH O T-99-86(D) - - - - - - - - - - - - - sp" , RIVEWAYSECTIONDETAIL I c2 SCALE. 1,_4, Ell, E- 195.04' 89.99 -..._vl 75+44.5, 16.8' RT,t, P.C. TC.=1892.601 B Z5' i ".,S C, _ ya 1' ~15+52.1, 20.3' RT., P.R.C. 22.0' 1 C-1892771 T. 11 1 4.0' 14.0' 4.0' h 15+59.7, 2J.8' RT., AT T..C,=1892.981 a r / 3' I~jJ 2,OR 20S 12 HOUSE O 7' 2 Y 0.2 2.8' D' c NEW 4" iHX. CONC. SIDEWALK 'I O ~2 19400 NEW 4° 7HK CONC. SIDEWALK W/ J3 0 24° O.C. E.W. W/ 43 0 24 O.C. E.W. ' J' OF CLASS AC PAVEMENT 16+257 2J.8'RT., P.C. 7,C.=1895.24.* W a I WOVEN GEO EXT LE SUPPORT FABRIC 8° OF 3/4°(b5H0) CRUSHED ROCK (MIN) (Yy I " 16+33J 203' RT, P.R.C. (AMOCO 2006 OR EQUNALENT) COMPACTED TO 958 OSHO (MIN.) J M~TO 1895591 P8915-'IS'E-29.97"' sa:os T.0-18 16.9' RT., P.L SUBGRADE -COMPACTED TO A M G) INIMUM 7.C.=1895.901 OF 958 A45HT0 T-99-86(D) I d d I a 3~3' Z ms I. W I RIVEWA YSECTION DETAIL CONSTRUCT CONCRETE SIDEWALK 0 9'- ro 2 Q I C2 SCALE -4' s[ (SHOWN HATCHED) RUSH IYITH _ X71 W d 9 8 AWACENT PAVEMENT FOR FIRE m APPARATUS MANEUVERING . - . 16+66, 16.9' RT., PURPOSES, SEE 7HIS SHEET BEGIN NEW CURB 1' PUBLIC ALLEY °n FIRE LANE T.C=1896.721 o R/W DEDICAAON SIGNAGE NEW EUR077OUE STREET LIGHT ca+cxAY a¢0 z 0 16+91.2, 16.9' RT, B.C.R. T.C=1898,09t NEW CURB ANO GUTTER EXISTING CURB rtwer 1'TAL! r•.r ss 01 1 s' 1a SIDEWAIX lNING WALL _ MAILBOX LOCATION & GUTTER 6. °00 OT BLOCK ALLEY' NEW 0.21 CONC. 7' EAISIING A.C. _ SIGN GE, BUILDING MUST FOR ~O' ssI S CURRENT BUILDING CODE OR taa' RA~~ r rl sg R 1 ` NEW 4 - - 9 E 21481___ PED$STRAN PASSAGE, TYR) p 2.DR P U BLIC ~LLEI _ - - - DW L7 ACE J S4WCUT' I' FROM i I74,d7' EXIS77NG LIP OF CURER I - ~I6+985, 24.J' RT., E.C.R. i I TC 1898.671 I , 3" OF CLASS B°AC PAVEMENT I ! STAMPED CONCRETE DRIVE, NEW CONCRETE G 1 IA~ SEE 4/C2 WOVEN CE07EXDLE SUPPORT FABRIC 12' OF 314°(OSHD) CRUSHED ROCK (AMOCO 2006 OR E0UNA7fM) (MIN) COMPACTED R7 958 OSHD (MIN.) IRI EWAAY APRON PER CRY STANDARDS 7 _ I SUBGRADE - COMPACTED TO A MINIMUM 1 F WSION CLEARANCE OF 958 AASHTO T-99-56(D) TRIANGLE, TYP. - ING CIVIL SITE PLAN -RIDGEVIEW PLACE BE (4) O CONVERT VERT ED TO (2) PARK(2) SPACES TO sc4i, 1'-20' PARALLEL 0 20 40 SPACES, PER AGREEMENT 6 -4 3 NORTHIIYIOUNTAINPARKING BAY-SECTION -6' STAMPED CONCRETE DRIVE ~Z ,SCALE: 11-4' WITH 14 0 24' O.C. EACH WAY AC PAVEMENT & BASE ROCK - SEE AC PAVEMENT SECT70N "Op NQ 1J-072 f~ j FitE- as~.w.Cnc DRAWN: kid ~~pkO PBOFC~ 1~IDR I~ I).O. h,-< 476 2C,0 nuLth id,hreef DATE: 3/10/2014 ~5 p 1 NC i jacksOn 13L, )rcgon 9t030 STAMPED CONCRETE DRIVE SECTION REVISIONS RGINEERING igt. (541) 899-1 489 (541) 899-3419 lax 4 -~,o CAEGON RIDGEVIEW PLACE C2 sHE~r A CIVIL SITE PLAN C.2 31 NORTH NNOUNTAIN aDSwu a>E 1z/~1/2019 ASHLAND OREGON I BEND AS REQUIRED CONNECT TO EXIST, S.S. M.H., / CORE DRILL AND CONNECT THROUGH MANHOLE WALL WITH PREFABRICATED BOOT OR SAND _ SEAL COATED PVC PIPE FOR CONCRETE BONDING. (1) 4- PSG' 100 L,F OF J6" CUP S.D. 48 °EPM 2-4 106 L.F. OF 8" S.S. 2.5" 50; (DETENTION) 0 0.2X (PUBLIC, SEE SHEET C6) BAR GRATE PUN VIEW 9 LF OF 6' S.O. 100 LE OF 6" S.D. ® 4.2R o j 60" OUTLET CONTROL EXIST. S.S. M,H. 45' BEND S.D. C.S. 2 S.S. MH ji STRUCTURE INV. IN-1889.6 + f RIM= 1893.14t OR T WYE RIM=1694.0 SEE DETAIL 41CJ ' INN. IN=1886.Jt 77 L.F. OF 8" SEE PLAN S.D. C.O. INV.=189215 INV.=1892.5 S.S. (PUBLIC, FLCGARD DUAL-VORTEX (1) q pv~, INV. OUT=1886.1.t m~ MODELDDVSJ6SEPARTOR ae o - _ ~l•D 1 SEE SHEET C6 NEW PUBLIC S.D.,i by 12' CUP RISER CLFANOUf ■ I SEE SHEET C7 PORT W/CAST IRON COVER s), o v 6 I (1NN IN=1885.0) BEND AS REQUIRED 1 ' S0. J6'S.D. IM!=1889.8 70 L.F. OF 8' ® 4 28 E%I5 _ 67 Lfi OF 8" PR TE I w TO BLF S.D. 0 3.5X5- RELO ` I e EXIST. OVERH I ""'N ( q POWER TO BE n 1 REMOVED Wu', - _ W 45' BEND EXISTING WELL TO BE ABANDONED PER STATE S.D. C.B. J1 / EXIST, SPRINT OR T- WYE REGULATIONS RIM=1895.7 7F I TEL IW.=1894.2 11 SEE PLAN (1) 4' /ryx_ SECTION u 10 12 48" OEPIN I 16400 AREA DRAIN NOTES• [ti - PRIVATE AREA GRAIN, nP• 105 L.F. 0 6" PRNA7E 6 SS. M.H. 12 8 1. WELDED 10 CA, MILD STEEL, COATED ALL ~j S.D. ®1.5 a+ (rl 1/s w.M. I SURFACES W/ ASPHALTC PAINT S.D. CO. INU,=1895.J 5 4d pl wM.'s (etoc. gj - at I 2, WELDED STEEL DROP-IN BAR GRATE (ASTM A36), S.S. CO. it 9" 9 5 eD1' 16,000 LB UNIFORM LOAD CAPACITY. I D./w.=181j .75 ' I Q I ~ J. AS MANUFACTURED BY.' GIBSON STEEL BASINS OR APPROVED EQUAL 4• PROVIDE ORIFICE ON OUTLET PER STORMWATER I II 1 1 v _ f~-III xi j R DETENTION CALCULA77ONS ON SHEET CJ. 9~-MST. 4 = , CATCH BASIN DETAIL Ale ABANDONED 1 O a ~i' C3 F-4, , I 11 (MOO. No Scala I '4 N 8) 1 5 J5 - ( II I + M I EXIST. 6" 9 SI p L.F. Of 6 w 0 E I ! WATERLINE S.S. (PUBLIC, 43 L.F. OF 6' PRIVATE OUTLET ORIFICE (SIZE PEI PUN) 110 L.. OF 6' SS SEE S.D. SHEET C6) I ® 3.5X I ' (PUBL) SS CO I n J" PVC S.D. DAYLIGHT - i1 3 THROUGH CURB, i > - u SD. CO. INN.-1895) 1 2 6 IW..=1897.20 T L.) OF 6" PRN 1 I NEW EUR077OUE STREET LIGHT u 58 S.D. 2% 3 _ BEND, AS NEEDED N +31,~ 5. ru NEW F.H. 77 (PUBLIC) o i .sw L I ~ p - n14 S0. C•0. 1,-" EXIST. POWER POLE TO i 1897.30 0 mox• ~ _ ~ I BE RELOCATED UilE'f PIPE I, 7Z (SIZE j I T - • ,I EXIST. 4" S.S. PER PLAN) $ ~ - o - - - nw0 LATERALS _ss ' - 1 s -55 4 5 • PLAN VIEW I e~ -1 .1 I -0 45' BEND NEW 8' PUBLIC SO O. NV=189645 l SEC770N PUBLIC Al" 'WPR0VE41E-NT5 ~ C t~` n CATCH BASIN NOTES• OR T-WYE ~I WATERLINE SEE SEE SHEET C5 SD. C.B. ~J NEW 8" PUBLIC I I 2, 1 SHEET C5 S.O. C.B. vi i. WELDED 10 GA. MILD STEEL, COATED ALL SEE PLAN RIM=1900.64 WATERLINE, 36" INV.=1899.14 UIN. COVER L'-~ (a CONNECT TO "PVC S.D. SURFACES W/ ASPHALTIC PA/Mr, I RIM= 1898.6E PROPOSED 36" S.D. a rxJ 2. WELDED STEEL DROP-IN BAR GRATE (AS7M A36). INV.=189ZJ5.t (CITY PROJECT) 16,000 LB UNIFORM LOAD CAPAC[M 11 ~ I 3. AS MANUFACTURED BY., GIBSON STEEL BASINS M EXIST. OVERHEAD POWER '-4" OR APPROVED EQUAL. TO BE RELOCATED PRINT AND CENNRYLINK MUS71 BAR GRATE UTILITY PLAN - RIDGE VIEW PLACE E PRESENT WHEN INFS. T NO FAR FIBER OPTIC LINES. AREA DRAIV,OETAIL 0 20 40 6G4E 1-0' C3 N.S. PUCE V-GROOVES ® ID' INTERVALS MdX w- 36" OR 48" AC. PAVE. 1 8" OVERFLOW RISER TOY 5• r~+ v MD of RISER ELEV-1892.6 7.1 F VilLLil j~1 R1ll.169S0E 1` - =•1- EXIS7NG FIBER OPTIC LINE - CONC VALLEYS i3 BARS ®9 O.C. LONG. _ GUTTER (!3 8485 012°O.C., TRANS. --c- EXISTING GAS -1- EXISTING TELEPHONE ' EXISTING ELECTRIC STEUP `R° ° " O" 8' OUT 70 , VALLEY GUTTER DETAIL - - - - - EXIS7NG CABLE TV STORMFILTER C3 No Scale 9WHOLE EXIS7NG IRRIGA770H 36' WV IN-7889.6 12"BOMP JOB NO, 1.7-072 EXISTING STORM GRAIN w FILE RI5EM4P.01P6 - -ss- EXISTING SANITARY SEWER 8- CAP N71R 2 118' L4l ORIFICE BOTTOM DRAWN: kid D TROPE iHOR i0 P.o. box 476 260 north Std street ALIGN WITH rwrm of DATE: 3/10/2014 e1~G I N eCTr L` Jacksoltcille, ol'ego0 97530 - -v+- EXISTING WATER OF LE ORIFICE T PIPE TO OUTLET PIPE B' TEE FrtBNO REVISIONS 15,973 r I {,`RI I NEW STORM DRAIN (54I)899'14$9 (541 899'3419 (fl% - NEW SANITARY SEWER v OREGON V RIDGEVIEW PLACE SHEEP NEW WATER 4 ETENTION CONTROL STRUCTURE 21 UTILITY PLAN (;3 No Scale NF J, DN~'~ C3 31 NORTH MOUNTAIN ELI OAYE 12/31/2015 ASHLAND OREGON i UTILITY LEGEND EXISTING FIBER OP77C LINE - -G - EXISTING GAS rr,' EXIS77NG TELEPHONE ~P- EXIS77NG ELECTRIC EXISTING CABLE N EXISTING IRRIG4770N - -=n- EXISTING STORM DRAW - -SS- EWS77MG SANITARY SEWER h~ - -sr- EXIST. EXIS17NO WATER 4" ell WATERLINE NEW STORM DRAIN E ( 01 ;r j fr NEW SUMMARY SEWER EXIST. RB AND I 9 8 7 6 GUTTER NEW WATER _ .117..-_ PJ au1 p - J9 IE 09AU i i . 2+54.3, 13' LT _ 3+08, 51' LT, 7 w T.L. 900 - _ i NEW F.H. ASS BAY, 0+1L2t I 8' 90' BEND (MJ) NEII B' WATERIJN FULLY RESTRAIN i , 5,1' LT, - FULLY RESTRAINED 4' TAPPING SLEEVE AND (PU LTC)_ ° a [y I - O VALVE, THRUST T BLOCK, S.D. C.O. 81W 4° REDUCER, I NEW 2` RETAINING WALL CHLORINATION TAP, ° +43 TO 0+87 i. - - - A I .>I r S 78.0' RIGHT-OF-WAY DISlNFEC710N TREE 1P J6' VALLEY 14 EXIST. 4 S, GUTTER, 0+95 PLUG EXISTING SD. - 87 TO THE NORTH -PUBLIC AT,1,Flr a'I I B.5' 7.5' 1.0' RW 1 ss ss -s DEOICA71ON DRIVEWAY 2 T NE I 2_49 1 ~MATCN lBTING CONC. ` EXIST. CONC, 501, H WC WCUT LINE 36' S.D. ISPIN A DANEWAY APRON ~PROPOSED " ~I REMOVE ALLEY EXlSTWA EXIST, 0.C C. (C- PROJECT) EXIST. B" R TONE (a OF CLASS B' AC PAVEMENT WRKA R STING A. C. I WATERLNE (MIN.) EXIST. GAS . 39 IE 9A0 J9 lE 09 D J IE09 39 1E 09AD SHO) 39 tE 09AD TL 1400 T,L, 1300 .L 1200 LC. 1100 I WOVEN Cf01EXT71E SUPPORT FABRIC CO8' OF MPACTED (~0 95X (IM) TL 1401 (AMOCO 2006 OR EQUIVALENT) REMOVE AND REPLACE EXIST. CONCRETE COMMERCIAL I3 (VISION 7RWJGLE, 1YP. E, TYR E COMPACTED TO A MINIMUM APRON' SEE DETAIL ALLEY PLAN - RIDGEVIEW PLACE OF 95X A45HTO 7--9999--8 8 OF 95R AAS6(0) 0 10 40 Scae 1-20 3+08, 23' R770N TO EXISTING 6' WATERLINE, ~A~ r NEW CONNEC PRIM AND CEN MU 6' CUT-IN TEE AND VALVE, VALVE HYDRANT LLEYSECTION DETAIL E PRESENT WHEN EXCA EXCAVATING SEPARATELY, 8"(6' REDUCER, FULLY EAR FIBER OP71C !INFS. RESTRAINED, SAMPLE TREE, FLUSH POINT, 1' C5 PUBLIC ALLEY SAC' CHLORINA770JV TAP, CONTRACTOR SHALL 0+852 T 70 J +OLJ P07HOLE EXISTING WATERLINE PRIOR TO CONSTRUCTION AND CONTACT ENGINEER WITH ( ( ` FINDINGS, 15.0' RIGHT-OF-WAY 3' CF 314'(OSHD) 4' A.C. BERM TO DIVERT DRAINAGE k ~ p CRUSHED ROCK (MIN) DRIVEWAY ZS' 75' IMPACTED 70 959 TO 84CK OF CCRETE APRON AT EUERI K, HO (MIN.) 6' THK. CONCRETE RETAINING WAIL, 2.09 ZOS 24° MAX, HEIGHT 50' V(}. ' W/ 15's ® 16' D.C., VERT I { #4's ®24° D.C., HORIZ, x PVf STA,=0+95 I 1 1 1 20' 1906 ° = 1906 - I _ _v - pyi-{L-1901:36 24' WIDE CONC. F0077NG ~ - 3" OF CUSS `B` AC PAVEMENT j ( 777 ` - ~''THK;~7/74's 24 OA., _TRANS 8" OF J/4-(OSHD) CRUSHED ROCK (MIN) ~1 ! I ( ( I (2) /4's LONGITUDINAL COMPACTED TO 95R OSHD (MIN.) 1904 1904 WOVEN GE07VMLE SUPPORT FABRIC 4-(OSHO) CRUSHED ROCK (MIN.) FILL M fl - W~ _ a (j,^,._._ (AMOCO 2006 OR fQUNALENf) MATERIAL, COMPACTED TO 959 OSHD I U i COM OF 95%A45HT0 T-999-86(D) A MINIMUM (MIN.) FINISH d n m GRADE + ' m° - 1902 o4: a4 ou I.. Q°- - -1902 - q L z ALLEYSECTIONDETAIL £XISITNG FINISH 7 ° +1100% - -0.509 GRADE 2 ~ CS ➢UBCIC ALLEY SCAM' 1 { +220% w 0+232 TO 0+852 j 1900, 1900 _II h IVY' t t kESIIWNIO Co 1 WESr OF NEW F.H. J,-_1898 ORIGINAL GROUND j »li t 1898 IF- j ! WATERLINE }6`:1 OIER 13-072 1896 J kid 0~ I N s/ ~ p.o. ,r08 NO, rriiNRR~~rrTT r~ acsEUw.aAro DRAWN gEn pF box 4T6 266 north 3rd street ~o DATE: 3/16/2014 F 90 _ NG cksorT~rlle, oregoD 97530 " Rensioes 16, 1899-1489 (541) 899-34 19fax L LLItI ( 1541 PROFILE ALLEYRIDGEVIEWPLACE ~r~R RIDGEVIEW PLACE sH _ SCILE- j.2o,ROmz EET W y ALLEY PLAN AND PROFILE an 31 NORTH MOUNTAIN C5 ars ASHLAND OREGON 0400 i 1400 i ( 2+00 3+00 Hff RUE 14/31 , h - CONNECT TO EXIST. S.S. M.H., CORE DRILL ' AND CONNECT 774ROUGH MANHOLE WALL WITH PREFABRICATED BOOT OR SAND SEAL COATED I al ibfao ' PVC PIPE FOR CONCRETE BONDING. 10 11 I 12 106 LE OF 8' SS PUBLIC) _ - - I - - 1 - S.S. M.H. r~z - SAS M,H. 41 ~I a PRNA7E S0. S.D. CO. (SAME M. H.) - 1 PUBLIC PRIVATE S.D. '~S EXIST. S.S. MH. J5 L. F. is. C,O. 7 (PUBLIC) SO.. OURET COMROL it 0 L.P. OF '8 (SAME 11.) r . 77 L.F. OF 8' S5. ' SO. OU7LET CONTROL STRUCTURE - - PUBLIC SD., - SEE SHEET C5 S. ( c I~~' /rte -s' S. (PUBLIC) I - 1 - S.D. C.O. 106 6F. OF9`S 0 1.6% (PUBLIC) fLOGARO DUAL-Y RTE) XIM 1 t' ' SS,~ - - PR FE S0. - E FIBER EXIST. 8 (PUe~c) 6 xrDROprnaMrc s . R OFnC MODEL DVS-36 V 1:PRIIIATE S.D. PRIVATE S.D. I i P M AND CEMURPLINX MUST RESENT WHEN EXCAVAiINO FIBER OP77C LINES. PUBLIC SS (L NE 'A) PLAN - RIDGEVIEW PUBLIC SS (LINE 'B) PLAN RIDGE VIE W a 10 SCALE 11•20' PUBLICSS (LINE'A) PLAN - RIDGEVIEW 4 20 4 SCALE. _a 0L SCALE- 1-20' 0 d m vs O m d Li v W ~ 1900 1900 _ n _ mo ( m i 071` m = _ i mw o p A FINISH Ck70E FINISH GRADE rc? 18962 to 1898 _ 0 2 - - 1898 - m 1896 ~ w 1 s 1896 , ~ a ' _r ! ° _ z.m FlNISH?GRADE, ORIGINAL Gr<OUfJ~ ! r~3 z~~ I i Hamm D.L. ORIGINAL GROUND 1894 a s.o..- 1694__ - - Y? ?694 j~~ - - 1892__ _ _ -j-- ®i.o>x 1 _1892 1692. ORIGINAL GROUND----~..- - -1892 _ f 35 L.F. OF 6' Plc S.S. ® 3.5X 361 S.D j ~ 1690_ 4 1890 189 1890_ - - - - - - - - s - - - \ '-s _ 3 9 POTHOLE FB,0.1 ( { PRIOR TO S.S. 1 1888 coNs~mocBDN 1~i 1888 ! 1886 i u ~ 1 1 i, ~ i j j j .,s, G v.s~ 1z• ss I i' r - - - _ L 1886 1+00 F00 J 1886 mg as ruar.owc y DRAWN: kid ~aFp pB0 T~ F9 ' ORNIO p.o. box 476 260 north 3rd street k E DATE: 3/10/2014 y~ 1NE si lacksonnlle, Oregon 97630 G l) 899 REMSIONS i5s7a 9 aGINURING INC. 154118991489 (54 PROFILE PUBLIC S.S. RIDGEVIEW t 3419 ray - - - - - - - OREGON SCAM- S RIDG VIEW PLACE SHEET •:z°i~ F 2,0 40 g SS LINES °A° AND'B" PLAN AND PROFILE C6 1' ok 31 NORTH MOUNTAIN 2100 1+00 GviWAZgrz i373i/2015 ASHLAND OREGON I i I I 14 ;I I I J I ' i GRICKEf~2HR I ~ i ~,~1>,~N-AMP. - - EHINGLES AT LESS I ~ I ~L' I~ - I-------- i THAN 381sLCPE I I I, 'CHIMNEY Goo W/ SECOND LEVEL ROOF PLAN 304 Y1N SURF. ROCFINC UNIT 3 HAS BEEN FLIPPED IN CROER TO CONFORM TO THE PARTY WALL SAVE PR=C70.11 REGD. PER THE BUILDING CODE. NOFIL-ECTKATTHE LOWER EAVES HAVE BEEN CUT BACK SLIGHTLY SAVE HAS BEEN CUT SACK HERE WITHIN 3'o OF BOTH 90E5 OF THE TO CONFORM TO THE CODE. WHICH PARTY WALL FOR THE SAME REA50N: - ALSOWCRKSMOREDYtWr'ICALLY TH5 ACTUALLY ADDS SOME INTEREST BY WITH THE CHIMNEY TO UNFY THE BEAINI9 UP THE CONTINUOUS SAVE ON VERTCALA',O HORIZONTAL ELEMENTS. I THI5 LC,N'OEST OF THE THREE BUILDINGS. SHADED AREA BNGICATES I 1 HR FROTEGWN AS READ. PRO=ECTBD CRICKET BY CODE AT UNITS 3 $ 4BEYOND I I I I - - - - - - SAVE - ----J- --------------.1.-' - I I 1..-,-.-.-.-._.-.-.-.-.-.-_-~.. F i I I IT- r7k -4 IT -I- i UNIT5 UNIT4 UNIT3 UNT1 FRONT (E UNIT1 UNIT 2 - PROP. UNE 0 NORTH MOUNTAIN AVENUE (EAST) ELEVATION NORTH ELEVATION TYP, SCALE: 1/8" = P-0' (NO CHANGE) GARY R. GOLLINS, AW APRIL 22, 2014 Ell E-1 RIIDGEVIEW TOWNHOME5 EXTERIOR GOLOR (TYp.) PROPERTY ADDRESS: 31 N. MOUNTAIN AVE., ASHLAND, OREGON ~IzS-'~~ M X112® i Baas ~ I ~ f J - - - - - - BUILDING ONE FRONT (EAST) EI_EVATON - FACING MOUNTAIN AVENUE GOLOIz KEY sw G129 LAP SIDING, PATIO WALLS ENTRY DOOR, UNIT 1 ADOBE WINDOW, SLIDING DOOR SASHES 'R'' 2123 1® SHERWIN WILLIAMS "RESTRAINED GOLD" BENJAMIN MOORE "GOLD RUSH" ATRIUM WINDOWS "ADOBE" 5Av/ G130 TRIM ENTRY DOOR UNIT 2 COMPOSITION ROOF SHERWIN WILLIAMS "MANNERED GOLD" BENJAMIN MOORE 'BLACK RASPBERRY" ; TBD (DARK WARM GRAY) - FASCIA, GUTTER ENTRY DOOR, UNIT 3 I BENJAMIN MOORE "STONE" BENJAMIN MOORE "AVOCADO" { METAL TRELLIS ENTRY DOOR, UNIT 4 BENJAMIN MOORE "GRAY SHOWER I BENJAMIN MOORE''POTTERY RED' ENTRY DOOR, UNIT 5 20 BENJAMIN MOORE "MEDITERRANEAN TEAL" Q i2® Eli ZONING MIT APPLICATION Planning Division 51 Winburn Way; Ashland OR 97520 CITY a 541-488-5305 Fax 541-488-6006 FILE ASHLAND DESCRIPTION OF PROJECT DESCRIPTION OF PROPERTY Pursuing LEED® Certification? 0 YES ❑ NO ' Street Address Assessor's Map No. 391 E Tax Lot(s) 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 l 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, 1 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 responsibil/V l further understand that if this request is subsequently contested, the burden will be on me to . establish: 1) that t produced sufficient factual evidence at the hearing to support this request .2) that the findings of fact furnished justifies the granting of the request, - 3) that the findings. of fact furnished by me are adequate; and further 4) that all structures or improvements are properly located on the ground. Failure in this regard will result most likely j not only the request being set aside, but also possibly to my structures being built in reliance thereon being required to be removed at my expense: If I have an,11doubts, I am advised to seek competent professional advice and assistance. . Applicant's Signature Date As owner of the property involved-ld this request, I have read and understood the complete application and.its consequences to me as a property owner. Property Owner's Signature (required) Date [To be completed by Chy SIaAj Date Received Zoning Permit Type Filing Fee $ OVER 0 Job Address: 31 MOUNTAIN AVE N Contractor: ASHLAND OR 97520 Address: A C P Owner's Name: AYALA PROPERTIES LLC 0 Phone: P Customer 07307 State Lic No: AYALA PROPERTIES LLC T City Lic No: Applicant: 132 MAIN ST R Address: MEDFORD OR 97501 A C C Sub-Contractor: A Phone: T Address: Nl Applied: 03/11/2014 O T Issued: R Expires: 09/07/2014 Phone: State Lic No: Maplot: 391 E09AD700 City Lic No: DESCRIPTION: Final Plan - 12 lots VALUATION Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description Total for Valuation: MECHANICAL ELECTRICAL STRUCTURAL PERMIT FEE DETAIL Fee Description Amount Fee Description Amount Final Plan P S (type 1) 1,790.00 CONDITIONS OF APPROVAL COMMUNITY DEVELOPMENT Tel: 541-488-5305 20 East Main St. Fax: 541-488-5311 Ashland, OR 97520 TTY: 800-735-2900 www.ashland.or.us CITY OF Inspection Request Line: 541-552-2080 t -AS HIK LAN T