HomeMy WebLinkAboutGranite_510_PA-2017-01260
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4381-17 510 Granite Street
pplied
.
r eotechnical
' ngineering
& Geologic Consulting
Jovick Construction July 31, 2018
249 A Street, Suite A
Ashland, OR 97520
SUBJECT: Geotechnical Review of Erosion Control Plan, Grading Plan, and Structural Drawings
510 Granite Street
Ashland, Oregon
At your request, Applied Geotechnical Engineering and Geologic Consulting LLC (AGEGC) has
reviewed the erosion control plan, grading plan, and structural drawings for this project for
conformance with our geotechnical recommendations. General geotechnical recommendations for
development of the property are contained in our March 8, 2017, letter to Cindy Staunton entitled
"Geotechnical Investigation and Erosion Control, New Single-Family Residence, 510 Granite Street,
Ashland, Oregon."
C.,
As part of this work, we reviewed the June 27, 2017, Erosion Control Plan and Grading Plan as
prepared by KenCaim Landscape Architects. We also reviewed the May 8, 2018, structural drawings
by Structural Solutions Inc.
In our opinion, the erosion control plan, grading plan, and structural drawings are in substantial
conformance with the recommendations contained in our geotechnical report. The erosion control
measures should be evaluated periodically by a qualified person during construction to determine if
additional measures are required and to fine-tune erosion control measure locations. The
geotechnical engineer of record should observe site grading, foundation subgrade, and any on-site
fills, as discussed in the geotechnical report.
Please contact AGEGC if you have any questions or require additional information.
Sincerely,
Applied Geotec 1 Engineering and Geologic Consulting LLC
1 Ep P 0FFs
Robin L. Warren, P.E., G.E., R.G. r FFR
Principal J'5 45 PE
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October 16, 2017
Notice of Final Decision
On October 13, 2017, the Community Development Director approved the request for the
following:
Planning Action: PA-2017-01260
Subject Property: 510 Granite Street
Applicant/Owner: Kerry KenCairn / Staunton, Cynthia Faiinian & John Marshall
Description: A request for a Physical & Environmental Constraints Review Permit to
allow the construction of a new Single Family Residence on Hillside Lands with Severe
Constraints for the property located at 510 Granite Street. The application includes requests for
Exceptions to the Development Standards for Hillside Lands and the removal of three trees,
including two 13-inch diameter at breast height (d.b.h.) Incense Cedars and a multi-stemmed Big
Leaf Maple. COMPREHENSIVE PLAN DESIGNATION: Woodland Residential; ZONING:
WR; ASSESSOR'S MAP: 39 IE 17AA; TAX LOT: 1100.
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
Connnunity Development Department at (541) 488-5305.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900 { -
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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.
L Any party entitled to notice of the planning action, or any City department may request reconsideration of the action
after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence
during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity
to respond to the issue prior to making a decision.
2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall
decide within three days whether to reconsider the matter.
3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the
decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse
the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any
party entitled to notice of the planning action.
4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the
reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration.
G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following:
1. Who May Appeal. The following persons have standing to appeal a Type I decision.
a. The applicant or owner of the subject property.
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
18.5.1.050.B.
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this
subsection. The fee required in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing
or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall contain.
i. An identification of the decision being appealed, including the date of the decision.
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the
Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation,
and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and
arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant
ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type It 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 `
AIS
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ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: PA- 2017-01260
SUBJECT PROPERT'Y': 510 Granite Street
OWNERS: Staunton, Cynthia Fairman & John Marshall
APPLICANT: Kerry KenCairn, KenCairn Landscape Architecture
DESCRIPTION: A request for a Physical & Environmental Constraints Review Permit to
allow the construction of a new Single Family Residence on Hillside Lands with Severe Constraints for
the property located at 510 Granite Street. The application includes requests for Exceptions to the
Development Standards for Hillside Lands and the removal of three trees, including two 13-inch
diameter at breast height (d.b.h.) Incense Cedars and a multi-stemmed Big Leaf Maple.
COMPREHENSIVE PLAN DESIGNATION: Woodland Residential; ZONING: WR;
ASSESSOR'S MAP: 39 lE 17AA; TAX LOT: 1100.
SUBMITTAL DATE: July 5, 2017
DEEMED COMPLETE DATE: August 4, 2017
STAFF APPROVAL DATE: October 13, 2017 r
APPEAL DEADLINE (4:30 P.M.): October 30, 2017 [
FINAL DECISION DATE: October 30, 2017
APPROVAL EXPIRATION DATE: April 30, 2019
DECISION
The subject property is a vacant approximately 22,215 square foot parcel located at 510 Granite Street.
The property is generally similar to neighboring parcels in size, shape and slope. The parcel is roughly
trapezoidal in shape, and has a 25 to 3 5 percent slope down from the northeast to the southwest, however
there is an approximately 20-foot by 35-foot flat bench area which was previously identified for the
placement of a home on the property.
A shared 12-foot wide driveway serves this parcel and seven others above it. This driveway is paved,
and extends roughly 220 feet over the parcel, covering approximately 3,300 square feet, or 15 percent
of the property with impervious surface. Rumored to be the route of an old wagon trail from the 1800's,
the existing driveway was likely installed in the early 1950's based on construction of other homes
accessed via the driveway in 1950-1952. Planning staff have previously found record of easements for
use of the shared drive dating back to at least 1963-1965. A private easement for "utilities, sanitary
sewer and waterlines" dating from 1976 also runs along the driveway. In the area of the existing flat
bench, this easement extends approximately 20 feet to the east of the existing driveway's edge.
Topographic detail from city GLS data indicates that virtually the entire parcel has slopes greater than 25
percent, with a significant portion exceeding 35 percent. As such, any development of the parcel is
subject to a Physical and Environmental Constraints Review Permit for the design and location of the
home and driveway.
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510 Granite St/ds
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Because the existing driveway, which- is shared by neighboring properties and cannot be removed,
comprises more than twice the impervious surface area allowed by the seven percent lot coverage
limitation in the WR zoning district, the Planning Commission has previously approved two Variances
for the property to exceed the maximum lot coverage for the district (PA #2005-01477 and PA #2007-
01215). With the Variance previously approved, the property is allowed a 25 percent lot coverage which
includes the existing coverage already in place for the driveway.
The current application is a request for a Physical & Environmental Constraints Review Permit to allow
the construction of a new Single Family Residence on Hillside Lands with Severe Constraints in keeping
with the previously approved lot coverage Variances. The application also includes requests for
Exceptions to the Development Standards for Hillside Lands and the removal of three trees, including
two 13-inch diameter at breast height (d.b.h.) Incense Cedars and a multi-stemmed Big Leaf Maple. The
Exceptions requested include: the inclusion of some lands with slopes greater than 35 percent in the
building envelope; not using a split-pad foundation to step the building into the hillside to reduce its
visual bulk (E.2.b); having downhill walls in excess of 20 feet in height without at least a six-foot step
back (E.2.c). The first roof step-out rather than back into the hill as required, and the main and upper
floors have a height greater than 20 feet without a step back while the basement wall cantilevers out;
having large roof gables facing downhill (E.2.e); and having a retaining wall/terrace greater than five-
feet in height (B.4.b). _
The application explains that the home site has been selected to nestle the home within the existing tree
canopy and minimize the visibility from the street and from neighboring properties by taking advantage
of the existing narrow bench on the site. While some portions of the site have grades below 25 percent,
these are at the top of the site and would not allow for a home's placement. The home site selected is
noted as having the mildest slopes. Care is to be taken in preventing silt from entering the adjacent
riparian zone, and the application includes a geotechnical study which concludes that the property is
suitable for development and that there is no significant risk of slope instability. All grading, wall
design, drainage and erosion control measures are to be designed/reviewed by a geotechnical expert.
The site's average slope is noted as 22 percent, and as such a minimum of 47 percent of the site must be
left in its natural state. The application notes that as proposed, 681/2 percent of the property will remain
undisturbed.
Cut slopes are to-be faced by the building or by the use of versa-lock walls, and graded areas are to be
re-vegetated with a native-seed mix or native adapted shrubs. A planting plan has been provided with
the application; and grading is limited to building, parking, access, and drainage. Stormwater is to be
piped via an easement over a neighboring property to an existing culvert, and disturbance of the site is
generally to be minimized.
With regard to the exceptions requested, the application explains that the slopes greater than 35 percent
within the building footprint are minimal and are bracketed on the uphill and downhill sides by slopes
under 35 percent. The application suggests that the steeper slopes appear to have been created when the
bench that the basement of the house will sit on was initially created and are not representative of the
more consistent grade over the rest of the site. The application emphasizes that the home needs to be in
this location to take advantage of the existing bench and minimize the overall disturbance of the site's
slopes, and that building a more vertical volume that typically envisioned under the hillside development
and design standards protects the rest of the site from the creeping disturbance that would occur were
the structure stepped into the hillside with a more typical hillside design. The application explains that
PA #2017-01260
510 Granite St/ds
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locating the building as proposed minimizes the necessary grading both for the home and for its
vehicular access, and is the minimum exception necessary to achieve the goals of the home, protect the
site and its resources, and work within the allowed coverage. The application emphasizes that the
basement is limited to 737 square feet, the first floor is 1,382 square feet and the upper level is 882
square feet and that this is a moderately sized home for the surrounding neighborhood, and that the
verticality of the design is mitigated both by the modest size and by the sit's heavy tree cover which
hides the home as viewed both from the street and from neighboring properties. The application further
suggests that the proposed roof helps to ameliorate the vertical nature of the home and does not use
gables but rather a curved roof system which mimics the more natural forms of the hillside, bringing the
structure's exposure down and providing a more fitting, natural response to the site's topography.
The application further details that the proposed retaining wall exceeds the terrace height of five feet to
allow for access to the garage, proper location of the drive, tree preservation and minimization of paving
and site disturbance. The application notes that the wall will be ten feet at its highest and results in the
protection of trees and prevents additional site disturbance that would cause the loss of additional trees.
The application includes a tree inventory and tree- protection plan which identify 29 trees of six-inches
or more in diameter on and adjacent to the property. Of these trees, three are proposed for removal in
conjunction with the application. Two of these, both incense cedars, are within the proposed building
pad. The third is a multi-stemmed Big Leaf Maple directly above the retaining wall at the proposed F
driveway and will be affected by grading in the area. It is noted as being in fair condition, with a portion
of the tree already dead. The application notes that two coniferous and one deciduous replacement trees
will be planted on the site. to mitigate the proposed removals, and that these will be selected from native-
like species/varieties to enhance the site's natural landscaping. The application emphasizes that all
elements of the site design have been driven by attempting to preserve as many of the site's existing
trees as possible.
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.
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.
Approval criteria for Development Standards for Severe Constraint Lands, 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.
R 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.
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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 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 andlor geologist.
9. Additional information or analyses as necessary to evaluate the site.
The approval criteria for an Exception to the Development Standards for Hillside Lands are
described in AMC Chapter 18.3.10.090.H as follows:
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 1 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:
L 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.
PA #2017-01260
510 Granite Suds
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Conclusion and Decision
In staff's assessment, the project has been well-designed to address the constraints imposed by the
limited lot coverage allowed and the existing driveway, easements and flat bench which largely dictate
the developable area of the site. In responding to these conditions, the applicants have designed a home
utilizing the flat bench and minimizing disturbance or tree removal on the remainder of the site while
designing .a home which will have minimal visibility from either the adjacent street or from neighboring
properties. The applicants have considered and minimized the potential negative impacts of the
proposal, and in for staff both the Physical Constraints Review Permit and associated Exceptions are
merited.
Based on the material provided and the discussion above, the application with the attached conditions
complies with all applicable City ordinances. Therefore, Planning Action #2017-01260 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 #2017-01260 is denied. The following are the
conditions and they are attached to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise specifically
modified herein.
2) That all relevant conditions of previous land use approvals (PA #2007-01215 and PA #2005-
01477) shall remain in effect unless otherwise specifically modified herein, including but not
limited to that a Fire Prevention and Control Plan shall be submitted, approved and implemented I
and that residential fire sprinklers shall be installed in the proposed new home.
3) That the property owner shall sign in favor of Local Improvement District (LID) for the future
street improvements, including but not limited to paving, curb gutter, storm drainage, sidewalks
and undergrounding of utilities for Granite Street prior to the issuance of a building permit as
required in AMC 18.4.6.030.B. Nothing in this condition is intended to prohibit an
owner/developer, their successors or assigns from exercising their rights to freedom of speech
and expression by orally objecting or participating in the LID hearing or to take advantage of
any protection afforded any parry by City ordinances and resolutions.
4) That the building permit submittals shall include the identification of all easements, including
public and private utility easements, mutual access easements, fire apparatus access easements
and any drainage easements necessary to pipe storm water across the neighboring property to the
existing culvert.
5) That the colors and materials shall be selected to blend with the surrounding colors of the hillside
as proposed by the applicants; final color and material details-shall be identified in the building
permit submittals.
6) That the home's 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 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.
7) 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 25 percent as allowed in the previously approved Variance for the
property and proposed by the applicants here.
8) 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
PA 42017-01260
510 Granite St/ds
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shall be installed as required in the Variance approval, that fire apparatus access and firefighter
access be provided, that fire season construction restrictions be addressed, and that a Fire
Prevention and Control Plan shall be submitted, approved and implemented.
9) That the applicants shall obtain an encroachment permit from the Public Works Department for
any work within the adjacent right-of-way or public utility easements. The encroachment permit
shall be approved prior to the issuance of a building permit or the commencement of any
encroaching construction.
10) 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 Applied
Geotechnical Engineering dated March 8, 2017.
11) That storm water from all new impervious surfaces and run-off associated with peak rainfalls
must be collected on site and channeled to the City storm water collection system (i.e., curb
gutter at public street, public storm pipe or public drainage way`)- or through an approved
alternative in accordance with Ashland Building Division policy BD-PP-0029. On-site
collection systems shall be detailed on the building permit submittals.
12) That the tree protection fencing and erosion control measures shall be installed according to the
approved plan, inspected by the Staff Advisor and approved prior to any site work, storage of
materials or issuance of the building permit.
13) That the tree protection and temporary erosion control measures (i.e. silt fence, bale barriers,
etc.) shall be installed according to the approved plan prior to any site work, storage of materials,
issuance of an excavation permit and issuance of a building permit. The erosion control measures
shall be installed as identified in the Applied Geotechnical Engineering report dated March 8,
2017. The tree protection and erosion control measures shall be inspected and approved by the
Ashland Planning Department prior to site work, storage of materials, the issuance of an
excavation permit, and/or the issuance of a building permit.
14) That all recommendations of the geotechnical report provided by Applied Geotechnical
Engineering dated March 8, 2017 shall be conditions of this approval unless otherwise
specifically modified herein.
15) 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, 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.
16) The landscaping- and irrigation for re-vegetation of cut/fill slopes and erosion control shall be
installed, and three mitigation trees planted, 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.
17) That a preconstruction conference to review the requirements of the Hillside Development
Permit shall be held prior to any site work or permit issuance. 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
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PA #2017-01260
510 Granite St/ds
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or applicants' representative shall contact the Ashland Planning Department to schedule the
preconstruction conference.
'f October 13, 2017
Bill Molnar, Director Date
Communi , Development Department
PA #2017-01260
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510 Granite St/ds
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AFFIDAVIT OF FAILING
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 October 16, 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 #PA-2017-01260, 510 Granite Street.
Signature of Employee
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PA-2017-01260 391 E17AA 1106 PA-2017-01260 391 E17AA 1129 j PA-2017-01260 391 E17AA 1127
CALLANAN DAVID A/ELIZABETH CLINTON STEPHEN T TRUSTEE ET AL DE WIT ELISE M
518 GRANITE 628 ASHLAND CREEK DR 644 ASHLAND CREEK DR
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-01260 391 E17AA 1105 PA-2017-01260 391 E17AA 1109
JOHNSON NATALIE L ET AL PA-2017- PA-2017-01260 391 E17AA 2100 LEICHLITER LAWRENCE E/CATHY D PA-
KENNEDY JAMES P PA-2017-01260
01260 j 2017-01260
506 GRANITE ST
514 GRANITE ST ASHLAND, OR 97520 538 GRANITE ST
ASHLAND, OR 97520 , ASHLAND, OR 97520
PA-2017-01260 391 E17AA 1130 PA-2017-01260 391 E17AA 1133 PA-2017-01260 391 E17AA 1600
LEVITT RICHARD M/ELIZABETH PA-2017- MORRISON DOUGLAS P PA-2017-01260 NIX ZAN E
01260 532 GRANITE ST ! 512 GRANITE ST
620 ASHLAND CREEK DR ASHLAND, OR 97520 ASHLAND, OR 97520
ASHLAND, OR 97520
PA-2017-01260 391 E17AA 600 PA-2017-01260 391 E16BB 1300 PA-2017-01260 391 E17AA 1140
PARKS TODD D/MELANIE K PHELPS ESTHER M BRAD THOMPSON RUTTER TIMOTHY J/JOANNE M
445 GRANITE ST 3300 UNIVERSITY BLVD 218 516 GRANITE ST
ASHLAND, OR 97520 WINTER PARK, FL 32792 ASHLAND, OR 97520
PA-2017-01260 391 E17AA 1100
PA-2017-01260 391 E17AA 2000 PA-2017-01260 391 E17AA 1128 STAUNTON CYNTHIA FAIRMAN/JOHN
SANTEE MARY ANN SHAHIN HABIB M TRUSTEE ET AL MARSHALL PA-2017-01260
508 GRANITE ST PO BOX 111 3524 HILL RD
ASHLAND, OR 97520 I ASHLAND, OR 97520 TULELAKE, CA 96134
PA-2017-01260 391 E17AA 1700 PA-2017-01260 391 E17AA 1300 PA-2017-01260 391 E17AA 1200
STENDEBACH SUSAN P ET AL PA-2017- SWINK KEITH A/CAROLE JANA PA-2017- WOOD FAMILY TRUST ET AL
01260 01260 PO BOX 248
514 GRANITE ST 524 GRANITE ST MURPHY, OR 97533
ASHLAND, OR 97520 ASHLAND, OR 97520
I
PA-2017-01260 BLUE SKY ARCHITECTURE FRED FRANZ -TERRA SURVEY
KERRY KENCAIRN 4090 BAYRIDGE AVE
545 A ST STE 3 WEST VANCOUVER, BC, CANADA 274 ASHLAND, FOURTH OR STREET
TREE
ASHLAND, OR 97520 97520
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ROBIN WARREN PA-2017-01260
1314 B CENTER DRIVE #452 ! NOD 10/16/2017
MEDFORD, OR 97501 22
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Planning Department, 51 Winbulll Way, Ashland, Oregon 97520 x
541-488-5305 Fax: 541-552-2050 www.ashland,or.us TTY: 1-800-735-2900
NOTICE OF APPLICATION
PLANNING ACTION: PA- 2017-01260
SUBJECT PROPERTY: 510 Granite Street
OWNER/APPLICANT: Staunton, Cynthia Fairman & John Marshall
DESCRIPTION: A request for a Physical & Environmental Constraints Review Permit to allow the
construction of a new Single Family Residence on Hillside Lands with Severe Constraints for the
property located at 510 Granite Street. The application includes requests for Exceptions to the
Development Standards for Hillside Lands and the removal of three trees, including two 13-inch
diameter at breast height (d.b.h.) Incense Cedars and a multi-stemmed Big Leaf Maple.
COMPREHENSIVE PLAN DESIGNATION: Woodland Residential; ZONING: WR; ASSESSOR'S
MAP : 391 E 17AA; TAX LOT: 1100.
NOTICE OF COMPLETE APPLICATION: August 7, 2017
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: August 21, 2017
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The Ashland Planning Division Staff has received a complete application for the property noted above.
Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way,
Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above.
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice
is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period
and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice
of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision must
be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.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.
GAcomm-de0planning\Planning Actions\Noticing FolderMailed Notices & Signs\2017TPA-2017-01260.doh
4
PHYSICAL & ENVIRONMENTAL CONSTRAINTS
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,
EXCEPTION TO THE DEVELOPMENT STANDARDS FOR HILLSIDE LANDS
18.3.10.090.H
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 183,10 Physical and Environmental Constraints Overlay chapter and section
18.3.10.090 Development Standards for Hillside Lands.
GAcomm-de0planning0anning Actions\Noticing PolderVblailed Notices & Signs\2017\PA-2017-01260.dots
4
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On August 7, 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 #2017-01260, 510 Granite.
Signature of Employee
C:IUserslsmithda.AFNHEIDesktopkAFFIDAVIT OF MAILING_Dana.docx 8712017
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PA-2017-01260 391 E17AA 1106 PA-2017-01260 391 E17AA 1129 PA-2017-01260 391 E17AA 1127
CALLANAN DAVID A/ELIZABETH CLINTON STEPHEN T TRUSTEE ET AL DE WIT ELISE M
518 GRANITE 628 ASHLAND CREEK DR 644 ASHLAND CREEK DR
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
1
PA-2017-01260 391 E17AA 1105 PA-2017-01260 391 E17AA 1109
JOHNSON NATALIE L ET AL PA-2017- KENNEDY Y JAMES 0MES 391 P PA-E17AA20177-0 2-01260 LEICHLITER LAWRENCE E/CATHY D PA-
KENN °
01260 2017-01260
506 GRANITE ST
514 GRANITE ST ASHLAND, OR 97520 538 GRANITE ST
ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-01260 391 E17AA 1130 PA-2017-01260 391 E17AA 1133 PA-2017-01260 391 E17AA 1600
LEVITT RICHARD M/ELIZABETH PA-2017- MORRISON DOUGLAS P PA-2017-01260 NIX ZAN E
01260 532 GRANITE ST 512 GRANITE ST
620 ASHLAND CREEK DR ASHLAND, OR 97520 ASHLAND, OR 97520
ASHLAND, OR 97520
PA-2017-01260 391 E17AA 600 PA-2017-01260 391 E16BB 1300 PA-2017-01260 391 E17AA 1140
PARKS TODD D/MELANIE K PHELPS ESTHER M BRAD THOMPSON RUTTER TIMOTHY J/JOANNE M
445 GRANITE ST 3300 UNIVERSITY BLVD 218 516 GRANITE ST
ASHLAND, OR 97520 WINTER PARK, FL 32792 ASHLAND, OR 97520
PA-2017-01260 391 E17AA 2000 PA-2017-01260 391 E17AA 1128 PA-2017-01260 391 E17AA 1100
SANTEE MARY ANN SHAHIN HABIB M TRUSTEE ET AL STAUNTON CYNTHIA FAIRMAN/JOHN
508 GRANITE ST PO BOX 111 MARSHALL PA-2017-01260
ASHLAND, OR 97520 ASHLAND, OR 97520 3524 HILL RD
TULELAKE, CA 96134
PA-2017-01260 391 E17AA 1700 PA-2017-01260 391 E17AA 1300 PA-2017-01260 391 E17AA 1200
STENDEBACH SUSAN P ET AL PA-2017- SWINK KEITH A/CAROLE JANA PA-2017- WOOD FAMILY TRUST ET AL
01260 01260 PO BOX 248
514 GRANITE ST 524 GRANITE ST MURPHY, OR 97533
ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2017-01260 PA-2017-01260
KERRY KENCAIRN NOC 8-7-17
545 A ST STE 3 19
ASHLAND, OR 97520
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Planning Division ZONING PERMIT APPLICATION
-
- 51 Winburn Way, Ashland OR 97520
CITY o 541-488-5305 Fax 541-488-6006 FILE
ASHLAND #
DESCRIPTION OF PROJECT
DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? ❑ YES ❑ NO
Street Address
Assessor's Map No. 39 1 E , Tax Lot(s) t
Zoning ' Comp Plan Designation
APPLICANT
I~ H t j I,
Name Phone E -Mail
Address City _ Zip
PROPERTY OWNER:
Name /->f
I\Phone E -Mail
s
Address City Zip
SURVEYOR, ENGINEER, ARCHITEC" LANDSCAPE ARCHITECT, OTHER
Title Name Phone E-Mail
Address City Zip
Title Name Phone E-Mail
Address City Zip
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request,
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate, and further
4) that all structures orimprovements are properly located on the ground.
Failure in thjiegard will resulf'most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed at my expense. 0 have any doubts,/ am advised to seek competent professional advice and assistance.
t
Applic nt's Signature Date
7',
As owner of the property involved in this request,) have read and understood the complete application and its consequences to me as a property
owner.
4
Property Owner's Signature (required) Date
[To be completed by City Staff]
Date Received- Zoning Permit TypeY Filing Fee $
OVER
G:\comm-dev\plmmmg\Forms & Handouts\Zoning Permit Application.doc
ZONING PERMIT SUBMITTAL REQUIREMENTS
❑ APPLICATION FORM must be completed and signed by both applicant and property owner.
❑ FINDINGS OF FACT - Respond to the appropriate zoning requirements in the form of factual statements or
findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include
information necessary to address all issues detailed in the Pre-Application Comment document.
❑ 2 SETS OF SCALED PLANS no larger than 11"x17". Include site plan, building elevations, parking and landscape
details. (Optional -1 additional large set of plans, 2'x3', to use in meetings)
❑ FEE (Check, Charge or Cash)
❑ LEEDO CERTIFICATION (optional) - Applicant's wishing to receive priority planning action processing shall
provide the following documentation with the application demonstrating the completion of the following steps:
• Hiring and retaining a LEEDO Accredited Professional as part of the project team throughout design and
construction of the project; and
• The LEEDO checklist indicating the credits that will be pursued.
NOTE:
• Applications are accepted on a first come, first served basis.
• Applications will not be accepted without a complete application form signed by the applicant(s) AND property
owner(s), all required materials and full payment.
• All applications received are reviewed for completeness by staff within 30 days from application date in accordance
with ORS 227.178.
• The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission
meeting. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission, which
meets at 7:00 pm on the second Tuesday of each month. Meetings are held at the City Council Chambers at 1175 East Main St).
• A notice of the project request will be sent to neighboring properties for their comments or concerns.
• If applicable, the application will also be reviewed by the Tree and/or Historic Commissions.
L
Wcomm-deOplanning\Fonns & HandoulsVoning Pemiit Application.doc
Application Submittal - New Home In Hillside Lands
Owner Geotechnical Engineer
Cindy Staunton Robin Warren
3524 Hill Road Applied Geotechnical Engineering
Tule Lake, CA 96134 1314-B Center Drive #452
530.667.5591 Medford, Oregon 97501
541 226-6658
Landscape Architect and Planning Surveyor
Kerry KenCairn Fred Franz
KenCairn Landscape Architecture Terrasurvey
545 A Street Suite 3 274 4th Street
Ashland, OR 97520 Ashland, Oregon 97520
541 488-3194 541 482-6474
Building Design Building Contractor
Blue Sky Architecture Inc TBD
4090 Bayridge Ave
West Vancouver, BC, Canada
604 921-0755
Address: 510 Granite Street, Ashland, Or
Zoning Woodland Residential
T 391E17AA 1100
Required Code Sections
18.2.4 General Regulations for Base Zones
18.2.5 Standards for Residential Zones
18.3.10 Physical and Environmental Constraints-Hillside
18.4.3 Parking, Access and Circulation
18.4.5 Tree Preservation and Protection
18.4.8 Solar Access
18.5.5 Variances
18.5.7 Tree Removal Permits
Proiect Description
This proposal involves the building of a new home, a portion of which is proposed in an area with
slopes over 35%. The bottom floor and vehicle access of the home is located on the gentlest
portion of the lot which is under 25%. The upper two floors span the thin band that is over 35% and
then an area that is 25% to 35%, which is the predominant slope of the lot. It is clear that the bench
that the bottom floor sits on is responsible for the creation of the steeper portion of the site, when
the bench was created they made a steeper slope below and above it. The house location takes the
1
510 Granite
Staunton 2017
best advantage possible if this bench, and is designed to be as narrow as possible following the
topography, to prevent transferring grade changes up or dawn the slope. There is an existing
shared driveway running through the property with a slope of 10%, this drive dictates the location
of the vehicular access as it passes by the bench. The proposed home is 3352 square feet including
the garage, in three stories. The existing driveway, proposed house footprint, and new paved areas
total to 25% of lot coverage, which is the maximum allowed in this zone including the pre-existing
variance on this lot. The proposed home site is preferred as it allows for a near flat new driveway
off the existing driveway, preserves most of the surrounding native tree species, puts the house out
of the shadow of the existing trees (better solar exposure), and removes it from the views of the
upper lots and granite street below. There are many significant trees on the site that are being
saved, and two incense Cedars and one Big Leaf Maple are proposed for removal.
This project will require an exception to the hillside standard step back footing requirement. (split-
pad foundation (18.3.10.090.E.2.b)) as the main floor and upper floor site directly on top of each
other, as does part of the third floor. Our discussion to support this design is that a stepped or split
foundation would increase the amount of disturbance to the site, the disturbance would end up
traveling up and down slope with each step back, and the slopes are steep enough that it would
take too much vertical distance to recover grade. This project will require an exception allowing it
to have a wall greater than 20 feet in height on the downhill side, without a six foot step back
(18.3.10.090.E.2.c). On the downhill side of the home, there is an approximately 30 foot tall vertical
surface as measured from natural grade. The wall however is interrupted with a step back at the
basement level. The maximum wall exposure in one plane is 20', consisting of the exterior wall of
the main and upper floors. An exception to (18.3.10.090.B.4.d), which limits a terraced wall height
to 5, will also be required. Terracing the hillside to reduce the wall height to 5' would require more
disturbance to the natural conditions and additional tree removal.
This project will also require an exception for a large roof gable facing downhill (18.3.10.090.E.2.e).
Our discussion for this exception is based on the design of the non-traditional curved roof system
that has an inverted assembly to minimize its scale.
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510 Granite
Staunton 2017
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.
This property has a street frontage of 160 feet along Granite Street.
Chapter 18.2.5 - Standards for Residential Zones
Standards for the Woodland Residential (WR) zone follow:
Table 18.2.5.030.13 - Standards for Woodland Residential (WR) Zone
(Except as modified under chapter 18.5.5 Variances or chapter 18.3.9 Performance Standards Option.)
Minimum Lot Area and Maximum Density Slope Min. Lot Size DU/Acre
Less than 40% 2.0 .5
Limits on density transfer. All developments, with the 40 to 50% 2.5 .4
exception of partitioning, must be developed under 50 to 60% 5.0 .2
the Performance Standards Option, chapter Over 60% 10.0 .1
18.3.9. Not more than 25% of the density allowed in a Outside UGB 20.0 .05
WR zone may be transferred to a higher
density zone in a Performance Standard Options
development.
The lot is pre-existing and does not meet the
minimum lot size for the zone
Lot Coverage - Maximum of lot area) 7/0
25.0% is what is proposed per a variance granted in 2007 for
lot coverage up to 25%
1A total area up to 200 s.f. or 5% of the permitted lot coverage, whichever is less, may be developed in an approved, porous solid
surface that allows storm water infiltration, and is exempt from the lot coverage maximum; the porous solid surface exemption does
not apply to driveways and parking areas.
Lot Width - Minimum (feet) 100 t
This lot is 159.83 feet wide
Lot Depth - Minimum and Maximum (feet) 150 t
This lot has a depth of 206.52 feet
Standard Yards - Minimum(feet) The proposal far exceeds minimum setbacks for
structures to lot lines
Maximum Building Height 35 t or 2 2 stories, whichever is less.
Maximum building height is 35'. The house its two stories
with a basement.
LOT COVERAGE
TAX LOT-391E17AA 1100
LOT SIZE: 22,215.6 SQUARE FEET
HOUSE FOOTPRINT: 1456 SQUARE FEET
PROPOSED PAVED DRIVEWAY: 510 SQUARE FEET
EXISTING ASPHALT DRIVEWAY 3219 SQUARE FEET
PROPOSED PARKING SPACE 200 SQUARE FEET
PAVED WALKWAYS 175 SQUARE FEET
TOTAL LOT COVERAGE: 5560 SQUARE FEET
ALLOWABLE LOT COVERAGE PER VARIANCE 25% 5565 SQUARE FEET
PROPOSED LOT COVERAGE 25.0%
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510 Granite
Staunton 2017
i
18.3.10 - PHYSICAL AND ENVIRONMENTAL CONSTRAINTS PERMIT
18.3.10.020 Applicability
A. Physical Constraints Review Permit. A Physical Constraints Review Permit is required for the
following activities in the land classifications in section 18.3.10.060.
1. Alteration of Land. The alteration of the land surface by any of the following activities in areas
identified as Flood Plain Corridor Land, Hillside Land, or Severe Constraint Land.
This project is within the hillside lands area as identified by City of Ashland Maps.
a. E a r t h -moving activities such as grading, filling, stripping, or cutting involving more than 20 cubic
yards on any lot, or earth-moving activity disturbing a surface area greater than 1000 square feet
on any lot.
This project will result in more than 20 cubic yards of earth movement and disturbs greater
than 1,000 square feet of area.
b. Construction of a building, road, driveway, parking area, or other structure; except that additions
to existing buildings of less than 300 square feet to the existing building footprint shall not be
considered development for section 18.3.10.090 Development Standards for Hillside Lands.
This project proposes a new home.
C. Hillside Land and Severe Constraints Land. Tree removal, in areas identified as Hillside Land and
Severe Constraint Land, except that a permit need not be obtained for tree removal that is not
associated with development, and done for the purposes of wildfire management and carried out
in accord with a Fire Prevention and Control Plan approved by the Fire Chief.
Two incense cedars and one Big Leaf Maple are proposed for removal, one of the Cedars is nearly
dead and the other is in fair condition. The Incense Cedars are within the proposed footprint of
the house, the Big Leaf Maple will be compromised by the construction of the driveway retaining
wall. The Big Leaf Maple is in fair condition with a portion of the tree that is already dead. It
would be impacted by the required grading of the retaining wall at the driveway. This project
protects all the native and high resource value trees in the site.
18.3.10.050 Approval Criteria
An application for a Physical Constraints Review Permit is subject to the Type I procedure in section
18.5.1.050 and shall be approved if the proposal meets all of the following criteria.
A. Through the application of the development standards of this chapter, the potential impacts to
the property and nearby areas have been considered, and adverse impacts have been
minimized.
The homesite has been located to nestle within the existing tree canopy and to minimize any
views of the home from the neighboring properties and the road below. The home location
takes advantage of the only bench on the property. Minimal tree removal is required. This lot
has a range of grades, with the average slope of 22%. There is an existing shared drive that
transects the lot. Other portions of the lot that are under 25% slope are at the top of the
property and would not allow for a homesite, many of the more gentle slopes are along the
driveway with steeper slopes on either side of the driveway, probably created during the
driveways construction. The homesite is located in the area that contains the mildest slopes.
4
510 Granite
Staunton 2017
is
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.
There are three trees to be removed, all of which are in poor to fair shape. These trees will be
mitigated with new trees per the Tree Mitigation Plan. This property also is bordered by
riparian zone. Erosion control measures will be used to prevent excess silt from entering the
riparian zone.
C. That the applicant has taken all reasonable steps to reduce the adverse impact on the
environment. Irreversible actions shall be considered more seriously than reversible actions. The
Staff Advisor or Planning Commission shall consider the existing development of the surrounding
area, and the maximum development permitted by this ordinance.
The homesite has been located to nestle within the existing tree canopy and to minimize any
views of the home from the neighboring properties and the road below. The home location
takes advantage of the only bench on the property. Minimal tree removal is required. This lot
has a range of grades, with the average slope of 22%. There is an existing shared drive that
transects the lot. Other portions of the lot that are under 25% slope are at the top of the
property and would not allow for a homesite, many of the more gentle slopes are along the
driveway with steeper slopes on either side of the driveway, probably created during the
driveways construction. The homesite is located in the area that contains the mildest slopes.
18.3.10.060 Land Classifications
The following factors shall be used to determine the classifications of various lands and their
constraints to building and development on them.
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 is a Hillside Lands project
C. Wildfire Lands. Lands with potential of wildfire. The following lands are classified as Wildfire Lands:
All areas defined as wildfire lands on the Physical and Environmental Constraints Wildfire Lands Map.
This is a Wildfire Land Project
I:
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510 Granite
Staunton 2017
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.
a. Existing parcels without adequate buildable area less than or equal to 35 percent shall be
considered buildable for one unit.
This is a lot that existing prior to the hillside ordinance; it has a range of grade, with an average
slope of 22%. The home site is located on a slope with an average of 27.5% taking advantage of
an area under 25%. Most of the home site and proposed driveway is located on slopes less than
25% (37% of home site). 30% of the home site and driveway is located on slopes ranging from
25% to 35%. And 33% of the home site and driveway is located on slopes greater than 35%. The
steeper portion of the building area is bracketed by gentle slopes and may have been artificially
created in the process of creating the gentler bench that the bottom floor of the house sits on.
The majority of the slopes less than 25% occur along the existing shared driveway. The steepest
portion of the property is the lower half and along the existing creek. The medium sloped areas
with an average grade of 27% is located on the upper half of the site. The proposed building
area is located in the center of the lot in order to create the least amount of disturbance to the
site. Moving the home site further up or down the lot creates more potential disturbance to the
soil, trees and to the neighbor's view.
4. Geotechnical Studies. For all applications on Hillside Lands involving subdivisions or partitions, the
following additional information is required: A geotechnical study prepared by a geotechnical expert
indicating that the site is stable for the proposed use and development. The study shall include the
following information.
A Geotechnical Study has been provided as part of this application.
B. Hillside Grading and Erosion Control. All development on lands classified as Hillside shall
provide plans conforming to the following items.
1. All grading, retaining wall design, drainage, and erosion control plans for development on
Hillside Lands shall be designed by a geotechnical expert. All cuts, grading or fills shall conform
to the International Building Code and be consistent with the provisions of this ordinance.
Erosion control measures on the development site shall be required to minimize the solids in
runoff from disturbed areas.
A Geotechnical Study has been provided as part of this application. All grading, wall design,
drainage and erosion control has been designed by a geotechnical expert and reviewed by the
project geotechnical expert.
2. Timing of Improvements. This proposal is for a single family home on a pre-existing lot.
j
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510 Granite
Staunton 2017
3. Retention in natural state.
The project lot is .51 acres, or 22,215.6 square feet. The average slope, is 22% (25% plus 22%
equals a requirement of 47% (10,441 square feet) in natural state leaving 53% ( 11,774 square
feet) for development. Proposed new disturbance on this site is 3785 square feet equaling
17% which includes the homesite, drainage area, additional parking spot, back retaining wall,
and driveway with ample buffers around all of them. With the addition of the existing shared
drive of 3219 square feet, the total developed area is 7004 square feet or 31.5%.
4. Grading - Cuts.
All cut slopes will be faced by the building or the use of versa lok walls. The maximum cut
slope is 10' in height. The graded areas will be revegetated with native hydro-seed mix or
native adapted shrubs with irrigation. A planting plan has been provided to show areas to
be re-vegetated.
5. Grading - Fill.
Maximum fill is 2.5 feet and are further than 6' from the property line. All fill slopes will be
protected with erosion control netting and revegetated with native adaptive plants and
irrigated. A planting plan has been provided to show areas to be re-vegetated.
8. Site Grading. The grading of a site on Hillside Lands shall be reviewed considering the following
factors.
The only grading occurring on this site is for vehicular access, parking, stormwater control
and the building pad. Disturbance has been kept to an absolute minimum.
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.
All stormwater on the site is collected and directed via a hard pipe to the culvert adjacent to
the property, per the city's public works department direction. An easement will be
required for the portion of the pipe crossing through the neighbor's property.
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.
The catch basins and hard pipe will be built as part of the erosion control measures at the
beginning of the project.
C. Stormwater facilities shall be designed to divert surface water away from cut faces or
sloping surfaces of a fill.
All storm flows are piped until they reaching the mouth of the existing culvert, preventing
erosion at cut faces or filled slopes.
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d. Existing natural drainage systems shall be utilized, as much as possible, in their
natural state, recognizing the erosion potential from increased storm drainage.
The storm flows will be deposited back into the creek via the culvert.
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.
All stormwater on the site is collected and directed via a hard pipe to the culvert adjacent to
the property, per the city's direction. Detention Ponds and Recharge Berms are not feasible
with these kinds of slopes. An easement will be required for the portion of the pipe
crossing through the neighbor's property.
f. Stormwater facilities shall be designed, constructed and maintained in a manner that will
avoid erosion on-site and to adjacent and downstream properties.
All stormwater on the site is collected and directed via a hard pipe to the culvert adjacent to
the property, per the city's direction. The need for erosion control will be kept to a
minimum as all the stormwater will be contained until reaching the culvert.
D. Tree Conservation, Protection and Removal. All development on Hillside Lands shall conform to the
following requirements.
1. Inventory of Existing Trees.
Please see the project Tree Inventory Sheet L 1.1
2. Evaluation of Suitability for Conservation.
Please see the project Tree Inventory Sheet L 1.1
3. Tree Conservation in Project Design.
There are three trees proposed for removal, two of which are within the proposed building
pad. The trees within the building pad are both Incense Cedars. One tree is nearly completely
dead and the other is in fair condition. The third tree is directly above the retaining wall at the
proposed driveway and will be affected by grading in the area. It is in fair condition with a
portion of the tree already dead. All elements of the site design were driven by the existing
trees in the site and their preservation.
c
4. Tree Protection.
Please see Sheet L 1.1, Tree Protection and Removal Plan.
5. Tree Removal.
The tree being proposed for removal is in the proposed building envelope
6. Tree Replacement.
The applicant will plant two coniferous replacement trees and one deciduous replacement
on the site, and will use native like species/variety to enhance the natural landscape of the
site. See Sheet L 1.1 for the replacement tree location and specifics.
{
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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.
This is an existing lot created prior to the institution of the hillside ordinance.
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. Maximum hillside building height shall be 35 feet. See Figure
Complies - See building drawings
b. Cut buildings into hillsides to reduce effective visual bulk.
The basement of the proposed home has been cut into the hillside with the back rooms (man
cave and bathroom and garage) being below grade. We are asking for an exception to the split
pad design. The main floor is stepped back into the hillside above the foundation. The upper
floor, however, is stacked over the main floor in order to minimize the amount of soil
disturbance on the site and the stair steps of retaining walls that would result.
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.
There are no vertical walls on the downhill elevation of the new building exceeding a maximum
of 20 feet. There is a 20' wall consisting of the main and upper floor exterior wall that starts
approximately 10' above natural grade. An exception to this requirement is requested as this
wall steps forward rather than backwards and is cantilevered in front of the basement wall.
c. 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.
Building design meets these criteria; see building design plans, sections and elevations.
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.
The proposed roof has a curve that slopes from east to west, reducing the overall scale of the
building on the west side. The curved roof steps back towards the hillside at one interval
approximately one third along the downhill length which breaks up the roofline which has a
similar function as a smaller gable. The proposed roof will have an inverted roof assembly to
reduce the bulk and blend into the hillside.
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 - See building drawings
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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 - The materials of the home will be selected to blend with the natural colors of the
site.
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.
Footings for this project have been designed by an engineer.
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. The building envelope takes advantage of slopes under 35%.
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.
We are requesting five exceptions to the hillside building standards. A portion of the proposed
homesite is located where slopes are greater than 35%, a split foundation was not utilized in the
design, a wall greater than 20' measured from natural grade is proposed, the roof has not been
designed with smaller gables, the retaining wall is greater than 5' in height and is not terraced
up the hillside.
Exception 1- Slopes over 35% in building footprint
The slopes over 35% within the building footprint are minimal, and bracketed both up and down
hill by gentle slopes under 35%. The band of steepened land under the home appears to have
been created when the bench that the basement of the house sits on was initially created. This
over steepened band is not representative with the rest of the site which has a more consistent,
slowly changing grade. The home needs to be in this location to take advantage of the existing
bench; this is the correct location to start the foundation of the home.
Taking advantage of this bench area, with the steepened band underneath, and building a
basically vertical volume protects the rest of the site from the creeping disturbance that occurs
as one steps up or down the topography. Locating the building here minimizes grading for the
home and the vehicular access.
Locating the home over this small band of steepened grade is specific and is the minimum
needed to achieve the goals of the home. This exception is required to be able to fulfill the goals
of the Physical and Environmental Constraints ordinance; it protects the site and its resources
from disturbance.
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Exception 2 - Not using the strategy of split or stepped foundation
The steepness of this site, along with the existing trees and the existing driveway push the
home to a specific location. The lot is narrow, with topography running perpendicular the
property lines. This condition sets up a situation where step the house in the manner
dictated by the Hillside ordinance would spread disturbance up and down the slope, rather
than localizing it as this design does. Stacking the house in a more vertical fashion will
protect more of the site from disturbance. Not stepping the home takes care of the issue
of disturbance creep. This exception is required to be able to fulfill the goals of the Physical
and Environmental Constraints ordinance; it protects the site and its resources from
disturbance. Designing this project per hillside requirements would push the project into
slopes over 35% and create a stair step affect of disturbance creep
Exception 3 - Vertical face of the building on the downhill side greater than 20'
The house contains a moderately sized living space for this neighborhood with an interior floor
space square footage of 3,001 allocated per floor: Basement @ 737 s.f., Main Floor @ 1382 s.f.,
Upper Floor @ 882 s.f. Please see exhibits 1 and 2 to understand the volumes in plan and in
section/elevation. The only area that actually has more than 20 feet of vertical in one plane is
the volume over the entry, the rest of the home steps forward and back. It is understood that
the Hillside Ordinance seeks to have no more than twenty feet of verticality before stepping
back, to minimize the visual affect of the home from below. The applicant believes that the
difficult topography of this site makes a good argument to allow for a more vertical design of
the home. The site is heavily treed below the homesite; the trees hid the home from the street
and the adjacent neighbors. See graphic illustration of home from the street and adjoining
properties. Stacking the house in a more vertical fashion will protect more of the site from
disturbance. Not stepping the home takes care of the issue of disturbance creep.
This exception is required to be able to fulfill the goals of the Physical and Environmental
Constraints ordinance; it protects the site and its resources from disturbance.
Exception 4 - Non complying roof design
The proposed roof helps to ameliorate the vertical nature of the home. The roof line does not
contain gables; a gable solution is a design element, not necessarily a strategy that must be
employed in the design of a home to make it comply with hillside standards. This contemporary
home makes use of a curved system that brings it into the hillside by mimicking a natural form.
This roof meets the requirements by bringing down the exposure of the structure. The roof
design should not be seen as an exception, it is an alternative to a flat or gabled roof and in
theory, is a more natural and fitting response to the topography.
Exception 5 - Landscape retaining wall greater than 5 feet.
The driveway grade requires a wall greater than five feet to allow for access to the garage,
proper location of the drive, saving of trees and minimizing paved area.
The wall is at most ten feet tall and results in the protection of trees and prevent grading
creep. Terracing this project per hillside design requirements would cause the loss of
additional trees and site disturbance.
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18.3.10.100 Development Standards for Wildfire Lands
A. Requirements for Subdivisions, Performance Standards Developments, or Partitions.
Not applicable, this is a pre-existing single family lot.
B. Requirements for Construction of All Structures.
The property has been historically managed for fire protection. There are already functional
primary and secondary fuel breaks in place. A small amount of limbing up will be necessary.
1. 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.
The roof of the new home will be Class B roofing material or better.
Chapter 18.3.11- Water Resource Protection Zones
"Ashland Creek Tributary #1", classified as an intermittent or ephemeral stream, runs along the west
property line. The creek has a Water Resources Protection Zone which extends 30 feet upland from the
centerline on the creek.
18.3.11.050 Activities and Uses Exempt from These Regulations
A. Exempt Activities Within Water Resource Protection Zones.
1. Vegetation Maintenance, Planting, and Removal
Existing native trees and shrubs will be property maintained. Noxious and invasive species
will be removed on a regular basis. Maintenance of planting will be per 18.3.11.050
2. Building, Paving and Grading
c. Storm Water Treatment Facility Maintenance
Routine annual maintenance of the proposed hard pipe will be conducted.
D. Limited Activities and Uses Permit.
1. All activities shall be located as far away from streams and wetlands as practicable, designed
to minimize intrusion into the Water Resources Protection Zone and disturb as little of the
surface area of the Water Resource Protection Zone as practicable.
The homesite is located outside of the Protection Zone. 200 square feet of new paving lies
within the Protection Zone and provides access from the existing shared driveway to the
proposed garage. The 200 square feet is located the furthest distance from the centerline of
the creek and has been preapproved in a past development application
2. The proposed activity shall be designed, located and constructed to minimize excavation,
grading, area of impervious surfaces, loss of native vegetation, erosion, and other adverse
impacts on Water Resources.
Nearly all new construction and grading will be located outside of the Protection Zone.
Minimal clearing will be required for construction of the new home. Impervious surfaces
have been limited to areas immediately adjacent to the home. A silt fence and temporary
sediment catchment is designed at the bottom of the graded area to prevent, erosion and
catch any additional silt from entering the creek.
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3. On stream beds or banks within the bank full stage, in wetlands, and on slopes of 25 percent
or greater in a Water Resource Protection Zone, excavation, grading, installation of
impervious surfaces, and removal of native vegetation shall be avoided except where no
practicable alternative exists, or where necessary to construct public facilities or to ensure
slope stability.
Most of the grading within the zone occurs on slopes that are less than 25 percent. The
existing shared driveway is bordered by steeper slopes. In order to provide access to the
proposed homesite from the shared driveway, grading will be required across the steeper
slopes.
4. Water, storm drain, and sewer systems shall be designed, located and constructed to avoid
exposure to floodwaters, and to avoid accidental discharges to streams and wetlands.
All stormwater on the site is collected and directed via a hard pipe to the culvert adjacent
to the property, per the city's direction. An easement will be required for the portion of
the pipe crossing through the neighbor's property.
5. Stream channel repair and enhancement, riparian habitat restoration and enhancement,
and wetland restoration and enhancement will be restored through the implementation of
a mitigation plan prepared in accordance with the standards and requirements in section
18.3.11.110 Mitigation Requirements.
A mitigation plan is not required as only 200 square of paving lies within the protection zone.
This 200 square feet has been preapproved through a past development application.
6. Long term conservation, management and maintenance of the Water Resource Protection
Zone shall be ensured through preparation and recordation of a management plan as
described in subsection 18.3.11.110.C, except a management plan is not required for
residentially zoned lots occupied only by a single-family dwelling and accessory structures.
This is a single family dwelling.
Chapter 18.4.3 - Parking, Access, and Circulation
Except as provided by section 18.4.3.030, the standard ratios required for automobile parking are as
follows. See also, accessible parking space requirements in section 18.4.3.050.
This project includes a single family home. There is a two car garage proposed with the home to satisfy
the requirements for the single family dwelling. A single car parking area is also proposed to satisfy
requirements for a flag lot.
18.4.3.080 Vehicle Area Design
A. Parking Location
1. The proposed parking is directly associated with the dwelling unit.
2. The parking is not proposed within any setback.
3. Complies.
B. Parking Area Design. Required parking areas shall be designed in accordance with the following
standards and dimensions as illustrated in 18.4.3.080.8. See also, accessible parking space
requirements in section 18.4.3.050 and parking lot and screening standards in subsection
18.4.4.030.F.
1. Complies
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2. NA
3. Parking spaces shall have a back-up maneuvering space not less than 22 feet, except where
parking is angled, and which does not necessitate moving of other vehicles.
The back -up for the garage is 22' or more.
C. Vehicular Access and Circulation. The intent of this subsection is to manage access to land uses and
on-site circulation and maintain transportation system safety and operations. For transportation
improvement requirements, refer to chapter 18.4.6 Public Facilities.
NA
D. Driveways and Turn-Around Design. Driveways and turn-arounds providing access to parking areas
shall conform to the following provisions.
1. A driveway for a single dwelling shall be minimum of nine feet in width, and a shared driveway
serving two units shall be a minimum of 12 feet in width, except that driveways over 50 feet in
length or serve a flag lot shall meet the width and design requirements of section 18.5.3.060.
The existing paved driveway is 12 feet wide and 15 feet clear. The driveway is over the 50 foot
standard maximum and therefore must comply with section 18.5.3.060 these findings will follow
this section.
2. NA
3. NA
4. NA
5. NA
6. NA
7. NA
8. The shared driveway is existing.
9. OK
10. NA
E. Parking and Access Construction. The development and maintenance as provided below, shall apply in
all cases, except single-family dwellings.
NA this is a single family project.
Chapter 18.4.5 -Tree Preservation and Protection
18.4.5.030 Tree Protection
A. Tree Protection Plan. A tree protection plan shall be approved by the Staff Advisor concurrent with
applications for Type I, Type II, and Type III planning actions. If tree removal is proposed, a Tree
Removal Permit pursuant to chapter 18.5.7 may be required.
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B. Tree Protection Plan Submission Requirements.
See Sheet L 1.1 Tree Protection and Removal Plan. All trees on the site will be numbered to
correspond with the plan; aluminum tree tags with numbers are on all the trees.
C. Tree Protection Measures Required.
Tree protection measures as identified on sheet L1.1 will be installed prior to any site or other
work on the property.
D. Inspection. The applicant shall not proceed with any construction activity, except installation of
erosion control measures, until the City has inspected and approved the installation of the
required tree protection measures and a building and/or grading permit has been issued by the
City.
Tree protection measures as identified on sheet L1.1 will be installed prior to any site or other
work on the property. No work shall take place until the installed plan has been approved by City
staff.
18.4.5.050 Verification Permit
A. If a site has received development approval through a planning action consistent with the
standards of this chapter, then a Verification Permit shall be required for those trees approved for
removal through that process. To obtain a Verification Permit, an applicant must clearly identify on
the property the trees to be removed by tying pink tagging tape around each tree and submitting a
site plan indicating the location of the requested trees. Vegetation four- to six-inches DBH that is to
be removed shall also be marked with pink tagging tape. The Staff Advisor may require the building
footprint of the development to be staked to allow for accurate verification of the permit
application. The Staff Advisor will then verify that the requested trees match the site plan approved
with the planning action. The City shall require the applicant to mitigate for the removal of each
tree, pursuant to section 18.5.7.050. Such mitigation requirements shall be a condition of approval
of the original development permit.
The trees to be removed will be marked with a pink surveyor's ribbon.
Chapter 18.4.8 - Solar Access
Complies. See architectural drawing A101C
18.5.3.060 Additional Preliminary Flag Lot Partition Plat Criteria
This driveway is considered a flag drive through ordinance definition, but the lot is not a flag lot.
The approval authority shall approve a preliminary plat application for a flag lot partition only where
all of the following criteria are met.
A. The criteria of section 18.5.3.050 are met.
B. For the purpose of meeting the minimum lot area requirement, the lot area, exclusive of the
flag drive area, must meet the minimum square footage requirements of the zoning district.
This is a pre-existing lot.
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C. Flag drives shall be in the same ownership as the flag lots served. Where two or more lots are
served by the same flag drive, the flag drive shall be owned by one of the lots and an easement for
access shall be granted to the other lot or lots.
The flag drive is within the lot where the new home is proposed.
D. Except as provided in subsection 18.5.3.060.H, below, the flag drive serving a single flag lot shall
have a minimum width of 15 feet and contain a 12 foot wide paved driving surface. For drives
serving two flag lots, the flag drive shall be 20 feet wide, with a 15 foot wide driving surface to
the back of the first lot, and a 12 foot wide driving surface to the rear lot. Drives shared by
adjacent properties shall have a width of 20 feet, with a 15 foot paved driving surface. Width
shall be increased on turns where necessary to ensure fire apparatus remain on a paved surface
during
travel.
The shared drive is 15 feet wide clear with asphalt paving 12 wide. The drive serves 2 homes.
E. Curb cuts have been minimized, where possible, through the use of common driveways. No more
than two flag lots are served by the flag drive.
There is no curb cut; the driveway is existing.
F. Flag drive grades shall not exceed a maximum grade of 15 percent. Variances may be granted for
flag drives for grades in excess of 15 percent but no greater than 18 percent for not more than 200
feet. Such variances shall be required to meet all of the criteria for approval in chapter 18.5.5
Variances.
The driveway is graded at 15% or less
Flag drives shall be constructed to prevent surface drainage from flowing over sidewalks or other l
I<
public ways.
NA there are no adjacent public facilities.
H. Flag lots adjacent to an alley shall meet all of the requirements of this section, except that:
NA
1. Flag drives and fire work areas shall be deemed Fire Apparatus Access Roads under the Oregon
Fire Code and subject to all requirements thereof.
The driveway will be built to meet Fire Apparatus Access Road requirements.
J. When required by the Oregon Fire Code, flag drives greater than 150 feet in length shall provide a
turnaround (see Figure 18.4.6.040.G.5). The Staff Advisor, in coordination with the Fire Code
Official, may extend the distance of the turnaround requirement up to a maximum of 250 feet in
length as allowed by Oregon Fire Code access exemptions.
The drive is 221 feet long to the uphill property. Ashland fire and rescue has reviewed the plan
and feel they can work with the driveway and home as designed.
K. Each flag lot has at least three parking spaces situated to eliminate the necessity for vehicles
backing out.
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The back up for the garage and the additional space are adequate for a turnaround there is
no need to back out of the driveway.
L. There shall be no parking within ten feet of the centerline of the drive on either side of the flag
drive entrance. The proposed additional parking spot is not located within either entrance to the
flag drive.
M. Flag drives serving structures greater than 24 feet in height, as defined in part 18.6, shall provide a
fire work area of 20 feet by 40 feet clear of vertical obstructions and within 50 feet of the structure.
The fire work area requirement shall be waived if the structure served by the drive has an
approved automatic sprinkler system installed.
The proposed home will be fire sprinkled.
N. Both sides of the flag drive have been screened with a site-obscuring fence, wall or evergreen hedge
to a height of from four to six feet, except in the front yard setback area where, starting five feet
from the property line, the height shall be from 30 to 42 inches in the remaining setback area. Such
fence or landscaping shall be placed at the extreme outside of the flag drive in order to ensure
adequate fire access.
Not Applicable in this situation, the flag does not about anyone else's property.
0. The applicant has executed and filed with the Community Development Department an agreement
between applicant and the City for paving and screening of the flag drive. Such an agreement shall
specify the period within which the applicant, or agent for applicant, or contractor shall complete
the paving to standards as specified by the Public Works Director and screening as required by this
section, and providing that if applicant should fail to complete such work within such period, the
City may complete the same and recover the full cost and expense thereof from the applicant. An
agreement shall also provide for the maintenance of the paving and screening pursuant to this
section, and assurance ongoing maintenance.
The driveway is existing
P. Flag lots shall be required to provide a useable yard area that has a minimal dimension of 20 feet
wide by 20 feet deep. As used in this chapter, the term "useable yard area" means a private yard
area which is unobstructed by a structure or automobile from the ground upward.
This property is not actually a flag lot; it is described as one due to length of driveway only. The
property far exceeds this requirement in natural open space, requirement not applicable.
18.5.7.040 Tree Removal Permit Approval Criteria
B. Tree Removal Permit.
1. Hazard Tree.
a. The applicant must demonstrate that the condition or location of the tree presents a clear
public safety hazard (i.e., likely to fall and injure persons or property) or a foreseeable danger of
property damage to an existing structure or facility, and such hazard or danger cannot reasonably h
be alleviated by treatment, relocation, or pruning. See definition of hazard tree in part 18.6.
Tree #17 on L1.1 is a hazard tree. This tree is mostly dead and poses a threat to the shared
driveway and anyone driving or walking along the driveway should it fall in the near future.
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Tree 18 is directly adjacent to tree #17. It is in fair condition and in decline with some dead
limbs in the upper portion of the tree.
Tree #21 is in fair condition with part of the tree already dead. It is within the graded area of
the retaining wall at the driveway.
b. The City may require the applicant to mitigate for the removal of each hazard tree pursuant to
section 18.5.7.050. Such mitigation requirements shall be a condition of approval of the permit.
See L1.1 for mitigation tree locations.
I'
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lie
tc is
ngineermg
& Geologic Consulting March 8, 2017
Cindy Staunton
3524 Hill Road
Tulelake, CA 96134
SUBJECT: Geotechnical Investigation and Erosion Control
New Single-Family Residence
510 Granite Street
Ashland, Oregon
At your request, Applied Geotechnical Engineering and Geologic Consulting LLC (AGEGC) has
completed a geotechnical investigation and erosion control recommendations for the new home to be
constructed at 510 Granite Street in Ashland, Oregon. The intent of our work is to provide
geotechnical recommendations for design and construction of the new structure. Our geotechnical
investigation included a review of available geotechnical and geologic information for the property
and vicinity, a ground-level reconnaissance of the property and vicinity, and engineering analyses.
This report describes the work accomplished and provides our recommendations for development of
the property, including erosion control.
We understand the new home will be a two-story structure with a daylight basement. Floor slab
elevations for the basement will be 1,025 ft (1,024 ft for the garage slab). We estimate cuts of up to
12 ft high will be required for the basement. A retaining wall will be required along the uphill side
of the home.
SITE DESCRIPTION
A licensed geotechnical engineer/geologist provided by AGEGC completed several site visits to
evaluate site conditions. Portions of the property have previously been terraced, resulting in local
areas of non-structural fill. Non-structural fills are not suitable for support of foundations or concrete
ftatwork without significant risks of settlements. The fills appear to be relatively thin (less than a
few feet thick).
Geologic maps of the area and our observations at the site indicate the site is underlain by granite.
Local outcrops of hard granite were observed on the lower portions of the property, adjacent to
Granite Street. Based on our experience in this area of Ashland, the depth to hard granite can vary
significantly over relatively short distances. Hard granite is typically very difficult and expensive to
excavate.
Indications of deep-seated slope failures were not observed on the property. In general, undisturbed
granite is highly stable and has a very low risk of large-scale slope movements, even on relatively
steep slopes. Granitic soils disturbed by site grading and construction are highly susceptible to
erosion.
We anticipate that groundwater under the property typically occurs at depths of greater than 30 ft;
however, perched groundwater likely occurs at the top of the hard granite during periods of heavy
and/or extended rainfall.
4381-17 510 Granite Street
CONCLUSIONS AND RECOMMENDATIONS
In our opinion, the property is suitable for development with the proposed single-family home. The
main geotechnical considerations for development of the property are the shallow hard rock and
seasonal perched groundwater. If the geotechnical recommendations for development of the property
are followed, in our opinion, there is no significant risk of slope instability on the property.
Recommendations for development and erosion control of the property are provided below.
Lot Development
1) The building footprint, concrete flatwork areas, driveway area, retaining wall footprint,
and areas to receive structural fill should be stripped of surficial organics, stumps, roots
greater than I in. in diameter and existing fills. These materials are not suitable for use
on the lot as fill and should be removed from the property. Site stripping and
preparations should be completed using a trackhoe or backhoe equipped with a smooth-
lipped bucket.
2) Final graded slopes in the surficial granitic soils on the property should be no steeper
than 2H:IV. Final graded slopes in competent granite maybe at''/2H:1V. Landscaping
fill should be compacted to at least 90% of the maximum dry density as determined by
ASTM D 698. Structural fill under buildings and concrete flatwork should be compacted
to at least 95°1 of the maximum dry density as determined by ASTM D 698. The
disturbed silty sand (granitic) soils are highly susceptible to erosion and should be
revegetated as soon as practical. Slopes steeper than 511: IV to receive fill should be
benched with relatively flat areas during fill placement. The benches should be a
minimum of 10 ft wide.
3) If encountered in cuts, hard granite will require use of a hoe-ram or other rock excavation
techniques. There is a slight risk of encountering hard granite in the cut for the basement.
d) Fill placed within 2 ft of driveway areas, the house footprint, retaining walls, and
concrete flatwork should consist of compacted, structural fill. Due to the small work
area on the site, we do not recommend use of the on-site silty sand soils as structural
fills. Structural fill should consist of imported granular fill, such as 3/A-in.-minus crushed
rock. Structural fill must be compacted to at least 95% of the maximum dry density as
determined by ASTM D 698, at a moisture content within 3% of optimum.
5) Structural loads may be supported on continuous spread footing foundations founded on
stiff native, undisturbed silty sand soils or on structural fill over undisturbed native soils.
We recommend that pad foundations not be used for support of the residence. Where
practical, we recommend the continuous foundations be oriented perpendicular to the
slope. The downhill edge of any foundation must be setback an equivalent horizontal
distance of at least 10 ft from the face of any fill slope. This setback may be obtained
by embedding the foundation below grades. Spread footing foundations may be
designed for an allowable soil bearing pressure of up to 2,500 psf. This allowable soil
bearing pressure assumes all footings will be founded as recommended in this report.
The minimum width of any footing should not be less than 15 in., and footings should
be established a minimum of 18 in. below the lowest adjacent exterior grade.
2
i
4381-17 510 Granite Street
6) The site should be graded to provide positive drainage away from footings, top of
retaining walls, and exterior walls. Subsurface drains (foundation drains) should be
provided adjacent to all exterior foundations.
7) Concrete slab-on-grade floors should be underlain by a minimum of 12 in. of 3/4-in.-
minus imported crushed rock. We recommend installation of a moisture retarding
membrane under all concrete slabs to minimize wicking of moisture up through the slab.
Drain pipes should be installed in the base of the crushed rock layer for the concrete
slabs on about 10 ft center-to-center spacing to reduce the risk of hydrostatic pressure on
the underside of the slab. The drain pipes should be hard-piped to drain into the storm
water system.
8) We understand that a retaining wall will be constructed along the uphill side of the home.
Due to the locally steep slopes, landscaping walls may also be required. Rigid (such as
concrete cantilevered walls) retaining wall foundations should have the same slope
setback requirements as the house foundations. MSE walls (which are relatively
flexible) can have a minimum embedment below grades as required by the design for
the wall's stability if settlement is not a significant concern. The following embedded j
wall design recommendations assume that the wall backfill consists of clean granular E
material (sand or crushed rock) within at least 2 ft of the wall, the backfill is compacted
to 90 to 95% of ASTM D 698, the backfill is level within 10 ft of the wall, and the
embedded wall is fully drained, i.e., hydrostatic pressure cannot act on the wall. Walls
that are allowed to yield by tilting about their base (cantilevered retaining and MSE walls
are typically considered yielding) should be designed using a lateral earth pressure based
on an equivalent fluid having a unit weight of 40 pc£ The drain rock should be separated
from the native soils by either a non-woven geotextile (5 oz minimum weight) or an 18-
in.-wide zone of/4-in.-minus crushed rock. The intent of these materials is to prevent
erosion of the sandy native soils into the drainage layer. We recommend waterproofing
of the retaining walls extend to the base of the foundation (below any cold joint in the
retaining wall concrete).
9) Horizontal shear forces can be resisted partially or completely by frictional forces
developed between the base of spread footings and the underlying soil and by passive
soil resistance. The total frictional resistance between the footing and the soil is the
normal force times the coefficient of friction between the soil and the base of the footing.
We recommend an ultimate value of 0.5 for the coefficient of friction; the normal force
is the sum of the vertical forces (dead load plus real live load).
10) Relatively hard rock occurs at a depth of less than 10 ft at the site. In our opinion, seismic
design for the new home can be completed based on a Site Class A material.
11) A qualified geotechnical engineer should evaluate structural fill placement and
compaction, and examine the foundation excavations and evaluate the subgrade prior to
construction of the foundations.
3
4381-17 510 Granite Street
i
Erosion Control
The intent of the erosion control plan is to decrease erosion and off-site migration of soils. This can E
be accomplished by decreasing surface water runoff by means of vegetation, silt fences and rock
coverings; holding the soil in place by establishing a vegetation cover as soon as practical; and by
directing surface water flow away from areas disturbed by construction activities.
1) We anticipate that a portion of the property will be disturbed during construction of the
proposed home, driveway, and site grading. Landscape areas on the property where the
vegetation is disturbed or removed should be revegetated as soon as practical. The silty sand
(decomposed granitic soil) is easily eroded when disturbed by construction activities. Mulch
consisting of either straw, wood cellulose fiber or other similar materials can be placed in
areas where landscaping will not be established prior to September 15. If required, the mulch
should be applied at a rate of approximately 2,000 pounds per acre.
2) Prior to the start of any site grading, silt fencing should be installed along the downhill edge
of the proposed construction (driveway and home). The silt fence should be embedded at
least 4 in. into the ground and should be staked in place.
3) We recommend the driveway be rocked with a minimum thickness of 12 in. of crushed rock
(3/4-in.-minus crushed rock) as site stripping and excavation for the driveway occurs. The
surface of the crushed rock should be periodically cleaned of soil contamination and covered
with a new layer of crushed rock as required.
4) We recommend all exposed soil areas (all graded areas) be graded such that surface water
upslope of the disturbed area is directed away from the exposed soil. Any surface water flow
on the exposed soil should move as sheet flow rather than concentrated flow. Downspouts
and other drains should be connected (hard-piped) to the storm water system as soon as
practical.
5) During construction and prior to establishment of the site landscaping, the erosion control
measures must be monitored and will require periodic maintenance. Maintenance may
include removal of sediment from upslope of the straw bales or silt fence, removal of
sediment from the settlement basins, and the placement of additional straw bales or sediment
fence. The amount of required maintenance of the erosion control measures will decrease
significantly as the landscaping becomes established. The project geotechnical engineer (or
person of record responsible for the erosion control measures) should evaluate the erosion
control measures periodically during construction, including on about September 30 and
after storm events.
4
i
4381-17 510 Granite Street
LIMITATIONS
This report has been prepared to aid the owner's design team in the design and construction of the
proposed homes and retaining walls on the referenced building property. The scope is limited to the
specific project and location described herein, and ow' description of the project represents our
understanding of the significant aspects of the project relevant to the design and construction of the
proposed home.
The conclusions and recommendations submitted in this report are based on the data obtained from
the sources of information discussed in this report. It is acknowledged that variations in soil and.
groundwater conditions exist across the site, including the depth to the top of the hard granite rock,
This report does not reflect any variations which may occur between these explorations. The nature
and extent of variation may not become evident until construction. If, during construction, subsurface
conditions different from those encountered in the explorations are observed or encountered; we
should be advised at once so that we can observe and review these conditions and reconsider our
recommendations where necessary.
We have performed these services in accordance with generally accepted geotechnical engineering
practices in southern Oregon at the time the study was accomplished. No other warranties, either
expressed or implied, are provided.
Please contact AGEGC if you have any questions or require additional information.
Sincerely,
Applied Geo ec cal`ngineering and Geologic Consulting LLC pR0
FS
NE'
5Q 5PE Y~
Robin L. Warren, G.E., R.G.
Principal
OREGON
Q,
0 1'25,1
~f L. WP,
Renewal: June 2018
i
5
LOT COVERAGE PROJECT INFORMATION KenCairn
TAX LOT391E17AA1100 OWNERS: CYNTHIA FAIRMAN STAUNTON Landscape Architecture
Neo'3A o4 LOT SIZE: 22,215.6 ft' JOHN MARSHALL STAUNTON
F 1 HOUSE FOOTPRINT: 1,456ft2 3524 HILL ROAD
NEW PAVED DRIVEWAY: 510 ft' TULELAKE, CA, 96134
PAVED WALKWAYS: 175W
ns~ea H,etua,u 11 L / = a
•~9a i ~;n;~ ~ s. inem I EXISTING DRIVEWAY: 3,219 ft' BUILDING DESIGN: HELLIWELL+SMITH BLUE SKY ARCHITECTURE, INC.
ezc, NEW PARKING: 200 ft' 4090 BAYRIDGE AVENUE
ASPHAT TOTAL LOT COVERAGE: 5,560 ft WEST VANCOUVER, BO, CANADA
DRIVEWAY 4~
- I ° - - TOTAL % COVERAGE: 25% (604) 921.8646
` NE'iJ S+ SAST,STEIMHWM., 9l5n
Sl1.54fi.14°5
\ PARKING
LANDSCAPEARCHITECT: KERRYKENCAIRN
ALLOWABLE LOT COVERAGE PER PREVIOUS 25%
VARIANCE: AND PLANNING KENCAIRNLANDSCAPEARCHITECTURE ~jSTER
1 \ 1 545 A. STREET, STE. 3 STATE GE~d
= o
\ 1 \ sr ASHLAND, OR, 97520 OREGON
1 ` 1 \ \365 I' REG.a 493 H
1 1 \ - NmrwAsreRI.r Lim m CAmcnr rm Ormmcs, SA4IrARV ~pe~a (641)488.3194 y U
SCKR, AND VAMWEIACS PER INSrR(#CNrS NU 76.04777 AND - .I to
76.17797, DFTICIAL RCCaUS, .NSRSm CGRIrY, ORC6'W. Ke,ry KenCaim h
1 \ 'V \ _ LOCATION. EET
to 510 GRANITE STR ~c9PE AEG
39IE17AA1100
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DRIVEWAY REVISION DATE
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ISSUE DATE:
A JUNE 27, 2017
LF
Q 010' 20' 40' COVER
SCALE 1" = 20'
VICINITY MAP NOT TO SCALE
SPECIFICATIONS FOR TREE PRESERVATION DURING CONSTRUCTION:
s
Before beginning work, the contractor is required to meet with the landscape architect at the site to review all work procedures access routes,stowge arees and
has protection measures KenCairn
2. Fences ..at be amoted to protect Uses 1. be pms.omd as shown in diagram. Fencirgslatobe 6talltempomychainMkpanelsinsleledv4NmetalcenneCJenstoalpanetsar.sInlegreled,theselan
cesshati6ainstatedsolhalit L3DliSCB ACC~111CCIUC0
does not sorry passage of pedestrians and/ .11.hldes through it. Formes daflne a specific protection zone for each tree or group of bass. Fences are to remain
until all site work has been completed. Fences may not W relocated or
removed withoutthe pemdaslon of the landscape archit.,
3. Conswctlon trailers and Imfin and storage areas must remain outside fenced mess at all limes.
4. All underground utilities and drain or Irrigation lines shall be muted outside the Use protection zone. If lines must treaverse the protection area, they shall
be tunneled or bored under (he tree roots.
5. No materials, equipment, spoil orwasle or washout water maybe deposited, stored, or parked within the tree protection zene(fenced area),
6, Additional tree pruning requked for thedearence during construction must be performed by a qualified arbaisl and not by construction peBOmeL
s\ 1. Any herNddes placed under paving materials muehesafe for saround treesandlabekd farms possible
8. If injury should occur to any tree during consWCtion, the tree consultant should evaluate It as soon as possible so that apporyriate treatments can be applied.
All damage caused by consWClon to existing trees shall be compensated
for, before the project III be considered..plate.
sx 9. The project Landscape Architect must merger any grading, construction, demolition, or other work that Is expected to encounter tree rods.
10. All trees shell be Irrigated on e schedule to be determined by the landscape architect. Irrigation shat wet the sol within the tree protection zone to a depth
of 30 Inches.
C \ 11, Erosion control devices such as silt fencing, debris basins, and water diversion structures shat be Installed to prevent siltation and) or erosion
within the Use protection zone.
12. Before grading, pad preparmon, aexomatlon for the foundations, feelings, walls, ortrencblg, any trees within the specific construction zone shall be met pruned
l fool outside the tree pmtPClon zone by cutting all roots cleanly at a
Yx Itl- tit o'~ I And.gm. angle to a depth of24 Inches. Paolo shell be cdbymanually digging etrench and cutting exposed rods with asew, vibrating knife,
rock smv, narrow trencher vANsharp datles,aother approved roctymnlrg equipment. - 1 {
- I 13,goy metsdamaged during grading or coosWelon shall be exposed to sound Issue and cm dearly at a 90 degmeargleto the root with a saw. Place damp sal around
all cut route to a depth equaling the exlsgng finish grade wiWin 4 L J
f heUB of cute being made. tA5AST,STE9, ASHIPNgOR9TSm
14. iflempeary haul or access roads must pass ever the met area of trees to be retained, a mad bed of6 Inches of mulch or gravel shall be mated to protect the
sell. The read bed materiel shag be replenished as necessary to maintaina ggt~pfi 1465
6lnch depth.
15, Spell from trenches, basements, or otherexcavehns shall net be placed within the tree protecdon zone, either temporarily or permanently.
.29 I6, No bum plies or debdsplesshag be placed within the tree prolestlon zone No ashes, dehds,agaNage maybe dumped ahudedwlmin the tree protection zone.
I7. Maintain fire-safe areas around fenced area Also no heat sources, lames, ignition sources, or smoking is allowed near mulch or trees, S TEft
,t c 1 27 18. W not retie the sell level within the chip lines to achieve positive drainage, except to match grades with sidewalks and curbs, and In
those areas, feeina the added topsdl beck to existing grade at eppmxlmaley 3:l a top.. ~d
19, Exceptions to the tree protection specifications may only be granted to extraordinary circumstances with written approval from the landscape architect.
STATE OF
OREGON
_ I •
ELEVATION REG. 4493
A _ _ _ > H .
PLAN - y U
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M3 Kerry KerKaim ~i
44 Q , a 0 Ide~~ k~~ ~ / x u ~ ~r' 1 ~ ❑ww
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b o 0 26 20 \ \
PQ Q ° DRIPLINE 25 / 19 Drawn By:
bpd ° `VO,o p 22 s STAFF
doA° °O e G)° 0 21 N~o;
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SCALE:1"=20',0„
FENCE CONTINUOUSLY P { \ l _ `
DR ) I I I r `1I) 1 F /
IPWETREEAT
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STALL CONTINUOUS CH/dNLINI( x . ) \s~ - u I i / I I 11
NOTE: FENCING ON CONCRETE PIERS
r
1, TREE PROTECTION FENCING SHALL BE INSTALLED PRIOR TO START OF
C NSTRUCTION AND SHALL REMAIN IN PLACE THROUGH COMPLETION OF
PROJECT.
2. FENCING SHALL ONLY BE REMOVED TEMPORARILY FOR WORK TO BE DONE
VA HIN DRIPLINE AND REPLACED AT THE END OF EACH WORK DAY.
9. ALL EXCAVATK)N WITHIN ARO BE GONE BY HANG. IF ROOTS -
l v
OVER 2* IN DIAMETER ARE ENCOUNTERED, ECONTRACTOR
VER2'IN DIAMETER O SNALL CONSULT WITH v \ 23 7' A 17 N \ f 1, / 11 \
LANDSCAPE ARCHITECT OR ARBORIST BEFORE PROCEEDING, \ \ / \ ` \ /IITr: 1t 10 \
4. TREE ROOTS ENCOUNTERED DURING CONSTRUCTION, SHALL BE GUT CLEA 16
NLY /1 \A
ATA 90 DEGREE ANGLE AND PACKED WITH DAMP SOIL IMMEDIATELY.
5. WRING CONSTRUCTION ALL TREES TO REMAIN SHALL BE IRRIGATED ONA \13
WEEKLY BAS IS OR AS NECESSARY WUM LEAKY PIPE ENCIRCLING THE TREE FROM x \ _ _ I \ \11
TRUNK OUT TO DRIP LINE
/ r
1 TREE PROTECTION
TREE LEGEND
A{
DBH Height in CromRadiu9 Tree Protection Tolerance to
g Species (inch") Feet in Feet Zone Radius in Feet Construction Condition Notes t \YJ\ I j/x/// `'z ) I tl t y /
O
1 Ouera06 kellaggi 13 35 16 13 Good Good { / AT ! A \
2 Arbutus menzeesll 12,13 35 10 30 Good Poor Mulct (2), some Dead V v i / 1 l(, r t xt I ( 'L) / '
L
3 Arbutus menzleel 18 30 10 20 Good Fair Top10'Dead A i I~ tI ~i r. ,.T ~A
4 Q-cas kelloggii 18 40 15 18 Good Good r~ i A t `V 9 J/ 'r~app0 0
5 Cabcedms decurrens 9 26 6 9 Pax Good W
6 Arbutus me.zelsli tfi 35 15 19 Poor Goad 111 W/
7 Arbutus menzelail 8,8,8,8,10,15 35 16 40 Poor Good Mull (7)
B Ouerars keloggll 9,10,11 30 10 30 Good Fair Multi (3) A V j 1 7 / V I
g Psevdelsuga menzlesll 8 25 7 8 Good Good - j l N W
10 Guercus Relloggl 6.10 35 10 28 Good Good Multi (2) W 0
\X \ 9
11 Cuercus kelloggii 10 30 8 10 Good Good ® W
12 Ouerces keleggil 6,9 25 a 15 Good Good Mull (2) A ra/a tp01"
13 Ouercus kelloggii 8,9 20 10 17 Good Fair Multi (2), Some Dead, Leaning `
14 Arbutus menzelsll it 20 10 14 Poor Fair Soma Deed Z - ~ a Ili i•~ ~ % tTER
15 Acermacrophyllum 9,11 30 12 20 Fair Good Multi (2)
r~06u
_ l
i6 Plnus ponderosa 20 45 16 15 Goad Good A 4 ' / GURI g~
17 Cakxedmsdecurtens 13 40 6 16 Poor Pao Mostly Deed To Be Removed \x~.. \~'CF ` x` y` s RG r (n
18 Cabcedms decurrens 13 40 7 16 Poor
19 GuerasNelbggii 24 Fair To Be Removed 35 15 24 Good Good U) Lo <
20 mlercus keloggll 18 30 16 16 Goad Good
Fair Mold (3), Some Dead, TO Be / l
21 Acer maaophyllum 7,10,11 25 10 26 foie ~
Removed CUT G 1 ' REVISION DATE
22 Pseudotsuga menzlesll 7 35 8 7 Good Good ~/F R7 U+ S DBiNE,/A
23 Ouercus kelloggii 20,20 40 17 40 Good Fair Multi (2), Some Dead
24 Pints ponderosa 9 22 7 11 Good Good
26 PlOUSponderosa 7 20 5 9 Good Good
26 Pious pondamsa 10 40 7 12.5 Good Gard TREE
27 Pines ponderosa 14 40 9 17.5 Good Gaol 1
2B Pseudolsuga menziesil 8 30 7 B Good Good
ACTION
2g Melts sp. 10,12 PROTECTION
20 15 22 Fair Fair Mufti (2), Some Dead 'ORTN PLAN
i
Canopy of trees
e t Treesbe ( Tree Tree
II to remain removed Pmtedion Protection ISSUE DATE:
/ zone Fencing JUNE 27,2017
0 5' 10' 20'
# MITIGATION TREES SCALE 1 20'
M1 Chlalpa tashkenlensis Chitelpe Tree 2' CAL
M2 Chlalpa tashkenlensis Chltalpa Tree 2* CAL
KenCairn
Landscape Architecture
y\
i
Less fi SLOPE ANALYSIS LEGEND
raga,
Less than 25%
545 A ST, STE 3, ASHt M,, OR 975M
25% TO 35% Wi.W5.1a5
10 4
GISTEE
STATE OF
OREGON
Greater than 35% nEap493
r H
vv III \ ~.Q Ke,ry KenCow
- 9PE AR~~
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Drawn BY;
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Val
V/ Lo Q
REVISION DATE
1 GR SLOPE
' ANALYSIS
PLAN
/ ISSUE DATE;
JUNE 27, 2017
I n I
0 5' 10' 20' L 1.2
SCALE 1" = 20'
KenCairn
/ ~ELECrRrc l A E Landscape Architecture
V ~ 1
NOTE:
WATER LINES SHOWN FEED TAX LOT 391 E17AA 2000.
WATER LINES TO
r TAX LOT 391 E17AA 2000 OWNER: MARY ANN SANTEE
\ \
508 GRANITE STREET ADDRESS: 508 GRANITE STREET
r
5115.5461466E9,ASXIAN0, CR 976ID
ASHLAND, OREGON, 97520
LEGEND y~ STATEOF"O
I OREGON
REO #493
9 U
OHP OVER HEAD POWER
Kerry KenCoim
lulz'sJ ;
\ ' NEASrERLr L NF a EASENENI FOTUI LRIES, sANnaer OHT OVERHEAD TELEPHONE LINE G~
ANO VAIERLlNES PER INSTRUN, Na INES
76-0I757 AND ` - PE P,
76.1 95, DEFICIAL RCCOROS, .44CKSON COW4Y, OREGa-x_
PP POWER POLE
Drawn By:
lo, 101-0
OHP OVER HEAD POWER
STAFF
\ 1
\ \ \ SCALE: V'=20'-0°
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1030
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CALE LQC'AT(ON OF
SANI h E
\ (SEEr~r 1) 0?0~. o
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S764LL CREEK
o RAILBUXES J
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A V A V. ~ A V0 LO Q
\ ~ \ ~ ~ / bGt1ER I
REVISION DATE
i rq l ~ C 1 '
V 1 01
081~EypV
ar° EXISTING
~1; OR UTILITIES
W JR' \
\ ISSUE DATE:
WATER LINES TO JUNE 27, 2017
TAX LOT 391 E17AA 2000
\ 508 GRANITE STREET 1.
KenCairn
Landscape Architecture
/ NOTES,
eLEer2rc rRANSEQRNER 1) A 10' WIDE EASEMENT FOR SEWER LINE 70 PARCEL 2 EXISTS PER PARTITION PLAT SITE
P-36-2003, BUT LINE WAS NOT LOCATED ON PLAT, THE OWNER IS ADVISED TO CHECK SURVEY
WITH THE CITY OF ASHLAND FOR RECORD SEWER SERVICE LOCATIONS mss,
2) A 10' WIVE EASEMENT FOR WATER LINE TO PARCEL 2 EXISTS PER PARTITION PLAT
P-36-2003, BUT LINE WAS NOT LOCATED ON PLAT, THE OWNER IS ADVISED TO CHECK FOR
Rgp,3e'pgE r 1 WITH THE CITY OF ASHLAND FOR RECORD WATER SERVICE LOCATIONS.
CINDY S-FAUNTON
/ 3) EASEMENTS SHOWN ARE FROM PARTITION PLAT P-36-2003. NO SEARCH WAS MADE FOR
ADDITIONAL EASEMENTS WHICH MAY AFFECT THIS PARCEL:
3524 HILL ROAD
asPaAt txt1EVav 4) 20' WIDE EASEMENT FOR INGRESS AND EGRESS PER DOCUMENT NO. 85-10074, OFFICIAL "I'U[-, ~';LA KE, CALM FORNI A 96134
1 rsnOUrr shnDEm ~ RECORDS, JACKSON COUNTY, OREGON. 545AST,STE3,ASHLAND. ONS75z
5,1.545.1465
I
5) AN EASEMENT FOR INGRESS AND EGRESS EXISTS OVER AN EXISTING DRIVEWAY PER
II { DOCUMENT NO, 01-44020, OFFICIAL RECORDS, JACKSON COUNTY, OREGON LOCATION w~y18 TE4
~
I'; ( % 510 GRANITE STREET y STATE OF I6
\ s 14' APPLE OREGON
\1 \ 14' DR ASHLAND, OREGON 97520 r REG. #493 N
39 1E 17AA 9 u
,
6 Kerry KcnCaim f.,
TL 1 100 J ~l
lr PINE \ . c9PE AgG
11' DR - s~0
1 \ sB,
1 1 SURE fAD LM PRCINSTARCr rIr AU 7676, SAMIrARY
SCVM N VA CS P p, f
1 1 1 i 76.133 7,D rICIAL PER JACKMVCO D475317D7 AND e~'•
1
rsr.~rD, rrrclAL MCC cc~DS, rulrsa Dawry, rr, Lwccoti Drawn By:
\ 1 1 \ _ D BLACK DAK STAFF
090 A 20' mr
00' DR SCALE: 11" 20'-0"
1
~ 1 lrc 5 14' CEDAR
`~A \ t s \ t
t 12r,EDa(+ „ \ \ s~a
5
OAK
-1030___- - -
"1 A' \ 22' DR = _ SANITARY SEWER
..A~ A
21' BLACK DAK
' ` \ \ \ .~24' DR
12, CEDAR t \ \ \ t 1030-
0' DR t ` IN \ \ GRANITE
A
6' DMDRUME
2-e' BLACK OAKS
12' CEDAR \ 0
12' DR 10 I
` \ D• CEDAR "PROBABLE LOCAr117N Or
\ 9' DR
O
sN E\\~6, A `_A (EE AOrESevER SERVtcE, lB2D-
S
' \ J r• \ 11' FIR i ' BLACK OAKS W Lo
D
15' DR 16' DR
\ ' oz0 - -
BLACK IUKS ~ m .
V/
\ ` ` i `010
2-9 ' MAPLES 7 FIR
EXISTING PROPERTY LINES 5 A A -~7 AR,~ ✓ W 0
\ \ 15' DR 3 D' &ACK OAKS /
'o' DF
AR 11
- - U) W
EASEMENTS (SEE NOTE 3) ~vv eo !ED C TO 14' 15' -
FENCE ` \ - - _ SSCD ! ' - . _ ra`~ 1p00 ® W LL
SANITARY SEWER LINE \V \V 12'MADRQNE 77'HADRQNE 1010 y /
\ \ t 7' CEDAR - Z Q f
v A v 2' DR 1e' 7' DR
- OVERHEAD POWER, TELEPHONE, AND CABLE TV LINES \ Q~E / Z
SO
K
-T- OVERHEAD TELEPHONE, AND CABLE TV LINES Y
3 MRQNES 70 B l \ 1/ACK OAK
I
PP POWER POLE WIUNDERGRDUND FEED SHALL CREEK 161D, e ITAL COPY \ 0
ie DR p6n MAILBOXES DIG Q
„M1'1 v~512' MAPLES ♦;i ` 16'HADR In _aW 22, DR %5_"DR'
B1140g 12-3I-I6
putt
x -
• \a'\ `r vI pu(zoAND REVISION DATE
"W
C3 AsP.vaLTBRIVErEVAr G (R 1
Se Ar ~H4 1
TREE - SIZE AND TYPE AS NOTED
DR =DRIP DRIP RADIUS R -la' G9, TERRASURVEY, INC.
q FIRE HYDRANT i p SITE
o SPRINKLER HEAD /0 sM `A ~'\EVA PROFESSIONAL LAND SURVEYORS
274 FOURTH STREET SURVEY
THE FIELD WORK FOR THIS SURVEY WAS COMPLETED IN JANUARY OF 2007 FOR THE ASHLAND, OREGON 97520
OWNER OF THE PARCEL AT THAT TIME. A FIELD CHECK OF THE SITE WAS
COMPLETED ON JUNE 5, 2015 AND A REVISED ELECTRONIC FILE IS BEING (541) 482-6474 ISSUE DATE;
' LE PROVIDED FOR THE USE OF THE NEW PROPERTY OWNERS AND THEIR
r0' DR , REPRESENTATIVES. IerEain@bisp.nct JUNE 2T, 2017
oRTN 0 5 10 20
SCALE 1" = 20'
KenCairn
Landscape Architecture
GRADING LEGEND
I
2050 2051 PROPOSED TOPOGRAPHY
\ EXISTING TOPOGRAPHY
GRADING NOTES
55 A ST. STE 9, ASHLAND. CR 975N
641
1. ALL SURFACES ADJACENT TO A BUILDING SHALL SLOPE AWAY AT A s 5.1465
\ I % \ MINIMUM SLOPE OF 2% UNLESS OTHERWISE NOTED ON THE PLAN. wGIS TER(
2. ALL STEPS SHALL HAVE A 2% SLOPE FROM BACK TO FRONT OF STEP.
u \ STATE OF"~)
3. SEE CIVIL DRAWINGS FOR GRADING INFO @ DRIVEWAY. OREGON
REG. k493
\ \ 'Y U
Kerty KenCaim ,S I
P~wlzR~ti
\ \
Drawn By:
----104 \ STAFF
Tm4lwu A a
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REVISION DATE
o SCR
GRADING
\ GR PLAN
ISSUE DATE:
JUNE 27, 2017
L 2.0
KenCairn
Landscape Architecture
SITE KEY
nro EXISTING CONTOUR
PROPOSED CUT (FEET)
e PROPOSED FILL (FEET)
~r \ UNDISTURBED I9,819.6 &,F.=892%
f H\ TOTALLOTAREA 71,215.6 SQUARE FEET
,r
TOT0.LAREA OF DISTURBANCE INCLUDING BUILDINGS: 2,396 SQUARE FEET t" J
~ L
PERCENT OF LOT DISTURBANCE INCLUDING BUILDINGS: 10.8% 515 A ST. STE 3..ASHLI a1975M
511.5151465
MAXIMUAICUT OUTSIDE FOOTPRINT OF BUILDINGS: 7 FEET
MAXIMUM FILL OUTSIDE FOOTPRINT OF BUILDINGS: 2.5 FEET STERI~
9 1
ALL CUTS AND FILLS AS SHOWN ON PLAN <~-~STATE OF d
\ PmMSrmaS OREGON
A, 8 1,y REG N493 ~
'Y U
.
Kerry KrnCaim h
ti
c9PE
- - .
Drawn By;
---104 - \ STAFF
n
SCALE: I"= 20'-0"
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~ 1 a' -10]6 U-aw__ '1oMY
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\ P IkN Fbw -
~ - ®I054S
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A TOW 1028 ; -7 I _
A , -TOW 1028.5
TOW 1027 ( t,\
102 \5
TOW 1028
~ TOW 1026
% 1 I GRANI7F
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5
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A i FG 1021,5 TOW 102525 TOW 1025 - -
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-1000
' Bp1t6R
N0
D~R3 A ` REVISION DATE
t ~
~1NBUp4 CUT CUT/FILL
R, jFLORTH PLAN
ISSUE DATE:
JUNE 27, 2017
L .1
KenCalrn
/ Landscape Architecture
_`'IIJ'~~•- DRAINAGE PLAN LEGEND
f_.
CATCH BASIN 0 AREAORAIN
~
®FOOTING DRAIN -4'PERFORATED PIPE ~6ASL66E0,0.5HW10,oR 9I620
5/1.6i5.1465
SURFACE DRAINAGE
TIGHT LINE TO CATCH BASIN -4'HARD PIPE V6}S TE~
% Q-STATEOF
\ \ WALL PERFORATED DRAIN COLLECT AND OREGON
\ DISPERSE-4"PERFORATED PIPE r„. REG.k493 H
, 1 I
V V
Drawn By, ;
\ STAFF
--104
`,o \ SCALE: 1" 20'-0"
0 N'?
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SANItARYE fl o
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SSC17 10
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,
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c `
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X 10 4 a MAILBOXES /y/1
10 V/
_ ,Tao'' LQ Q
1T[R
Coo AND ~t REVISION DATE
k
,
, M
i
o~ sx '~NE~A~ DDT G~ DRAINAGE
4TM~ ~R PLAN
,
ISSUE DATE:
JUNE 27, 2017
RAINAGE EASEMENT REDD
FOR FUTURE HARDPIPE
XISTING CULVERT. PIPE
TIGHT INSIDE CULVERT L
,4CITY OF ASHLAND'S
9ECOMMENDATION. 2.2
EROSION CONTROL LEGEND Ken " ^i'
Landscape Architecture
PE0.+UE HYDHOSEEDAREAS 5rA1lDAAD MYDROSEED FW:
,
..?e~pp4 - Iw, Yanox inwennv~mu'mmue,
Ne_0
~ ~ 9Ege' 1 ~ _ _ feWRap so- rekasa krt~ecamL w,mhd iuro nm
:3
STABWED CRUSHED HOCK DBNEIIAY.
_s-'' / L~~~S`Ssa..`'ilivi ,rD~Naaav~aemawr3•m;~v:). rmu rou,Pe,AOay
" asvN, c ,vtvav s ~ rAaneoasoa,+reeevrnawmrera,orxawvra„wam
s'9A, Halo r sA ,gym
SILT FENCE
SILT FENCE MTH SMWWADDIE L
ST, STE ,ASHLAND, OR 91520
611.515.1465 .1465
1 00 CATCH.-IN 1l1IH EDi.Em- PROTECT-N - SEE L I2-NADE PIAN
!
1, \x. TC NNPCR H SEDIe N CAT H4,EIm. EEO nmSSH E SIS TER
STATE OF~V OREGON
o
ee.OVOeaeee eeeea TENPOWWYCATCN4.EImaELPlERY I^' REG. 4 493
H
NOTES 9~U
L
\ \ " CATCH!EHT AT LOW PONT IN SICT FENCE IAYCei 2. INSTALL TEWORARY 1ARFAS NOT $HM5RI A5 HYDRDSEEDED4INL NOT BE WSNRSED ~ KPHy KenCalm
11!12A .1
_ IMIGAlION NOTES:
\
104 _ Trees aviamammWkMUagxlro04aah,nxl9beEe$3nedPkrbWiS9Perm®dNn. gpLi' A
EG
1 '1 ~ ~~/090~ 2 HMrtseeESped?s M1me Cten sdulxE ro(nurkhwifid6wPPkrcMalxatt.
Drawn By:
STAFF
SCALE: 1"= 20'A'
0
n
- so
v1 t ~ ~ p ~ sa$ I
GRANITE
1 ~ ~u I
N x" ~ A I ~2
_ 020 0 0 )jl
~tyt \ - II _
N\ -
4
N>
0
Filter fabric material i
Supported bywlre mesh
if necessary 0,1: N
\ o ,Sot
Attach filer fabric 3 TC a~ L
plates par pest \ r
0 0 VI
r Anchor trench
~ Z
1i
W
T
- +
to
b~
C/) W
Bury bottom offabrlc JJJJ 2' by 2' wood stake e n \ O W O
In 9' to 12"deep trench or metal T Stake t s :
1010 NAHBOXE§,
~ tfip3_ ~ Z
Z
nSCHEMATIC: SILT FENCE CONSTRUCTION d110
Q J
l 7 Scale: NTS b~ . SURB pNb B Y
~J 1
A5 Hal U) Lo Q
I
1 .
bH17F'N SHADED
Hay Bales secure with rebarwhem JA
Filter fabric material Supported by placed on sell.
wire mesh If necessary Duriet pipe•Ralsa pipe 1` \ j REVISION DATE
Ha bolas localad an downhill side Invert 101.5' above bottom
ofsedi-mfiencing U1 R
Attach filter fabdo 3 o0p9 1 '
places per post. \ \ ` SfI 1651y~8E ORIV~AY3
\ 1~
Temporary Settling Basin f-Haybale (TYP.) --bxefeet across rossx2taetdeep
G EROSION
9" Discharge to Catch basin or
-1 1o I _ confine with flexible, corrugated CONTROL
ppe obaflamDfslope °R PLAN
c . ARCIRI, trench
Bury bottom of fabric 2'by2 wood slake 1
in 9'1o 12'deep trench or metal T slake ISSUE DATE:
JUNE 27, 2017
0% 0%
n SCHEMATIC: SILT FENCE WITH HAYBALE CONSTRUCTION SCHEMATIC: TEMPORARY SEDIMENT CATCHMENT
Scale: NTS Scale: NTS
1 fine
N0. REVISION DATE
I \ 01 Preliminary Design 1611112015
\.oa 02 Preliminary Design 1810312016
/ v098 `Om 03 Preliminary Design 1610412016
2' asement
1042 I I f ressand LINE OF SOLAR SETBACK
lime of pawed gre
'driveway / - 04 \,,e• \
14'APPLE
14'DR \o
ao
20 ~ rear lol sel6ack , .1. _ 6
benchmark
\ solar 1044
- -
20.p^ A 1042 f
1 6
\ ``~bs 0 11 \ ~ ~se/par* °Aro~llne
da s°~ 1 \p36 Q 12' NE \
D Lance
Ae \'~6 10' BLACK OAK NOTE.,
1040 20'DR This set ofdrawings and the design
m
7440 as drown remain the property of
.Orwell - Smith Blues Amhriecture inc..
DR
` 1 PLE\ 1 \ _ CP2\~ Contractor and allsub4 dea shell verify all
1038 14''-C PR w, imensbns on site. Do not scale these
aq'go ,0 SF \ ravings. Report anydescrepancres to
a2\mas \ elliweli+ Smith Blue Sky Architecture Inc.
Al
m P
\ \ Contractor shall be responsible !Droll
103 conditions on thsjob and shall notify this
office ofany variations ofthe conditions
\ a~~, \C \ immediately. All work completed on silo to
\ \ ° ° contemn to the British Columbia Building
\ \ \ ea \ Code 2012.
r ~ \
e \A
(Eb I ---{i--~- F ---t 2 •~°0~3. PROJECT
amo'\?e
\ 'CE R\ 6 \ o'm 2 ( 2-1,"M \ Staunton
B'D \ -401' \~g^ 'Dft \ 18'DR 21'BLACK OAK
PROJECT INFORMATION: \ 24 DR Residence
CIVIC Address: \ \ \ I I I \ ` 510 Granite Street
510 Granite Street \ DX R\ As9750,USA Oregon
Project Description: aa`°a \ 0~
granite SHEET TITLE
\
New Single Family Residence with - \ boWdar
Attached Garage I
_~-r I ~ Site Plan
ZONING RESTRICTIONS:
Zone: Woodland Residential 0 6- 6
Setbacks: Front: 20 ft, Side: 6 ft.Rear: 10 ft ats 6 DRAWN BY
V nneofpavea V I Lek KSICLGIMSlSH.J
tl
CONSULTANTS maw4. ° °20 SCALE 3-9" KS \ ~ - ` ~ ~ DR 110" =1'-0'•
ARCHITECT \ \ . \ am ,2s"FIR\
Helliwell + Smith r Blue Sky Architecture ` \ 5'OR \ I FIRST ISSUED
4090 Bayridge Avenue m \ \ Lance
West Vancouver, BC, Canada V7V 3K1 \ \ CHECKED BY
t: (604) 921 8646 bsa@blueskyarchitecture,com \ \ \ \ 000 T NES6'TO p1 Ks1BH
LANDSCAPE ARCHITECT D 3A'BlACKOA
\e 2~'MAP
IF
KenCairn Landscape Architecture LLC \ 6' ° " D °'DR
545 "A" Street, Suite 3 \ \ °,4 7° FIR
Ashland, Oregon 97520 ° \ „ E once
t: (541) 4883194 kerry@kencairnlandscape.com \ \ \ \'2"OMADRON 1012 8'OR /L~4baw
OWNERS \ \ at\ "m 'aA t
Marshal and Cindy Staunton \1q \ o EDA
Columbus, Ohio, USA kt oN~,s"r
t: (614) 306 4224 s' ft \ ' wP wig
\ a" " 16 B~° pp2 HELLIWELL + SMITH
BLUE SKY
DRAWINGS: \ o1D ~z die"ro e 0 D , 99-
\ \ ~~anu - I7" pp0 ARCHITECTURE
42" eLES too8\ o .ire \ \\na
,ev°1 ` INC.
A100 Site Plan 22'Dft
\ se\\
A100a Hillside Development Calculations 4090 BAYRIDGE AVE.
A100b Lot Coverage Calculations WEST VANCOUVER
A100c Solar Access Calculations BRITISH COLUMBIA
A100d Context Plan and Impact Assessment ~'~r~ cANADA,v7v3K1
A201 Basement Floor Plan \ \ ~4
A202 Main Floor Plan PHONE (soa) 921.8646
m FAX (604) 92b0755
A203 Upper Plan dmao ey ed.
RONES
A300 Elevations 16 002"~
A301 Elevations 7 W ' e SHEET No.
1000
B , 11th•`
1 Site r ■ ® \ ogee,°z `9'sa'd~
S Al 00
srale:118"=1'-0" ■ 9198 \
i
NO REVISION DATE
01 Preliminary Design 1011112016
02 Preliminary Design 18/0312016
03 Preliminary Design 1610412016
CP2
11 F G
A B C D s (-E) -11L
40 40
NOTE.,
This set ofarawings and the design
I I _ 1 as shown remalnthe property of
alllwelf+ Smith Blue Sky Architecture inc..
Contractor and all sub-trades shall verify all
dimensions on site. Do not scale these
swings. Report any descrepancieslo
_ elliwell+ Smith Blue Sky Archileclure Inc.
Contraclorshallbe responsibleforell
l conditions on thejob and shell notifythls
ice of any variation' of the conditions
immediately. All work cnmpleled on site to
Split Pad Foundation on Grade Batt Man Cave c de zoiz the British cnmmbia edWNg
1
15'8"x8'4" 6'0"_x 18'6" x 12'0"
I I lJ
PROJECT
Staunton 171
63 6 Residence
" O 510 Granite Street
Ashland, Oregon
rr"
c 97520, USA
I a'o^ zs" / SHEET TITLE
Garage E: I ,
21'6°x217 l o ~ j Basement
l 3 % Plan
I v o
4 a I N - - ELEVATOR / / / ( 4 a
-1 I - - / DRAWN BY
I KSICLGIMSISH.J
- - - SCALE
to a ers , - ' 118"
@T12s FIRST ISSUED
Elevation: 1024 7
ETD - - CHECKED BY KSlBH
-
8 /I
II I 4'6^x5'0" EEE~
II III E025A on. 13'6" x 11'0^
V I
Base ent+Garage i 06
228 s.t. I
II
~~I III 1 I
HELLIWELL + SMITH
BLUE SKY
ARCHITECTURE
INC.
4090 BAYRIDGE AVE.
R WEST VANCOUVER
4B 4o BRITISH COLUMBIA
CANADA, V7V 3K1
PHONE (604) 921.8646
FAX (604) 921.0755
SHEET NO.
1 Basement Plan 201
NO REVISION DATE
01 Preliminary Design 16!1112015
02 Preliminary Design 16103!2016
03 Preliminary Design 16/04/2016
CP 2
A B C D a E C F G
40 f, Ilk,
4W4-0-DV
NOTE'
This set ofdrawings and the design
as shown .ib lBita e SkyAr SkyAr of
elrv ieNtS Smith
chlteclure inc..
r - ~ Contractor and all sub4rades shell verify all
0 0 9-- dimensions on site, Do net scale these
_ O Q drawings. Report any descrepancies to
elliwell t Smith Blue SkyAmhitedum Inc.
Contractor shall be responsible for all
Norl Terrace conditions on thejob and shall notify this
10 " 1 X6'0" oldce ofany variations ofthe conditions
'mmedafety. All work completed on site to
conform to the British Columbia Building
EI etlon:
I
Studio Bath 1
code 2m2.
I4.25
Kitchen
I 13'0" x TB"
I 16'0- ° x 10'0° I I 13'0 x 12'4"
I ~ I L-
PROJECT j
Staunton
_Residence
D II I 510 Granite Street
Ashland, Oregon
11'e' 15'3 97520, USA
LIVi 11
I Ira^x 1ro" I 11 ❑ I Bedroom 1 I ,i SHEET TITLE I
i I 127x15❑I ' Main Floor
Plan
< p ELEVATOR
4" ❑ DRAWN BY
I ~ I I
KSICLG(MSISH.J
❑ Dn UP SCALE
Elevation: isnsare 164 1/8"=1'-0"
I~ Elevat 1am @ 7.125° ®7.2- .2^
103426
1034.5
t ❑ FIRST ISSUED
i - ❑ CHECKED BY
South Terrace I /I KS 1131-1
40'0"x17'0" -
I Main Area: 11382 sq it
Terrace At], a: 550 sq it
I I I I I
HELLIWELL + SMITH
BLUE SKY
ARCHITECTURE
INC.
4090 BAYRIDGE AVE.
B c WEST VANCOUVER
40 4o BRITISH COLUMBIA
CANADA, V7V 3K1
PHONE (604) 921.8646
FAX (604) 921-0755
SHEET NO.
1 Main Floor Plan A®®f/~
®
scale.ll4"=1'-0"
NO REVISION DATE
01 Preliminary Design 1611112015
02 Preliminary Design 18103/2016
03 Preliminary Design 16104!2016
CP 2
A B C D B E c F G
40
4
q NOTE.
M I This set ofdrawmgs and the design
as shovm remain the property of
~ \ b I Contractor and all sub-trades shall verify all
~d3'-0' HeIlAvell« Smith Blue Sky Architecture inc..
1
dimensions on site. Do not scale these
V I I rewings. Report any descrepancies to
_~.Halhwall + Smith Blue SkyAmhdaclure Inc.
Co t2awshau 5emeponslble roreo nditions on thejob endshall notify this
I office ofany variations ofthecondrRons I
I
Closet O ( immediately. All work completed on silo to
I I cnnfarm to the British Columbia Building
I\ I 12'0"x5'0" Ensuite code 2012.
v 165" x 10'0"
L
v Closet I PROJECT
a'o"xTO" I Staunton
- Residence
OPEN TO BELOW Laund
510 Granite Street
Ashland, Oregon
,'I v I 50 x710" Bedrolom Two 3-0 97520, USA
~ I \ I v I 153x 14'8"
vI N dryer !washer SHEET TITLE
x I
Upper Floor
N
vv Plan
ELEVATOR
I~ I I I \ I I I ,I/ ~ I I (
DRAWN BY
KSICLGIMSJSH.J
TIN I
L~~ o 5dsem I SCALE
®z2 118" =1'•0"
' II II 14351en: i ij J FIRST ISSUED
s-0" I CHECKED BY
I I 1 I I ~ KS l8H
}I IrII I I ~ ~
r Upper Floor Area: 882 sq lit j j
I I I I I
I HELLIWELL + SMITH
BLUE SKY
ARCHITECTURE
INC.
t
4090 BAYRIDGE AVE.
B c WESTVANCOUVER
40 4o BRITISH COLUMBIA
CANADA, V7V3K1
PHONE (604) 921.8646
FAX (604) 921.0755
SHEET NO.
U er Floor Plan 2®Q
V
(Dg.'Ie. 114"=1r
NO. REVISION DATE
A B D E F G 01 Preliminary Design 1611112015
02 Preliminary Design 18103/2016
03 Preliminary Design 1610AI2016
I
I
1051.5'Average Height of Roof
torch-on roof
I ~
I
❑ ❑ 1043_5'UpperFloor PF:
ce arsl In
I
_ I
NOTE:
4 - This se! oPdrowings end the design
as shovm remain the properly of
HBAAvell e Smith Blue Sky Arehltedure inc..
r /
Conlraclorandallsub-trades shall verify at/
Ce ar swing dimensions on site, no. not scale these
- - - 1034.5'Maln Floor FF: drawings. Report any descrepancias to
Hellwell t Smith Blue Sky Amhltedure Inc.
Contractor shall be responsible for all
aandilions on Ihejob and shall notify this
q Ifice ofany vadations ofthe annditions
M medis"y. All wofxcompleted on site to
b _ norm to the British Columbia Building
- Code 2012.
d - - - -
I I ~
o r,
in I
stucco stucco stucco stucco 4 stucco
4
a N 1025.0'Basement Floor FF: PROJECT
- ---T--- - Staunton
- - - - - - - - - - - - - - - - - - - -
I - Residence
- - - - - - - - - - - - 510 Granite Street
- - f - - - - - - - - - - - - . . . t . . . . . . . . Mex. Vertical Column Height Ashland, Oregon
l I I ~ 97520, USA
1 Elevation - South SHEET TITLE
scale: 1/4'=1'-0"
Elevations
G F E D C B A
DRAWN BY
KSICLGIMSISH.J
Average Height of Roof 1051.5' I I SCALE
- - - - - - - - 1l8., =1,_0..
❑ larch-on roof FIRST ISSUED
CHECKED BY
Gears I KS IBH
Upper FloorFF: 1043.5'
0
o
it III
0
Main FloorFF: 1034.5' ❑ ❑ cearalln HELLIWELL + SMITH
® - - -
ex1stin9 grade stucco existing grade - - - BLUE SKY
- -
r - - - ARCHITECTURE
I INC.
4. - - - - - } - - - - _ 4090 BAYRIDGE AVE.
WEST VANCOUVER
I BRITISH COLUMBIA
CANADA, V7V 3K1
Basement FloorFF: 1025.01
PHONE(604)921.8646 t
- - -J- - - - - - - - - - -------------------------------T----------------- - - - - FAX (604/921.0755 is
Gar`s ageFF: 1024.0'
I I I I I I
Max. Vertical Column Height SHEET NO.
t_------- I---------------------- I--_-_-
1 Elevation-North ®_^S
I ^v®®
ecele:114"=1'-0"
I
F:
I
(s
N0. REVISION DATE
01 Preliminary Design 1611112015
7 6 5 4 3 2 1 62 Preliminary Design 16/0312016
(ofch-on roof 03 PreliminaryDesign 16104/2016
1051.5'Average Height of Roof
- - - ----1 - - - - - - - - -
a, N I N
- - - - - - - - - - - 1043.5'UpperFloorFF:
NOTE.,
This set ofdrawings and the design
ce ar sl m
N N as shown remain the property of
1 ellnvell F Smith Blue Skyfvchileature Inc.,
Contractor and all sub-trades shall verily all
/ imensions on site. 0o not scale these
ro _ _ drawings. Report any descrepancles to
i~ alldrell. Smith Blues Architecture inc.
n , - - 1034.5'Main Flow FF:
contractor shall be responsible for all
- conditions on lhajab and shall nobly this
ffice of any-hdjons oflhe conditions
'mmediately. All work completed on site to
confomt to the British Columbia Building
5lucco Code 2012.
a e I
I I I 1a ; 1 1 I I I
I I q9,% I I I I
0+5= PROJECT
i'v ; - = 1 _ _ - - - 1025.0'BasementFloorFF: StaUntOn
- - Residence
I 1024.0'Garage FF: 510 Granite Street
Ashland, Oregon
- - - - - - - - - - - - - - - - - - - - - - Max. Vert cal Column Height 97520, USA
SHEET TITLE
1 Elevation - East
6ra1e. va^=1'-0~ Elevations
1 2 3 4 torch-on roof 5 6 7
DRAWN BY
KS/CLGIMSISH.J
SCALE
I I I I I 1 I 118" =1'-0"
Average Height of Roof 1051.5' _ 1 - _ - _
FIRST ISSUED
I I CHECKED BY
I I I I 1 I I KSIBH
Uppeil_,. rFloorFF: 1043.5-------------
® I I I I I I
ce arsl m I
, ' , HELLIWELL + SMITH
Main FloorFF: 103.4.5' I BLUE SKY
1 I ARCHITECTURE
stucco
--'r~.,- I 1 1 I ' INC.
4090 BAYRIDGE AVE.
WEST VANCOUVER
BRITISH COLUMBIA
CANADA,V7V3K1
I I
PHONE (604) 921.8646
Basement Floor FF: 1025.0' _ _ _ _ FAX (604) 921.0755
Garage FF: 1024.0' 1 1 I1 I1 finished grade lI - - I SHEET NO.
Max. VerticalCdumnHeight -_-_-_-_~---~-------y------h-------- ---------------`-exisG'ng92de'__- /''•301
- - - - I I
1 Elevation-West
NO REVISION DATE
01 Preliminary Design 1611112015
A 6 C D U F G
02 Preliminary Design 18/0312016
03 Preliminary Design 16/04/2016
I I I
I I I
torch-on roof
Libra Staircase Master Bedroom
Mezzanine
I I I
I I I
ii
n
n
n
Upper Floor FF: 1043.5'
- ~v
NOTE.,
itch. o in Dining Elevator \ / Bedrooml This set of drawings and the design
as shown remain the property of
14.1li-11 Smith Blue Sky Architecture inc..
I / \ Contractor and allsubarades shall verity all
/ \ enslons on site. Do not scale these
\ drawings. Report any descrepancies to
- - Helliwell+ Smith Blue Sky Architecture inc.
Main FloorFF; 1034.5'------- _
Contractor shall be responsible for all
conditions on Nejob and shall polity this
office of any variations ofthe condition
immediately. All work completed on site to
V conic rm to the British Columbia Building
Code 2012.
Garaoe a, ud Roo m\
j - -
/
existing gra PROJECT
de
Basement Floor FF:- 1025.0'
- - - - -a / - - - - _ Staunton
-
a e FF: 1024A' - - - - - - - Residence
a
- I 510 Granite Street
Ashland, Oregon
97520, USA
1 Section A-A SHEET TITLE
scale: 1/4"=1'-0"
Sections
1 2 3 4 5 6 7 1 2 3 4 5 6 7
DRAWN BY
KSICLGIMS/SH,J
I I SCALE
I I I I I I I I 1I8" =1'•0"
\ FIRST ISSUED
Closet JCI~e~ Staircase A\ Ensulte Bedroom Two
I I I CHECKED BY
KSIBH
®Uper Floor FF:
- 104 ' S Upper Floor FE _ 1043.5'
I I I I I I I I
4 m Bath 1 1 Bedroom
m Studio -L_ _ '
L_ I
\MainFloorFF:.,1034.5'-
\ ManQgorFF: 1034.5' IHELLIWELL+SMITH
BLUE SKY
,.I I ARCHITECTURE
r. I I ~ II i i
INC.
r 4090 BAYRIDGE AVE.
EN ~ a Cave WESTVANCOUVER
Bath 1 ~r dd
I
I I I I BRITISH COLUMBIA
L L_L I CANADA, V7V 3K1
Basement Floor FR 1 5.0' ~ L Basement FloorFF; 102.0'_ FAX PHONE(604)921-8646
- - - - .0755
(604) 921 - - - - - - - - - - - - - - - - - - - - - - -L -11, -
GamgeFF: 1024.0' i -----i----------- -
- XlSfln GarageFF: 1024.0'
- I SHEET NO.
Section B-B Section C-C A400
1 scale; 114"=1'-0" scale.1f4"=1'-0"
KeKairn
Landscape Architecture
Fi ~Ei ~Di C B Sri
1 ~ I i~ ~rLt, I I I
Average Height of Roof 1051.5 I - 4 - I--
- WA
l t I I ST, S1Ea,A5HAND,aRa162a
5.1445
t
C I l
TER'
d
Upper FloorFF: 1043.5' ~Q STATE OF
-4 OREGON
_ ~y REO 9493
H t
TWO
K,ry RaCa a,
THREE-,
..,j
STORY STORY
VOLUME VOLUME PE
i t Drawn By:
SGB
Main Floor FF: +
rI FINISH SCALE: Ill 8'.0"
------I---
I ',1
i I
I I
® I I ',J II I
I I ~ ~J I i
[ i i I ~ I
G I I i { I
Basement FloorFF_ 1025.0'
-'?:~~~d-~~-r.-r.i T--
Garage FF: 1024.0
I I I I I I I i
Max. Vertical Column Height
- 1-- --r- - - -I---- _ - _ - - T--
I I I I I I I
1 ELEVATION: FROM UPHILL SIDE
Scala i"= 8'A"
7~ gi 5r i4~ 13i 2~ f1~ W
~r r r r r r r U
LLJ
I, tooA3oldgisHegstsvA ~
a
j .raor _ N Uj Z
r-~
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THREE W 0
TVQO ' w
STORY STORY Z W
VOLUME VOLUME 0 f- 0
BEYO D
~isqqU/~ E'Zp
:99 ,001
I,: I ' 'a.EMI>t Z Q Z
~ Ur -J
THREE.,
o
STORY N to Q
VOLUME,
I,.
9 4 U t REVISION DATE
:991001H nisM
- - = - L ti„ - -r - _ - FINISH GRADE
I A
ONE j
STORY THREE EXHIBIT 1
tA
STORY
ELEVATIONS
VOLUME
BEYOND VOl f~1fE ~E:;
II Y' NDi
I L -,ter _ _ 'O.aSOt :99,ool9lnemsas8 ISSUE DATE:
-~lw Jct~Htj €ic , n y9aE JUNE 27, 2011
- " O.ASOr :99 sgs,s0
I
I I I I I I
L 1_-~ ---L_1-- - frlgisHn_muloOlsoiheV.xsM~ .0
2 ELEVATION: EAST SIDE LOOKING WEST
Scale: 1"=8'-0" - - - - - -
,_A) 1,B) C) 1\D) ,E) \,F)1\,G) KenCairn
r r r r Y T- T_ Landscape Architecture
I _m~- I I
I I I I
I I I = I _ '
1 I I - I ?1
t 1 'd,rdOt 1aoA to 9tlgisH 9gd19VA
I I
t -
1 _
1
TWO -ASr STE 3, MH~wo, oa 97SA
s4tw5.,m5
-&TO Y - d.EPOt :19=19ieggU
- - - ST R
-THREE - - - VOL IME ~w6TATEGrFd
OREGON
r, REG.g493 F"
STORY - Kerry KenCmm h
VOLUME': AEG
rl~
TWO I -
:99,oollMISM Drawn By:
~51OR`~ - -
V-OLUMFZ ' - - r - _ I SGB 4
THREE
SCALE: 1": 8'•0"
_ ONE i STORY _
a
STORY VOLUME
VO~UME -BEYOND
E
99,ooH InsmseeB I t'h
FINISH GRADE
'o.asor a9 ega,a0
I
ldgisH nm iloO IsolhaV xsM
T - - - ---t - --r--- ----,-F-----
I I I I I I I
I I I I I I I
I I I I I I I ~
I I I I 1 1
3 ELEVATION: FROM DOWNHILL SIDE
scale: 1°=8'-0'
1~ 121 31 41 151 161 171 u=I
r r r~ r r r r
O
Z N
I Ija 1
1 1 I
Average 1051.5' CY)
THREE i i W W o
TWO STORY I (7
' VOLUME 4 U) W
S10RY r
I~ Z ~
VOLUME BACK HALF
®UpperFloorFF: 1043.5, z
I I I I i I
Zo
T j ? J
-THREE t1 ~l
z~ I
- ~STORY 1, N n Q
-_1 VOLUME
I- I = I I ~
r~ TWO REVISION DATE
Main Floor FF: 1034,5' - - -.I -•-.TrTOPrI-k
VOLUME
I I i ~I r-- I t' 0~ I
EXHIBIT 1
0 ELEVATIONS
- VOL
1 I I IY - I ~ ~ t
Basement Floor FF: 1025.0' ISSUE BATE:
I T-I _ _ JUNE 27,2017
GarageFF: 1024.0---- -
I I I I I ~ I I
Max, Vertical Column Height 1 I I I
-~-I ---1- --1---~ -
N ELEVATION: FROM WEST SIDELOOKING EAST FINISH GRADE E 1.
sale: 1"= e'-0°
KenCalrn
Landscape Architecture
E1.G 15AST, SItJ AGW 0..GH016e
W1.W.1455
Q Q Q QD Q Q n PAKMOTF
CM
;
ub
----------------L i----i---- 1 !4'h+'
- - p e
i
____________!i
Drawn By:
SGB
;
SCALE: 1" = 8'-0"
I '
3
- - - - - -
TWO STORY
VOLUME TWO STORY
E1,1 THREE STORY VOLUME E1 G
VOLUME
a
- U.1
N
LU N
CY)
Z
Ill
~ W 0
ONE STORY
W f- W
-
j VOLUME ~
- ~
~Zp
- LC ZZ
2
Cl) Lo Q
E1.1 REVISION DATE
EXHIBIT 2
PLAN
1 PLAN:fL00R VOLUME
sale r=e'o^ ISSUE DATE:
JUNE 27, 2017
.0
NO. REVISION _ DATE
01 Preliminary Design 1611112015
02 Preliminary Design 1810312016
F 03 Preliminary Design 1610412016
I .
I
1
I
- II OTE
is set of drawings and the design
shown remain the property of
ellreell+Smith Blue Sky Architecture Inc..
.ntrwtor and all sub-trades shall verify all
ensions on site, 00 not scale these
lim
s drawings. Report any descrepencles to
ellnvell+ Smith Blue Sky Architecture Inc,
ondtitlons on fheob and shall notify this
4
}flee ofany variations ofthe conditions
gjj s 'mmediately. All work rk compl pleted fedon on site to
~t2the British Columbia Building
on. to odO
PROJECT
s
j Staunton
Residence
510 Granite Street
Ashland, Oregon
G f 97520, USA
1
SHEET TITLE
VIEW FROM ACCESS DRIVE (FROM WEST TO EAST)
DRAWN BY
SCALE
FIRST ISSUED
CHECKED BY
. HELLIWELL + SMITH
r
BLUE SKY
ARCHITECTURE
INC.
4090 BAYRIDGE AVE.
_ i WEST VANCOUVER
BRITISH COLUMBIA
CANADA, V7V 3K1
PHONE (604) 921.6646
FAX (604) 921.0755
SHEET NO.
E 3.0
VIEW FROM STREET
NO. REVISION DATE
01 Preliminary Design 1611112015
02 Preliminary Design 1810312016
03 Preliminary Design 1610412016
Average Height of Roof 1051.5' - - - - - -
torch-on roof Library/ Staircase Master Bedroom
Mezzanine
ii
it
it
n
ii
Upper Floor FR 1043.5' - - - - -
a \ / NOTE
Dinin Elevator edrooml This setordrarvtrysendNedesign
itches y / ssho- remain the property at
ellNiell+Smith Blue Sky Architecture Inc..
ontractor and all sub-trades shall verilyA
`v 'aansions on site. Do hot scale chase
❑ rervings, Report anydescrepancles to
Main Floor FF: _1034_5____-_---_- silwall+ Smith BNe Sky Architecture Inc
- - - - - - - antractershall be responsible for all
ondPo'ons on the job endshaflnotify this
lfrce of any variations of the conditions
s - - - - - - - 'mmedYately Ntworkcamp'eted.aaitto
r nto- to the British Columbia Bolding
0 r de 2012.
Garage MudRoom\ r
PROJECT
~ ` existing arprle
Basement Floor-FT: 1025.0' Staunton
-
a grade Residence
- - - - - - - - - - - - - - -
.6arageFF 1024.0 510 Granite Street
Ashland, Oregon
Vertical Column Height 97520, USA
SHEET TITLE
Sections
DRAWN BY
KSICLGIMSlSH.J
SCALE
FIRST ISSUED
Closet Closet Staircase ~ Ensulle Bedroom Two
e CHECKED BY
KS/BH
" Upper FloorFF: 1043.5
\ q ~ r
\ n
SWdIo ~ L Bath 1 Bedroom 1
T~~ / °.rrsfin
LL 9 9r°de - - !HELLIWELL+SMITH
r ~ -
BLUE SKY
ARCHITECTURE
INC.
/ 4090 BAYRIDGE AVE.
Man Cave WEST VANCOUVER
Bah 1 Eta \ BRITISH COLUMBIA
~ CANADA, V1V 3K1
L BasementFloor FF: _ 1025.0' _ _ _ _ _ _ PHONE - - (604) 921.6646
mr\ - FAX (604) 921.0755
exis{fn9 grit Garage FF: 1024.0 -
SHEET NO.
e yrstr
2-
A400
-
1 scale: 114"=1'-0" scale: 114"=1'•0" c
KenCairn
Landscape Architecture
uw.N~C~Nmksopxmm
615 A ST, ET E 3, ASH W M. QR 07520
SM11b15.IJ65
v STATE OF
OREGON,
N RLG,~;'111 F*
U_
4P
A
Drawn By:
Average Height of Roof 1051.5'
torch-on roof
y
i
Upper Floor FF; 1043.5' _ - _ - _ - _ - _ - - - - - -
❑ ❑ n -
cedar siding
i
11 F
_ L11 I / / I//
cedar siding Main Floor FF: 1034_5' L)
Z N
LU g
NWZ
L~1- F LU
stucco stucco stucco stucco stucco O
Basement Floor FF:_ 102_5 ' W
- f.~
GarageFF: 1024.0' eXistinGr 9 - ®F' 0
Max. Vertical Column Height - - - - - - - - - finished grade - - - - - - - Z Z Z
~Qq
v/Lo Q
REVISION DATE
t
((k((
t~
)
ISSUE DATE:
JUNE 27, 2017
I
KenCairn
Landscape Architecture
wnn KmC~'nLarASape.mm
515A ST, STE 3, ASHUND, OR 9753
541315.1465 T-89
rr~5MM
' G7 sT, TCEtr
r RIG. t- )3+
~L U
Drawn By:
Closet Closet Staircase \
\
qwu i L
i ekes , t ~ /
de /
V O
Z N
/ U
Bath1 E \ M CY)
W Z
W
L a WQ
L Z 0_
existing 9re 11, W 0 0
ZZz
X SECTION B ektsti I
Scale: 114"= V-0' nq 9rQde p
NLoQ
REVISION DATE
ISSUE DATE:
JUNE 27, 2017
I
KenCairn
Landscape Architecture
L xww.N~CaFrdmds~e.¢m
545 A ST,, GTE S, ASHWW, OR 975N
511.5!5.14651 T.
~ IT I 'I
STATEOR 1}~1
OREGON
~y REG.44-)3 ,
A n lcyll,
Drawn By:
Ensulte Bedroom Two
Upper FloorFF: 10435 - - - - - - -
Bath 1 Bedroom 1
eXlstlh
9 9rpde
Main Floor Fh. 104_5' - - - - - - -
- C,4
W LO
W
LLJ
Man Cave
Q
~F W
Basement Floor FF. _ 1025.0' W
L®.
GarageFF: 1024,0---- - r Z
eki'S1ip = ~ J
r~e^ 9 QQ
9r0aP F O
x SECTION C Lo Q
Scale: 114^=1'A"
.~yE
REVISION DATE
ISSUE DATE.
JUNE 27, 2017
KenCairn
Landscape Architecture
xxHac~raarasape.am
515A ST STE 3. ASHLVItl, M 91620
541.5!41465
STATH OF
OREGON:
Cy RFG 1931 E^~
6 h oC~l41i
1f(-~ 4;c
Drawn By:
r
N
Upper Fl or FF: 043.5' FF:1043.5' I
1
t
ib 11" I,
12' 9° -CIF
O~rsfi~
9 ~rodP
~P
Main Fla rFF: 1033.5' FF:1033.5' 1W
Z N
UJ L I
~LLIZ
Lu
v W 0
W t
Lower Floor FF:_1023.5' FF:1023.5' W
Garage FF. 1023.0' - _ FF:1D23.0' ®F- 0
ZZz
ek~strn9 4rnd~ D (r~ J
X SECTION D CD
Scale: 114'=1'-0"
v/ to Q
3
REVISION DATE
r
`t
ISSUE DATE: R
JUNE 27, 2017
l'
kt
6=
(I
Job Address: 510 GRANITE ST Contractor:
ASHLAND OR 97520 Address:
G
A Owner's Name: CINDY/MARSHALL STAUNTON 0 Phone:
P Customer 09414 N State Lic No:
P CINDY/MARSHALL STAUNTON T City Lic No:
Applicant: R
Address: A
G Sub-Contractor:
A Phone: (541) 892-5332 -r Address:
N Applied: 07/05/2017 0
T Issued:
Expires: 01/01/2018 R Phone:
State Lic No:
Maplot: 391 E17AA1100 City Lic No:
DESCRIPTION: P & E
L VALUATION
Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description
i'
Total for Valuation:
MECHANICAL
I
ELECTRICAL
STRUCTURAL
PERMIT FEE DETAIL
Fee Description Amount Fee Description Amount
Physical Constraints Permit 1,046.00
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
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: $ 1,046.00 $ 1,046.00
or local laws, ordinances, or regulations rests solely with the
applicant. Sub-Total: $ 1,046.00
Fees Paid: $ 1,046.00
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
Y
CIY OF
Inspection Request Line: 541-552-2080
nASHLAND