HomeMy WebLinkAboutHelman_438-440_PA-2015-02204
CITY OF
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January 7, 2016
Notice of Final Decision
On January 6, 2016, the Community Development Director approved the request for the following:
Planning Action: PA-2015-02204
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Subject Property: 438 and 440 Helman Street
Applicant: Golden/Fields Construction
Owner: Donald and Denise Ferguson
Description: A request for a Physical and Environmental Constraints Permit to construct an
addition to an existing structure within the Ashland Adopted Floodplain. The proposal includes a Boundary
Line Adjustment between the subject properties. COMPREHENSIVE PLAN DESIGNATION: Single
Family Residential; ZONING: R-1-5; ASSESSOR'S MAP: 39 1E 04CA; TAX LOTS: 4400 and 4200.
The Community Development Director's decision becomes final and is effective on the 12t1i day after the
Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of
approval identified on the attached Findings are required to be met prior to project completion.
The application, all associated documents and evidence submitted, and the applicable criteria are
available for review at the Ashland Community Development Department, located at 51 Winburn Way.
Copies of file documents can be requested and are charged based on the City of Ashland copy fee
schedule.
Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a
reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.5.1.050(F)
and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(G). The
ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be
made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding this decision, please contact Zechariah Heck in the Community
Development Department at (541) 488-5305.
cc: Donald & Denise Ferguson; Property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland,or.ns
SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice)
E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to
subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision.
F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below.
1. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action
after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence
during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity
to respond to the issue prior to making a decision.
2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall
decide within three days whether to reconsider the matter.
3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the
decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse
the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any
party entitled to notice of the planning action.
4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the
reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration.
G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following:
1. Who May Appeal. The following persons have standing to appeal a Type I decision.
a. The applicant or owner of the subject property.
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
18.5.1.050.B.
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of
this subsection. The fee required in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the
hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Tune for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall
contain.
i. An identification of the decision being appealed, including the date of the decision,
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before
the Planning Commission. The appeal shall not be limited to the application materials, evidence and other
documentation, and specific issues raised in the review leading up to the Type I decision, but may include other
relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument
concerning any relevant ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type II public hearing procedures,
pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of
Appeals, pursuant to ORS 197.805 - 197.860.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900 I
www.ashland.or.us ,1 \
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ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
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PLANNING ACTION: PA-2015-02204
SUBJECT PROPERTY: 438 and 440 Helman Street
APPLICANT: Golden/Fields Construction
® ER: Donald and Denise Ferguson G
DESCRIPTION: A request for a Physical and Environmental Constraints Permit to
construct an addition to an existing structure within the Ashland Adopted Floodplain. The
proposal includes a Boundary Line Adjustment between the subject properties.
CO + NSIVE PL DESIGNATION: Single Family Residential; ZONING: R-1-5;
ASSESSOR'S P: 39 lE 04CA; T LOTS: 4400 and 4200.
SUBMITTAL DATE: November 18, 2015
DEEMED COMPLETE DATE: November 30, 2015
STAFF APPROVAL DATE: January 6, 2016
FINAL DECISION DATE: January 19, 2016
APPROVAL EXPIRATION DATE:' July 19, 2017
DECISION
This application pertains to tax lots 4200 and 4400 in the 39 lE 04CA Assessor's Map. The subject
property is located on the west side of Helman Street, north of the intersection with Orange Avenue.
The properties are accessed via Helman Street and share a common driveway. Tax lot 4400 is 9,054
square feet, or approximately .21 acres. Tax lot 4200 is 12,677 square feet, or approximately .29 acres.
Both properties are within the R-1-5 zoning district, which has a 5,000 square foot minimum lot size.
The Ashland Creek floodplain, on the eastern edge of the properties, affects both parcels. The Ashland
Adopted Floodplain, regulated by the City of Ashland, encompasses nearly all of tax lot 4400.
There are several structures on each tax lot. Tax lot 4200 (440 Helman) has a 2,257 square foot two-
story main residence. The application materials identify a recreational vehicle shed also on this
property, which is to be removed according to the application. Tax lot 4400 (438 Helman) currently
has an 816 square foot building that was originally permitted as an Accessory Residential Unit (ARU).
However, the structure is used as an art studio, according to the application. This structure is to be
added on as part of this application. Further, the applicant's site plan identifies a playhouse and a
gazebo that will remain on tax lot 4400.
Both properties have extensive landscaping: Where are many trees on site, though the application only
lists eight as these trees are the ones affected by the proposed construction. Four of the eight trees are
proposed for removal because they are located where the driveway, parking or home will be sited. The
Physical and Environmental Constraints overlay requires a tree removal permit on flood plain corridor
lands when three or more living trees over six inches at diameter at breast height (DBH), or the
removal of five percent of the total number of living and dead trees over six inches DBH. Because only
two of the proposed tree removals are within the flood corridor, the applicant's proposal does not
require a tree removal permit.
PA #2015-02204
438 &440 Heiman Street/zgh
Page 1
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The application involves a request for a Physical and Environmental Constraints Review to construct
an addition to an existing building on tax lot 4400, which is within the Ashland Adopted Floodplain. In
addition, the applicants are asking to modify their property line between tax lots 4200 and 4400, which
will require a Boundary Line Adjustment.
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On the subject property, Ashland Creek's top of bank was determined by the Staff Advisor to be where
the FEMA 100-year flood plain is identified. This determination was based on the topography of the
site and the lack of any distinct riparian vegetation. Given this situation, a Water Resource Zone
Reduction Permit is not required for the proposed development because the addition is to be located
further than 50 feet away from the top of bank.
The intent of the Physical and Environmental Constraints Overlay (18.3. 10) is to provide for sensitive
development in areas that are constrained by various natural features. Development standards are listed
in AMC 18.3.10.080 and involve requirements such as elevation and placement of structures amongst
others. In Staff's review, the applicant's proposal has addressed potential negative outcomes on the
impact area and has appropriately minimized the adverse impact.
The materials provided in the application state the addition to the residential structure will be elevated
thirteen feet above the FEMA 100-year floodplain delineation. More than 50-percent of tax lot 4400 is
within the Ashland Adopted Floodplain. Therefore, the applicant asserts the addition on the eastern
side of the existing structure, which is toward Ashland Creek, is allowable. No structures shall be
located within 20 feet to the channel of a riparian preservation creels. The closest point of the addition
to the creels is more than 58 feet away.
The proposed development and its impact on the surrounding area environment have been considered
as evident in the application. The applicant argues the proposed development "is in conformance with
the established pattern of the neighborhood and imposes less hazard" than adjacent properties. Through
aerial photographs, a site visit by Staff and comparing the Adopted Floodplain to FEMA's maps, it
appears that a flood would inundate the land east of the tax lot 4400, away from the proposed addition.
Furthermore, the addition is elevated more than thirteen feet above the 100-year flood level and located
58 feet away. Staff has determined the applicant has considered the potential hazards of development
in the floodplain. The applicant's assert that no irreversible adverse impacts to the environment will
occur.
A component of the application is a Property Line Adjustment that will not create an additional parcel.
The property owners would like to change the property lines so that tax lot 4400 (438 Helman) will
contain most of the regulated flood plain. Part of the reasoning for the adjustment is to comply with lot
coverage maximums for the zoning district. The applicant asserts both parcels, tax lot 4200 and 4400,
will not be made less conforming by the property line adjustment. Moreover, as noted previously, a
significant part of the adjustment will include areas with physical constraints, i.e., floodplain. Typically
this would not be allowed per the approval criteria in AMC 18.5.3.120.B. However, the property
owner's state in the application they do not wish to identify any more building envelopes other than the
one associated with this application. Further, the property owners, "request to modify the lot lines in an
effort to give the subject parcel [tax lot 44001 ownership and stewardship." A condition has been added
to the decision that limits the buildable area of tax lot 4400 to the existing studio and proposed addition
as part of this application. No other building envelopes are allowed without further review by the Staff
Advisor.
PA #2015-02204
438 &440 Heiman Street/zgh
Page 2
Information provided in the application detail how the proposal complies with standards in AMC
18.4.3.080 Vehicle area design. Two parking spaces are provided on each property. Tax lot 4400 (438
Helman) has an access easement through tax lot 4200 (440 Helman), which meets the minimum width
for a driveway greater than 50 feet in length. Because of the driveway length being over 180 feet, there
are additional File Code requirements that need to be met. The application asserts the existing studio to
be added on already has fire sprinklers and should not be required to have a fire apparatus turn around.
A condition has been added below that will ensure compliance with the Land Use Ordinance's
accessibility section in addition to the Fire Code.
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There were no public comments received during the notice period.
The approval criteria for a Physical & Environmental Constraints Review Permit are detailed in
C 18.3.10.050 as follows:
A. Through the application of the development standards of this chapter, the potential impacts to the
property and nearby areas have been considered, and adverse impacts have been minimized.
B. That the applicant has considered the potential hazards that the development may create and
implemented measures to mitigate the potential hazards caused by the development.
C. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment.
Irreversible actions shall be considered more seriously than reversible actions. The Staff Advisor or
Planning Commission shall consider the existing development of the surrounding area, and the
maximum development permitted by this ordinance.
The approval criteria for a Property Dine Adjustment are detailed in AMC 18.5.3.120.P as follows:
1. Parcel Creation. No additional parcel or lot is created by the lot line adjustment.
2. Lot Standards. Except as allowed for nonconforming lots, pursuant to chapter 18.1.4, or as required
by an overlay zone in part 18.3, all lots and parcels conform to the lot standards of the applicable
zoning district, including lot area, dimensions, setbacks, and coverage, per part 18.2. If a lot does
not conform to the lots standards of the applicable zoning district, it shall not be made less
conforming by the property line adjustment. As applicable, all lots and parcels shall identify a
buildable area free of building restrictions for physical constraints (i.e., flood plain, greater than 35
percent slope, water resource protection zones).
3. Access Standards. All lots and parcels conform to the standards in section 18.4.3.080 Vehicle Area
Design. Lots and parcels that do not conform to the access standards shall not be made less
conforming by the property line adjustment.
In staff's assessment, the proposal has been carefully thought out to minimize disturbance of the
Ashland Creels floodplain. Based on the material submitted, the application with the attached
conditions complies with all applicable City ordinances. Therefore, Planning Action #2015-02204 is
approved with the following conditions. If any one or more of the following conditions are found to be
invalid for any reason whatsoever, then Planning Action #2015-02204 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 specifically
modified herein.
2) That all applicable conditions of approval associated with previously approved Planning Action
#2009-00269 remain in effect unless otherwise modified below.
PA #2015-02204
438 &440 Helman Street/zgh
Page 3
3) That the plans submitted for the building permit shall be in substantial conformance with those
approved as part of this application. If the plans submitted for the building permit are not in
substantial conformance with those approved as part of this application, an application to
modify the Physical and Environmental Constraints Permit approval shall be submitted and
approved prior to issuance of a building permit.
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4) That no other buildable area beyond what is approved as part of this application is allowed on
tax lot 4400 unless approved by the Staff Advisor, per AMC 18.3.10.080.H.
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5) That building permit submittals shall include:
a. The new residence shall demonstrate compliance with Solar Setback Standard A. The
building permit submittals shall include identification of the highest shadow producing
point, identification of the height of the shadow producing point from natural grade and the
solar setback measurement called out to the north property line.
b. That individual lot coverage shall not exceed 50 percent of the lot area in accordance with
the lot coverage regulations of the zoning district. Lot coverage calculations including all
impervious surfaces shall be provided with building permit submittals.
C. That the Fire Department requirements for Fire Apparatus Access shall be complied with, as
approved by the Building Official and Fire Marshall. Evidence of compliance shall be
provided for with the building permit submittals.
d. That the deck area identified on the applicant's site plan shall be flood proofed in
compliance with the requirements of AMC 18.3.10.080.C and D and AMC 15.10.
e. That storm water from all new impervious surfaces and runoff associated with peak rainfalls
must be collected on site and channeled to the City storm water collection system (i.e., curb
gutter at public street, public storm pipe or public drainage way) or through an approved
alternative in accordance with Ashland Building Division policy BD-PP-0029. On-site
collection systems shall be detailed on the building permit submittals.
6) That prior to the issuance of a building permit:
a. The Building Official shall confirm the proposed building is in compliance with AMC
15.10.
b. Tree protection fencing shall be installed according to the approved Tree Protection Plan
prior to any site work, storage of materials or permit issuance. A Tree Verification Permit
shall be applied for and approved by the Ashland Planning Division prior to permit issuance,
site work, building demolition, and/or storage of materials. The Verification Permit is to
inspect installation of tree protection fencing for the trees to be retained on site, and on
adjacent properties.
C. The FEMA Floodplain boundary shall be identified on site and protected with silt fencing,
and the installation of this silt fencing at the Floodplain line shall be inspected and approved
by the Staff Advisor prior to the issuance of a building permit.
7) That prior to the issuance of a certificate of occupancy:
a. The lowest habitable floor elevation shall be a minimum of two feet above the 100 year
Floodplain level and shall be certified (by a registered surveyor) at two-feet above the
FEMA base flood elevation or at or above the City of Ashland Flood Plain Corridor
elevation, whichever is greater, in compliance with 18.3.10.080.D.
PA #2015-02204
438 &440 Heiman Street(zgh
Page 4
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b. All structures identified on the applicant's site plan as being removed, including all
unpermitted structures within the floodplain, shall be removed. Inspection of this condition
is required before issuance of certificate of occupancy.
C. The driveway area shall be signed as a no parking, fire apparatus access land if deemed
necessary by the Fire Department and the building official to maintain required fire
apparatus access.
-~9
Bill Moh>ar, l i ector Date ~
Communityevelopment Department
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PA #2015-02204
438 &440 Heiman Street/zgh
Page 5
PA-2015-02204 391 E04CA 3701 PA-2015-02204 391 E04CA 4700 PA-2015-02204 391 E04CA 1900
AITKEN SELENE S CATRANIDES LISA M TRUSTEE ET AL CONKLIN LYN E ET AL
446 HELMAN ST 424 HELMAN ST 26 3120 SOUTH STAGE RD
ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97501
PA-2015-02204 391 E04CA 4900 PA-2015-02204 391 E04CA 4400 PA-2015-02204 391 E04CA 3700
COUCHMAN IAIN FERGUSON DONALD H/DENISE G GANTZ DAVID
396 HELMAN STREET 440 HELMAN ST 8130 SE MADISON ST
ASHLAND, OR 97520 ASHLAND, OR 97520 PORTLAND, OR 97215
PA-2015-02204 391 E04CA 2708 PA-2015-02204 391 E04CA 4300 PA-2015-02204 391 E04CA 4000
GEDDES BARBARA J/ZALLER JOHN R GORDON CLAYTON JR ET AL KATKIN ELIJAH
664 HAVERFORD AVE 436 HELMAN ST 439 HELMAN ST
PACIFIC PALISADES, CA 90272 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2015-02204 391 E04CB 500 PA-2015-02204 391 E04CA 4100 PA-2015-02204 391 E04CA 2705
KATZ RICHARD KODAKA ICHIRO ET AL LANDT RICK TRUSTEE ET AL
125 ORANGE 101 ORANGE AVE 468 HELMAN ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2015-02204 391 E04CA 2202 PA-2015-02204 391 E04CA 3900 PA-2015-02204 391 E04CA 4800
LENNERS ANNETTE ET AL LOPER STEPHEN L/PAMELA L MC CLARY MARY K
717 OAK ST 445 HELMAN 418 HELMAN
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2015-02204 391 E04CA 2200 PA-2015-02204 391 E04CA 3800 PA-2015-02204 391 E04CA 2101
PEDERSEN DAVID F TRUSTEE ET AL REYNOLDS BETTY JO TRUSTEE ET AL SAINT GERMAIN D J TRSTE FBO
719 OAK ST 505 HELMAN 4622 DARK HOLLOW RD
ASHLAND, OR 97520 ASHLAND, OR 97520 MEDFORD, OR 97501
PA-2015-02204 391 E04CA 1802 PA-2015-02204 391 E04CA 4600 PA-2015-02204 391 E04CA 2000
STAMPER THOMAS M TERRALL VANCE L/MARY ANN ZBORALSKI JUNE M
637 1/2 OAK ST 422 HELMAN 677 OAK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2015-02204 PA-2015-02204 PA-2015-02204
JOHN FIELDS BRIAN ROGERS SHAWN KAMPMAN
845 OAK ST 8016 BRIE TERRACE PO BOX 459
ASHLAND, OR 97520 WHITE CITY, OR 97503 ASHLAND, OR 97520
438 & 440 Heiman St
NOD 1/7/16
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AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On January 7, 2016 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-2015-02204, 438 & 440 Helman St.
Signature of Employee
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Dccument511612016
Planning Department, 51 Winbuin Way, Ashland, Oregon 97520 [ Y F
541-488-5305 Fax: 541-552-2050 www,ashland.orms TTY: 1-800-735-2900 g g ° d r j
NOTICE OF APPLICATION
PLANNING ACTION: PA-2015-02204
SUBJECT PROPERTY: 438 and 440 Helman Street
APPLICANT: Golden/Fields Construction
OWNER: Donald and Denise Ferguson
DESCRIPTION: A request for a Physical and Environmental Constraints Permit to construct an addition to an
existing structure within the Ashland Adopted Floodplain. The proposal includes a Boundary Line Adjustment
between the subject properties. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-
1-5; ASSESSOR'S MAP: 391E 04CA; TAX LOTS: 4400 and 4200.
NOTICE OF COMPLETE APPLICATION: December 22, 2015
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: January 5, 2015
SUBJECT PROPERTY
438 and 440 Heiman Street
PA2015-02204
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ueppLgkccnemeue11ty endtK.rcnoeramntyofeccurecy.
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'"M Minaepewenty MId v ftd eoreaetenceanmorioc,uan.
The Ashland Planning Division Staff has received a complete application for the property noted above.
Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn
Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above.
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a
notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the
comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the
application. A notice of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning
Division Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC
18.108.040)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this
application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of
appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your
right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with
sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be
provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services
Building, 51 Winburn Way, Ashland, Oregon 97520.
If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305.
Wcomm-dev\planning\Planning Actions\Noticing FolderWailed Notices & Signs\2015\PA-2015-02204.docx
PHYSICAL & ENVIRONMENTAL CONSTRAINTr
18.3.10.050
An application for a Physical Constraints Review Permit is subject to the Type I procedure in section 18.5.1.050 and shall be approved if the proposal meets all
of the following criteria.
A. Through the application of the development standards of this chapter, the potential impacts to the property and nearby areas have been considered, and
adverse impacts have been minimized.
B. That the applicant has considered the potential hazards that the development may create and implemented measures to mitigate the potential hazards
caused by the development.
C. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shall be considered more
seriously than reversible actions. The Staff Advisor or Planning Commission shall consider the existing development of the surrounding area, and the
maximum development permitted by this ordinance.
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PROPERTY LINE ADJUSTMENTS
18.5.3.120.8
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The Staff Advisor shall approve or deny a request for a property line adjustment in writing based on all of the following criteria.
1. Parcel Creation. No additional parcel or lot is created by the lot line adjustment.
2. Lot Standards. Except as allowed for nonconforming lots, pursuant to chapter 18.1.4, or as required by an overlay zone in part 18.3, all lots and parcels
conform to the lot standards of the applicable zoning district, including lot area, dimensions, setbacks, and coverage, per part 18.2. If a lot does not
conform to the lots standards of the applicable zoning district, it shall not be made less conforming by the property line adjustment, As applicable, all lots
and parcels shall identify a buildable area free of building restrictions for physical constraints (i.e., flood plain, greater than 35 percent slope, water
resource protection zones).
3. Access Standards. All lots and parcels conform to the standards in section 18.4.3.080 Vehicle Area Design. Lots and parcels that do not conform to the
access standards shall not be made less conforming by the property line adjustment.
GAcomm-dev\planning\Planning Actions\Noticing FolderWailed Notices R Signs\2015\PA-2015-02204.docx
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AFFIDAVIT OF MAILING
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STATE OF OREGON )
County of Jackson )
t
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 December 22, 2015 1 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
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under each person's name for Planning Action #2015-02204, 438/440 Helman.
Signature of Employee
K'
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Docament612/22/2015
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PA-2015-02204 391 E04CA 3701 PA-2015-02204 PA-2015-02204 391 E04CA 4700
AITKEN SELENE S BRIAN ROGERS BUILDING DESIGN CATRANIDES LISA M TRUSTEE
446 HELMAN ST 8016 BRIE TERRACE 424 HELMAN ST 26
ASHLAND, OR 97520 WHITE CITY, OR 97503 ASHLAND, OR 97520
PA-2015-02204 391 E04CA 1900 PA-2015-02204 391 E04CA 4900 PA-2015-02204 391 E04CA 4400
CONKLIN LYN E ET AL COUCHMAN IAIN FERGUSON DONALD H/DENISE G
3120 SOUTH STAGE RD 396 HELMAN STREET 440 HELMAN ST
MEDFORD, OR 97501 ASHLAND, OR 97520 ASHLAND, OR 97520
I
PA-2015-02204 391 E04CA 3700 PA-2015-02204 391 E04CA 2708 PA-2015-02204 391 E04CA 4300
GANTZ DAVID GEDDES BARBARA J/ZALLER JOHN R GORDON CLAYTON JR
8130 SE MADISON ST 664 HAVERFORD AVE 436 HELMAN ST
PORTLAND, OR 97215 PACIFIC PALISADES, CA 90272, ASHLAND, OR 97520
PA-2015-02204 PA-2015-02204 391 E04CA 4000 PA-2015-02204 391 E04CB 500
JOHN FIELDS KATKIN ELIJAH KATZ RICHARD
845 OAK STREET 439 HELMAN ST 125 ORANGE
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
i
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PA-2015-02204 391 E04CA 4100 PA-2015-02204 391 E04CA 2705 PA-2015-02204 391 E04CA 2202
KODAKA ICHIRO LANDT RICK TRUSTEE LENNERS ANNETTE
101 ORANGE AVE 468 HELMAN ST 717 OAK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2015-02204 391 E04CA 3900 PA-2015-02204 391 E04CA 4800 PA-2015-02204 391 E04CA 2200
LOPER STEPHEN L/PAMELA L MC CLARY MARY K PEDERSEN DAVID F TRUSTEE
445 HELMAN 418 HELMAN 719 OAK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
L
PA-2015-02204 391 E04CA 3800 PA-2015-02204 391 E04CA 2101 PA-2015-02204
REYNOLDS BETTY JO TRUSTEE SAINT GERMAIN D J TRSTE FBO SHAWN KAMPMAN
505 HELMAN 4622 DARK HOLLOW RD PO BOX 459
ASHLAND, OR 97520 MEDFORD, OR 97501 ASHLAND, OR 97520
PA-2015-02204 391 E04CA 1802 PA-2015-02204 391 E04CA 4600 PA-2015-02204 391 E04CA 2000
STAMPER THOMAS M TERRALL VANCE L/MARY ANN ZBORALSKI JUNE M
637 1/2 OAK ST 422 HELMAN 677 OAK ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
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FREE ST
SPECIES (COMMON NAME) DBH HEALTH STATUS PROTECTION MEt .'S TREES TO REMAIN
FIR it, HEALTHY PROTECT 1 AVOID DAMAGE TO ROOTS
„ FIR II" HEALTHY TO BE REMOVED
MAGNOLIA 5" HEALTHY PROTECT e AVOID DAMAGE TO ROOTS APPLE 12" HEALTHY TO BE REMOVED BIRCH l° HEALTHY TO REMAIN - SUBJECT TO SANITARY
SEWER INSTALLATION TREES TO BE REMOVED
PEAR 5" HEALTHY TO BE REMOVED RED OAK TO BE REMOVED FEMAVARIOUS TREES IN THE VICINITY OF ASHLAND GREEK UNAFFECTED NONE REQUIRED _ TREE PROTECTION
FENCE 1g 8
E PROPOSED DEVELOPMENT m ND
A
16 0- 1
b. e. Vd tr• o. ~A REVISIONS
d N
Proposed Lot Lm 4djustment
b0.00 3 w 84.50'
Li of - TB-'--'--- - ,
- - gIT1
t P-) 0 T2
_
(EXIST GJ d~
80. . '
I t' i Tax Ot P.2 "Pio asedLafUn Ad/usfinenl TB Te
p 4200
M i" a :1,.111 re07
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o STING RESIDENCE - 0A90Acre t,
a U` 8,300 sf
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TG 31 I 88'-9'
U u - A 51w fo: r.::::e:•a:::ao::c.i -
remove p
u / 69fA 1384 B OTS ` >T
w C j PROPOSED ADDITION ti ' 58' d" \ i ^
a Tax Lo ,Q of ( MAIN RESIDENCE
I LL of 1814,15' VERSION .I t
r CD
'M E
u Ni I f eak OTax of TS YOOO
71 '1 .2
N
AFFECTED) " 1 k CY o 0 C a
11'-4° 1...0 ! ,z O a LL
U o
C D 0.39 Acre a U, a C\l
pi~1 M1 ¢ -0 m dtV
17,026 Sf 4
I
54'-5 N m ~
o N
150.00' W 17L D m
- - - -
E N
_..r- 4 - a C a D _
te -
Building Right 190,75' Z N .y d c
4 z -o LL ~
9 I velope N d C' °
to 0
$ U
a Z GRAPHIC SCALE
10 0 20 40 60 FEET
rl rl 71 1-11
a °
4 ~~z NORTH " 1(16 Inch =1 foot
3 1 Inch = 30 feet @ 11" x 17"
Qn~ Sturcture Inventory
aaQa
Name Remains: v
y o,a- A Studio Exating Yes o
ar, E House Addition Proposed Proposed
G Playhouse Existing Yes W m o m
g TREE PROTECTION MEASURES REQUIRED 0 Shed Existing no * Q .`A c
I, EXCEPT AS OTHERWISE DETERMINED BY THE STAFF ADVISOR, ALL REQUIRED TREE PROTECTION MEASURES SET FORTH IN THI5 SECTION SHALL BE INSTITUTED PRIOR TO ANY DEVELOPMENT
E Gazebo Existing yefi c tp 0~
* (l
F R.V. shed Existing no
D ACTIVITIES, INCLUDING, BUT NOT LIMITED TO CLEARING, GRADING, EXCAVATION OR DEMOLITION WORK, AND SHALL BE REMOVED ONLY AFTER COMPLETION OF ALL CONSTRUCTION ACTIVITY,
O Q O
INCLUDING LANDSCAPING AND IRRIGATION I1,15TALLAfON, *To Be Removed: m v
7 C
2, CHAIN LINK FENCING, A MINIMUM OF SIX FEET TALL WITH STEEL POSTS PLACED NO FARTHER THAN TEN FEET APART, SHALL BE INSTALLED AT THE EDGE OF THE TREE PROTECTION ZONE OR
DRIPLINE, WHICHEVER IS GREATER, AND AT THE BOUNDARY OF ANY OPEN SPACE TRACTS, RIPARIAN AREAS, OR CONSERVATION EASEMENTS THAT ABUT THE PARCEL BEING DEVELOPED.
m W,
3. THE FENCING SHALL BE FLUSH WITH THE INITIAL UNDISTURBED GRADE. IN 'tm4
4. APPROVED SIGNS SHALL BE ATTACHED TO THE CHAIN LINK FENCING STATING THAT INSIDE THE FENCING IS A TREE PROTECTION ZONE, NOT TO BE DISTURBED UNLE55 PRIOR APPROVAL HAS
BEEN OBTAINED FROM THE STAFF ADVISOR FOR THE PROJECT, z Q
5. NO CONSTRUCTION ACTIVITY SHALL OCCUR WITHIN THE TREE PROTECTION ZONE, INCLUDING, BUT NOT LIMITED 70 DUMPING OR STORAGE OF MATERIALS SUCH AS BUILDING SUPPLIES, SOIL,
Adjustment
WASTE ITEMS, EQUIPMENT, OR PARKED VEHICLES. _ Proposed oposed Lot Line b. THE TREE PROTECTION ZONE SHALL REMAIN FREE OF CHEMICALLY INJURIOUS MATERIALS
AND LIQUIDS SUCH AS PAINTS, THINNERS, CLEANING SOLUTIONS, PETROLEUM PRODUCTS, AND I G/ VDATE: 11/18/2015
CONCRETE OR DRY WALL EXCESS, CONSTRUCTION DEBRIS, OR M-OFF. LANDSCAFE FLAN SCALE: AS NOTED
1. NO EXCAVATION, TRENCHING, GRADING, ROOT PRUNING OR OTHER ACTIVITY SHALL OCCUR WITHIN THE TREE PROTECTION ZONE UNLESS APPROVED BY THE STAFF ADVISOR.
8. INSPECTION, THE APPLICANT SHALL NOT PROCEED WITH ANY CONSTRUCTION ACTIVITY, EXCEPT INSTALLATION OF EROSION CONTROL MEASURES, UNTIL THE GI77 HAS INSPECTED AND TREE
PROTECTION FENCE DETAIL SCALE: 1/16" FULL SIZE 36" x 24" DRAWN: B.D.R.
-SCALE: I" - 30'-0" HALF 512E 11" X 11"
APPROVED THE INSTALLATION OF THE REQUIRED TREE PROTECTION MEASURES AND A BUILDING AND/OR GRADING PERMIT HAS BEEN 15BUEP BY THE CITY, dos: P-3096
SHEET:
Dscsmba 03, 7015
A L ~y
AA LI Land
AA m~,e Plm L l p~~1,
/ A /p'~ ~+NZ)5C, ^ A r
DRAWN. B.O.R. ,Lf®6 ,4Ft f L-4 OF SHEETS
Zone: R-1-5 c
e9lbacka Requv®d
xleting °Solar" high polm 12
Front: 15 R 8~ 3 0
Side: b ft - - - - 4
Rear: 10 Ft per story
pl- eol. 6®Ibaak I m
I m
Match ex(eting Houee:
I Sheet Metal ROOF NENSIONS
on Rakers - Vaults
8 ' 12 I PAINTED FACIA 4 BARGE BO.
m I ~ CONT. 6l17TER
m I
...:e Match extstlncl Hcuse:
ca Plywood" SIDING
ro wJth baste a! Beams
ed
WINDOWS: : VINYL FRAME
TRIM: PAINTED
4 same as FIDIJSE SIDING
_ a.. . PAINTED COLUMNS
10 GRAPHIC SCALE o FEET Q 6 8xt24' C.M.U. NDN. WALL
Extattn Addition
T L =777 FRONT ELEVATION ON .6" x all coNC. FTC.
1 Inch = 41eet (IN FEET) SCALE: I/4" . I'-o"
W UO
toLz'Im
solar hish point w w D
¢ (:)m ~ 0 ~
WW Q 41
Cn z4z M C r-
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1
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m D
m o 0
"New Front Door" 11.
SCALE: 1/4" 11-0 " Y ry
I II I i m m
II Q L F Q
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I
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t 11
it I'I 10 e FEET
II li i 1/8"=1 toot
' Lll a o' 201
ROOF PLAN DATE; 11/5/2015
SCALE: 1/8" l'-0" SME, AS NOTED
oRAM: E1DR
JOB: JF309b
SHEET;
A2a
x~e.F fa xaa si~.ew~:s waes Of SHEETS
ww as
jEc,=Va rioNS
E
is GRAPHIC SCALE o FEET lo' 0"
1 Inch = 4 feet
(IN FEET)
_ 12 `
o e ~ I
4 . r~ I
= 24"
Q ~ I
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r
ON
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REAR ELEVATION mz
SCALE: 1/4" • I' 0" ¢ O 0
W~Qw:Q'
az~fj
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z ,Q
12 eP CL MAm
3 IZ
:
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m
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4 0
0
LL O N
Ol
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- - N
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rro I
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c ac~~
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r
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ryryry
Lll15 u IL
onm 111512015
scAIF: AS NOTED
ABAWN: 6qR
dos: JF•3096
~.ra, w .os' si.~mNm n wtwa SHEEP
A2b
~l-'EVA TiONS
. 0 t~ 2015 PENSIONS
c
pwz(Km
Rear
LU
IL z
In4-mUro
14'•0° g ~:3
(Lm 03 ~
2ND FLOOR,
252 8F X p
.N
Y-44" 3' 2" 3.$.. 3'- slgs 7'_T" 0!
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~ Studio ~
77-27-
X
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x 1
J rv y U10"walls h I u ° o
I Y m
Qx 3
o$ a
1 x D1
71 e'ceifng x
I c
1 ~ Ia. ~ ~ cr
la ~ i m B
_ ~P F 6' o" i m
Half
L3 ° ,
Lke Heal r i IB'-8" 8 Q 7 M d
NORTH
5'-0" x X Z
18'•3' U 0.
11-;;4pPP44 10'10" WALLS
I., SQUARE FOOTAGE.
-M 11/5/2015
JF-3096 IST FLOOR: 516 8F
fl/4/201r, EXISTING 2ND FLOOR: 252 8F GUAM As NOTED
24'-0° let FLOOR PLAN TOTAL: 828 SF
Porch: 26 6F oww~l, $PR
SCALE: 114" " 1'0" other- 22 SF
dog: JF-3096
°o c Front Total. 624 5F
SHEET:
a..~4o3 ~FX1677NG Ma
1st ,LOOP PILAN of sxEeTs
A~///hl~~~and creek Rear
36-0
°
4' 8" 5' 0 26.4 1
ll* W,1110 AIL
Aw6TER6=+ O.C.
0 4' 6FHEeE CAN NOT
A66 THRI
L4
PENSIONS
X I
a i
2 - Fx
•0" 5'- Camt, i
q P 2• bn 3' i
At Vaulted: 3' -
TJI's wl d Full 1 3 I m
w/qpT gG pine veneer Q Llte 1 u1: I P- R'J',.1 r _
in I I 1 I I 1 I 10~
I s- I I j ~
1 I
I Ip'-0" I e_ i Q
1 i I I
m 146 x „ 1 I I I I "kyugm,
Q T 16' ? b l I 1- i h----t
r `-A 1 I 1 1 1 1 nix{' I
I 1 1 I I
~ Q m I I - ~____4
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I
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In.
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m m I w j e I\ m
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1 I U : } 0
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101" x 10'13" i m 1 I I r a.
(Kg W
G co
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u
w R n 4r I5 ehslvl g mI I Master 4 W 5 o v.
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Z A n~~ 1 lo, IS,
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,
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m R r FIII In rnt m I I ~ Q y
c - l0 3'-8" F'Wdr, I ® « Q u. o N E
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W t3 0 C11
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Q Linen X 6D~ u
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0
60
IT-'r 23t' I hove y 1 p
Q- ~w --vaulted------ I m~ o
0 1 I Bath
rg 516 SF 1h I I c 7 8xTY x 1 r o
3 ` Q x 1 I N t Q I ,n Q
r, 1 1 ,Pr
1 1 IV ~ ~
1 ~ ; GIIHn p I m w O~
Vaulted, Calds.: = : 1'10° J
I ~ elaeet I AU D? ~ ~
r1r. to:nr.: ra'-ss Freezer I Q
528 eF existin 104,5"
g ~ I I es"x H` I I a N F' 61
64'1 sr Great Rm. i _ Q= I in c Q
98 sf Guest I -iremove: I mdl , _ m 0
1 Laundr £ `a
vaulted: 2, 13 1E, xis' m LU r
Home: 2,553 5F rr-~-tiv Q a _
Nair 11 W lu p I o I = 0,
Lite 1 v 0 Y M d
percentage: 49.86 9° 1 3r. =2 NORTH A
I 1
Dec 5--0" 4'k' X 6 p
fll 10'10"/ e' WALLS to 0
r^ 6, A
~ ~ Li
I fat SQUARE eF00 516 5F V A.
ng:
B ( Addition: 1,380 SF DATE. II/El/2015
JF-3O96 31-6 " "lap n
11/472015 ld:-O" 2 O" 2nd Floor: 591 BF
SCALE: AS NOTED
24'•0" TOTAL: 2,563 5F
10 GRAPHIC SCALE 0 FEET WALL 5YMfSOL KEY: 36'-0" I --tale : is gF DRAWN: BpR
Pcrah6 EXISTING: ® IS' 3" 1 Deck:
100 SF yDM JF-3096
1 Inch = 4 feet Front Addition TOTAL: 2,2545F
(IN FEET) REMOVE: sneer.
NEW; See "Site Plan" for steps 1111 I5t FL.00R PLAN Additfon A AJ
SCALE: t/41. I'O" DF sneers
" 1st F/-OCR P~ AN
Ashland Creek
Rear
36'•0"
g' 8
13'•015" REVISIONS
2' n 6t0" 3 • Fxd.
y 3'-0" x 6'-0
I I
I I
I I
f I
I I
I
AttIC 4 `I 'v
I
I I
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~9Us
l
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I ~ ~I shed ~ ~
~ I gt i' S" N J ~
m I ~ of g'.I" ~ ~ ~ ~ I
0 I II to m
l y Q
s l z NaUii Bath o 3 m` = i
cqj
j p n 8' S x 4X u) m
s^eeb = 4 N ov
m 2'6° m O¢ to N N
7 0 n7
N v ¢ m d
_ d - cr. 00
lp 4 cn (D -doo
ZQ-~ '-r
. Guest J d 0 yL~ i
11'-6-'x1Y _ a0 0a2 N 1
m below
O Studio 9-0 elebl~e N
.y 19' x3 F l
y. ~ m Vaulted vaulted Fn ~ N
4 9
N F~ I l Alllc ~ O .
3 5{M% O!{ j M j Ac 'dMG q
n u ~ ul ?
fir. to fir, 104.5° (81-81517 X252 SP
e osting vaulted m N M S
m tl t
36" H. GUARDRAIL
80 4 4" BALUSTERS 9 4"
80 O.C. O
" SPHERE CAN NOT
PASS TFlRIJ
W
6olb lkl 'j mj [ 0~
- u'•61a" 3 NORTH o m in
pN' e~Q
lb' clebwce T6° elevenee .p
u
' O- LS 4 varies
60 8 ~a
SQUARE FOOTAGE:
10 GRAPHIC SCALE 0 FEET 12nd floor:
ataega: 252 5F oATe 11/5/1015
JF•309b I coast, 345 5F
EERTM 11/5/2015 13' 6" 10' 6" i scALE: AS NOTED
1 Inch = 4 feet (IN FEET) 24'•0"
WALL 5YM 50l. KEY: 36'.0" i DRAM evR
"
EXISTING: a' 3
lam ion: JF•3096
rEr,0vE. Front Addition
sH A4b
NEW: c= "E" 2nd FLOOR P _AN
2nd FLOOD' PLAN
are SCALE: 1/4" - 11O" of SHEEM
438 Hchuan P and E Constraints Permit 11/16/2015
SITE: 438 and 440 Helman Street 11/16/2015
APPLICANT: Golden/Fields Construction
John Fields (541) 482-8442
845 Oak Street
Ashland, Oregon 97520
OWNER: Donald and Denise Ferguson
PARCELS: 39 1E 04 CB TAX LOT #4200, #4400
REQUEST: Physical and Environmental Constraints Permit to construct an addition to an
existing dwelling and Boundary Line Adjustment
Drawings subinitted with this proposal:
Ala Site Plan showing FEMA Flood Plain, Ashland Flood Plain Corridor, Topography
including set backs for Lot #4400 (438 Helman)
Alb Site Plan for Lot# 4200 (440 Helman) Boundry line adjustment, proposed off-
street parking, lot coverage.
A2a Proposed Elevations (Front and Left)
A2b Proposed Elevations (Rear and Right)
Ma Existing Residence
A3b Addition and remodel to residence first floor plan
A4b Addition and remodel second floor plan
The subject property 438 Helman, (tax lot 4400), is located on Helman Street behind 440
Helman Street (tax lot 4200). The lot currently has one single family residence and two
accessory structures. The primary structure is the single family dwelling currently being
used primarily as an art studio. This building was completed and received its Certificate
of Occupancy in 1992. The zoning is R-1-5, Single Family Residential with a minimum
lot size of 5,000 square feet (sq/ft) and the proposed boundary line adjustment will create
a lot of 17,026 sq/ft for the subject dwelling and tax lot 4200 will be approximately 8,300
sq/ft.
Attached you will find the latest version of the house remodel with the addition that Don
Fergusson and Denise Kester would like to do to their house at 438 Helman St. We have
had this project on hold from back in 2009 where we had approval of Planning Action
2009-00269. Joyce Ward and Richard Vezie worked on the last approved version that
was withdrawn and the boundary line adjustment was not completed. They would like to
resume their effort to snake the house their primary residence and be able to exercise their
rights to use and develop their property. They currently live in the house at 440 Helman
Page 1
438 Helman P and E Constraints Permit 11/16/2015
and they are preparing to sell their house to their daughter and her family to live in once
this remodel is complete.
They have come up with a compromise plan that eliminates the need for an accessory
building for Denise's art studio and reduces the overall footprint by attaching living space
to the existing house/studio, The request to modify the lot lines is an effort to give the
subject parcel ownership and stewardship of the adjacent land. This alternative plan does
require that the house be extended an additional 32' beyond the existing house towards
Ashland Creek. They would also like to add an additional 8' deck to this addition.
A significant portion of the subject lot is within the City of Ashland's Adopted
Floodplain, perhaps 90% of the subject lot. A much smaller portion of the lot is identified
as the 2011 FEMA 100 ear Floodway. On September 18, 2015, Staff made a site visit,
meeting with the applicant and property owners to determine where the top of bank is
located for Ashland Creek. Staff agreed that the FEMA flood plane line is actually the top j
of bank and that this is approximately 66' from the proposed addition. The Riparian I
canopy is probably 40' from the proposed addition. '
i
We belief that this planning action should be a Type I review. The following addresses
the Criteria for a Variance to the Physical Constraints Review Permit and
Boundary Line adjustment.
A. This tax lot has several unique and unusual circumstances that are applicable to this
request.
1. The residential structure was built on a lot that was created 1973. The existing
home was legally permitted to be built on lands entirely in the Flood Plain
Corridor because the original lot creation superseded the Flood Plain ordinance.
There was no requirement to create a building envelop outside of the Flood Plain
Corridor at the time of the house construction. The lot creation predates the
creation of the Ashland Flood Plain Corridor
2. This request for the boundary line adjustment is an effort to give control of the lot
to the subject residence 438 Helman to guarantee their privacy and use of the
established gardens and landscaped areas. 'This adjust is not necessary to
complete an addition to the existing residence.
3. The Flood Plain corridor does not accurately reflect the flood hazard or riparian
lands and was misidentified when the Flood Plain Corridor was established. The
site has a number of constraints due to the location of the FEMA 100-year
floodplain, the Ashland Adopted Floodplain and the Water Resource Protection
Zone. The purpose of the Physical and Environmental Constraints is to provide
safe, orderly and beneficial development of the floodplain while limiting
alteration of topography and reducing encroachment upon or alteration of the
area. The City's Floodplain Corridor was not based upon detailed hydrological
analysis of individual properties, rather on information about the
characteristics ofpast, historic flooding events. The Floodplain Corridor is a
zoning overlay that depicts the general area of potential hazard and Nvas aot
Page 2 ci'' a
' k
438 Hehnan P and E Constraints Permit 11/16/2015
based upon documented accounts depicting extremely erratic behavior of flood
waters. The floodplain corridor includes not only the FEMA 100- yr. floodplain
but also additional area to either side designated to minimize risk to life and f
damage to private property and public infrastructure. Footnote (2) The City has
sewer a main that is located within 20' of the FEMA 100 year flood plain with no
plans to relocate it.
From City Pre-App comments;
"During the September 18, 2015 site visit by Staff, Ashland Creek's top of bank
was determined tobe lower than previously identified and outlined in the
applicant's submittal. Based on the topography of the site and the lack of any
distinct "riparian vegetation top of bank was determined to be where FEMA's
100 year floodway is identified. Given this situation, a Water Resource Zone
Reduction Permit is not required for the proposed development because the
addition is to be located further than 50 feet away from the top of bank. However,
a Physical and Environmental Constraints Permit will be necessary because the
proposed addition is within the Ashland Adopted Floodplain. "
The proposed addition is approximately 88' from Ashland Creek. The Physical and
Environmental Constraints Overlay requires that it be a min. of 20' from top of bank.
The City maps shows top of bank as 26' from the proposed structure. Footnote (1)
18.3. 10 - Physical and Environmental Constraints Overlay
City of Ashland 3-122 Land Use Ordinance
18.3.10.070.
D.Elevation of Residential Structures.
All residential structures shall be elevated so that the lowest habitable floor shall be
raised to one foot above the elevation contained in the maps adopted in AMC 15. 10, or
to the elevation contained in the official maps adopted pursuant to section
18.3.10.070 Official Maps, whichever height is greater. Where no specific elevations
exist, then they must be constructed at an elevation of ten feet above the stream
channel on Ashland, Bear, or Neil Creek, to five feet above the stream channel on all
other Riparian Preservation Creeks identified on the official maps adopted pursuant to
section 18.3.10.070; and three feet above the stream channel on all other Land
Drainage Corridors identified on the official maps adopted pursuant to section
18.3.10.070, or one foot above visible evidence of high flood water flow, whichever
is greater. An engineer or surveyor shall certify the elevation of the finished lowest
habitable floor prior to issuance of a certificate of occupancy for the structure.
Comment: The top of the creek channel and FEMA 100 year flood plain
approximate elevation is 1800 feet. The structure is at 1814.75 feet. The existing
grade at the lowest point of the proposed addition is 13' above the FEMA defined
flood plain. The current elevation of the house is an additional 3.75' above this
existing grade elevation, or 14.75 feet above the FEMA defined flood plain.
Page 3
438 Helman P and E Constraints Permit 11/16/2015
E: Structure Placement.
To the maximum extent feasible, structures shall be placed on other than
Flood Plain Corridor Lands. In the case where development is permitted in the Flood
Plain Corridor area, then development shall be limited to that area which would have the
shallowest flooding.
F.Residential Structure Placement.
Existing lots with buildable land outside the Flood Plain Corridor shall locate all
residential structures outside the Corridor Land, unless 50 percent or more of the lot
is within the Flood Plain Corridor. For residential uses proposed for existing lots
that have more than 50 percent of the lot in Corridor Land, structures may be
located on that portion of the Flood Plain Corridor that is two feet or less below
the flood elevations on the official maps, but in no case closer than 20 feet to the
channel of a Riparian Preservation Creek identified on the official maps adopted
pursuant to section 18.3.10.070. Construction shall be subject to the requirements in
subsection 18.3.10.080.D, above.
Comment: There is no reasonably buildable land outside the City's Flood Plain
Corridor on this parcel because 90% of the lot is within the, Corridor. This portion
is needed for vehicular access and turnaround area. The area where the proposed
addition is more than 2' above the City's Flood Plain Corridor maps. The lot at the
building envelope is relatively flat. The Flood Plain Corridor line is not relevant to
either flooding or riparian impacts.
B. This proposal's benefits will be greater than any negative impacts on the adjacent
uses.
1. This clarifies with greater accuracy the actual flood hazard
2. The two adjacent neighbors lots were also created before the Flood Plain Corridor
was established and they extend more than 40 feet further into the flood plain than
our proposed structure. This development is in conformance with the established.
pattern of the neighborhood and imposes less hazard than the properties on either
side.
3. The owners considers themselves stewards of this land and agree to remove
accessory structures within 20' of the top of bank and place this portion and the
identified riparian areas of the parcel under a conservation easement.
C. The circumstances or conditions have not been willfully or purposely self-imposed as
defined above in A.
Boundary Line Adjustment:
As the tax lot now sits, it has an access easement through 440 Helman. This
adjustment does not make the affected lots any more nonconforming than they currently
Page 4
438 Helman P and E Constraints Permit 11/16/2015
are. The owners would like to do a boundary line adjustment that gives most of the flood
plain to the lot at 438 Helman (the subject lot).
Due to the existing impervious improvements (and proposed driveway and parking to
be added), the 440 Helman parcel will extend a flag into the lot to give them more
pervious sq/footage to get the total impervious below 50% of lot coverage.
The owners recognize that over the years they have added non-conforming structures
on their lot. In an effort to compromise in reducing the impact on the flood plain they are
than willing to resolve these non-conformities. To this end they will agree to move the
camper and the wooden shelter built around and all future storage back to the line of the
proposed addition.
Water Resource Zone Reduction Permit is not required for the proposed development
because the addition is to be located further than 50 feet away from the top of bank.
However, a Physical and Environmental Constraints Permit will be necessary because the
proposed addition is within the Ashland Adopted Floodplain.
Fire Department Access:
The Fire Department is requiring access and turnaround. The residence is pre-existing,
we are only asking for an addition. It will be fully covered by fire sprinklers and should
not be required to have a full turnaround. The fire department requires that the furthest
point of the dwelling shall be no more than 200' from the street. The existing structure is
approximately 185 feet from the street and if you continue to the furthest point of the
proposed building addition, the developed length is approximately 244' from the street.
In an effort to reduce impervious coverage, it seems reasonable to have a fire engine pull
to the front of the house in the case of an emergency and back out less than 185 feet.
The fire engine requires an incredible about of paving to create a turnaround. It seems
reasonable that with this relatively flat lot that it not be unrcasonble to make this an
exception. The other tax lots on either side have their driveways and houses 50' to 100'
further away from the street and have no fire suppression systems.
This parcel has an existing dwelling unit on it. If the City will not grant this exception
we will need to use the front yard space for the fire engine turn-around and create the
second off-street parking spot to the North to the proposed addition.
Additional Comments directed towards relaventOrdinance:
1. We shall be approximately 13.75' above the high water creek channel.
2. We shall be 3.75' above the elevation of the actual Designated Ashland Flood
Plain Corridor.
AMC 18.3.10.080
D. Elevation of Residential Structures. All residential structures shall be elevated so that
the lowest habitable floor shall be raised to one foot above the elevation contained in the
Page 5
438 Heiman P and E Constraints Permit 11/16/2015
maps adopted in AMC 15, 10, or to the elevation contained in the official maps adopted
pursuant to section 18.3.10.070 Official Maps, whichever height is greater. Where no
specific elevations exist, then they must be constructed at an elevation of ten feet above
the stream channel on Ashland, Bear, or Neil Creek; to five feet above the stream channel
on all other Riparian Preservation Creeks identified on the official maps adopted pursuant
to section 18.3.10.070; and three feet above the stream channel on all other Land
Drainage Corridors identified on the official maps adopted pursuant to section
18.3.10.070, or one foot above visible evidence of high flood water flow, whichever is
greater. An engineer or surveyor shall certify the elevation of the finished lowest
habitable floor prior to issuance of a certificate of occupancy for the structure.
Footnote
(1) The irrelevance of this is that Vogel City Park, on the other side is approximately 8'
lower, so this is where the flood way will relieve itself. The only flood jeopardy that this
proposed addiJon could be exposed to would be the inundation from the catastrophic
failure of Reeder Reservoir. Our point being is this is really about the arbitrary Flood
Plain Corridor line that the City created affecting an existing buildable lot.
(2) The City has a sewer main that is located within 20' of the FEMA 100 year plain
flood that runs parallel to Ashland Creek, that is on this property and no plans to relocate
it.
Page 6
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1
Propo~ ed Lot Line Adjustment
- - - .01
- - - - 1
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0
BO W I, 1 1, :
1 (EXISTING)
Tax Lot P7 Proposed Lot LineAdjusbnent
w r v ~namuw awul~ p 420d~ Nopo 1
- - \
IXISTING RESIDENCE- 0.190Acre \ 6 \ L 1
~~I A 0 8,300 s1 1110
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II MAIN F _ RESIDENCE
Tax Lo d
\ \ I ~ I 1131415 GONYERSION , u 1
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h W "~4300 ' ° °k Tax`Lott~
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j ~ 0.39 Acre ~ „ m m
150.00' J I F - - 5a'-5 m `u o N
- V\
- - - - - - - - - - 5 7,026 s1 ` ~F a m_a7c
_ 190.7 ~~K
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6
GRAPHIC SCALE
010 0 20 40 60 FEET
°?I5 5T. w ° to Tax Lot 44_00_ Tax Lot 4400 Tax Lot 4400 NORTH e 1(16 Inch = 1 foot
r<
g- °
Ashland Govera e: Ashland, Solar Setback Galcs,: SITE DATA: Tax Lot x400
p o Site Notes_
n _e o i .
nar+rai'I #1 ExlatlrYo House/5tudle: Stadia, 516 SF .,xleting U1ba0 1811.83 (1815•)+.3,17/150'..,0211 ZONE: R-1-5, SINGLE FAMILY RESIDENCE 0
D has 'Fire Sprlers , pef Aa'lllands ~I 4.']dllioni 1500 SF let Floor (East) 1191' (10000 =x3.0'/150 _ +.0200 OCCUPANCY= R
o uvEC st - r rule: structure Is over 150 reel from V Parch: 70 5E exIstl"9 +.0211 0200 = +.0411/2 + av9.: ^0705 ce) USE SINGLE FAMILY RE6I0ENCE
d Wr o LH 3 +"6° (slo
Y
f4 Porch: 13 SF
stree t access. For- Lot width: SO' LOT AREA: 17,026 SF 0 0yy .l
z 0 ii / y °r+ v Pacrchr k: 60 SF 30' ! .445 +x.0705. 30! .4655 + y
e4,yG r / aaK~suHV~ #2 Exlsti House/5tudto: r BLDG. AREA, House: 2553 5F E D)
Deck, 200 5F 64A4' lot width Is SO' lot width (ehowN Q 0 J in
P a /3vQ has exlatl aln/ Sewer/ FOOT PRINT: 4,546 s I ] r'9 Storm D,U Landing : 178 78 Sr .6
Ie Feel rhl h.. t shade f e
OGa3/end CRlUater 9 ~e p° nJ LOT COVERAGE: 26 76.10 1.
~ 0
q mdx,: 50.0 9
Natural
~ % y S
ru HVAC l 5= s ...0205 Tev9 sope) Elevation. 1815 Feet
° qYE ALICIA AVE Conrectlena 9 houe: 155E
S
: 15: 56BACK5:. E U Q
2
T CP Y AE
STTF #8 of1the "e d"Nfter Addlnlr. ` dQ; _5695F N 8 <6') 445 .17 .0705 : .4655 (slcpe) REQUIRED SEBACK5: PROVIDED
.11 be - Ple°ucr Pazklkir 4455E FRONT: FRONT: 37-0"
)!5 - °,~58 (Soler setback) SIDE 6 SIDE: 41: - $ o
Or uN 17'1 -4655 = 25.11 feet REAR: 20' REAR: 88' LL W
-c! Occu ~a
0 to
U.arv - Parcy' Total: 4,546 BE =2S-S' solar setback required REAR: Top of Bank: 26
! m
sr. #4 Tres InveMOry and Protection Plan REQUIRED "5clar' SETBACK: 2V-9" Q V M Q
Cover: 4,546 SF
on 'Lla° La+deepe Plan
{ PARKING REQUIRED2
Lot Area: 11,01'o SF PARKING PROVIDED: 2 W
VICINITY MAP NOT TO SCALE \ BUILDING HEIGHT: 18' Existing z
NORTH w 0
ud
ATTENTION: OREGON LAW REOUIRE5 YOU TO FOLLOW Proposed Lot Line Adjustment DATE. 11/18/7015
RULES ADOPTED UL THE OREGON UTILITY NOTIFICATION 5 I T E PL
CENTER. TH05E RULES ARE SET FORTH ON O.A.R.
A N SCALE: AS NOTED
952-001-0010 THROUGH 952-001-0090. YOU MAY OBTAIN
COPIES OF THE RULES 8Y CALLING: (503) 232-1981,
"THE OREGON UTILITY NOTIFICATION CENTER'. SCALE: I!16' +'-O` FULL SIZE " x 74° ORAYlN: B.D.R.
SCALE: I` = 30'-0e HALF SIZE 11 II° x 17"
ALL DIGGING IN EASEMENTS AND RIGHT OF WAY: J08: JF-3056
CALL 2 TO 10 BU51NE55 DAYS BEFORE EXCAVATION.
"TRACER WIRE" 15 REQUIRED ON ALL'UTILITIES'. - SHEET:
N=~esa-:Ia sod -
cAl file Pia.
s1r PLAN Ala
OF SHEETS
ORnurv. B.O.R. iA!
ATTENTION: OREGON LAW REQUIRES YOU TO FOLLOW
RULES ADOPTED BY THE OREGON UTILITY NOTIFICATION
CENTER. THOSE RULES ARE SET FORTH ON O,A.R.
952-00I-0010 THROUGH 952-001-0090. YOU MAY OBTAIN
COPIES OF THE RULES BY CALLING: (503) 232-1981,
"THE OREGON UTILITY NOTIFICATION CENTER".
ALL DIGGING IN EASEMENTS AND RIGHT OF WAY:
CALL 2 TO 10 BUSINESS DAYS BEFORE EXCAVATION.
'TRACER WIRE" IS REQUIRED ON ALL "UTILITIES \
80.00'
150 00
' -
r._._. _
C~ 19 Q ~ p
m ,asphalt 'I '~o vV Loft s9x-0" Q 800, 00SF o
a j (EXISTINCa)~ 44' \ 9' -
W x 11' 2~sF~ v 5a o -
' ' I 0 6 O \ \
W ° I v 5' Elstin U LL 80.00,
Syr H x 5I \1-4a1n Nouse: built 1907 Ul -TS I
E- a .W Q 2,200 ~f- EXISTING RE51DENCE \ N Q ro Tax Lot \ Proposed Y)6r0)t)osed Lot Line Adjustment
p ~7 01 T
°o,!\ O ) 0 Ist Floor: 1561\SF \ Z a' 4200 \ F-2
04 to1I 6) 2nd Floor: b9ro 5F F
o ` 2,251 SF\ 911112006 LL 0.190 Acre -0°
8,300 s
6' o
Right
-
^ 4
O
) -
L
-~ij - - -
-
NQ _ \ Conc, 5{ldred: Q
/'Existing DRIVEWAY 0 4m Proposed DRIVEWAY/
>v i l m U S o n to 8 x438"
8 911 5F
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ed e of ave rv
16
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1 4400
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0 0 (UNAFFECrED)\ 7
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1~ \ W Loj
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118 Inch =1 foot NORTH w a E
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Site Notes: 00 E
~ w ~ c ° 7 'LL ® Per 18.4,3-000 3, Residential OFT Street Parking: I d ' Q z -T
JF-30p c * Allows up to 25% in Front yard. SITE DATA: ELEVATION: 1,816 feet I
ggqqqppppp ~~11 p Front Yad: 50'x n'. 1,100 sr allowed 259S. 215sf I o
OTSi'rU} ZONE: R-I-S, SINGLE FAMILY RESIDENCE 0 0 0
Exlellrg Drive P-6 242 SF = 22F'
j Q 9 parking: 9' x 18'- 162 sr OCCUPANCY: R 1 61
One parking space allowed USE: SINGLE FAMILY RESIDENCE evo t11
nN] S
MOUNTAIN T' LOT AREA: 8,300 SF 0,19 acre 1, L 0
W' VIEW H W
D BLDG. AREA: Existing House: 2,251 SF 150.00, E Q
W
17 DR. L-1 hland overage: p TO LH ER E~NOLt IQ Ashland
1,561 SF axlsting FOOT PRINT: 4,143 SF °o a
Q U /JPVTJ 1~, - 2 Porch: 90 SF existing LOT COVERAGE: 49.91 Proposed Lot Line Adjustment w c
V d / u1 R' 3 Deck: 135 6F existing 5 4 porous (allowed) = 201st (non-patk ng or driveway) cmn Q N
QN Z q~ FKLAWN AYE. 4 step.:
60 SF exists
Q - v SITE PLAN
~~W a 5 walk. 62 SF existing REQUIRED 5ETBAGKS. PROVIDED SETBACK: W
X 0
` 1 v SCALE: 1/8" = 1'-0" 24" x 3'0" CONTOUR INTERVALS : 2' W 'U
Off/ / r I a 6~ P-I: 242 SF exfsling FRONT: 15' FRONT: 27-0" J
ALiCIA AVE. 6CAL& I/16" = I'-O" il" x il"
\ Rex0lswewaung D,,1-sj: 800 SF eXf.tl,,q 1,958 SF SIDE: SIDE: I'-6": 19'1" U IL
Sp 8 ry 911 6F proposedr REAR: ry: 20` REAR: 54' - DATE, 11/18/2015
PROJECT SITE 9 P-2 2'a0 SF proposed: 1,185 SF
PARKING REQUIRED: 2
PARKING PROVIDED: 2 scree: AS NOTED
-N. Old Total: 4,143 5F requned aoveragsrFaRAg
Lod oaasvn:
\\~sF SPIN x440: 7,,500 5F-3,750 s(- BUILDING HEIGHT: 19' Existing
max coverag .D.R.
e m 509, B
v~
ST r 6T, Proposed.- Lot x440: 8,300 5F
Noven'oer I8, 2015 4,150 $F ,roo: JF-3096c
~ rOdX. COVerdge a ,SQL
AA:351t. VICINITY MAP Nor ro 5CALE Proposed: cot 440: SHEEP.
AAA Site Plan 8300 SF 0,500 6F) = 800 SF / IO' = 80 SF
DRWN: ODR 51 rF FLAN Al b-i
or sNEDs
REVISIONS
~W u"o
m
a~wp~~
Rear w
wapwa0-
-61~r
. 0It
g~sosv•~
?.3. 24'-0" a QI <D m 3 Rl
3-6 0 6
2ND FLOOR:
252 SF X m
•
l:
4•-4.. 3_2" 3'_g"
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11' x 23' p1
0 uw Vaulted X -
- - - - - - - - -E1 7 x
J Ni' ~a 1010'walls _ I p - ,m 00
~ 0
19 Q X ( y° m
SII n I Y m r
o m
91; 00
El; I r ~ m X
3i; H
Pi0'ceiling x Y N
a
Q
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, v U
1. _ ko m Y w ~
111
Nair 1„ h o m
Heal r Ig'_g" 0 7 m Q
Lite
III
3'0° NORTH u
3oN 5-0"x40' IX z w
ii J
Q ox XO 12' 3° 1010° uIALLS :
V u 0.
SQUARE FOOTAGE:
DATE: II/5/2015
JF 30,36 - IST FLOOR: 516 SF
11/4/2015 6-O" w 101-0" EX15TING 2ND FLOOR: 252 SF SCALE: AS NOTED
24'-0" 15t FLOOR PLAN TOTAL: see BF
DPAYRI: BDR
Porch: 26 5F
SCALE: 1/4° = I'O" other 22 SF
.ae: JF-3096
Front Total: 624 SF
SHEET:
EX15TING a
I5t FLOCK PLAN OF SHEETS
/Ashland Greek Rear
4.8x 5,-0. 26_4x
Ll 36
3, -5 I'-5x I
6" N. GUARDRAIL
4WSiERS a A" O.C.
0 i' SPHE = cAN NOT
455 MR
eck I'-9"
O x 10 REVISIONS
2-Fx 130$
.O"5l - Csmt. i
2-&n 3.At Vailted: [Fullfte OTA s w/ Gyp. um i 9 - ' D.W E
w/ T e G pine veneer I I s a
1 1 i
F I 10'-0 ° - L tt
Living -0
m 14'6 x IO x 3 d- <kyiyn:. 1
p 16' > x s' h____y
r u z I I 1 3'xf 1 _
I d- I I I
I
q I I - -Kit. r ~
' 14,-big" I I6 = 10' x I6' * ¢ a
I ~ -
In 1,1 = ~ 0 36 1 \ 3
4 cal. I I\~
n «
m To°
KM I : I skylight I ~ ~ }(Y U 0 «
1
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rc
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Porch . u' j > Flat cie. 1 y m Z_ Q sp m c
tj p ° I4x 15snelvlrg q _ _ _ _ _ _ F m g ~3 0 t V- -
Master w a 1Am a n `
~ 0 I' >helvl,g ~ 3' 3" u in
z ~.0 Oam %I5 ' Q0 A a
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S
m
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o
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rv 1
T E
FIII In nu m „ I('l) i e Oa
-69
PWdr, ~J ® O y .0 W N N N F
« 5'x8' 0 0 m- onst
22 x Bath 5 j `t%1 Q mOP
W Q w ~9 8 x T6" r w IL b Q
m 9 Sv a Cmp~OD.-
2- CO FLO
31 z
Q -0x g 0 m7E
7-
aC4 0a"0
Q 33' X
9 0 Studio V 360. Tlie -
n'%23' I~ /S" of v
$ o w Vaulted -
J Q Bath
- I _ _ x
2 q
rv 516 SF i rv m 8' x l'l' y0y^ 0
pp o ro i-
Mii 1 Llnsn Q ® n J' UI'
Vaulted calcs.: ~I I eelu g1'ro^ d0«t t"Qaef I = 0 0
tr 104.5° fe'-8.51) )5,+aa, I < F-
528 sf a%IstIIx3 'p :I nr. to?.:
L 3937,
641sf Great Rm, -
E UV 76
98 sF Guest lI ~removeLaundry , -0 61 O 76
t
Vaulted: 1,213 SF 7s" r _ , 1 Q - a z W
Nome: 2,553 SF 11 l It w III p o
Ndif Iii i I. I 4.111__ i A rv V 0 t~ M Q
' I`e~neJl
percentage: 49.86 q Llte NORTH
_ 3
x 4'-0' Iz b'.-0" 10'10"/ 9' WALLS 0
°eL X to SQUARE FOOTAGE: ~ ~
0
1st Flr. exlstfng: 516 SF
v D~ II
B Addition: 1,980 5F onre: II/S/2015
JF-3096 3'_6"
11/4/2oI5 2nd Floor: 591 5F, AS NOTED
6'-0' 2 lo'-o" TOTAL: 2,559 SF
24' O" 12'O" xinv9 m.r oM.- BDR
WALL SYMBOL KEY: 36'
1 Porchs: 15 sF
EXISTING: Front Deck: 200 sF
_ _ Addition TOTAL: 22545F ba Fd096
REMOVE: - - - sNFrr:
NEW: ®o See "Site Plan" for steps "E" Ist FLOOR PLAN t apalaitron A3b
eCALE: 1/4" = 10" /bi FLOOR 1 LAN DF sNesrs
Ashland Greek
Rear
36' O°
B' S -0
REVISIONS
2 6-O 3 - Fxd.
3'-0" x
I I
I I
I I
I I
I I
I I
I ~0 T
Attic
I I
I I
I I
I~ I
A-E55 3
lu 'A
I ekyliyht F- > U
r
4'x2' mO U1XQ~
r ~
wl7~
I- l 0
_gyS° ¢ w fC tp
atYpI- pw
6------- - t. cE55 1 w w T 0._
I m ~ 1 AttIU a Z Z m
LLJ C
u,4p ro."
3 Porch _ °I ' m
~5Os V
g
Z in below el g Shed a m m a m 15
vl _I
`m rv
= Q m . IT
~ 2'-8"
0
d Q
:S i X a 88th o Nall o m od
-G m Q u 8 x 5' _0
3'-" _ N E
m d - ¢ 0 u
W EE. C)
2'6" m w N NNE
v wiL m¢c
N ~LL CJ°7c
s m
Guest CL O o
CL v to a C-c .
- - - - - - U' -,c7 ln
x
e' se
> below eo i.b- - -
u o Studio
5
= E _
® Vaulted IT x 23' vaulted m
J Y a m Aruc in UI - 0
3 mms Lott .a<e,r xZ U ~ ~ Q
E _I-ry reUrg
252 _ - - _ _ -.'_alx - _BO'clsx _ p
SF m
rU. to fir.: 104.5" lB'-B.5') E Vaultedm - 'j
E existing v ~ c
W H. GUARDRAIL S U 3 E'
BALUSTERS • 4" O,C.
rv
50 4" SPHERE CAN NOT c
PA55 THRU
O
LA ~ - a Y W w
NORTH
- II' 6~" Iq, v - Q Y r01i Q
s' wxx." dman y
r
u
b' WALLS 4 varies w 0
5QUARE FOOTAGE: Q
2nd Floor.
5t-4 , 2,2 omE: II/5)1,01 -
JF-3096 a'wer~ 3~5 5=
11/5!2015 13'-6" 10.-bn 1ULE: A5 NOTHD
24--0' 12'-0" WALL SYMBOL KEY: 36_0~~ rna.re BDR
EXISTING: ® Front JF-3096
REMOVE: AdQlli011 SHEET:
NEW. o E" 2nd FLOOR PLAN A4b
SCALE: I/4" = 1'0° Znca FLOOR PLf$N
Zone: R-1-5
6e1br<ks Requlmd' existing °501x' high point 8 2 12
Front: 15 Ft
Q
516e: &fl
Rear: 10 ft per story
plw: fiolx Sstbeck 1
1 Match exleting House:
Sheet metal ROOF REVISIONS
on Rafters a vaults
8 : 12 PAINTED FACIA t BARGE BD.
CONT. GUTTER
CD
- - - Match existIng House:
"S1mp1e Plywood" SIDING
Tuwith batty at seams
PAINTED/sealed
WINDOWS: VINYL FRAME
TRIM: PAINTED
9 same ae HOUSE SIDING
1
- - - - - PAINTED COLUMNS
_ _ - - _ "Split-Face Block": ,
11 Al
10 GRAPHIC SCALE 0 FEET Exlsll Addlllo I C\' A t 8" X 24" C,M.U. FNDN. WALL
FRONT ELE Y f M 1ION ON I6" X 8" CONC, FTG.
1 Inch =4 feet (IN FEET) SCALE: 1/4" = 1'-0'
0) w m
'o
o z~In
solar high polm---'------------ - - - cc Q w w G 0
- waQw;,Oq
cc
12 gaQOs V_
- 8~ . a a.(Q@ N 3 Ul
a
to
12 W
BD
t.,_,_-___, O U
------T - -
/J \\Vy LL E
w~ nr}
aLL ro0Wy
Q ¢ - «O N'-°
m - a coo9cpm
ivy
o Lo OON NCI O
Ii_
17
Addltlon Exlstln LEFT ELEVATION -
1 m
'New Front Door' SCALE: 1/4° = 1'-0" u
r: i i ° •s J O
_ _ _
t ll
~ U 0
mm~~
z
; L 0 r O
ro Q
e
GRAPHIC SCALE U
10 0 FEET z w
1/81 foot _ U d
Due: 11/5/2015
1 ROOF PLAN
d scams AS NOTED
SCALE: 1/0" = 1'-0"
a.4. E F)R
.qe: JF3096
SHEET:
Ala
m3 m>
ELEVATIONS OF ~E~s
~p GRAPHIC SCALE 0 FEET lo'-o"
II'-II"
I Inch = 4 feet (IN FEET) -
f,
- - - - - - - - - - REVISIONS
_ 12 1
m 6~ I
0 I
24p
Q I
I
I
- - - - - - - - - - - - - -
0 4
00
REAR ELEVATION o U7
SCALE: 1/4" = P O" Q (34) w O C
w
aZz~~Wm
z Q] o m ~ 2
12°° ga90s'd.-
e~ 3 : 12 a (Q to mo D `
N
od
- 14" r.a'
E
Q
_ V E
14" o
O IA N N
_ -5 o rn ~
wlL m¢0?
C _ C N
a mood.
5~o~~vo
°ro. 1 a(7 ~~aN
FBI FBI
uv _+i~~~pu! I
C
v
m r
RICxNT ELEVATION o o
m
SCALE: I14" = 1'-0"
o E yU~ 0
m Y W
c c0 ~ s
n
Q
0 7 co
F
i= w
wo
U
onTe 11/5/1015
scarf: AS NOTED
oe vm: BDR
.ae: JF309o
SHEET:
ELEV 7-101\16 A2
1 OF
t
ZONIh0" PERMIT APPLICATION
Planning Division
51 Winburn Way, Ashland OR 97520 FILE # ~o
A,SHL_AND 541-488-5305 Fax 541-488-6006
i
DESCRIPTION OF PROJECT Physical and Environmental Constraints Permit to construct an addition to an
existing dwelling and Boundary Line Adjustment
DESCRIPTION OF PROPERTY Pursuing LEED® Certification? NO
Street Address 440 - 438 Helman Street Ashland, Oregon
Assessor's Map No. 39 1 E 04 CB TAX LOTs #4200, #4400
Zoning R-1-5 Comp Plan Designation Single-Family Residential
APPLICANT
Name John Fields Phone (541-482-8442 E-Mail John@golden-fields.net
Address 845 Oak Street, Ashland 97520
PROPERTY OWNER
Name Denise Kester and Don Ferguson 541-778-2673 E-Mail denisekester@drawingonthedream.com
Address 440 Helman Street Ashland 97520
SURVEYOR. ENGINEER, ARCHITECT LANDSCAPE ARCHITECT OTHER
Project designer Brian Rogers-Building Design 541-879-0580 brianrogersaibd@ccountry.net
8016 Brie Terrace, White City, OR 97503
Title Surveyor Name Shawn Kampman- Polaris Survey LLC Phone (541) 482-5009 Shawn@polarissurvey.com
Address P.O Box 459 Ashland, Oregon 97520
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings effect, are in all respects, true and
correct. / understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be
incorrect, the owner assumes full responsibility. l further understand that if this request is subsequently contested, the burden will be on me to establish:
1) that f 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 im ro v s are properly located on the ground.
Failure in this regard will re ulsr t most I a/ not on y he req bet et aside, but also possibly in my structures being built in reliance thereon being required to be removed
at my expense. If l have ny doubts, l a dvised o seek competen of ssional advice and assistance.
Applicant's Signa ur Date 11-18-2015
As owner of the property ' volv in thts request, 1 have read and understood the complete application and its consequences to me as a property owner.
Property Owner' gnature (required) Date . 1? - L
(ro ea e«~~ea~t by em seam
Date Received m / Zoning Permit Type _ Filing Fee $ _
OVER
3
GA--d,v p1-,,ing\F-. l Hand-OZoning P-it Appllca6-doc
F7
Job Address: 440 HELMAN ST Contractor:
ASHLAND OR 97520 Address:
C
P Owner's Name: FERGUSON D H/D G KESTER 0 Phone:
R Customer 06455 N State Lic No:
L. T City Lic No:
P GOLDEN/FIELDS CONSTRUCTION
Applicant: 845 OAK ST R
Address: ASHLAND OR 97520 A
C C Sub-Contractor:
A Phone: (541) 482-8442 T Address:
N Applied: 11/18/2015 0
T Issued:
Expires: 05/16/2016 R
Phone:
State Lic No:
Maplot: 391 E04CB6500 City Lic No:
DESCRIPTION: Type 1 for a P & E, boundry line adjustment and exception
VALUATION
Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description
Total for Valuation:
MECHANICAL
ELECTRICAL
STRUCTURAL
PERMIT FEE DETAIL
Fee Description Amount Fee Description Amount
Physical Constraints Permit 1,012.00 Other Type 1 planning review 335.00
CONDITIONS OF APPROVAL
COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 East Main St. Fax: 541-488-5311
Ashland, OR 97520 TTY: 800-735-2900
www.ashland.or.us
Inspection Request Line: 541-552-2080 CITY OF