HomeMy WebLinkAboutIvy_975_PA-2017-00236
t
CITY F
ASHLAND
z
April 17, 2017
Notice of Final Decision
I
On April 17, 2017, the Community Development Director approved the request for the
following:
i
I
E
Planning Action: PA-2017-00236
Subject Property: 975 West Ivy lane
Applicant: Thomas and Linda Lamore j
i
Description: A request for a Physical and Environmental Constraints Permit to
allow for the construction of a 2,485 square foot single-family home on slopes in excess
of 35% (Severe Constraints Lands) and within the Wildfire Overlay. This application
involves a request to remove nine trees from the property ranging in diameter from 3"
clusters to a 20" Pinus Ponderosa. COMPREHENSIVE PLAN DESIGNATION: Rural
Residential; ZONING: RR -.5; ASSESSOR'S MAP: 39 1E 16 AD; TAX LOT: 5109.
The Community Development Director's decision becomes final and is effective on the 12th 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 Derek Severson in the
Community Development Department at (541) 488-5305.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-088-5305
51 Winburn Way Fax: 541-552-2050 \
Ashland, Oregon 97520 TTY: 800-735-2900
www. ashland. orms / l
i
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
G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following:
1. Who May Appeal. The following persons have standing to appeal a Type I decision. [
a. The applicant or owner of the subject property,
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
18.5.1.050.B.
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of
this subsection. The fee required in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the
hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall
contain.
i. An identification of the decision being appealed, including the date of the decision,
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before
the Planning Commission. The appeal shall not be limited to the application materials, evidence and other
documentation, and specific issues raised in the review leading up to the Type I decision, but may include other
relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument
concerning any relevant ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type 11 public hearing procedures,
pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of
Appeals, pursuant to ORS 197.805 - 197.860.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: PA-2017-00236
SUBJECT PROPERTY: 975 West Ivy lane
APPLICANT/OWNER: Thomas and Linda Lamore
DESCRIPTION: A request for a Physical and Environmental Constraints Permit to
allow for the construction of a 2,485 square foot single-family residence on slopes in excess of
35 percent (Severe Constraints Lands) and within the Wildfire Overlay. This application
involves a request to remove nine trees from the property ranging from clusters of three- to four-
inch diameter madrone to a 20-inch diameter-at-breast-height Western Yellow Pine.
COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR-.5;
ASSESSOR'S MAP: 39 IE 16 AD; TAX LOT 5109.
SUBMITTAL DATE: February 10, 2017
DEEMED COMPLETE DATE: February 28, 2017
STAFF APPROVAL DATE: April 17, 2017
APPEAL DEADLINE (4:30 P.M.): May 1, 2017
FINAL DECISION DATE: May 2, 2017
APPROVAL EXPIRATION DATE: November 2, 2018
DECISION
The subject property is located on the north side of Ivy Lane, approximately 560 feet west of South
Mountain Avenue, and is zoned RR-.5 (Rural Residential). The lot is on the downhill side of the street,
is heavily wooded and approximately 0.69 acres in area. The irregularly shaped, generally rectangular
property is characterized by an average north slope of approximately 40 percent and is within the
Physical and Environmental Constraints overlay with Hillside Lands (those with slopes over 25 percent),
Severe Constraints Lands (those with slopes over 35 percent) and Wildfire Lands. Development of
Hillside Lands and Severe Constraints Lands is carefully regulated and requires a Physical and
Environmental Constraints Review Permit.
The subject property is Lot #4 of the Pineview Estates Subdivision, which was created through the,
Performance Standards Subdivision process in 1993 (Planning Action #1993-00121). The subdivision
approval included conditions that homes on the north side of Ivy Lane be required to install dry wells to
accommodate drainage from new impervious surfaces, that all residences in the subdivision be built to
Conservation Housing standards to qualify for the density bonus granted the original subdivision, that a
six-foot wide pedestrian easement be provided (but not improved at this time) between the subject
property and the lot to its west, and that all homes in the subdivision include residential fire sprinklers.
i
The current application is a request for a Physical and Environmental Constraints Permit to allow the
construction of a 2,485 square foot single-family residence on Hillside Lands with Severe Constraints.
The application includes a request to remove nine trees ranging from cluster of three- to four-inch
diameter Madrones to a 20-inch diameter at breast height (d.b.h.) Western Yellow Pine. .
PA #2017-00236
975 Ivy Lane/cd
Page 1
e
Hillside Development Permit to Develop Hillside/Wildfire bands with Severe Constraints
The application includes written findings which respond to the applicable approval criteria and design
standards. Generally speaking, the design includes low, curved gables which the applicants suggest
echo the surrounding hillside. The building steps into the hillside to a degree, but there are public utility
and slope easements below the road and the design attempts to limit the disturbance of a very steep
parcel by limiting the footprint's intrusion into the downhill slopes to the degree possible. A condition
has been included to require that the applicant's obtain encroachment permits for a proposed bridged
driveway and stairs which cross the slope and public utility easements.
The application notes that stepped footings have been incorporated into the design to reduce the
building's visual bulk, and that 83 percent of the site is to be left in its natural state, which is greater
than the 75 percent required to be retained based on the average site slopes.
The application includes a geotechnical study prepared by Rick Swanson of Marquess & Associates
Inc., Consulting Engineers which includes specific recommendations for grading, retaining wall design,
erosion control and drainage. Grading and erosion control drawings based on these recommendations
have been provided by Gerlitz Engineering Consultants, and retaining walls are being designed by ACE
Engineers. The application also includes a copy of the geotechnical study prepared by Ferrero Geologic
from the original subdivision as well. Ferrero concludes that there are no signs of slope instability
adjacent to the proposed building site or driveway, and includes specific recommendations for slope
stability, grading and foundation work. Swanson similar notes no significant signs of hillside instability,
and concludes that a residence can be constructed provided that geotechnical recommendations are
followed. The recommendations of the geotechnical report will be included as conditions of approval.
A condition has also been included below to require that a final stormwater drainage plan consistent
with the recommendations of the geotechnical report be provided for the review and approval by all
applicable reviewing bodies of the City of Ashland including but not limited to Public Works,
Engineering, Building and Planning prior to installation, and that Public Works permits, including
encroachment permits, be obtained for any work to occur within the public right-of-way or adjacent
slope or public utility easements. I
Tree Removal Permit to Remove Nine Trees
This application involves a request to remove nine trees from the property ranging from clusters of three-
to four-inch diameter madrone to a 20-inch diameter-at-breast-height Western Yellow Pine. The trees
proposed for removal are located within the approved envelope and are proposed for removal to
accommodate the proposed construction. A tree inventory identifying 23 trees on site is included with
the application, along with a tree preservation/protection plan detailing the placement of tree protection
fencing necessary to protect the site's trees from the proposed development disturbance. The Tree
Commission reviewed this application at their regular meeting on March 9, 2017 and recommended
approval of the application as submitted.
The approval criteria for a Physical & Environmental Constraints Review Permit are detailed in
AMC 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.
PA #2017-00236
975 Ivy Lane/cd
Page 2
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. [
f
Approval criteria for Development Standards for Severe Constraint bands, as described in AMC
Chapter 18.3.10.110:
A. Severe Constraint Lands are extremely sensitive to development, grading, filling, or vegetation
removal and, whenever possible, alternative development should be considered..
B. Development offloodways is notpermitted exceptfor bridges and road crossings. Such crossings
shall be designed to pass the 100 year flood without raising the upstream flood height more than
six inches.
C. Development on lands greater than 35% slope shall meet all requirements of section 18.62.080
in addition to the requirements of this section.
D. Development of land or approval for a planning action shall be allowed only when the following
study has been accomplished An engineering geologic study approved by the City's Public
Works Director and Planning Director establishes that the site is stable for the proposed use
and development. The study shall include the following.
1. Index map.
2. Project description to include location, topography, drainage, vegetation, discussion of
previous work and discussion of field exploration methods.
3. Site geology, based on a surfcial survey, to include site geologic maps, description of
bedrock and surfcial materials, including artificial fill, locations of any faults, folds,
etc., and structural data including bedding, jointing and shear zones, soil depth and soil
structure.
4. Discussion of any off-site geologic conditions that may pose a potential hazard to the
site, or that may be affected by on-site development.
5. Suitability of site for proposed development from a geologic standpoint.
6 Specific recommendations for cut slope stability, seepage and drainage control or other
design criteria to mitigate geologic hazards.
7. If deemed necessary by the engineer or geologist to establish whether an area to be
affected by the proposed development is stable, additional studies and supportive data
shall include cross-sections showing subsurface structure, graphic logs with subsurface
exploration, results of laboratory test and references.
8. Signature and registration number of the engineer and/or° geologist.
9. Additional information or analyses as necessary to evaluate the site.
Conclusion and Decision
Based on the material provided and the discussion above, the application with the attached conditions
complies with all applicable City ordinances. Therefore, Planning Action #2017-00236 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 #2017-00236 is denied. The following are the
conditions and they are attached to the approval:
PA #2017-00236
975 Ivy Landed
Page 3
1) That all proposals of the applicant shall be conditions of approval unless otherwise specifically
modified herein, including that the applicants shall complete the curb, gutter and asphalt paving
along the subject property's frontage.
2) That all relevant conditions of the original Pineview Estates Subdivision approvals (PA #89-078
and #93-121) shall remain in effect unless otherwise specifically modified herein, including but
not limited to: that dry wells be installed on properties on the north side of Ivy Lane to
accommodate drainage from new impervious surfaces; that all residences in the subdivision be
built to Conservation Housing standards to qualify for the density bonus granted the original
subdivision; that a six-foot wide pedestrian easement be provided between the subject property
and the lot to its west; and that all homes in the subdivision include residential fire sprinklers.
3) That the foundation shall be designed by an engineer or, architect with demonstrable geotechnical
design experience in accordance with 18.3.10.090.F. In addition, a written verification from the i'
project geotechnical expert addressing the consistency of the building permit submittals with the
geotechnical report recommendations (e.g. grading plan, storm drainage plan, foundation plan,
etc.) shall be submitted with the building permit.
4) Lot coverage calculations including all building footprints, driveways, parking, circulation areas
and other lot coverage shall be provided with the building permit submittals. Lot coverage shall
be limited to no more than 20 percent allowed in the RR-.5 zoning district. E
5) The requirements of the Ashland Fire Department shall be met, including that all addressing
shall be approved prior to being installed, that adequate fire flow be provided, that fire sprinklers
shall be installed as required in the subdivision approval, that fire apparatus access and firefighter
access be provided, that fire season construction restrictions be addressed, and that a fuel break
is required. The general fuel break requirements for wildfire lands, as outlined in 18.3.10. 1 00.13,
shall be complied with before the commencement of construction with combustible materials on
the lot.
6) That all required public improvements including but not limited to the curb, gutter and additional
asphalt paving shall be installed to City of Ashland standards under permit from the Public
Works Department, inspected and approved prior to the issuance of a certificate occupancy or
final structural inspection approval.
7) That the applicants shall obtain an encroachment permit from the Public Works Department for
the proposed placement of stairs and a bridge driveway within a public utility easement. The
encroachment permit shall be approved prior to the issuance of a building permit or the
commencement of any encroaching construction.
8) That detailed storm drainage, grading, and erosion control plans shall be provided with the
building permit submittals. Storm drainage shall be designed, constructed and maintained in a
manner consistent with the recommendations of the geotechnical report provided by Marquess
& Associates dated November 14, 2016.
9) A tree protection plan shall be provided with the building permit submittals. Tree protection
fencing and temporary erosion control measures (i.e. silt fencing, bale barriers, etc.) shall be
installed according to the approved plans, inspected and approved prior to issuance of building
permits, storage of materials, or commencement of any site work.
10) That all recommendations of the geotechnical report provided by Marquess & Associates dated
November 14, 2016 shall be conditions of this approval unless otherwise specifically modified
herein.
11) The project geotechnical expert shall and shall provide an inspection schedule with the building
permit submittals, and shall inspect the site according to the inspection schedule. The
geotechnical expert shall inspect the site according to the inspection schedule of the approved
PA #2017-00236
975 Ivy Lane/cd
Page 4
i
geotechnical report, and prior to issuance of a certificate of occupancy, the project geotechnical
expert shall provide a final report indicating that the approved grading, drainage, and erosion
control measures were installed as per the approved plans, and that all scheduled inspections
were conducted by the project geotechnical expert periodically throughout the project.
12) The landscaping and irrigation for re-vegetation of cut/fill slopes and erosion control shall be 4
installed prior to a certificate of occupancy. Vegetation shall be installed in such a manner as to
be substantially established within one year of installation. All measures installed for the
purposes of long-term erosion control, including but not limited to vegetative cover, rock walls,
retaining walls and landscaping shall be maintained in perpetuity on all areas in accordance with
AMC 18.3.10.090.B.7.a.
13) That a preconstruction conference to review the requirements of the Hillside Development
Permit shall be held prior to site work, the issuance of an excavation permit or the issuance of a
building permit, whichever action occurs first. The conference shall include the Ashland
Planning Department, Ashland Building Department, the project engineer, project geotechnical
experts, landscape professional, arborist and the general contractor. The applicant or applicants'
representative shall contact the Ashland Planning Department to schedule the preconstruction
conference.
J April 17, 2017
ifl Molnar, ir°ector° Date
ommunity evelopment Department
I;
i
I
PA #2017-00236
975 Ivy Landed
Page 5
i
i
i
c
AFFIDAVIT OF MAILING
G
E
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 4/17/171 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 #2017-00236, 975 West Ivy.
Signature of Employee
DocumenW 4117/2017
PA-2017-00236 391 E16AD 5001 PA-2017-00236 391 E16AD 5106 PA-2017-00236 391 E16AD 4900
ARNDT DENIS LEROY TRUSTEE ET AL BIELEC MICHAEL W TRUSTEE ET AL BUCCINO JOLENE A TRUSTEE ET AL
930 BEACH ST 980 IVY LN 1000 EMMA ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
i
i
PA-2017-00236 391 E16AD 5103 PA-2017-00236 391 E16AC 300 PA-2017-00236 391E16AD 5102
BURKART JOHN ALAN/BARBARA A D & S VENTURES LLC DEL ROSSO GARY T
1030 IVY LN 2815 EASTLAKE AVE E STE 300 1000 IVY LN
ASHLAND, OR 97520 SEATTLE, WA 98102 ASHLAND, OR 97520
PA-2017-00236 391 E16AD 5104 PA-2017-00236 391 E16AD 5109 PA-2017-00236 391 E16AD 5108 j
HOLT RICHARD P/LORNA FORBES LAMORE THOMAS J/LINDA E LOGAN KAREN
1031 IVY LN 784 OAK ST 261 OTIS ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
r
PA-2017-00236 391 E16AD 5200 PA-2017-00236 391 E16AD 4901 PA-2017-00236 391 E16AD 5107
MERRITT DEBORAH C VALDICK DAVID P WELLES RANDAL
PO BOX 34 1035 IVY LN 260 SHERIDAN ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00236 PA-2017-00236 975 W Ivy
JUSTIN GERLITZ RICK SWANSON NOD 14
1867 WILLIAMS HWY, STE 201 1120 E JACKSON 4/17/17
GRANTS PASS, OR 97527 MEDFORD, OR 97501
c
t
ASHLAND
PLANNING APPLICATION REVIEW COMMENT SHEET
March 9, 2017 j
I
PLANNING ACTION: PA-2017-00236
SUBJECT PROPERTY: 975 West Ivy lane
APPLICANT/OWNER: Thomas and Linda Lamore
DESCRIPTION: A request for a Physical and Environmental Constraints Permit to allow for
the construction of a 2,485 square foot single-family home on slopes in excess of 35%
(Severe Constraints Lands) and within the Wildfire Overlay. This application involves a
request to remove nine trees from the property ranging in diameter from 3" clusters to a
20" Pinus Ponderosa.
COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR -.5; ASSESSOR'S MAP:
39 1E 16 AD, TAX LOT: 5109.
The Tree Commission recommends approving the application as submitted.
i'
Department of Community Development Tel: 541A88-5350 C I T Y F
51 Winbum Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900 -AS"AR LAN "T
www.ashland.orms
i
Planning Department, 51 Winburn Way, Ashland, Oregon 97520 I F
541-488-5305 Fax: 541-552-2050 www,ashland,or,us TTY: 1-800-735-2900 r-1 AND
NOTICE OF APPLICATION
PLANNING ACTION: 2017-00236
SUBJECT PROPERTY: 975 Ivy Lane
OWNER/APPLICANT: Thomas and Linda Lamore
DESCRIPTION: A request for a Physical and Environmental Constraints Permit to allow for the
construction of a 2,485 square foot single-family home on slopes in excess of 35% (Severe Constraints
Lands) and within the Wildfire Overlay. This application involves a request to remove nine trees from
the property ranging in diameter from 3" clusters to a 20" Pinus Ponderosa. COMPREHENSIVE
PLAN DESIGNATION: Rural Residential; ZONING: RR -.5; ASSESSOR'S MAP: 39 lE 16 AD;
TAX LOT: 5109.
NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, March 9, 2017 at 6:00 PM in the Community
Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: February 28, 2017
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: March 14, 2017
IjO3'1
woo
i
4%r-Aft,,= mum MW
V C~ I
y
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
18.5.1.050.G)
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.
ocument2
PHYSICAL 8t ENVIRONMENTAL CONSTRQ S
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.
I
I°
i
i
Document2
AFFIDAVIT OF MAILING
STATE OF OREGON ) w
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 February 28, 2017 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 #2017-00236, 975 Ivy Lane NOC.
Signature of Employee
Documend 2128/2017
T i A83AVOJ°0086 ,Wdn-dod pjogaj a! A919AOJ +WO.uou~°y' 0965 a Aa3AV 1 LW13 al zesimn
uj®~'/Gane•AAAAM ! ap uge ajng3eq el q za!!daa alp ag ~ja!ad a sa!nel sallonb!1.3
j
PA-2017-00236 PA-2017-00236 391E16AD 5000 PA-2017-00236 391E16AD 5106
ALLAN GOFFE ARNDT DENIS LEROY TRUSTEE ET BIELEC MICHAEL W TRUSTEE ET AL
PO BOX 231 i 930 BEACH ST 980 IVY LN
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
i I
PA-2017-00236 391E16AD 4900 PA-2017-00236 391E16AD 5103 PA-2017-00236 391E16AC 300
BUCCINO JOLENE A TRUSTEE ET AL BURKART JOHN ALAN/BARBARA A D & S VENTURES LLC
1000 EMMA ST 1030 IVY LN 2815 EASTLAKE AVE E STE 300
ASHLAND, OR 97520 ASHLAND, OR 97520 SEATTLE, WA 98102
i I
PA-2017-00236 391E16AD 5102 PA-2017-00236 391E16AD 5104 PA-2017-00236
DEL ROSSO GARY T HOLT RICHARD P/LORNA FORBES JUSTIN GERLITZ
1000 IVY LN 1031 IVY LN 1120 E. JACKSON
ASHLAND, OR 97520 ASHLAND, OR 97520 j MEDFORD, OR 97501
i
PA-2017-00236 391E16AD 5109 j PA-2017-00236 391E16AD 5108 PA-2017-00236 391E16AD 5200
LAMORE THOMAS J/LINDA E LOGAN KAREN MERRITT DEBORAH C
784 OAK ST 261 OTIS ST PO BOX 34
ASHLAND, OR 97520 I ASHLAND, OR 97520 ASHLAND, OR 97520
I
PA-2017-00236 PA-2017-00236 PA-2017-00236 391E16AD 4901
RICK SWANSON SHAWN KAMPMAN VALDICK DAVID P
1120 E. JACKSON PO BOX 459 1035 IVY IN
MEDFORD, OR 97501 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-00236
PA-2017-00236 391E16AD 5107 GERLITZ JUSTIN PA-2017-00236
1867 WILLIAMS HIGHWAY MARQUESS & ASSOCIATES
WEL260LE LES RLDAN ST RANDAL SUITE 201 SWANSON RICK
ASHLAND, OR 97520 GRANTS PASS, OR 97527 1120 EAST JACKSON
MEDFORD, OR 97501 G
PA-2017-00236
ACE ENGINEERING LLC
ALLAN GOFFE
P.O. BOX 231
ASHLAND, OR 97520
i
I
I
I
i
i
I
I
( wi96p3 do-dod asodxa jaded paad f ®09s ale!duiay gfue y as0
(9)096s OAU3AV i i ol aup 6uo!e puce Z Z 7 ® sage, ®!aad Ase3
i_ ~ e ae
A U~
e
4,60 4
S
Elf-jT
Soo Val
k
51i 5164
f 11
t
r
5101 5106 57
g i
I
L41ll1~
240
p
I
n~ aLnYu°
.r
ZONING PERMIT APPLICATION
Planning Division
51 Winburn Way, Ashland OR 97520
C I T Y OF FILE
,ASHLAND 541-488-5305 Fax 541-488-6006 -
DESCRIPTION OF PROJECT I I LY
DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? ❑ YES ❑ NO
Street Address 7 T Ivy L w
Assessor's Map No. 391 E 1 Tax Lot(s) 52 1 Oct
Zoning - O Y \ Comp Plan Designation
APPLICANT
Name r#46 A,5, I An ® Phone 04[!
Mail ®M( Wi ®0 i $l
Address f4AFEET City As ht UWE? Zip '775 W
PROPERTY OWNER
Name Phone E-Mail 10PA Id MOM e QL a CORA
Address y® City _ ASHLAWD Zip
SURVEYOR. ENGINEER. ARCHITECT. LANDSCAPE ARCHITECT. OTHER
Title 61 I1, M4(MMEM NameJLIaw Gala_Lrm Phone z -Z&
44 I`7 E Mail ~Ve A.he! 14-1 One
Address f 1 WI M+l I PI J IT ®I City 6MAT6! Zip 17927
C-WV41
Title Name ck I~WhA.IkW Phone d77 -:T (1- E-Mail 4u
T_ r
Address 1120 A ; T J 04 _ City AmonDup zip 1:75-01
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or improvements are properly located on the ground.
Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be remove my expe ve any doubts, I am advised to seek competent professional advice and assistance.
OZ-10 - 2.0 1_1
- w 2"A_~~ lican ' ign ure Date
As owner of the property involved in this request, I have read and understood the complete application and its consequences to me as a property
owner.
- 10 - o1
erty Owne s S' nature (required) Date
[To be completed by City Staff]
Date Received Zoning Permit Type Filing Fee $
OVER N
G:\comm-dev\planning\Forms & Handouts\Zoning Pennit Application.doc
FINDINGS OF FACT
SITE: 975 West Ivy Lane
APPLICANT: Thomas and Linda Lamore
REQUEST: Physical & Environmental Constraints Review Permit
DATE: February 10, 2017
Table of Contents
Chapter 18.2.1 - Zoning Regulations and General Provisions 2
Chapter 18.2.2 - Base Zones and Allowed Uses 2
Chapter 18.2.4 - General Regulations for Base Zones 2
Chapter 18.2.5 - Standards for Residential Zones 3
Chapter 18.3.10 - Physical and Environmental Constraints Overlay 4
i
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
Chapter 18.2.1 - Zoning Regulations and General Provisions
18.2.1.020 Zoning Map and Classification of Zones
Residential - Rural (RR-.5) with P-overlay
18.2.1.040 Applicability of Zoning Regulations
Residential - Rural (RR-.5) - Chapter 18.2 Applies Directly
Physical and Environmental Constraints Overlay Modifies chapter 18.2
Chapter 18.2.2 - Base Zones and Allowed Uses
18.2.2.030 Allowed Uses
B. Permitted Uses and Uses Permitted Subject to Special Use Standards.
Single-Family Dwelling is permitted in the RR Zone (From Table 18.2.2)
Chapter 18.2.4 - General Regulations for Base Zones
18.2.4.010 Access and Minimum Street Frontage
Each lot shall abut a public street other than an alley for a width of not less than 40 feet;
except, where a lot is part of an approved flag partition or abuts a cul-de-sac vehicle
turn-around area, the minimum width is 25 feet.
COMPLIES: The lot abuts West Ivy Lane, a public street with a 42 foot width.
18.2.4.020 Accessory Structures and Mechanical Equipment
A. Accessory Structures
Accessory buildings and structures shall comply with all requirements for the principal use,
except where specifically modified by this ordinance.
DOES NOT APPLY. No accessory structures are proposed.
B. Mechanical Equipment
Mechanical equipment shall not be located between the main structure on the site and any
street adjacent to a front or side yard, and every attempt shall be made to place such
equipment so that it is not visible from adjacent public streets. Mechanical equipment and
associated enclosures, not taller than allowed fence heights, may be located within
required interior side or rear yards, provided such installation and operation is consistent
with other provisions of this ordinance or the Ashland Municipal Code, including but not
limited to noise attenuation. Any installation of mechanical equipment shall require a
building permit.
COMPLIES: Proposed condensers will be located beneath the driveway bridge.
They will not be visible from the public street.
2
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
18.2.4.050 Yard Requirements and General Exceptions
A. In addition to the requirements of chapters 18.2.5 and 18.2.6, yard requirements shall
conform to the Solar Access standards of chapter 18.4.8.
DOES NOT APPLY: Section 18.4.8.020 B. 2. Exemptions for Steep Slopes
states, "Any lot with a slope of greater than 30 percent in a northerly direction,
as defined by this Ordinance, shall be exempt from the [solar] setback
standards in section 18.4.8.030."
Eaves and awnings may encroach three feet into required yards; all other architectural
projections may encroach 18 inches into required yards.
COMPLIES: With the exception of the front eave, all eaves are within the
required yards and do not extend beyond the setback lines. The front eave
projects into the front yard 1'-10".
C. The following general exceptions are allowed for structures that are 30 inches in
height or less, including entry stairs, uncovered porches, patios, and similar
structures:
1. The structures are exempt from the side and rear yard setback requirements.
2. The front and side yards abutting a public street may be reduced by half.
COMPLIES: All decks and walls are within the allowed building envelope
outside of the required yards. The proposed entry stairs in the front yard do
not exceed 18" above adjacent grade.
Chapter 18.2.5 - Standards for Residential Zones
18.2.5.030 Unified Standards for Residential Zones
C. Standards for the Rural Residential (RR-.5) zone.
Lot Area - Minimum: 0.5 acre.
COMPLIES: Lot area is.69 acre (30,109 st).
Lot Coverage - Maximum: 20%.
COMPLIES: Total lot coverage (building + impervious surfaces) is 9.1%.
Lot Width (feet) - Minimum: 100 ft.
COMPLIES: Existing lot is 218.69 ft wide.
Lot Depth (feet) - Minimum 150 ft. - Maximum 300% of width.
COMPLIES: Existing lot is 150.93' and is 69% of the width.
Standard Yards - Minimum (feet):
Front - Standard: 20 ft.
COMPLIES: Building is set back a minimum 20'40" from the front property
line.
3
Findings - 02-10-17 ,
Lamore Residence - 975 West Ivy Lane
Side - Standard: 6 ft.
COMPLIES: Building is set back a minimum 48'4" from the side property line.
Rear - Multi-Story Building: 10 ft. per building story.
COMPLIES: Building is set back 60'®2" from the rear property line.
Building Height - Maximum (feet): 35 ft. or 2'/z stories, whichever is less.
COMPLIES: The maximum proposed height is 34'-9':
Chapter 18.3.10 - Physical and Environmental Constraints Overlay
18.3.10.060 Land Classifications
B. Hillside Lands. Hillside Lands are lands that are subject to damage from
erosion and slope failure, and which include areas that are highly visible from
other portions of the city. The following lands are classified as Hillside Lands:
All areas defined as Hillside Lands on the Physical and Environmental
Constraints Hillside Lands and Severe Constraints map and which have a
slope of 25 percent or greater.
This parcel is subject to the regulations of Hillside Lands due to all slopes
on the property being over 25 percent, as indicated on the Physical and
Environmental Constraints Hillside Lands and Severe Constraints map.
D. Severe Constraints Lands. The following lands are classified as Severe
Constraints Lands, which have characteristics that severely limit normal
development.
1. All Areas that are within the floodway channels, as defined in AMC 15.10.
2. All lands with a slope greater than 35 percent.
This parcel is subject to the regulations of Severe Constraint Lands
due to all slopes on the property being over 35 percent.
18.3.10.090 Development Standards for Hillside Lands
A. General Requirements. The following general requirements shall apply in Hillside Lands.
1. Buildable Area. All development shall occur on lands defined as having buildable area.
Slopes greater than 35 percent shall be considered unbuildable except as allowed
below. Exceptions may be granted to this requirement only as provided in subsection
18.3.10.090.H.
a. Existing parcels without adequate buildable area less than or equal to 35 percent
shall be considered buildable for one unit.
COMPLIES: This application is for only one unit on the parcel,
b. Existing parcels without adequate buildable area less than or equal to 35 percent
4
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
cannot be subdivided or partitioned.
NOT APPLICABLE. This application does NOT request subdividing or
partitioning the parcel.
2. Building Envelope. All newly created lots either by subdivision or partition shall contain
a building envelope with a slope of 35 percent or less.
This lot was created under Planning Action 2003-029 with the approved building
envelope as indicated on the currently submitted Drawings, in roughly the
center of the site. It was acknowledged in the Administrative Findings that "the
slope of the property is consistently steep (35%+) so regardless of where the
envelope sits, the building site's physical constraints will remain the same".
3. New Streets and Driveways. New streets, flag drives, and driveways shall be
constructed on lands of less than or equal to 35 percent slope with the following
exceptions.
a. The street is indicated on the Street Dedication map.
b. The portion of the street, flag drive, or driveway on land greater than 35 percent
slope does not exceed a length of 100 feet.
COMPLIES: The proposed driveway is 40 feet long.
4. Geotechnical Studies. For all applications on Hillside Lands involving subdivisions or
partitions, the following additional information is required: A geotechnical study
prepared by a geotechnical expert indicating that the site is stable for the proposed
use and development.
NOT APPLICABLE: This requirement does not apply because the application
does NOT request subdividing or partitioning the parcel. However, a
Geotechnical Investigation by Ferrero Geologic was originally performed for
this site to determine soil, rock, groundwater and topographic conditions and
how they may impact safe and environmentally sound grading and building in
accordance with the Ashland Hillside Standards. In addition, a recent
Geotechnical Investigation by Marquess & Associates was performed for this
site to determine the prevailing subsurface conditions at the site and to develop
earthwork and foundation engineering recommendations for this development.
Copies of both reports have been submitted with this application.
B. Hillside Grading and Erosion Control. All developments on lands classified as Hillside
shall provide plans conforming to the following items.
1. All grading, retaining wall design, drainage and erosion control plans for development
on Hillside Lands shall be designed by a geotechnical expert. All cuts, grading or fills
shall conform to the International Building Code and be consistent with the provisions
of this ordinance. Erosion control measures on the development site shall be required
to minimize the solids in runoff from disturbed areas.
COMPLIES: The Geotechnical Investigation Report by Marquess & Associates
addresses recommendations for grading, retaining wall design, drainage and
5
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
erosion control. The Grading and Erosion Control Drawings by Gerlitz
Engineering Consultants incorporate the recommendations of the Geotechnical
Investigation Report, including sediment control fencing below the construction
area and protection of existing storm drainage inlets (see sheet C1.0).
Retaining wall design is by ACE Engineering, structural engineers. Plans and
structural calculations for the walls will be submitted with the Construction
Documents for review with the Building Permit application.
2. Timing of Improvements. For development other than single family homes on
individual lots, all grading, drainage improvements, or other land disturbances shall
only occur from May 1 to October 31.
NOT APPLICABLE: This development is for a single family home on an
individual lot and thus is exempt from this requirement.
3. Retention in natural state. On all projects on Hillside Lands involving partitions and
subdivisions, and existing lots with an area greater than one-half acre, an area equal
to 25 percent of the total area, plus the percentage figure of the average slope of the
total project area, shall be retained in a natural state. Lands to be retained in a
natural state shall be protected from damage through use of temporary construction
fencing or the functional equivalent.
COMPLIES: The average slope of this site is 50%. Thus 25+50 = 75% of the site
must be retained in a natural state. The area of proposed development,
including building footprint, all landscaped areas and driveway is 5,149 square
feet. The area of the lot is 30,109 square feet. 5149130109 = .17 (17%).
Therefore the area retained in a natural state is 83%, which is greater than the
75% required.
4. Grading - Cuts. On all cut slopes on areas classified as Hillside Lands, the following
standards apply.
a. Cut slope angles shall be determined in relationship to the materials of which they
are composed. Where soil permits, limit the total area exposed to precipitation
and erosion. Steep cuts shall be retained with stacked rock, retaining walls, or
functional equivalent to control erosion and provide slope stability when
necessary. Where cut slopes required to be laid back (1:1 or less steep), the
slope shall be protected with erosion control netting or structural equivalent
installed per manufacturer's specifications , and revegetated.
NOT APPLICABLE: No exposed cut slopes are proposed on this site.
b. Exposed cut slopes, such as those for streets, driveway accesses, or yard areas,
greater than seven feet in height shall be terraced. Cut faces on terraced section
shall not exceed a maximum height of five feet. Terrace widths shall be a
minimum of three feet to allow for the introduction of vegetation for erosion control.
Total cut slopes shall not exceed a maximum vertical height of 15 feet. The top of
cut slopes not utilizing structural retaining walls shall be located a minimum
setback of one-half the height of the cut slope from the nearest property line.
NOT APPLICABLE: No exposed cut slopes are proposed in this project.
6
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
c. Cut slopes for structure foundations which reduce the effective visual bulk, such
as split pad or stepped footings, shall be exempted from the height limitations of
this section.
COMPLIES: Stepped footings have been incorporated into the design of the
structure in order to help reduce the visual bulk of the building.
d. Revegetation of cut slope terraces shall include the provision of a planting plan,
introduction of top soil where necessary, and the use of irrigation if necessary. The
vegetation used for these areas shall be native, or species similar in resource
value to native plants, which will survive, help reduce the visual impact of the cut
slope, and assist in providing long term slope stabilization. Trees, bush-type
plantings, and cascading vine-type plantings may be appropriate.
NOT APPLICABLE: No cut slope terraces are proposed in this project.
5. Grading - Fill. On all fill slopes on lands classified as Hillside Lands, the following
standards shall apply.
a. Fill slopes shall not exceed a total vertical height of 20 feet. The toe of the fill
slope area not utilizing structural retaining shall be a minimum of six feet from the
nearest property line.
COMPLIES; Fill slopes do not exceed a height of 8 feet. The toe of the
closest fill slope to a property line is 6 and a half feet. See sheet A1.1.
b. Fill slopes shall be protected with an erosion control netting, blanket or functional
equivalent. Netting or blankets shall only be used in conjunction with an organic
mulch such as straw or wood fiber. The blanket must be applied so that it is in
complete contact with the soil so that erosion does not occur beneath it. Erosion
netting or blankets shall be securely anchored to the slope in accordance with
manufacturer's recommendations.
COMPLIES: As indicated on the landscape planting plans, jute erosion
control fabric shall be installed on all new slopes and existing slopes
disturbed by construction activities. See sheet L1.2.
c. Whenever possible, utilities shall not be located or installed on or in fill slopes.
When determined that it necessary to install utilities on fill slopes, all plans shall be
designed by a geotechnical expert.
COMPLIES; Wet utility pipes (water and sanitary sewer) will not be located
east of all fill areas. See sheet C2.0. Dry utility lines (electric, telephone and
gas) will be located west of the driveway and buried in natural grade, below
a shallow fill area. See sheet A1.1.
d. Revegetation of fill slopes shall utilize native vegetation or vegetation similar in
resource value and which will survive and stabilize the surface. Irrigation may be
provided to ensure growth if necessary. Evidence shall be required indicating
long-term viability of the proposed vegetation for the purposes of erosion control
on disturbed areas.
7
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
COMPLIES: As indicated on the landscape planting plans, Arctostaphylos
"Emerald Carpet" is proposed for stabilization of the fill slope areas, with
planting at the proper spacing to ensure rapid coverage. This plant has
been used extensively in the local area for this purpose and blends well with
native vegetation.
6. Revegetation Requirements. Where required by this chapter, all required
revegetation of cut and fill slopes shall be installed prior to issuance of certificate of
occupancy, signature of a required survey plat, or other time as determined by the
hearing officer. Vegetation shall be installed in such a manner as to be substantially
established within one year of installation.
Requirement is noted.
7. Maintenance, Security, and Penalties for Erosion Control Measures.
a. Maintenance. All measures installed for the purposes of long-term erosion
control, including but not limited to vegetative cover, rock walls, and landscaping,
shall be maintained in perpetuity on all areas which have been disturbed, including
public rights-of-way. The applicant shall provide evidence indicating the
mechanisms in place to ensure maintenance of measures.
b. Security. Except for individual lots existing prior to January 1, 1998, after an
Erosion Control Plan is approved by the hearing authority and prior to
construction, the applicant shall provide a performance bond or other financial
guarantees in the amount of 120 percent of the value of the erosion control
measures necessary to stabilize the site. Any financial guarantee instrument
proposed, other than a performance bond, shall be approved by the City Attorney.
The financial guarantee instrument shall be in effect for a period of at least one
year, and shall be released when the Community Development Director and
Public Works Director determine, jointly, that the site has been stabilized. All or a
portion of the security retained by the City may be withheld for a period up to five
years beyond the one year maintenance period if it has been determined by the
City that the site has not been sufficiently stabilized against erosion.
The applicant (Owner) is prepared to provide a performance bond for a
period of one year in order to ensure that all required erosion control
measures have been properly installed and the City determines that all
slopes are sufficiently stabilized against erosion.
8. Site Grading. The grading of a site on Hillside Lands shall be reviewed considering
the following factors.
a. No terracing shall be allowed except for the purposes of developing a level building
pad and for providing vehicular access to the pad.
COMPLIES: No terracing of hillsides is proposed.
b. Avoid hazardous or unstable portions of the site.
COMPLIES: No hazardous or unstable portions of the site have been
identified in the Geotechnical Investigation Reports. The building has been
8
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
deliberately located on the area of the site with the least severe slopes in an
effort to minimize potential unsettlement of the existing steeper slopes.
c. Building pads should be of minimum size to accommodate the structure and a
reasonable amount of yard space. Pads for tennis courts, swimming pools and
large lawns are discouraged. As much of the remaining lot area as possible
should be kept in the natural state of the original slope.
COMPLIES; As is evident by the site plan, an effort has been made to
minimize the impact of the building footprint by limiting its size and locating
it on the shallowest part of the site. No amenities such as tennis courts,
swimming pools or lawns are proposed. As noted in a previous section of
the Findings, 83% of the site will be kept in a natural state, with no
disruption of the original slope or vegetation.
9. Inspections and Final Report. Prior to the acceptance of a subdivision by the City,
signature of the final survey plat on partitions, or issuance of a certificate of
occupancy for individual structures, the project geotechnical expert shall provide a
final report indicating that the approved grading, drainage, and erosion control
measures were installed as per the approved plans, and that all scheduled
inspections, as per 18.3.10.090.A.4.j were conducted by the project geotechnical
expert periodically throughout the project.
NOT APPLICABLE: This project is not a subdivision.
C. Surface and Groundwater Drainage. All development on Hillside Lands shall conform
to the following standards.
1. All facilities for the collection of stormwater runoff shall be constructed on the site and
according to the following requirements:
a. Stormwater facilities shall include storm drain systems associated with street
construction, facilities for accommodating drainage from driveways, parking areas
and other impervious surfaces, and roof drainage systems.
COMPLIES: Completion of street paving, curbs and gutters will adhere to
Ashland Public Works Engineering Department standard drawings, with
drainage to existing storm drainage catch basins. Drainage from the
driveway and roofs will be collected and piped to an onsite stormwater
discharge structure (level spreader) to infiltrate water into the existing soil
and dissipate it over the existing forested hillside. See sheet C2.0.
b. Stormwater facilities, when part of the overall site improvements, shall be, to the
greatest extent feasible, the first improvements constructed on the development
site.
Requirement is noted.
c. Stormwater facilities shall be designed to divert surface water away from cut faces
or sloping surfaces of a fill.
COMPLIES: The proposed stormwater discharge structure is located on an
9
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
undisturbed section of the site, below the house. See sheet C2.0.
d. Existing natural drainage systems shall be utilized, as much as possible, in their
natural state, recognizing the erosion potential from increased storm drainage.
i
NOT APPLICABLE: No existing natural drainage systems (creeks, drainage
channels, etc.) exist on this site.
e. Flow-retarding devices, such as detention ponds and recharge berms, shall be
used where practical to minimize increases in runoff volume and peak flow rate
due to development. Each facility shall consider the needs for an emergency
overflow system to safely carry any overflow water to an acceptable disposal
point.
NOT APPLICABLE: All storm drainage from the driveway and roofs will be
collected and dispersed on-site, not to the public storm drainage system.
Design of the onsite stormwater discharge system takes into account
rainfall runoff per hour from a 25 year storm.
f. Stormwater facilities shall be designed, constructed and maintained in a manner
that will avoid erosion on-site and to adjacent and downstream properties.
COMPLIES: The onsite stormwater discharge system is located just above a
heavily forested and vegetated part of the site, approximately 56 feet from
the closest property line. The system is designed to infiltrate water into the
existing soil and dissipate it over the existing forested hillside, with no
erosion of the existing hillside. According to the Geologic Investigation by
Ferrero Geologic, this site is in a natural Swale with deep, loose granitic soil
that has a high percolation rate.
g. Alternate stormwater systems, such as dry well systems, detention ponds, and
leach fields, shall be designed by a registered engineer or geotechnical expert and
approved by the Public Works Department or Building Official.
COMPLIES: The onsite stormwater discharge system has been designed by
Justin Gerlitz, a registered professional engineer. The design takes into
account the findings and recommendations of the Geologic Investigation
Report by Ferrero Geologic for soil type and rates of water dissipation.
D. Tree Conservation, Protection and Removal. All development on Hillside Lands shall
conform to the following requirements.
1. Inventory of Existing Trees. A tree survey at the same scale as the project site plan
shall be prepared, which locates all trees greater than six inches diameter at breast
height (DBH) identified by DBH, species, approximate extent of tree canopy. In
addition, for areas proposed to be disturbed, existing tree base elevations shall be
provided. Dead or diseased trees shall be identified. Groups of trees in close
proximity (i.e., those within five feet of each other) may be designated as a clump of
trees, with the predominant species, estimated number and average diameter
indicated. All tree surveys shall have an accuracy of plus or minus two feet. The
name, signature, and address of the site surveyor responsible for the accuracy of the
10
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
survey shall be provided on the tree survey. Portions of the lot or project area not to
be disturbed by development need not be included in the inventory.
See sheet L1.1 for Tree Inventory.
2. Evaluation of Suitability for Conservation. All trees indicated on the inventory of
existing trees shall also be identified as to their suitability for conservation. When
required by the hearing authority, the evaluation shall be conducted by a landscape
professional. The following factors shall be included in this determination.
a. Tree Health. Healthy trees can better withstand the rigors of development than
non-vigorous trees.
b. Tree Structure. Trees with severe decay or substantial defects are more likely to
result in damage to people and property.
c. Species. Species vary in their ability to tolerate impacts and damage to their
environment.
d. Longevity. Potential longevity.
e. Variety. A variety of native tree species and ages.
f. Size. Large trees provide a greater protection for erosion and shade than smaller
ones.
The Tree Inventory (sheet L1.1) takes into account the factors used in
determination of suitability for conservation or recommendation for
removal, In general, the existing native trees are health and only one
requires a dead branch be removed. Trees that are slated for removal are
either in the approved building footprint or are located in the area of the
proposed driveway. All trees slated for removal are located in close
proximity to foundation and retaining wall footings, the construction of
which will likely result in one, the immediate damage to the existing root
system, and two, compaction of the soil from heavy equipment which could
lead to long-term stress and deterioration of the trees.
3. Tree Conservation in Proiect Design. Significant trees (two feet DBH or greater
conifers and one foot DBH or greater broadleaf) shall be protected and incorporated
into the project design whenever possible.
All conifers to be removed are 20" DBH or less. All broadleaf trees to be
removed are 7" DBH or less.
a. Streets, driveways, buildings, utilities, parking areas, and other site disturbances
shall be located such that the maximum number of existing trees on the site are
preserved, while recognizing and following the standards for fuel reduction if the
development is located in Wildfire Lands. See Figure 18.3.10.090.D.3.a.
The building and driveway have been located within the approved building
envelope and an effort was made to preserve as many existing trees as
possible by minimizing the actual size of the building footprint in relation to
11
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
the area of approved building envelope. In order to comply with height
limitations and reduction of effective visual bulk (Section 18.3.10.090.) the
house and driveway are located on the part of the site with the least severe
slope, on a portion of the property that is sparsely populated by native trees.
b. Building envelopes shall be located and sized to preserve the maximum number
of trees on site while recognizing and following the standards for fuel reduction if
the development is located in Wildfire Lands.
The previously approved building envelope is located on a portion of the
property that is sparsely populated by native trees. Recognizing the
standards for fuel reduction in this Wildfire Lands zone, a small number of
native trees are indicated to be removed due to their close proximity to the
proposed building. These trees will likely be damaged or stressed by
construction activities, resulting in dead, dying or diseased trees that could
add to wildfire fuel.
c. Layout of the project site utility and grading plan shall avoid disturbance of tree
protection areas.
Layout for all wet and dry utilities avoids disturbance of existing trees.
4. Tree Protection. On all properties where trees are required to be preserved during the
course of development, the developer shall follow the following tree protection
standards.
a. All trees designated for conservation shall be clearly marked on the project site.
Prior to the start of any clearing, stripping, stockpiling, trenching, grading,
compaction, paving or change in ground elevation, the applicant shall install tree
protection fencing in accordance with 18.4.5.030.C Prior to any construction
activity, the shall be inspected pursuant to section 18.4.5.030.D.
Tree protection fencing has been indicated on the drawings. See sheet L1.1.
b. Construction site activities, including but not limited to parking, material storage,
soil compaction, and concrete washout, shall be arranged so as to prevent
disturbances within tree protection areas.
See Tree Preservation notes, Construction/Storage Around Trees and
Chemical Material Disposal on sheet L1.1.
c. No grading, stripping, compaction, or significant change in ground elevation shall
be permitted within the drip line of trees designated for conservation unless
indicated on the grading plans, as approved by the City, and landscape
professional. If grading or construction is approved within the drip-line, a
landscape professional may be required to be present during grading operations,
and shall have authority to require protective measures to protect the roots.
i
See Tree Preservation notes, Tree Preservation Procedure.
d. Changes in soil hydrology and site drainage within tree protection areas shall be
minimized. Excessive site run-off shall be directed to appropriate storm drain
12
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
facilities and away from trees designated for conservation.
All collected site drainage is directed to an underground stormwater
discharge system which will infiltrate water into the existing soil and
dissipate it over the existing forested hillside, with no erosion of the existing
hillside.
e. Should encroachment into a tree protection area occur which causes irreparable
damage, as determined by a landscape professional, to trees, the project plan
shall be revised to compensate for the loss. Under no circumstances shall the
developer be relieved of responsibility for compliance with the provisions of this
chapter.
Requirement is noted.
5. Tree Removal. Development shall be designed to preserve the maximum number of
trees on a site. The development shall follow the standards for fuel reduction if the
development is located in Wildfire Lands. When justified by findings of fact, the
hearing authority may approve the removal of trees for one or more of the following
conditions.
a. The tree is located within the building envelope.
Trees designated for removal are either in the building envelope or are
located in the proposed driveway.
b. The tree is located within a proposed street, driveway, or parking area.
Trees designated for removal are either in the building envelope or are
located in the proposed driveway.
c. The tree is located within a water, sewer, or other public utility easement.
d. The tree is determined by a landscape professional to be dead or diseased, or it
constitutes an unacceptable hazard to life or property when evaluated by the
standards in 18.3.10.090.D.2.
e. The tree is located within or adjacent to areas of cuts or fills that are deemed
threatening to the life of the tree, as determined by a landscape professional.
6. Tree Replacement. Trees approved for removal, with the exception of trees removed
because they were determined to be diseased, dead, or a hazard, shall be replaced in
compliance with the following standards.
a. Replacement trees shall be indicated on a tree replanting plan. The replanting
plan shall include all locations for replacement trees, and shall also indicate tree
planting details.
See Landscape Planting Plan on sheet L1.2 for locations of replacement
trees. It is proposed that two large Pinus ponderosa (Western Yellow Pine)
be replaced with two Pseudotsuga (Douglas-fir), which is native and in
abundance on the site. It is also proposed that one significant Arbutus
13
i
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
menziesii (Pacifica Madrone) cluster be replaced with one Calocedrus
decurrens (Incense Cedar) which is also native and found on the site.
See sheet L.1.4 for tree planting details.
b. Replacement trees shall be planted such that the trees will in time result in canopy
equal to or greater than the tree canopy present prior to development of the
property. See Figure 18.3.10.090.D.6.b. The canopy shall be designed to mitigate
of the impact of paved and developed areas, reduce surface erosion, and increase
slope stability. Replacement tree locations shall consider impact on the wildfire
prevention and control plan. The hearing authority shall have the discretion to
adjust the proposed replacement tree canopy based upon site-specific evidence
and testimony.
Replacement trees have been chosen to reach an equal or greater canopy
size than the trees they are replacing. All replacement trees will be planted
in sloped areas to help reduce surface erosion and increase slope stability.
The locations for these trees have also been chosen to be a safe distance
from the proposed building in order to reduce possible contribution to a
wildfire and to protect the structure.
c. Maintenance of replacement trees shall be the responsibility of the property
owner. Required replacement trees shall be continuously maintained in a healthy
manner. Trees that die within the first five years after initial planting must be
replaced in kind, after which a new five-year replacement period shall begin.
Replanting must occur within 30 days of notification unless otherwise noted.
Requirement is noted.
7. Enforcement.
a. All tree removal shall be done in accord with the approved tree removal and
replacement plan. No trees designated for conservation shall be removed without
prior approval of the City.
Noted.
b. Should the developer or developer's agent remove or destroy any tree that has
been designated for conservation, the developer may be fined up to three times
the current appraised value of the replacement trees and cost of replacement or
up to three times the current market value, as established by a professional
arborist, whichever is greater.
Noted.
c. Should the developer or developer's agent damage any tree that has been
designated for protection and conservation, the developer shall be penalized
$50.00 per scar. If necessary, a professional arborist's report, prepared at the
developer's expense, may be required to determine the extent of the damage.
Should the damage result in loss of appraised value greater than determined
above, the higher of the two values shall be used.
Noted.
14
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
E. Building Location and Design Standards. All buildings and buildable areas proposed for
Hillside Lands shall be designed and constructed in compliance with the following
standards.
1. Building Envelopes. All newly created lots, either by subdivision or partition, shall
contain building envelopes conforming to the following standards.
a. The building envelope shall contain a buildable area with a slope of 35 percent or
less. See Figure 18.3.10.090.E.1.a.
This lot was created under Planning Action 2003®021 with the approved
building envelope as indicated on the currently submitted Drawings, in
roughly the center of the site. It was acknowledged in the Administrative
Findings that "the slope of the property is consistently steep (35%+) so
regardless of where the envelope sits, the building site's physical
constraints will remain the same".
b. Building envelopes and lot design shall address the retention of a percentage of
the lot in a natural state as required in 18.3.10.090.B.3.
c. Building envelopes shall be designed and located to maximize tree conservation
as required in 18.3.10.090.D.3 while recognizing and following the standards for
fuel reduction if the development is located in Wildfire Lands.
d. It is recommended that building envelope locations should be located to avoid
ridgeline exposures, and designed such that the roofline of a building within the
envelope does not project above the ridgeline as illustrated in Figure
18.3.10.090.E.1.d.
2. Building Design. To reduce hillside disturbance through the use of slope responsive
design techniques, buildings on Hillside Lands, excepting those lands within the
designated Historic District, shall incorporate the following into the building design and
indicate features on required building permits,
a. The height of all structures shall be measured vertically from the natural grade to
the uppermost point of the roof edge or peak, wall, parapet, mansard, or other
feature perpendicular to that grade. Maximum hillside building height shall be 35
feet. See Figure 18.3.10.090.E.2.a.i and Figure 18.3.10.090.E.2.a.ii
COMPLIES: The uppermost portion of each roof does not exceed a height of
35 feet as measured perpendicular to natural grade. See elevations on sheet
A6.1.
b. Cut buildings into hillsides to reduce effective visual bulk.
i. Split pad or stepped footings shall be incorporated into building design to allow
the structure to more closely follow the slope.
F;
COMPLIES: Stepped footings have been incorporated into the design of
the structure in order to help reduce the visual bulk of the building.
ii. Reduce building mass by utilizing below grade rooms cut into the natural
15
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
slope.
COMPLIES: The lower floor spaces have been built into the hillside,
necessitating use of retaining walls.
c. A building step back shall be required on all downhill building walls greater than 20
feet in height, as measured above natural grade. Step-backs shall be a minimum
of six feet. Decks projecting out from the building wall and hillside shall not be
considered a building step-back. No vertical walls on the downhill elevations of
new buildings shall exceed a maximum height of 20 feet above natural grade.
See Figure 18.3.10.090.E.2.c.
COMPLIES: Minimum 6 foot step-backs are utilized in the design of the
building so that no vertical walls exceed 20 feet in height,
d. Continuous horizontal building planes shall not exceed a maximum length of 36
feet. Planes longer than 36 feet shall include a minimum offset of six feet. See
Figure 18.3.10.090.E.2.d.
COMPLIES: No continuous horizontal walls on any side of the building
exceed 35 feet, All step-backs in the horizontal plane are a minimum of
6 feet
e. It is recommended that roof forms and roof lines for new structures be broken into
a series of smaller building components to reflect the irregular forms of the
surrounding hillside. Long, linear unbroken roof lines are discouraged. Large gable
ends on downhill elevations should be avoided, however smaller gables may be
permitted. See Figure 18.3.10.090.E.2.c.
COMPLIES: The curved rooflines, being the most distinctive element of the
design, were chosen to echo the curves of the hills and mountains on both
sides of the valley.
f. It is recommended that roofs of lower floor levels be used to provide deck or
outdoor space for upper floor levels. The use of overhanging decks with vertical
supports in excess of 12 feet on downhill elevations should be avoided.
COMPLIES: The roof of the lower bedroom spaces has been used to create
an outdoor deck for the upper living areas.
g. It is recommended that color selection for new structures be coordinated with the
predominant colors of the surrounding landscape to minimize contrast between
the structure and the natural environment.
COMPLIES: It is the intent of the Owner to select colors that reflect the
coloration of the native trees and the hillside in order to better blend with
the natural surroundings. The roof color will be a deep, warm grey color in
order to minimize any reflectance. Wall materials will be cedar siding with a
natural yellow-orange coloration, cement plaster with a light warm gray
color and shiplap siding with a medium warm gray color.
16
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
F. All structures on Hillside Lands shall have foundations designed by an engineer or
architect with demonstrable geotechnical design experience. A designer, as defined, shall
not complete working drawings without having foundations designed by an engineer.
Building foundations will be designed by ACE Engineering LLC structural
engineers in accordance with the geotechnical investigation report produced by
Marquess & Associates, dated 11/14/2016.
G. All newly created lots or lots modified by a lot line adjustment must include building
envelopes containing a buildable area less than 35 percent slope of sufficient size to
accommodate the uses permitted in the underlying zone, unless the division or lot line
adjustment is for open space or conservation purposes.
This is an existing lot with an approved building envelope.
H. Exception to the Development Standards for Hillside Lands. An exception under this
section is not subject to the variance requirements of chapter 18.5.5 Variances. An
application for an exception is subject to the Type I procedure in section 18.5.1.050 and
may be granted with respect to the development standards for Hillside Lands if the
proposal meets all of the following criteria.
1. There is demonstrable difficulty in meeting the specific requirements of this chapter
due to a unique or unusual aspect of the site or proposed use of the site.
2. The exception will result in equal or greater protection of the resources protected
under this chapter.
3. The exception is the minimum necessary to alleviate the difficulty.
4. The exception is consistent with the stated Purpose and Intent of chapter 18.3. 10
Physical and Environmental Constraints Overlay chapter and section 18.3.10.090
Development Standards for Hillside Lands.
Applicant does not request an exception to any of the development standards
for Hillside Lands.
18.3.10.100 Development Standards for Wildfire Lands
B. Requirements for Construction of All Structures.
1. Applicability. All new construction and any construction expanding the size of an
existing structure shall have a fuel break as defined below.
2. General Fuel Break Requirements. A fuel break is defined as an area that is free of
dead or dying vegetation, and has native, fast-burning species sufficiently thinned so
that there is no interlocking canopy of this type of vegetation. Where necessary for
erosion control or aesthetic purposes, the fuel break may be planted in slow-burning
species. Establishment of a fuel break does not involve stripping the ground of all
native vegetation. Fuel breaks may include structures, and shall not limit distance
between structures and residences beyond that required by other sections of this
ordinance.
17
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
3. Primary Fuel Break. A primary fuel break will be installed, maintained and shall extend
a minimum of 30 feet, or to the property line, whichever is less, in all directions around
structures, excluding fences, on the property. The goal within this area is to remove
ground cover that will produce flame lengths in excess of one foot. Such a fuel break
shall be increased by ten feet for each ten percent increase in slope over ten percent.
Adjacent property owners are encouraged to cooperate on the development of
primary fuel breaks.
A primary fuel break zone has been designated on the site plan. Due to the
average 50% slope on the site, the primary fuel break zone extends a minimum
70 feet, or to the nearest property line (whichever is closest), from the house on
all sides. In areas that are not fully landscaped and irrigated, all dead or dying
vegetation will be removed, native grasses will be cut down to a maximum 6
inches high and all fast-burning species will be thinned so that there are no
interlocking canopies of this type of vegetation. See sheet A1.1.
4. Secondary Fuel Break. A secondary fuel break will be installed, maintained and shall
extend a minimum of 100 feet beyond the primary fuel break where surrounding
landscape is owned and under the control of the property owner during construction.
The goal of the secondary fuel break is to reduce fuels so that the overall intensity of
any wildfire is reduced through fuels control.
A secondary fuel break zone has been designated on the site plan. It extends
from the 70 foot primary fuel break zone, on the east side of the property, over
to the property boundary. See sheet A1.1.
5. Roofing. All structures shall be constructed or re-roofed with Class B or better non-
wood roof coverings, as determined by the Oregon Structural Specialty Code. All re-
roofing of existing structures in the Wildfire Lands area for which at least 50 percent of
the roofing area requires re-roofing shall be done under approval of a zoning permit.
No structure shall be constructed or re-roofed with wooden shingles, shakes, wood-
product material or other combustible roofing material, as defined in the City's building
code.
A non-combustible standing seam metal roof has been proposed for this
project.
18.3.10.110 Development Standards for Severe Constraint Lands
A. Severe Constraint Lands are extremely sensitive to development, grading, filling, or
vegetation removal and, whenever possible, alternative development should be
considered.
Every effort has been made to minimize the impact on the site by the proposed
structure and driveway. The building footprint has been reduced to a fraction of
the area of the allowable building envelope and the driveway is oriented to provide
the shortest possible length between street and building. The driveway is partially
bridged to allow for a portion of the slope beneath to remain undisturbed. Grading
has been minimized, with the majority of new contours to be fill soils that will be
properly compacted per the recommendations of the Geotechnical Report. In
addition, 83% of the site will be left in its natural state.
18
Findings - 02-10-17
Lamore Residence - 975 West Ivy Lane
B. Development of floodways is not permitted except for bridges and road crossings. Such
crossings shall be designed to pass the 100-year flood without raising the upstream flood
height more than six inches.
Not applicable to this project,
i
C. Development on lands greater than 35 percent slope shall meet all requirements of
section 18.3.10.090 Development Standards for Hillside Lands in addition to the
requirements of this section.
Compliance with all requirements of Section 18.3.10,090 Development Standards
for Hillside Lands has been addressed in these Findings.
D. Development of land or approval for a planning action shall be allowed only when the
following study has been accomplished. An engineering geologic study approved by the
Public Works Director and Planning Director establishes that the site is stable for the
proposed use and development. The study shall include the following information.
1. Index map.
2. Project description to include location, topography, drainage, vegetation, discussion of
previous work and discussion of field exploration methods.
3. Site geology, based on a surficial survey, to include site geologic maps, description of
bedrock and surficial materials, including artificial fill, locations of any faults, folds,
etc., and structural data including bedding, jointing and shear zones, soil depth, and
soil structure.
4. Discussion of any off-site geologic conditions that may pose a potential hazard to the
site, or that may be affected by on-site development.
5. Suitability of site for proposed development from a geologic standpoint.
6. Specific recommendations for cut slope stability, seepage and drainage control, or
other design criteria to mitigate geologic hazards.
7. If deemed necessary by the engineer or geologist to establish whether an area to be
affected by the proposed development is stable, additional studies and supportive
data shall include cross-sections showing subsurface structure, graphic logs with
subsurface exploration, results of laboratory test and references.
8. Signature and registration number of the engineer and/or geologist.
9. Additional information or analyses as necessary to evaluate the site.
A Geological Investigation was originally performed for this site by Ferrero
Geologic, dated 05129103. The report addresses all required information listed
above. A more recent Geotechnical Investigation Report was produced by
Marquess & Associates, dated 11/14/16, which addresses specific subsurface soils
conditions based upon exploratory test pits and soils analysis, with
recommendations for foundation and retaining wall design.
i
END OF DOCUMENT
19
FERRERO .Z lb
1 760 Oak Street, .Ashland, Oregon 97520
541-488 2452 (ph) 541-488 6473 (FAX)
EOLOGIC Finail. ferterogeo@mindsprrng.com MEMBER
To: Pacific Pioneer Design Group
29 Grape Street
Medford, Oregon 97501
Date: 05/29/03
Subject: Geologic investigation, lot 4, Pineview Estates subdivision, Ashland,
Oregon
Introduction
I have completed a geologic investigation of lot 4. The purpose of the
investigation was to determine soil, rock, groundwater and topographic
conditions and how they might impact safe and environmentally sound grading
and building, in accordance with the Ashland Hillside Standards Ordinance
(AHSO). Work consisted of surface and subsurface mapping. The site is not
currently accessible with a backhoe, and so all subsurface data was acquired
from previous site work and exposures on the West Ivy Lane road cut.
I previously examined the site in 1989, as part of a geologic evaluation of the
entire subdivision prior to any road or building site grading. At that time, as
currently, access was not possible with a backhoe. Subsurface data was
acquired with a 3-inch diameter, 5-foot long bucket auger and a seismograph.
The report was dated 4/18/89 and was titled "Preliminary Geologic
Investigation, Pineview Estates Property."
I also examined the site in 2000, as part of my geologic investigation of Lot 1.
The geologic report was dated 10/18/00. I completed another geologic
investigation of lot 2 earlier this year.
I
The attached site plan and cross-section's show the topographic and geologic
features of the site, proposed grading, foundation area, etc.
1
Engineering Geology, Geohydrology, Environmental Geology and lM4rnrng Geology
Since 1983 PIN ~ ~ Ito
r
Findings
Lot 4 is located on the upper slopes of the granitic foothills of Ashland.
Natural materials include highly erosive, granitic soils derived from granitic
bedrock of the geologic formation known, as the Ashland Pluton. The
Ashland Pluton was created by molten intrusion of granitic magma into a belt
of marine sedimentary and volcanic rocks known as the Western Paleozoic and
Triassic Belt of the Klamath Mountains Geologic Province, and subsequently
exposed by millions of years of tectonic uplift and erosion.
Natural slopes on lot 4 range from about 20 to 25 degrees (36 to 47 percent)
The attached cross-sections show the slope, soil and bedrock conditions on the
lot. The following soil and bedrock profile is based on road cut exposures and
seismic exploration data generated in 1989. One of the seismic lines was run
right through the middle of what is now the proposed lot 4 building site, about
on cross-section C-C'.
0 to 1.0+/- foot Colluvial, organic, loose, granitic, silty sand to sandy silt soil
(USCS - SM to ML; Colluvium)
1.0 to 2.0+/- feet Residual Soil - Dense, silty sand to sandy silt soil (USCS -
SM to ML)
2.0 to 6.5+/- feet Residuum - Completely to partially decomposed, red iron
oxide stained, dense to firm, granitic bedrock (CD to PD
Rx)
>6.5+/- feet Partially decomposed, firm to hard, buff to gray colored,
granitic bedrock (PD Rx)
23+ feet? Hard, fresh granitic bedrock (Rx)
Seismic Hazards
Based on data collected along the Oregon, Washington and northern California
coasts, seismologists have estimated that the risk of a severe earthquake
(Richter 7.0+) somewhere on the Oregon coast (Cascadia Subduction Zone) is
about 10 to 20% in the next 50 years. Lagoonal tsunami sand deposits and
other features indicate that major seismic events occur on the Oregon Coast
about every 300 to 500 years, the last one occurring about 300 years ago.
2
i 4
In 1873, an earthquake estimated to have had a Richter magnitude of 6.3
occurred along the southern Oregon coast that was felt in the Rogue Valley
area, though no significant damage was reported. There was one earthquake in
the Medford/Ashland area with a magnitude 4.0 to 5.0, four with magnitudes
of 3.0 to 4.0, two at 2.0 to 3.0 and six from 1.0 to 2.0 reported between 1841
and 1986.
In addition, significant earthquakes occur in the Klamath Falls area, related to
Cascade Mountain/Basin and Range contact zone range front faulting.
Magnitudes historically are generally in the Richter 3.0 to 5.0 range, but in 1993
one occurred with a magnitude of 6.0, which did very minor damage in the
Rogue Valley area. Researchers estimate that a 7.0 magnitude earthquake is
possible on the Klamath Falls area.
A recent study by the Oregon Department of Geology and Mineral Industries
assessed the expected risk and damage from severe earthquakes from 1996 to
2050. They defined severe earthquakes as ones that cause ground shaking of
0.3 g (0.3 times the acceleration of gravity). DOGAMI estimated an expected
recurrence interval for severe earthquakes to be 1,250 years for Jackson
County. This reflects the expected recurrence interval for subduction zone
earthquakes on the southern Oregon Coast strong enough to cause 0.3 g
shaking this far inland.
According to Oregon Department of Geology publication GMS-100,
Earthquake Hazard Maps for Oregon, 1996, the estimated maximum
earthquake ground shaking in the Rogue Valley vicinity expected for an
earthquake with frequency occurrence of 500 years (10% chance in 50 years) is
0.20 g, 1,000 years (5% chance in 50 years) is 0.26g and 2,500 years (2% chance
in 50 years) is 0.358. GMS-100 defines damage at various g levels as follows.
At 0.20g, poorly built structures are considerably damaged and ordinary
structures are slightly to moderately damaged. At 0.35g, poorly built structures
are greatly damaged, ordinary structures are considerably damaged, and
specially designed structures are slightly to moderately damaged.
Conclusions and Recommendations
Slope Stabilityl Grading - General
There are no signs of slope instability on or adjacent to the proposed building
site or driveway corridor. Coniferous trees on the site show no significant
3
anomalous growth (bowing, leaning or kinking in response to soil movement).
There are no ground cracks, scarps or other such features.
Unretained, unterraced cuts should not exceed a slope of 1 to 1 and height of 7
feet. Unretained cuts higher than 7 feet should be terraced. Terraces should
not be greater than 5 feet apart (vertically). They should be at least 3 feet wide
and drained by in-slope ditches. Unsupported cut slopes between terraces
should not exceed 1 to 1. Dry stacked rock wall supported cut slopes between
terraces should not exceed 1/4 to 1.
Unretained fill slopes should not exceed 2 to 1. Vegetation and organic matter
bearing soil must be removed from ground on which unretained fills are to be
placed. Unretained fills should not be placed on slopes greater than 40%, and
should be keyed into slopes steeper than 30%. All grading must conform to
the UBC.
Fills and cuts must be set back from property lines as per AHSO and UBC
specifications.
Slope Stability/Grading -Foundation
The attached site plan shows the proposed foundation and deck outlined in the
heavy green lines. The black, hatched area labeled "Proposed Building
Footprint" was an earlier version plotted on the map used as the base topo for
the site plan, and should be ignored for purposes of this report.
The plan also shows where the main floor and basement finished floor
elevations intersect the natural slope (red lines). It also shows where
unextended basement footings will be set on residuum (maroon hatching),
colluvium (purple hatching) and on organic soils or above ground (no hatching
other than black base map footprint hatching).
The cross-sections show the footings as proposed on the architectural drawings
provided to me in black, and footings extended down into the residuum in red.
Footings may also be extended down to the firm, partially decomposed
bedrock to increase bearing capacity and slope stability. The depth of footings
will depend on loading and footing widths. Footings should be no closer
horizontally to an exposed slope than two times footing width, with a
minimum of three feet.
4
Footings can be extended into the residuum or to the firm, partially
decomposed bedrock by trenching and installing tall stem walls, or installing a
grade beam on bored, cast in place, concrete piers.
Slope Stability/Grading - Proposed Driveway
The natural slopes along the proposed driveway corridor are stable. However,
due to the steepness of the slopes and roadway fill material above, driveway
grading will lead to slope instability unless the cut slope is supported by a
retaining wall or graded for site specific conditions. In the case of the latter,
the slope of the lower portion of the cut in residuum and partially decomposed
granite should not exceed 1 to 1 and the slope of the upper portion in
colluvium and fill should not exceed 2 to 1. If the cut height exceeds 7 feet and
is not supported by a retaining wall, it will have to be terraced as described
above in "Slope Stability/ Grading - General."
Soil/Rock Bearing Capacity
The upper 2.0+/- feet of organic matter bearing colluvial and residual soil
should not be used for foundation bearing material. It should be scalped from
the foundation area. I recommend the following design bearing capacities
(minimum 12-inch wide footings) for subsoil and rock materials.
Residuum: 2,000 psf
Partially Decomposed Granite: 3,000 psf
Retaining Walls
Based on the cross-sections provided, I recommend the following retaining
wall design parameters (0.3g seismic factor included). Note that the design
parameters are void if wall conditions turn out to be different from those
shown on the cross-sections, and summarized below.
Unrestrained, vertical, masonry wall supporting horizontal, granitic fill,
colluvium/residuum/PD Granite:
Active Pressure = 30 pounds
Passive Pressure (in residuum) = 800 pounds
Friction Factor on residuum = 0.35
Friction Factor on PD granite = 0.50
5
E
Seismic Design
The vicinity earthquake history and predictive models based on recent research
data indicate a low hazard level within the expected lifetime of a structure.
However, a severe earthquake could occur tomorrow, or in 1,000 years. The
region is currently in earthquake zone 3 (seismic zone factor, Z [design
acceleration] = 0.3 g). Structural elements should meet current seismic zone
specifications. For this site, the UBC seismic zone factor, Z is 0.30 and the
UBC soil profile type (for seismic design) is Sc.
Drainage
Site surface (ground and roof) drainage should be collected and transported
down slope via subsurface drain line(s), to the nearest storm sewer if one exists.
If not, a detention system composed of Infiltrator units of sufficient capacity to
contain the difference between initial, 25-year, natural versus roof, driveway
and other "hard-scape" runoff. The Infiltrators should be placed in the draw
east of the proposed building site.
Normally, in Ashland's hillside granitic soils, the percolation rate is quite slow
and dry wells are very inefficient. However, this site is in a natural swale with
deep, loose granitic cover. It will absorb drain flow at a higher rate than hillside
residual granitic soil. I recommend installing High-Capacity Infiltrators sold
locally by Familian Supply. I have calculated the number of six-foot long
sections necessary to hold additional runoff due to hardscaping during the first
hour of a 25-year storm from the following factors.
Percolation rate of the soil = 20 gal./day/sq. ft. = 2.7 cu. ft./day/sq. ft.
High Capacity Infiltrator sections = vol. 16.3 cu. ft.; horiz. area = 17.5 sq.ft.
25-year design storm = 0.72 in./hr. (0.06 ft./hr.)
Hardscape area (structures /deck) = 4,767 sq. ft
Residential runoff coefficient [C] = 0.5
Calculations are as follows:
4,767 sq. ft. x 0.06 ft./hr. = 286 cu. ft. runoff/hr.
286 cu. ft. runoff/hr. x 0.5 [C] = 143 cu. ft./hr. additional runoff due to
hardscaping.
143 cu. ft. add. runoff/16.3 cu. ft./infiltrator = 9 infiltrators (without
infiltration rate factor)
6
2.7 cu. ft./day/sq. ft. x 17.5 sq. ft. = 47 cu. ft./day/24 hrs/day =
2 cu. ft. of infiltration/hr./infiltrator x 8 infiltrators =
16 cu. ft. of infiltration/hr.
143 cu. ft. -16 cu. ft. - 127 cu. ft./16.3 - 8 infiltrators
Note that the number of infiltrators mill change if the si.Ze and capacity of available
infiltrators is substantially different than the numbers used for the above calculations.
All retaining wall and footing design must include adequate drainage. Footing
and retaining wall drains should be composed of a 3 or 4 inch diameter,
smooth walled, crush resistant, PVC plastic perforated pipe bedded on 4 to 6
inches of well-rounded gravel drain rock and covered by drain rock at least 1
foot deep, the entire drain rock mass wrapped with a 4 to 5 ounce/sq.ft., non-
woven filter cloth. The specific depths of drain rock may vary depending on
foundation design.
Surface (area and roof) drain lines and subsurface drain lines must not be
merged higher than five feet below the foundation elevation, if at all. This will
prevent heavy storm water flow in roof drains from backing up into foundation
drains.
Erosion Control
Site grading should be completed during the dry months as required by the
Ashland Hillside Standards Ordinance.
During construction, in case of cloudbursts, the downslope perimeter of the
disturbed area should be lined with silt fencing, hay bails staked down with
rebar or other equivalent sediment barriers. Alternatively, the perimeter can be
ditched to outlet points through silt fences or arcs of staked hay bails. During
storms, ditches and barriers must be inspected at least twice daily and
maintained as necessary to assure that they do not fail due to filling and
overflowing, or other causes.
After completion of construction, all disturbed surfaces and fills should be
revegetated and/or armored with dry stacked rock. Vegetation will not grow
well on the lower portions of deeper cuts exposing decomposed bedrock. On
unretained, deeper cuts the best option is a combination of rock armor
covering the decomposed rock low in the cut and revegetation on the colluvial
soil along the top of the cut.
7
Inslope ditches on cut terraces should be armored with coarse gravel sized
crushed rock where they drop off and steepen at cut margins.
Inspections
Ferrero Geologic should be called to the site for inspections at the following
times, in order to assure compliance with recommendations.
1) After installation of sediment barriers, before site grading begins.
2) After completion of the driveway and foundation excavations, before
installation of base rock, paving, reinforcing steel or concrete forms.
3) After completion of drain trenches and installation of drain lines, before
burial of drain lines in native or other fill material.
4) After final erosion control measures have been completed.
Respectfully,
, 1TIP/
~OREGON
OVAS-FERRERO
E657
8
t r~ "Y(I(Jllr1PI 1_]r~~~1, I~),.1'flrhc;
M A RQ , P 541-772-7115 F 541-779-4079 1120 LASF JACKSON 1'0 BOX 490 MEDFORD, OR 97501
& A S S 0 C I AT E S _ I N C EMAIL: infoi nrarrluess.r~mi WEB: marduess.coil)
November 14, 2016
Thomas and Linda Lamore
784 Oak Street
Ashland, Oregon 97520
RE: GEOTECHNICAL INVESTIGATION REPORT
PROPOSED RESIDENCE
975 WEST IVY LANE
ASHLAND, OREGON
MAI JOB NO. 16-1217
Dear Mr. and Mrs. Lamore:
We are pleased to present our geotechnical investigation report for your proposed residence at
975 West Ivy Lane in Ashland, Oregon. The purpose of this investigation was to determine the
prevailing subsurface conditions at the site and develop earthwork and foundation engineering
recommendations for the development. The proposed residence is shown on the attached Site
Plan, Drawing 1.
The residence will be a two-story single family home sited on the north-facing, downsloping side
of West Ivy Lane. Based on your drawings, the upper level will be at about elevation 992 and
the lower level will be at about elevation 981. The lower level will utilize a raised wood floor
throughout the living area and possibly a slab-on-grade floor in the proposed workshop.
The site is steeply sloped to the north with slope gradients of 40% to 50%. As shown on your
drawings, the building foundations will require excavations as deep as possibly 5' to 6' deep
below existing grades. Building retaining walls on the order of 10' high will be utilized along
the front (south) side of the residence. Access to the garage from the street will be via an
elevated deck.
This report has been prepared for the specific use of Mr. and Mrs. Lamore and their designers in
accordance with generally accepted soil and foundation engineering principles and practices. No
other warranty, either expressed or implied, is made. In the event that any substantial changes in
the nature, design, or locations of the structures are planned, the conclusions and
recommendations of this report shall not be considered valid unless such changes are reviewed
and the conclusions of this report are modified or verified in writing.
It should be recognized that changes in the site conditions may occur with the passage of time
due to environmental processes or man-made changes. Furthermore, building code or state of
the practice changes may require modifications in the recommendations presented herein.
Mr. and Mrs. Lamore
November 14, 2016
Page 2 of 8
Accordingly, the recommendations of this report should not be relied on beyond a period of three
years without being reviewed by a geotechnical engineer.
Method of Investigation
Two exploratory test pits were excavated at the homesite on November 5, 2016, with a 28,000
pound trackhoe with a 24" wide bucket. The locations of the test pits are approximately shown
on the Site Plan and are based on interpolation of the existing features at the site. A key
describing the soil classification system and soil consistency terms used in this report is
presented on Drawing 2. Logs of the exploratory test pits are presented on Drawing 3. Samples
of the soil materials from the pits were returned to our laboratory for classification and testing.
The results of moisture content and percent finer than No. 200 sieve testing are shown on the
logs.
Site Conditions
A. Surface
The property is a steeply downsloping site on the north side of West Ivy Lane. The property is
forested with trees. Some grading (construction of an access road of sorts) has occurred at the
site. There also appears to be road embankment fill that probably extends from the edge of the
existing pavement on West Ivy Lane down to the proposed building envelope. Based on the topo
map, there does not appear to be existing old fill beneath the proposed building envelope, but is
likely present beneath the proposed elevated deck to the garage. The property is bounded by
undeveloped hillside land on the west and east and by a distant residence on the north.
No significant signs of hillside instability were observed at the site.
B. Subsurface
The test pits generally encountered loose silty sands that became increasingly stronger with
increasing depth. Decomposed granitic bedrock was encountered at a depth of 6.5' below
existing surface grade at Pit 2.
The soils were generally loose (and too weals to provide competent footing support) to a depth of
5' in Pit 1 and to a depth of 3.5' in Pit 2. Below these depths, the soils were dense and more
difficult to dig. In Pit 1, the dense soils were encountered to the depth explored (7').
In Pit 2, the dense silty sands were followed by decomposed granitic bedrock at a depth of 6.5'.
Test Pit 2 was terminated within the bedrock materials at a depth of 7' below existing surface
grade.
The silty sands are considered to have a low expansion potential based on their fines content and
our past experience with similar soils.
Mr. and Mrs. Lamore
November 14, 2016
Page 3 of 8
C. Groundwater
No free groundwater was observed in the test pits during excavation. Fluctuations in the
groundwater level at the site may occur, however, because of variations in rainfall, temperature,
runoff, irrigation, and other factors not evident at the time our observations were made and
reported herein.
Conclusions and Recommendations
From a soil and foundation engineering standpoint, it is our opinion that the proposed residence
and pool can be constructed as proposed provided the recommendations contained in this report
are incorporated into the design and construction of the project.
Site Conditions. The site is mantled with 3.5' to 5' of relatively loose silty sand followed
underneath by dense silty sand. Spread footings may be supported directly on the dense silty
sands that underlie the site.
In order to promote uniform and film bearing for all building foundations, we recommend
excavating down to the dense silty sand and filling back up to bottoms of footings, as necessary,
with structural fill. This will provide adequate uniformity for the foundations and will minimize
the potential for differential settlements.
Foundations. The proposed structure may be supported on conventional footing foundations
bearing either directly on the dense underlying silty sands or on well-compacted fill resting on
the dense underlying silty sands.
The recommendations presented in the remainder of the report are contingent on our observation
of the earthwork and subsurface conditions and building pad construction.
A. Earthwork
1. Areas to be developed should be cleared of trees and stumps and stripped of
topsoil and any remaining obstructions and vegetation. Holes resulting from
removing underground obstructions in areas to be improved should be cleared out
and backfilled in accordance with the recommendations presented below.
2. Excavations Beneath Building Footings and Slabs. We recommend removing the
loose to medium dense sands from beneath building footings and building slabs,
and exposing the dense silty sands. All existing fill soils should also be removed
from beneath footings. In areas where these excavations extend below footing
grade, the excavations should be backfilled with structural fill. It should be noted
that the depth to dense silty sand will vary across the site. These excavations
below the bottoms of footings should be widened at least 2' beyond the sides of
the footings and slabs.
Mr. and Mrs. Lamore
November 14, 2016
Page 4of8
The excavations should be carefully coordinated to avoid removing soil that
provides lateral support for footings. As discussed below under Item 2-
Foundations, all footings should be provided with a firm shoulder of supporting
soil that extends at least 7' horizontally from the edge of the footing. Footings
supporting sizable lateral loads, such as retaining wall footings, need even more
shoulder. Also, permanent cutslopes and fillslopes should be no steeper than 2
horizontal to 1 vertical. If the above confinement requirement cannot be met, the
allowable footing design criteria will need to be decreased. We suggest that the
slope cuts beneath the house be shown on the construction drawings to provide
clear guidance for the Contractor.
After the excavations are completed we should be called out to observe the
subgrade conditions prior to placement of any structural fill or concrete forms.
After observation and recompaction (where necessary) of the subgrades, the
excavations may be backfrlled with structural fill.
3. In general, subgrade soils should be recompacted prior to placing fill. If the soils
are firm, excavated cleanly, and undisturbed by the excavation work, the soil
engineer may waive the requirement for recompaction of subgrade. The
recompaction should consist of moisture conditioning the soils to approximately
three percent above optimum and compacting them to at least 95 percent relative
compaction as determined by ASTM Test Method D698. Compaction should be
performed using heavy equipment such as a self-propelled vibratory compactor or
a hoetamp.
Fills to be placed on sloping land, such as the proposed backfrll behind the
uppermost retaining wall, should be placed on level benches that step down the
hill. All overly weak existing soils beneath the proposed fills should be either
removed and replaced or recompacted. The finished subgrade surfaces should be
recompacted prior to placing embankment fill.
4. In order to achieve satisfactory compaction in the subgrade and fill soils, it may
be necessary to adjust the soil moisture content at the time of construction. Soils
which are too dry will require the addition of water while scarification and
aeration will be required for soils which are too wet.
5. High quality structural fill materials, such as 3/4"-0 or 4"-0 crushed rock, should be
used beneath building footings and building slabs. On-site silty sand may be used
as general embankment fill provided it is relatively free of organic materials.
6. Structural fill should be compacted to at least 95 percent relative compaction as
determined by ASTM Test Method D698 Method A. Fill material should be
spread and compacted in lifts not exceeding eight inches in uncompacted
Mr. and Mrs. Lamore
November 14, 2016
Page 5 of 8
thickness. The compaction of the fill, thickness of lifts, and control of the
moisture content should be monitored and tested by our field representative.
i
7. All fill should be moisture-conditioned, placed, and spread in a manner that will
prevent segregation and compaction should be performed with a heavy self-
propelled vibratory roller where possible. The compaction should be evaluated by
nuclear gauge density testing and/or by proofrolling with a loaded ten-yard dump
truck where appropriate.
8. Utility trenches should be backfilled with compacted fill placed in lifts not
exceeding eight inches in uncompacted thickness, except thicker lifts may be used
with the approval of the soil engineer provided satisfactory compaction is
achieved. The trench backfill should be compacted to at least 95 percent relative
compaction. Jetting of backfill to obtain compaction should not be permitted.
9. Grading and earthwork should be monitored and tested by our representative for
conformance with the project plans/specifications and our recommendations.
This work includes site preparation, site excavation, selection of satisfactory fill
materials, and placement and compaction of the subgrades and fills. Sufficient
notification prior to commencement of earthwork is essential to make certain that
the work will be properly observed.
B. Foundations
1. Building footings may bear directly on the dense silty sand that underlies the site.
Footings may also bear on structural fill that is underlain by dense silty sand. All
earthwork, for the foundations should be performed in accordance with Item A-
Earthwork.
2. Footings should bear at least twelve inches below adjacent finished grade. Footings
located adjacent to utility trenches should have their bearing surfaces below an
imaginary 1.5:1 (horizontal to vertical) plane projected upward from the edge of the
bottom of the trench.
Footings should also be deepened as necessary to provide at least 7' of horizontal
confinement as measured horizontally from the toe of the footing to the nearest slope
face. Footings supporting significant lateral loads, such as wall footings with keys,
should be provided with additional horizontal confinement equal to 7' plus the key
depth.
3. Footings can be designed for an allowable bearing pressure of 2000 psf for dead plus
live loads. This pressure may be increased by one-third for short term loading. All
footings should be provided with sufficient reinforcement to provide structural
continuity.
Mr. and Mrs. Lamore
November 14, 2016
Page 6 of 8
4. Lateral loads can be resisted by friction between the foundation bottoms and the
supporting subgrade. A friction coefficient of 0.35 can be used. In addition, a
passive pressure equal to an equivalent fluid pressure of 300 pcf can be taken against
the sides of footings poured neat or against compacted fill.
5. Foundation settlements are expected to be within tolerable limits for the proposed
construction. Post-construction differential movements of the foundations are
expected to be less than 1/2 inches over a horizontal distance of 50 feet.
C. Slabs-On-Grade
1. The workshop slab, being partially below exterior site grade, should be underlain
by a slab underdrain system. All existing loose to medium dense silty sand
should be removed from beneath these slabs and be replaced with structural fill.
2. The workshop slab should be underlain by at least twelve inches of mechanically
tamped free-draining 3/4" crushed rock (no fines, no round rock). At least one
three-inch diameter perforated rigid PVC pipe should be placed within the free-
draining crushed rock layer and the pipe should be aligned parallel to the retaining
wall and about near the center of the slab. The pipe should be placed flat on two
inches of free-draining 3/4" crushed rock. The pipe should be plumbed to a solid
pipe sloped at least 2 percent to drain downslope of the residence.
The free-draining 3/4" crushed rock will act as a capillary moisture break, to help
decrease moisture through the slab. A waterproofing membrane should also be
incorporated into the design to seal off the slab.
3. Exterior slabs should be underlain by at least 0.5' of structural fill to help prevent
adverse settlements. The existing ground beneath these slabs should be excavated
and backfilled in accordance with Item A above.
4. All slabs should be reinforced in accordance with the anticipated use and loading,
but as a minimum, slabs should be reinforced with sufficient rebar or equal for
temperature and shrinkage control.
D. Retaining Walls
1. Retaining walls should be designed in accordance with our footing design
recommendations and the subgrade supporting materials should be prepared as
discussed above in Item A. Unrestrained walls with level to gently sloping (less
than 25 percent slopes) backfrll surfaces should be designed to resist an equivalent
fluid pressure of at least 40 pcf. Where restrained, walls should be designed for an
equivalent fluid pressure of 60 pcf with similar backfill surfaces. These pressures do
not account for any surcharge loadings or saturated backfrlls. Surcharge loadings
and saturated backfills should be evaluated on a case-by-case basis.
Mr. and Mrs. Lamore
November 14, 2016
Page 7 of 8
2. The preceding pressures assume that sufficient drainage is provided behind the walls
to prevent the build-up of hydrostatic pressures from surface or subsurface water
infiltration. Adequate drainage may be provided by means of V drain rock material
enclosed in a filter fabric and a 4" diameter rigid perforated pipe placed at the base
of the wall. The drainrock should extend up the walls to within one foot of the
finished grade. The drain pipes should be tied into closed pipes that discharge
downslope of the wall.
3. The backfill placed behind retaining walls should be fully granular and compacted to
at least 95 percent relative compaction using light compaction equipment. Interior
walls should be thoroughly waterproofed and the waterproofing should be protected
with protection boards or similar.
E. Site Drainage
1. Positive surface gradients of at least five percent on porous surfaces and two percent
on paved surfaces should be maintained away from the building so that surface
water does not collect in the vicinity of the foundations. Water from roof
downspouts should be collected into closed pipes that discharge the water in an
approved manner downslope of the home.
2. A foundation drain should be placed adjacent to the perimeter building footings,
where retaining wall backdrains are not required, to control moisture beneath the
foundations. The perimeter drain should be set as low as practical to obtain
maximum drainage control.
F. Plan Review and Construction Observation
1. We recommend that we review the final development plans for the residence. We
should also be retained to provide soil engineering monitoring and testing services
during the grading, foundation installation, and subdrainage installation. This will
provide us the opportunity for correlation of the soil conditions found in our
investigation with those actually encountered in the field, and thus permit any
necessary modifications in our recommendations resulting from changes in
anticipated conditions.
Mr. and Mrs. Lamore
November 14, 2016
Page 8 of 8
Please contact this office if you have any questions regarding this report.
PRVery truly yours,
MARQUESS & ASSOCIATES, INC.
OREGON
PT, 21. A~~~~
SVVRick Swanson, P.E., G.E.
Civil Engineer 16885
EXPIRES: 6-30,1 °0,e/9
RS/ler
Copies: Addressee (1), also by email
Attachments: Site Plan, Drawing 1
Key to Boring and Pit Logs, Drawing 2
Logs of Pits 1-2, Drawing 3
o W u06ajp 'puelysy 'euel !nI asaM 9G6 :SS3NoaV 311S
s~owe~ epulI pue sewoyl :UEINMO o '
3 32iOVYVl VGNll CINV SVV4OHl 2]0=l
~<os°
31NOH AIIWd3°3lJNIS M3N V ° h
1
C, 0
v>I I~~ I i lAli+~ v~~ zb
I .Y i ; /Ale m-
41,
/gym
Al/ IF
/K P/ l/ //lr l l
~ -p ~ 4f.• '
J&d.l K r°~il F i t r J _ _ I / j! I F.
"8o 9
to, Lu
t j~l ~ 1i~ `v~-' ` 1-,~"~~ 7~ S~\ 11~ ~ 111 I,~, / I• IJ 1 Z s ~~is~m~ ~
r I I?Y f'\~ h~-?` 1 1 ' €a2a"8 3 Flo i 2.
o o
1,97
~ \
a
\ \ \ \ \
\ °
\ ~ to \ b
w 'X\
~Do
0
cl)
e3 w 'a w>
z v z
-J d w > "i \
I
PRIMARY DIVISIONS GROUP
SYMBOL SECONDARY DIVISIONS
GRAVELS CLEAN Well graded gravels, gravel-sand mixtures, little or
-J GRAVELS no fines.
J Q MORE THAN HALF (LESS THAN
p X 00 " FINES) OP Poorly graded gravels, or gravel-sand mixtures, little
cv OF COARSE or no fines.
® M 6 FRACTION IS GRAVEL GM Silty gravels, gravel-sand-silt mixtures,
w v- z w LARGER THAN WITH non-plastic fines.
Z 0 z N No. 4 SIEVE FINES Clayey gravels, gravel-sand-clay mixtures,
Q plastic fines.
0 _ SANDS CLEAN SW Well graded sands, gravelly sands, little or no fines.
SANDS
N a N MORE THAN HALF (LESS THAN
• ~ Poorly graded sands or gravelly sands, little or
V
ii- J OF COARSE 5% FINES) SP no fines.
®
Cie FRACTION IS SANDS SM Silty sands, sand-silt mixtures, non-plastic fines
U SMALLER THAN WITH
No. 4 SIEVE FINES SC Clayey sands, sand-clay mixtures, plastic fines.
W SILTS AND CLAYS ML Inorganic silts and very fine sands, rock flour, silty or
O clayey- fine sands or clayey silts with slight plasticity,
®w
(n UJ LIQUID LIMIT IS CL Inorganic clays of low to medium plasticity, gravelly
Zi w clays, sandy clays, silty clays, lean clays.
® = N N LESS THAN 50%
ILLI
0o OL Organic silts and organic silty clays of low plasticity.
Z U)
< J N SILTS AND CLAYS M~ Inorganic silts, micaceous or diatomaceous fine
Q d sand or silt soils, elastic silts.
L)
w W z LIQUID LIMIT IS CH Inorganic clays of high fat clays
w okz plasticity, Y•
Z Q GREATER THAN 50% Organic clays of medium to high plasticity,
organic silts.
HIGHLY ORGANIC SOILS Pt Peat and other highly organic soils.
UNIFIED SOIL CLASSIFICATION SYSTEM (ASTM D-2487)
U.S. STANDARD SERIES SIEVE CLEAR SQUARE SIEVE OPENINGS
200 40 10 4 3/4" 3" 12"
SAND GRAVEL
SILTS AND CLAYS COBBLES BOULDERS
FINE MEDIUM COARSE FINE COARSE
GRAIN SIZES
ANDS & GRAVELS BLOWS/FOOT SILTS & CLAYS STRENGTH BLOWS/FOOT
VERY LOOSE 0 - 4 VERY SOFT 0 - 1/4 0 - 2
LOOSE 4 - 10 SOFT 1/4 - 1/2 2 - 4
MEDIUM DENSE 10 - 30 FIRM 1/2 - 1 4 - 8
STIFF 1 - 2 8 - 16
DENSE 30 - 50 VERY STIFF 2 - 4 16 - 32
VERY DENSE OVER 50 HARD OVER 4 OVER 32
RELATIVE DENSITY CONSISTENCY
tNumber of blows of 140 pound hammer falling 30 inches to drive a 2 inch O.D.
(1-3/8 inch I.D.) split spoon (ASTM D-1586).
+Unconfined compressive strength in tons/sq. ft. as determined by laboratory testing or approximated
by the standard penetration test (ASTM D-1586), pocket penetrometer, torvane, or visual observation.
F S41-772-7115 IM TO BORM AM ffr LOW DRAWING
F S41-779-4079
ll30 EASr lrJ EO(7R~490
MEDFOHD. OR97MI 975 West Ivy Lade
t AFaOVIAIE,' INC 2
_0 11
Ashland
w5 ° Oregon
' MAI )0B Na 16-1217 D11AWN RS
MUE DATE Nov 2016
c~IEC~D RS OF 3 DWGS
i
is
TEST PIT 1
® SILTY SAND (SM), gray-brown, very loose to loose, moist
1'
*13 X
3'
4' SILTY SAND (SM), light brown, loose to 4', medium dense from 4' to 5',
6 x brown and dense below 5', dry to moist, digs increasingly harder with
5 increasing depth, hard dig at 7'
6# .5': Finer than #200 = 20 %
6 7' .5': Finer than #200 = 30 %
Bottom of test pit = 7'
Dug with 28,000 pound trackhoe with 24" wide bucket.
TEST PIT 2
0 SILTY SAND (SM), dark brown, very loose, moist
2' SILTY SAND (SM), brown, loose, dry to moist
3'-
4'. SILTY SAND (SM), brown, dense, dry, digs increasingly harder with depth
5'
6'
*12 7'
DECOMPOSED GRANITIC BEDROCK, speckled brown and white, very dense
Bottom of test pit = 7'
Dug with 28,000 pound trackhoe with 24" wide bucket.
*moisture content in percent
F 541-M-7119 Log of Pits 1 and 2 DRAWING
F S41-779-4079
t,- J. ..1 1120 L'STJACKSON
YO BOX 490
f` (a WDFOIMOA97501 975 West Ivy Lane
& 0551 ZI [IC FJAAl1,: 6fn6m.tgoey,pm
Ashland Oregon
P MM JOE NO. 16.1217 DRAWN RS
ISSUE DATE Nov 2016
CHECKED
RS OF 3 DWGS
® I W w~N J qo z7N ~lriOO- - W
U' a° in`aa Z)5Z3 ~n n mj ¢aaaaaaa vi 2 w
U o
z_ ❑
3 N o
Q z ❑ ~
p
Q ❑$WZ F
o YW QQ m Nw
x N ~ V 0w S Q Wz N~ am U O Z1- =0
Z (Q7 r w°wz❑w W Ow O K uai v'am g 0NO
q 03~ r>Or
W ❑ K NK U r UIxX O ~ QQ~ OUa~ Nw UN Z N Z a wwp~ a' w m ❑ ❑
p z J W » W Z NJJ zN w W C W'm W.w
z rrzw r UJ WWO
U
a - p rr w
Z w a ~d x 0o r > rz ~JJr r zzzww O¢<O~
NNw~Jwz O z rxa z wN
O U o mp J4 r0-O Wx Wj z O w zgza'U~ w¢¢ z wwOwwc7 UrFr¢ Ja- Or.- w p-'d0
O a~a Eww~ Z Q Q3< u~i a 8 <o°u~.~LL ❑N33~~~ omF""z ~!F20, rm 0,0wp~d o ~3~> z O'o¢
VJ J W O O_ O S 2 Y W 2>> W W N Q Q O Z 2 W N W Z W y 0 Z~ H N❑ p p 1 a~ W U W W J
U W Z Z N W W Q U W O O O W C W W U F F W W 3 m O C
~..,z0 z ZNNw"LL M¢ 3 wZ 33m r rcaa ❑J Zrcmn.a ZQ¢$~
J wj~~ UUa❑U❑z>zw~r~-v3O ~ UwU
Q z O_ Oww ww_w ~Uaz❑3¢g Ogg¢00w OOxx~¢2Sa_~~FV-02pwax000z Fzz_ww}}
W ® W YSJ ~g ~ E gg~~~22~ZZ000000 Oao.aa~~aK KK KNNNNN NUJNNNNNNFNN rrrr❑ rrrr»»»>rr I->3333
W p p p. m U LL
~¢(¢mm~W❑W ~__~d W1= a ❑LL S3uwi35r❑wg OOWW022g~~id Ff-h Nf~/l 6❑.KNmm WxOV 1-Z O U w w?RVmUpc
l^ U ~mgg 22 ?z 000 00 OaaaaaaammK~mNNNNNNNNNm NNNNNrrr~~~rr r»»»»>3333
V Z
Z 0
LLB
J O U) E Z z
Q m Z m 8 r
Qm 3zz, N m 2
U
9 ° ~N 3 r
~ ~ ❑ w ~
Z U
oZf YYwaVz O z w p z 0z = c4 0:Z0 m Q W oo z o Q ~o w¢
U W ~ o
~ o f m rw- j~ x~ w m U v¢ ,.,m w O ❑ r
W z O I-U)XNm~c Z ~-Jr8 3 z~ z z z O~ zrc w sz ❑ r od w
0C)
W Q hn ❑ U(~u Z K N z _ Z Z W W no O_ zz ° w o LLz o - ra- o xx wx z W ~N Q ° zwJ
0~ F z o¢ 4 ~xo~ r ❑m 0w
f L WY L p N W_U ~Z
r Q x O N HZ F-K Z_m O Ng -N❑ N Q
W LE N m UUw OI- O U NO C=7 (=JJD W Q ZOZa❑ O~~ 000 O
Z
V ~ 'n u~O Nu~- K~
G O.~> ~oz ~a w0 N U(Jp' rw~K o.K Ko00xo oUU UU OKaztzu'„
Q n-w x 00 z❑rK ~Z m WwWW w w
Z p p p p p a Z N 2 W O m a N m W'
O K ❑Z VLLg NwN 4Zm3~W r 'w w It ® m>>> NQ❑ p Y z Z F? U U IL F p W N Z m W Z Y N >i J F Q,, Q Q F F Z< K d'u~. W S o= S
s W w s W r V' N> N N m>> J=❑ O C
® 0200 W Q J~Q¢Um Q z J Z J ZE N>> w z 3 x Q N VQ g J J W ] N NQ XQX,, W O w w N N N H F N ~ W W W W
m mNpm 00o WQ¢0 Ow~ooH Z00 SOOO ~o?NStW wwW WWWWWW Ou~~LLLLLLgg~LLLLaLLaLLLLLLLL~LLw~'~~'~c~n~~~=ix='
Q Q¢¢Q¢QmmmmmUU ooOOOOOpoooOOO❑❑❑❑❑❑❑w -
6 m
H O p UwN mY N U> gm titz-imvi 9~~m mrcf
O mmUULL~v3i❑~Ri NmpLL x ~~~OOOOOa K~HmS~u.N3a ¢Q r U W N~Z❑00000 ~O
® ~ z Q6Qa Qammmm mtQJU V C~U V UUUUUUUUU V ❑❑❑❑❑❑❑wuJwwwwww Vw ww.'w u7~w LLLLLLLLLLLLLLLL LLLLLL 4~~LLLL~~C¢7 f}930 tm'J-V (N'JSx==~
W
C
® ~A N z
Et 0
U m °oa z w>
z O_ m> z
C/) z z O zOF- ~0= p < z0 U O w
"6 Q W a Fmw K U a LL gw"• v z F
2 z
zw w G9 ~ 0D! Fw r m m m O J
= W~ o V ~K V F W LL
fn u0 z w- w
O Ci rc -w ¢ Wm N z J g r o y
® J o Fzo O W~a w9 z a rm'i w z i > i 5 ❑J a
~n u-, vJ o z O z gw rzw w z z Z
w z
V F- 0 W~❑ W ~z~ wa zz pmJ ❑ zwip ❑p a z a m N N w z ?z O 0
X N ❑m z r
ao J ❑o R"~ 330 oo raV- r r w O 0 0 p N z 0¢ N z
.L U Z '
■ Q O~ 00 pz wF FF -z wUw w Fa x s ~ W w x N z z z ® z za z t
Om _0 ® zmµi zz g❑ FF ci ztiz z >w> U U U x x x o ..,W F w U
® O pO~v m azFw xx 33 o o3c¢i v w~'.,w~ x x x W m w cwi
U a r a m
m ~o~W°IW 000 W 0 _ ~0
W Z Cf)
® z U z 3 U J
■ o o v o 0 Q
U) 0 L. C2 m
W LW N ® v ZO zZ0 00 00 ~x z RAN W
~L ~ rn d Z za o~ Q0, aF a0 Ww
® J •i O Z om Fo g¢w waw pLLw zow w~ o OwZ
Q N O C W Q r U N NUN F_ N O LL N 7 F W N Q Q
z LLw Uww Nu,w ¢rw FFw z a N
NQ U`d d ~n x WFx Nrx zx ¢zK g z r C
C -1 V N w W ~Ww ~ww OF K 3a WO G Yx w
D J C Zx r/N1 W 0W W❑ ❑x G0 rW m OQ W Z G O V-
0)<04 •m W w3 0❑ Uo ~z wz3 wOE wigZ °dz =W O w z
/ C N C ~O a z 0 (7Z pop K00 zm [n U W V
U F p J JJZ ooz zog Fz 4FZ o~ x3 < z
W U O z'Nn U la-H0 Uc7 °U0 W W w» 2000 Kp j J r > ❑ _ ❑ 0
Q Q~ ww3 <w3 5 w3 z 3 rw3 mow ooo o~d
® W' W zm=` @~ 3N❑ mN❑ ww❑ ? ❑ 0rJ ~a~ z¢ Da $ w
Co <
L) C) CS w 'D
■ aQ QQ Qa W N- ~
¢ Z \1/ (n Q
CD N ~ '
C: w
s O t= N wS
U Z v
rn E o
® 0) z _ N
W V/ _ m N O
W O U' = W m - ~ o p m v 00
O Z C Z C7 C Q O N N O >
® c9 m 0 0 0 ~ 0 N pa a~~ ~owioi......__ ' -roin, c O ~ LLi 0 Q Co O.
W W M - U m 00
Q 3 H N W V _ ~ J }
z t- < tea _ Z U U ¢ J Q U a
o c x, N W U
W W S U Z m
® U U U d d U W LLI V
le 0 J J U.
U W U 4 w LL!0
z W N
-y, . n.. W - U
O o ~ ° ? U z o
W
O (J L9z w w 2 a w w LL
U) 3 0 0 0 0 0 0 (D (D CD 0 (D (D
ry, w 0 W W W W ~ K
Z } ° 0 0 0 0 0 0
p -
_
m
U a LL ~ -
I
ui~o8 0 ooaQ LL ¢ ¢Sn aw < O
wmwr z z^~r Nv
wF.w
~wF7 o w oUOoaww a ~ aH 3V Z o ~Ho
Uri '
w~.J o oza orc - '
> w wu.V > ¢ F- 1-G2
ra / \ I WC='J
I
/ I
LANE - • ~ ~ a
} 5
d~ r~ U z w z z
~wZ u~
I
t
- ag w
5 '
A
zc
41
My O O
/
N Soy
z / of Nei
K u r_ I
a e'
olo
A -
a w /
wy /
/ 2Ow WdrN /
z.
;~5 It
ooww
a oz S h'
Iv~~ w o z
y J
1 9
w
~ a N
w o c, u~ I a U w
E n
w ~z z¢ zz w
1 uu ra ra 8
w \ J LLx / / I .III w 5w I _.Wd wz
wwc - x tw
\ w 1
'w
w ~_in w moo-
L~ w
d
LF- 2„CO~ W. ~o U'p \ Z K
o Q. w' ~.a ! - - O o
~ o W Z'N LL iN
i I
z oo51
f-
LLJ
I
~
\ ~O zoo
Z- tea'°au~ 2~ \ N
m 4 I ~ L] ~ ~ N
~ '~'S E4EC
Cl)
~ III ~ caN
w - !z
F - ' _ r v cY- ~ w
wCo-~-0w w\,.~
AD >
\ f pp,-cr a¢.w rw-.
I- _ ~I/ pPE~ 3ow:3>o~o A
s 1 - - I n~ I " m o ~z-o a f -z a \ \
I
rw 1
PROp~R UN~ / ~ ~ o 1
/ ~I\I Zy5C
/ I III
O -0
,t
/ / Iz
BOLL /
w
Zw
w
Q z ,
r
O _
z
4 ti~ L" N
LO OYAe
N rY ~
ryp9 o
,
/ No
/ i' x-2155
/ o
t
0
0 0 1,
o
Ce)
00
I I M I I
/ NI ` 'I 0.1111 "r
P \
i
I I ~ O
I ~ ~ a
I
o
M
o
O CO
1 M
I
o
1
I
o I o ~ ~ ~ 1
I
o
I
n III n \ '1'\ 1 P~hI
n 1 1 H
1 a 1
Co
~ Co
o
\ \ W W
rj) o,,
~zw
c
\ \ n
Lo \ \ / LO
is 3aame F i o u -
aman O w S Qo goF~v,
1s aim~uvo i o x `w~'c
w > QY~
52
~ O
a 0. Nm` M
~d rrme „n G ~nunm~ $ G a " qa .an., ° " o o "
rmuar~n - E3 oGo g ° FigcS~~ ~i=g8
' FJ°'Y nn a ' a 3 Qo= o s 4 TFR$LLg{~
ao ~9c v.
S ~ ~ ~ is Hxis O
r w v
d h 3 is uxnen U Q no c£
ao arv .'1s ur CLI
yxy~
is aosaar~
a e 1° Z i_ 3 ~
e LU 5E w G 8
s .g aQd49 & & R d
f
I
' / / gym T~
ci
ell' t
f ~z ~ fil 1;
a R
rya m h
r ~ ~ J
f Y
~ _w ti I R ~ o
O 1 P nV n n
0°j I o w ~ O
\ ' / 11 I I Np 1 ~ ~ on O~
\ ` / 111 ~tl ' 0 ¢
_i 11 1 ~ _ D ~ O v C
4` 1
1 11 1l 1-1 I G ~ ~ a~a
I 11. g ~ rj w
. ~ 1111 ~ n ~ ~
_ LL
u o 1t
i
\ ` mQ
o ~ 1
~ ~ FF
r
I
' ( GRgr 9 E
4
~ e
y s~ ~
c~ .I. _ E ~ J E k f
d N ~ I _ _ w ' / . dr
~ ~ I V
T -
g
w
a ~ u
w G
w t
°w S
FEll
~ ~ rl I < ~ F
i
u
r .
m
s~mwm •mmo~w RO1000 ow ium uocm~o, Rotou simcmm wrrto~w
14
o~ ~ ~ ~ o o ism o o'`
~ o ~z t a ~ ~oLL
w eQ WQ ° ado 01=0
`Y o p°N o& ok GF
a&^ ^a4a°ma m°w o ooFN> ~O'mG
tc~ gGs K avwi a ~~z ZpW ° ~F'
3 ~ It'P' ~~a z~s o to z Sol
080 oe °u° °owowe oo~ ~o ~i~ °k5 0
os
rc~v°+ wo 0~8 y'W~ia rYjm s~ aw; ar t~ ° ~ w'°~k
w<~w' w`o`o ~~w o ww as °z3`a'wa
mozr' °m 25~io ao <x8 ~ ae ~ z~ mam LLao$
6Yi N3o ~i gwwo~ Oz r3
wmo s °wi~'g pa o
o~ wJ 0m0z pwet f wag w
wo~~'-o ~TB5 Nmd~ $gil<- 5~OQg<~ a aG,
J"a w H ~ P z°r<o alive a`z
~dTFO G ""a Q,-., $ z
kr` i^,~o~ a
-!g 3~ °~o ~'^rwu--w °8dg o°3Z zow a3Fo ,^aa, a o
~dz°9 °o°° zoRZ ao ~~wzo Bog w~gx w ~o
iaq~ zciLL °°vw,6N' n k' v,o ~o~w~d~ o° yz dt'o zQ wf°gF
oz~ z ogz'^ w o a m $ > $ od~a $ ~w ab
i~ag aago 3wZSdz x3LLa ~0 ? $<a am_ a' zFa
w a °g
o w 2W y_' m N 6u m - o LL aF
_ sa owl $ <83 I- ! -p _m
° 6OU 8 z 3 0w wo <ixi, mzLLu,~ > aF °J w o &z w,°g @_
~~°o w o p~ osw >o°L N w~ Hid- 58
Si°~g~
° o~ or z Boa 9m i~b&-"'r w` co u d` G"' QN
ow o~ w.. ,z9, a G z (n o~ m&~~ z.. v, $ 5 w,
° a~ 8 &G w ow= ~m~~ dLL&.i r $ oz
~
~0 <
5~ 3°0 oz ~w ~w H ~8 av, z~mYw x s
2;8 OE F HgL So"i~ daQ`~'~i z ~~L"o~~f- o $ a°P pz
X2 w z$g w ~w }8
~wx >2Jd _~w ow ~amw Z ~ °$$~~JSgs<Ew G5
ow,Ga 2 w.°a WE & G d S, w 8 "o duo^wam
oG a ° 8_~`~'xo u V a 7 t`1 2 ~a a s
~8 ~8 om 0 5~ ° w w 0p zR J ~o «zw °wg' w~ z ~5 v w 40Up x~
~G~ ° 'z~F°z" z °w'JaR t pp mop ioG $t~ G~wu~o~ o ~o&^S F$ z ~S
o ~a $3
°w ~a ao ws gmwo u5^ 8~a~ ~w~ v,~a W °-„~zo°i~oaO~k° o ° o
zz
x8$zN°u Sw6 ~N Rz N3 s~ aF I, Z $'g a, ~~JwxFKz m~ow moz~~J "a'-'4
~o & a ° w rw'a ° Bw$ 8$ a>~~ a8 W a~ -ww~sut2 ~ 0 ~w 0 w a
o~Fo~ ~t w&w Q5~~ 3p 3~°~ °~_ww 80`i3a rw` d'o N_S= m oe~~ m
zao W n"~ ema F _ $Gw a ~t7~ zrw z ~'4"c s'`a t`zoa
x o & € J 7n~ ~$owo ~8 f-" zo
m R° g
3u~`° ~o'-g zw ~8^8 Gz> Q ~z ow~zo_$ 8 ~g 8
3'~
amLL a ~w~01 H ^gO '^BQam
~i 9 $ aaw d$ W tr 'F^y~ $8~~ RS `~"a~;E'w~rwa w SL° z
w o x 5< 8 wQw
,yg_a~ s2~ ~ a s=~oN ~LL~ o ~t `-oa~~^ oz p sit, ~mffi °g6wzz° g ~~zx ~ BEN ~w
o w3 a ~a Q ~m ~RR sew- ~w g~
~zm w~~QBN w
0 x088 zYi o~Gg°`a~ 2gz ° o'`
j ~8a k 5c' ~g~~'wouz'° m ~'cw>> opaw Q Q ~`oo Szw'6y~^ <o w in~aae ~yq 3 ° zu a
J a;v
a`^~~ ~z°SQ n4 . gxzz~ w~E°''~o ¢"'aQ F04~, d~ ~~c~ ~ww
GzN sG o$~$a&o °d~ s ~xw 17 ° Z 582o°zE kw'a gz ZB ova ok°
°O-a wa&~~'awww,2X°'W'dF` 5?x ~a S#a~z o„xx goo zs d,tw~oa3 @ Fro~~G~° 00'~ 8 QGG G<i ~d
0 4a~
Q,,~ c -dl-wE a i?o ?TF8 Ran "5do~
°d~z p dry >u~ `Gw t r^0 w
w~ a s d ~a m
~S 8 x 8 Q P P Q o $o~_ ~m$ <3 88 ~s $ x$0'8 a ~ N m Q N
r M ~ ~ m C7 ~ M Q w,
Q x g~g -2 a ~ o
x m<o ozs. ~a Q~ u,gNO <-r- S 5<3 ,~z°da Q°
zE~~w 'w wFa N<ga ~m ~p a~ ooz
oz _ w a°... ?K a 3 am_& L^z`°c' 33 _azod? ,.ii., w=8
w> w~ RSx o t; Fww°w.
o aQo zN Vo G IS
8~ a D m o
g I r pr S g e ° ak z
o S° °oo~ € 0 8 g a K 0 8& z &~O
a
° QW`~w'
r 3 w G ° d F z m W a 1-' 8°° z
~ G o a a ~G~ &< ~ os ~
° 3 ° dD ~~p w0 8 od 8 z i 8 z g 8
K o r o S~,x ag d w'k' ~z N g8 2 w a 57
I-,.,' S m i o w o F 52 dQa zro @ ai gw w~ mm s 3~ ° z 38~ <
x c a z 09. a ° rz z ~v~~+° a a w Ica
z ~ II ~oz
a 3z z ~ ws' a4a ~ o6
° a= w =
z S ^ a a s~ ca o S~ 3z 2w u
g aw o& t ~~5 S g s~_ ~g B g a rllll o Q k
8w o 00 00 o u
5 a wt 3 o G~ c g < d o ~y gw V =w~ ozj oza ~p ~a it e< 5 w
'a ' w z r 8 >z V ra o ra sm
p - 55- S~ ~Z X80
o m a u ~°¢o u o ~a8 Goz~ o g ow oR . R m
o' °a 8 8 w 8 $ ° 3wI- oqo~ 85 8 ~w ~o'` ~t4 ~°z 3z x
G 0 8 E g 8~ g~ GGzMm G~r -da G~
B S S S d & & & &o & BSm
0 0
N
~s w
OG -
P
a
pt,
I,
rA
' - Ah 0 I 1 _ _
r2l
T T I
C7 - ! O
\ I f ~~I II n J
gel 1 j i I III !I
1~ S~ ~g o ! 11
Bo \ ~O un I rypoa a i j
w ~ g ~1 LL ~ i ~I!~A~m U ~ ? i' ' I!
~ 0 1 u~ N8~ ~ ' _ ,,,o
, 7A
k
0
c
0
N S ~
U
8 m S'
B $ ~ s
w~
C 9 z- 4 a `w z
~ W
- s a z~
w
s a
U
el C - UC w mx
Z aC ° U
a<
a O Q n o D O
t
a
- y u u
i ER
- s o 00
o b o zo $ c~ l~'6 p r u SC n ~W
t t :J U-1
a w F ooa L / W
cl~ b
3W 3 0 F w ~ws ` V n
UJ
Q o~ o ~W ~g - F lei
G (3
\ Sqe O a r/~o U
g
W I ~ IJ ~._..i 'R e 5 g g ~ mn ~ k
zoo
I N rcd w g ~ 3 T k
OV 'ENO] $ m Y S
.E 'NIW ,S V G g o
1 LL eno iYU<m. ~ `d ~ S$ mow
J
F a a e g 4° g~F $ a k s
a °E s a f.K ~ w e F
s s r G <
I'v _ ~ w
no.~❑.cN mg°mre q~~rn ot° `omav ~paciy a~~m ^'a @.°v Em ¢ v`om V m`o~a z z
W =moo=°e8rn- w$ my -o~g.s$'o a ~c o y .2 tom J~So mocw 0 '1%v'o
CO 8~==a ~o~~mm '$~a=` ~~"am=~ aW~sa•~~m @" m~ m- ~m° AE
o~m o5ug z~ "r.3~° N~o=s meC$N oD~m aea m~`° ~E
o w F
W ,Eo'm @- `t ~c8am $mQ - Qma_ Q` m- 0
® - a"m 98 a"40- 8e b~3eee c.$ _ oae - W -og--g z
Vms=S LL~°acb3~` aas m m5mmmwcyNa~ oSom m$m~ ~m z°O~ o@m ~ y
Q_ ._.L lZ oSviE _3a $ oN2°Na=o`nm E$ ~`mv~ i=mc_im >.c mE'o ac m5 E" °`q ~9 m~~m'• 30° > rn i
® W - m1L„g mom"=gym =8m mm M 6:E :F W .T8"m$g ~tN Q
/ W 'm~°o$ e' Ssam~ ;~.g$~~_ -9£ e~~'9£ -0~~~ Uo =spa 8gmo W 9°~~~t;~=s8 w 2 oo
_ m'E m33~ m m8 =o" m "er'g`` w C~
E ~E c EEt°m = E'm c ice n mW9 a O
Bma
/ z~~~A' ~ inm3~» ~~3~m'og83w°, " aE~8 ~t88aN=1a`E=U tam ~O`o -75
w
,n ec wr p "/77 V i
o O Oz p
~ ~ ~ E ~ w w wU ~
wx wx a,: wx wx m x M w L4-i
❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ F bC~ / w
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 0 ~1 r z
0 (p7 pU cpI Cpl pV (07 0U' pV (07 pU' (0 7 a _ rt/• J n~, / / ; ,
ZO~
2.
t° th m O Of N 9 ~O O N ISJ M th Cl N h N c°
O O
< [QD ui m Cl t~ e < tG m m Ci°'! ~ M N m M m \ V \t 1 N = /
T e [7 m M n M
O v C ~ < ~ ~ C N N N N N N N N N N
N N N N N N N N N N N N ~ v ~ ~j/~~ 1__ / ~ W U/
I
l \
O1 Ul W \
W W Z Z Q W / i l/ 5~
N N d _
Q3 min miu mw mw mw mw mw <p ¢p <p Nw p a3 min rnw ap ¢p w
O w w 4
0- vi wZ wZ w2 w wZ wZ wZ y y } wZ y Up wZ wZ } y / / % '
wx c O~ ni0 N0 nip .6 No N0 ti0 W W NO xF O^' ni0 NO r
IE t= ~ t= y p O p W z z 2 Z 2 Z z Z Z 2 K
> ¢ w~n wo ❑ ¢x ax p-~ % I L-
w
w❑ w❑ w❑ w❑ w❑ w❑ w❑ ¢x ax ¢x w❑
> w U w ❑ ¢ ¢ ¢ ¢ ¢ ¢ ¢ (9 p (9 ¢ (7 ❑ z ¢ ¢ C9 C7 O
~2 3 3 3 o
❑w r px (n m~ rn~ m rnr Nc m Nz Nz z w~ Nz x N` m NZ Nz r /
wm OS pg aw ~o ~g ~U ~o ~o ~U ~o ❑O ~O ~O ❑0 ~O aw ~0 ~0 ~O ~ OS
(7 O C7 / / /
U Z ❑ U' O O 1- H ti H r H LL r LL r LL H u- U O U (7 U f7 F- - U C7 fn I- I- H IL p co pO
00 W= W O N p m p T m p p m p m p p W w w w w W m 0 w w N m U m U w w W w w / -
z ~a xa a ~a ~a ~a ~a 0x ❑x 0~ ~a ~m z ~a ~a xx o
UZ a0 a0° d as Q°' ¢a Qa QP- as Qa dQ d0 d0 d0 a as as 00 p0
O~ uJ f~/I F N m i7 " ° W N ~ a tt) < / / / ~j /j
0 in m J e v v w j
V 0 U U
U U U P- / -
LV W,
,
/ col
i z O
w'
i
J J
i
-An
l / ~ ~ U I
OZ
O I O /
/
N
v ^ lI N~~~ 1/ L L K \ l l I i' I j Q
4, J
~ I 4 I
Ov"
V I I _ ~ I Iiy ~ I f i mow' I I
t ~
~ ~ ! III
LT-
W
V ~ 0 5
I
i
~ f I
20
❑ 2 00
O> I? w w a QO Qm F Y-/ 1 /~7 -
w wrc z ri z G~
m~ No oZ ~g m 21 0 rQ- wm ww o } ~z °
OK ~U W Y O LL ❑Oz ❑ nm ~Q ❑ Q Kr 24 FP:
m ❑w m ~rA z❑w g o z K w n~
ID <
° W N K W Z N Z N
Z
Z Q O W zZ W 5w °
❑ O' N O Z LL d
f (910 O W W Y W =j m NS K Z Q ?N ° Q
z5 ¢z ❑o N❑ o° cu'i °d z3 ° z~ z~ °ow >
~f o; Q? aQ Q: a' 'w z? z° gg O rv aw as i /
lif
T 6q tea/ ® t,,_,J V O I / I T
moo,;,, co
f
r
~ m =
0
m m _
~~b''Sy Q`o c°cm «w a=m9d ;fr --I / \ jl z /
n_
3E2~~
„m z~W
~a•~~"`osm oaoa~; ~3~ 9vm3~ , l ~ ~o,,~~N / IL i,~- ,
" mxcm?$ m~m.,€`W°'a
~~e~-n~
e
72
2
m m
> ;17
m ` L
T -
CmaO~N~LOm=d NDOnS ~~i. .jgE
u m a Q m n o m Q S
oo o °
-1 n L v _
/
j
d e~ r ro m o N m / /
m i
a i
~3 `o - w-N _ /
❑/O o
o "
o v n /
°
Q LL r + /
H-T
mW" m mn _=Qy OWZW ,`J NN LL,~
E _ o's • m " ° a° wO a •ti~ z z w + i
= ~o Wg N c8 Y❑ /
`~rnm w QmFCWi
"4a cm fc~ mL O. 'o a,a°mv /wzON
I
ro~~oo ~BLEm m3Emo~ / % i rw-<v__ /
10 ~z
z /
EE R
Y - _ - +
i
a
I I
+ +
~I I
+ vJ
00
f
-Ra
7
11
\ { 1
i
0 j
I
i
1
11 01,
/\u
~Of
1
, \
U a z~ www m > rn w \ / I l w°' l
31 z, o okGk o Q d o 0 0 0 ' I 1 \V/ \l I ? ~o
w m aa~ox.
w~w
Z U2~O~Z O 222 K K z w0 O O
K '1\ rr~✓ I OO/' > _~O.:N
> W K
jo = U O U O ~m»d`. Q w U W W w¢ m \ wv z , z z
U m a rn v^?P w p p ? U 2 w ) l~ / z t7 r l -LL---w
w w2 J W
~w > m w a W _ ¢ m i- I nor ~
0 om
z F=
owz z o w 3
Dw X
LJ I i ® O ® O + O X ~
J
m=
0
9 :2 2 it' a
> -
°
/
72i ~a€5am S~~a8~ A z~,o
i
\ U'0 C
/
:lg€
J, Ac
m
pp L
EE -9
76 Ea
~~m ms X99
ELI.
N
Ell-
m
>E`o ~~ma a~ao°O $~EaN VaE m°Ew / ~w_ ~ L ( t-
2¢ /
wlQ
r
i
+ I
r
/
~ ~ I m ~ ie ml U
1/4
1
/ o \ I
000o I
r r
0
1" ~A ~ i ~ o p l i ~ A.
~J\V r o11 ¢zow
i
\ o
J
N W g Q N V O ~ U G> W W
Z Q' Z E Z h O W
Z ~ N n
o µr~~
c' o v w w a N ° V w m u- a
mo o oo> oW o z o w a lcy~ w~ m e Co a L
NZ OUQ H Um 2 w J J: OW •N P
!yW ~ w w LLcz wz ¢ o z n C - ~H ~ m N
ioz vzi? ~ a~ L` mm N_ < V V zU L i
~Z
m W N Q ~ N ~ mLL ZZ Y
O V- W /
m _
W
o ®s
F.5 80,
f^
_ vJ -
Nd U U U)
,7 a$ W W
9 w ~ C O
CL 9
`o .,o E 'E s
Lu
~m
m •
sx
N x
o 0
~ n
rrnn w
U
ZZo v7 o ~d~ F p two z a W v a
W Q L D 6 ~N~- U w N Q
Z d 0 ZWV¢ > ! O
w~ ZNN Z~ O ~NLL o0 ~I Z j
c qiJ S O
r=/i U m 6~ Q W
. Z Z
N Nw
~N New w
0
m wpm-
LL `Y Fruod ~i
I _
j
W
mm
'NIW .9l m a
o ~
LL r ° LO
¢ z o zo
~ ¢ ~ z N w o~ r co z
i w g~ ~ ~ ~ ~ 0 5~ °zdg w rn w 5' e
~ m wwcai i$~5 ug~ LLo LL ? a~ < V v ~ w ix o ~ o ~ O w W
~ ~ ~ F w J d U ? N p V Z N z ° W o w° ~ ~ m w K w
a ~QZ r O ~z Kz ui u'S Z O y
m C
~ g rWNZ ?o W d f- ° LL ° z ° w N ~ ' 3J
~ - i N ° K z zw $N ~ i ~ w °qa ¢ 5 a oJC < °
Q¢
N I 0 ,LZ
9
ZV
I
K I I
U W m m >
' O Id I ICI I
'I I
I
O I I I I I I I~_~ -lr.. _ l l'I, O I J~-L I I I I
W hII
-71
LL x j
c I
_I I
O
wo Q Q
r
~r . Il
m
U I
_ ~ III I s I
rw ~r =1111 Z
aw I III II v ~II
IPI:
'Z O ~>I ~ 'I~ I I I
>
Y _ o
O
m m O
K
C Z
a o
o I
U
~ I
J =
J
N
/ ❑
I
N I
Z
W
I
z0
I
I
ado I
Q I
~ NIW .Zb~.bl4 io I ~ o
arc- S x
m I
F,WV I W m¢I
0
O
Q
S
O
O O O
C7
UO
Y O
J
U F-
U
I
v a
_ J I
w
o w
- o
❑ r
0
W
0
a
I
z
c a --C-
- o I
a I
I
I
I
_ - J I
J_ I
'm L _ 1- U~
I
Q
N O
R m Z Q 00 U I
Q Es p Z O C
Q _7 cV C m U
I
W
0
I
P
w ~~o ~ I < ~ I III III
I III' - - -
6ao
1 I
f - 'NIW .A ~.b/l3dOlS
H
C I w
O z
W n at
p
o w zS
C7 O 0
ci < w
LL z
Q So o a~
U - oa
w z o
I N LL 4 N
W I mo I
p f U .ZI,:.113 3dOIS
¢Q
.0-.9
.0•.9 .0-.LZ
5".6
I
W
I
I-- - -
I o O
omw O
rn o 14,
M
z I
V' y
I g w o LL I".
o I o
O ~ w
W I ULLI
7 wLL O
!7
= K F-
m ~ O
D¢ a- p
LLI C)
O ¢ y h - - cn o 11
U U Y o
K
O o
ro LO £L N
0
E o _
I
N
O p a j
mt
K W
m ¢Oo
Q I d =
I3 L D~
r~
o < - - - - ~ 901- t7 p z= - - - - - - - - ° ¢
~ Cn ~ g
FF=
o ~
= i o I II I
= I.
s~
0
LL
~ w
o~
m ~ it I II I o
W
co
❑ 7 9L
,I
O
r
o
= I
aw I
m~
13
O
a aQ
N
Y
2 Q
NO ?°a
O K I W o
KN zW
Ug I U~
till III II I~
I I I III li
i
I
I i
I
I
I II II II IIII II I
I
IIr'
I I I L
I
I I I I
I I L I I '
I, I
I
I I I
111 I I I I
I I I I I ~ II
I I
I ti I I
I
II I I I w I
I I I
I I
6
O
i
i
I I I I. II ' I ! III,
I I I I II I ~ I I j
s ~ IIII i ' li ~
i II I II I
'',IIII III'
T lI it
SLOPE t 12':12 SLOPESLOPE 1~__
I w - ~ ~ I IW _ - - - O<
Q
w ' ~ IW
I
I N ~ i III I
I
I~ - - - ~~I
I~ r_ T I ~ ~ - II ~ ~ - _ I ~ j
I
I ' r,
I
I
I I I
o 'I I I II I o
I I I
w ~Or~ I I, r0~ ¢
k OOZ OOz k
(='J z Z w '',.i III Z O O a
Z ~w¢ ?~ZFw- ¢Z_
- ~ Ali
I> II
I , I j i I I
I
I II I I II I I I
I I I
I
I
I I l
I
I
I
II III II
/ I o-s ss~
5.0
I
Y
~ I v
a •m ~ I
Qa IIIIIIII
mw II
I ; ~I'III
Z /
I I ~ I
I ~ I ~ V I I I I,
1
ti
I[ II I
s
I
~I~I I ~ I
it
y III I
II I; ;
~ illlll VIII ;Iliil IIII I l u l l I l i l l i l
I
I
I I II
I
I
I
I I
I I
27
I
I I
/ III III
I
I I
I
III
I
I
I
I
I
I
III I~ ;I
I
II IIII IIIII
3 i I
°a
I z~
I
I
I
a~
r
❑
y
z 9 m a II z w
mQ I ~
s~ za
I
On e z V
3
z
rc
' IIII Ii11 11 III II I m ~ w
li
!50
Q IIII
~ p W
~o
w ~z m~
~J
I c~ v c~
I' ' I I
zw W N
JWFOO li
ww ZO ~
❑-v
Up pZ J3vip
I I m3 O ma maww$ 3
rv dw ~3aJ3 m
z
p
x--p
-iL'! -..L V J W W uw1 LLW1 Z vl
00
c = F F W Z a O
Fa roN OU UriN Kp
U~
Z w
OW
~ U U1
W
1-
p U) J ,
u,
Z ~ K
>
O
W -z<
a
N N Z W H m N Q O
g wzz m om Q~
O2 Wuy~ Z U~ (~.7
p 0 U w g z Q
aZ❑ r~W 2❑Ww OC
cOc~~m o N`V°q Z~
OZ oSu~S ~r~w ~z
~w
z
ul a
NV I I
Z
= c
O
~ N
I I
I- I I
li I L I
I
I
III III I
IIII III IIII
II II, II IIII
i III I III III IIIiIIII L
az ~ I ~
rw x
o~ ~ I zZ
w = I rw
o° a w~
xax
KW
.B~.4L w m
I
Z 4
u
r-r I I I I I II
I I ;II 'I ;I
I I LI ; I
I
II
I
imI I W
II;IIII I J
I
I li
i
W
I I
I ;
I
I
II I I i I--
I lo-oZ I III I O
I II I~ II II
II Iil I
l I Z
o l l u l V I
I I II Ii l I II
III I
~
w
r
I I I
II
z
a
IL 1 o
~z
I
Ii I I I
I
II I
I
I
I
II
I
I
I I
I
I
I I II I
. z
ilil I
I l is I o 0
m
L;
I
U
aK
yr
w
3m
I III r~_
IIIIIII ~
m
g
O
w
w
I
i
u~
I
I
LL $
I
I
' w O
I
z
a
p
I
m
I
I
I I
li
I I
i
;
I
I I
I
I
IIII,IIII,'I
I I ;
I
I
I
I
rc
I
O
I
r
a
I y
G
~w
I
I
r
Oz
I
r
II
p
mw
L I I
ao
0
I
r
-z z a
;
w
IIVIII I I
Oro
I
I
II I II
I ~ I ~I
;
I I
i,l 1 1 1 1 1 I t s
I
I~ I
44
.0-£L .6,61
0
> r
C }pJ~
a
QQ uu11 O pQ
d Z W p F- O LL-'
'r ~ m N$ I I
II I Q
Z!?
U
w
CD
Ylp I
n=a Q
I~' I J
ily-III ~
00
I~
I ~
III' I'III Id
0
_ -I
I,
~r
I I
- I I
m
I
III
-
,I
11
II'I
A
II II ~
- I
I
I
I
I I
- - I
I
I
I
I
I
I
f
I
I
I
i
!
r
LNrHSV3 3dOlS.CZ
I
i
i
I
~I I,
I
III U I
I I I
ZQ
o I
I II ~ w ' II I ~I
II Z II
- - D I
- III
I ~ r,:o~ I I
-
00
T.
- I
I
I
1
III/
-
I
-I
- III
/ II III /
- - / !III II /
i /
I
I
/
I / I
/
I
z_ ~I I 'I
~ II ::o II o I
s- I II _ I
1N3W3SH33d01S,OZ
1N3W3SV33dOIS AZ
I
/ I I ~ I
i
I I
/ I II
~ I I - ~ II
~ I
/ II ' II
/ / I I
~ I
/ 3NI-I Aill3dOdd
3NIl A17d3dOild ~ I
I I I
II
I I
,
II l
I
, I
I _
I
I ,
I
- I I
I
i
Job Address: 975 IVY LN Contractor:
ASHLAND OR 97520 Address:
C
A
Owner's Name: THOMAS/LINDA LAMORE Phone:
P
P Customer 08417 N State Lie No:
THOMAS/LINDA LAMORE l" City Lie No:
Applicant: 784 OAK ST R
Address: ASHLAND OR 97520 A
C Sub-Contractor:
A Phone: T Address:
N Applied: 02/10/2017
T Issued: R!
Expires: 08/09/2017 Phone:
State Lie No:
Maplot: 391 E16AD5109 City Lie No:
DESCRIPTION: P & E Constraints Permit
VALUATION
Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description
Total for Valuation:
MECHANICAL
E-~ ELECTRICAL
STRUCTURAL
PERMIT FEE DETAIL
Fee Description Amount Fee Description Amount
Physical Constraints Permit 1,022.00
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 F
-AS "11 LA1 N
i
(l
k
I hereby certify the contents of this application to be correct to the
best of my knowledge, and furthermore, that I have read, Fee Summary Paid Amounts
understood and agreed to the following: Building: $ 0.00 $ 0.00
1. This permit shall remain valid only in accordance with code State Surcharge: $ 0.00 $ 0.00
or regulation provisions relating to time lapse and revocation Development Fees: $ 0.00 $ 0.00
(180 days).
2. Work shall not proceed past approved inspection stage. All Systems Development Charges: $ 0.00 $ 0.00
required inspections shall be called for 24 hours in advance. Utility Connection Fees: $ 0.00 $ 0.00
3. Any modifications in plans or work shall be reported in
advance to the department. Public Works Fees: $ 0.00 $ 0.00
4. Responsibility for complying with all applicable federal, state, Planning Fees: $ 1,022.00 $ 1,022.00
or local laws, ordinances, or regulations rests solely with the
applicant. Sub-Total: $ 1,022.00
Fees Paid: $ 1,022.00
Applicant Date Total Amount Due: $ 0
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 C I T Y F
,,S U-ILAN