Loading...
HomeMy WebLinkAboutKestrel_PKWY_PA-T2-2020-00016March 11, 2020, Notice of Final Decision The Ashland Planning Commission has approved the request for the following: Planning Action: PA-T2-2020-00016 Subject Property: Kestrel Park Cottages, Area 3 Applicant: Jacob Robert Ayala/KDA Homes, LLC Description: A request for Outline Plan subdivision approval and Site Design Review approval for the Kestrel Park Cottages, a 16-loth 5-unit subdivision of Area 3, one of the areas reserved for future development hi the recently approved Kestrel Park Subdivision. CONIPREHENSIVE PLAN DESIGNATION/ZONING: North Mountain Single Family (NM-R-1.7.5) and North Mountain Multi - Family (NM-MF); ZONING: NM-R-1-7.5; and NM-MF,- ASSESSOR'S MAP & TAX LOTS: 39 IE 04AC 900, 39 IE 04AD 8600, and 39 IE 04DB 2000, The Planning Commission's decision becomes final and effective ten days after this 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 inet 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. This decision may be appealed to the Ashland City Council if a Notice of Appeal is filed prior to the effective date of the decision and with the required fee ($325), in accordance with section 18.5.1 .060.1 of the Ashland Municipal Code, which is also 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 hi the Community Development Department at (5 41) 4 8 8- 5 3 0 5 . cc: Jacob Robert Ayala/K-DA Homes, LLC Parties of record COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541ABB-5305 51 Whir urn Way Fax: 5,41,552-2050 Ashland, Oregon 97520 TTYs 800-735-2900 %Ywy.ashtaitd,orais SECTION 18.5.1.060.1 1. Appeal of Type H Decision. The City Council may call up a Type 11 decision pursuant to section 18.5.1.060.J. A Type 11 decision may also be appealed to the Council as follows. 1, Who May Appeal. Appeals may only be filed by parties to the planning action. "Parties" shall be defined as the following. a. The applicant. b. Persons who participated in the public hearing, either orally or in writing. Failure to participate in the public hearing, either orally or in writing, precludes the right of appeal to the Council. c. Persons who were entitled to receive notice of the action but did not receive notice due to error. 2. Appeal Filing Procedure. a. Notice ofAlilmal. Any person with standing to appeal, as provided in subsection 18.5.1.060.1.1, above, may appeal a Type 11 decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection. b. Thne for Filing. The notice of appeal shall be filed with the City Administrator within ten days of the date the notice of decision is mailed. c. Content ofNotice ofAplmal. The notice shall include the appellant's name, address, a reference to the decision sought to be reviewed, a statement as to how the appellant qualifies as a party, the date of the decision being appealed, and a clear and distinct identification of the specific grounds for which the decision should be reversed or modified, based on identified applicable criteria or procedural irregularity. d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a jurisdictional dcfect and will not be heard or considered. 3. Mailed Notice. The City shall mail the notice of appeal together with a notice of the date, time, and place to consider the appeal by the City Council to the parties, as provided in subsection 18.5.1.060.H.1, at least 20 days prior to the meeting. 4. Scone of Appeal. a, Except upon the election to reopen the record as set forth in subsection 18.5.1.060.1,4.b, below, the review of a decision of the Planning Commission by the City Council shall be confined to the record of the proceeding before the Commission. The record shall consist of the application and all materials submitted with it; documentary evidence, exhibits, and materials submitted during the hearing or at other times when the record before the Commission was open; recorded testimony; (including DVI)s when available), the executed decision of the Commission, including the findings and conclusions. In addition, for purposes of Council review, the notice of appeal and the written arguments submitted by the parties to the appeal, and the oral arguments, if any, shall become part of the record of the appeal proceeding. b. -Reopening the Recorcl. The City Council may reopen the record and consider new evidence on a limited basis, if such a request to reopen the record is made to the City Administrator together with the filing of the notice of appeal and the City Administrator determines prior to the Council appeal hearing that the requesting party has demonstrated one or more of the following. i. That the Planning Commission committed a procedural error, through no fault of the COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTYrt 800-735-2900 --.- . . ....... ....... MY W. M11hIM1.0r. LIS requesting party, that prejudiced the requesting party's substantial rights and that reopening the record before the Council is the only means of correcting the error. ii. That a factual error occurred before the Commission through no fault of the requesting party which is relevant to an approval criterion and material to the decision. iii. That new evidence material to the decision on appeal exists which was unavailable, through no fault of the requesting party, when the record of the proceeding was open, and during the period when the requesting party could have requested reconsideration. A requesting party may only qualify for this exception if he or she demonstrates that the new evidence is relevant to an approval criterion and material to the decision. This exception shall be strictly construed by the Council in order to ensure that only relevant evidence and testimony is submitted to the hearing body., iv. Re -opening the record for purposes of this section means the submission of additional written testimony and evidence, not oral testimony or presentation of evidence before the Council. A Tpeal tka! LuM J�Eocedurc. The decision of the City Council is the final decision of the City on an appeal of a Type H decision, unless the decision is remanded to the Planning Commission. a. Oral Argument. Oral argument on the appeal shall be permitted before, the Council.. Oral argument shall be limited to ten minutes for the applicant, ten for the appellant, if different, and three minutes for any other party who participated below. A party shall not be permitted oral argument if written arguments have not been timely submitted. Written arguments shall be submitted no less than ten days prior to the Council consideration of the appeal. Written and oral arguments on the appeal shall be limited to those issues clearly and distinctly set forth in the notice of appeal; similarly, oral argument shall be confined to the substance of the written argument. b. Scope of Appeal Deliberations. Upon review, and except when limited reopening of the record is allowed, the Council shall not re-examine issues of fact and shall limit its review to determining whether there is substantial evidence to support the findings of the Planning Commission, or to determining if errors in law were committed by the Commission. Review shall in any event be limited to those issues clearly and distinctly set forth in the notice of appeal. No issue may be raised on appeal to the Council that was not raised before the Commission with sufficient specificity to enable the Commission and the parties to respond. c, Council Decision, The Council may affirm, reverse, modify, or remand the decision and may approve or deny the request, or grant approval with conditions. The Council shall make findings and conclusions, and make a decision based on the record before it as justification for its action. The Council shall cause copies of a final order to be sent to all parties participating in the appeal. Upon recommendation of the Administrator, the Council may elect to summarily remand the matter to the Planning Commission. If the Council elects to remand a decision to the Commission, either summarily or otherwise, the Commission decision shall be the final decision of the City, unless the Council calls the matter up pursuant to, subsection 18,5,1,060,J. 6. Record of the Public Hearing. For purposes of City Council review, the notice of appeal and the written arguments submitted by the parties to the appeal, and the oral arguments, if any, shall become part of the record of the appeal proceeding. The public hearing record shall include the following information. a. The notice of appeal and the written arguments submitted by the parties to the appeal, COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541A88-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97620 TTY: 800-735-2900 . . ...... ........... .. .... . ... . . .............. b. Copies of all notices given as required by this chapter, and correspondence regarding tile application that the City mailed or received. c. All materials considered by the hearings body including the application and all materials submitted with it. d. Documentary evidence, exhibits and materials submitted during the hearing or at other times when the record before the Planning Commission was open. e. Recorded testimony (including DVDs when available). E All materials submitted by the Staff Advisor to the hearings body regarding the application; g. The minutes of the hearing. g. The final written decision of the Commission including findings and conclusions. Effective Date and Appeals to State Land Use Board of Appqals� City Council decisions on'rype H applications are final the date the City snails the notice of decision. Appeals of Council decisions on Type 11 applications must be filed with the State Land Use Board of Appeals, pursuant to ORS 197.80J5 - 197.860. COMMUNITY DEVELOPMENT DEPARTMENT TeL 541A88-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 0 mm.'astfland.0r.11-S BEFORE THE PLANNING COMMISSION March 10, 2020 IN THE MATTER OF PLANNING ACTION #lPA-T2-2020-00016, A REQUEST FOR ) OUTLINE PLAN APPROVAL UNDER THE PERFORMANCE STANDARDS ) OPTIONS CHAPTER (AMC 18.3.9) AND SITE DESIGN REVIEW APPROVAL FOR ) THE KESTREL PARK COTTAGES, A 16-LOT/15-UNIT SUBDIVISION OF AREA 3, ) FINDINGS, ONE OF THE AREAS RESERVED FOR FUTURE DEVELOPMENT IN THE RECENT-) CONCLUSIONS & LY APPROVED KESTREL PARK SUBDIVISION. ) ORDERS OWNERIAPPLICANT: Jacob Robert Ayala/KDA Homes, LLC RECITALS: 1) Tax lot 9900 of Map 39 IE 04AC is a vacant parcel located south of the terminus of Kestrel Parkway and is split -zoned between the Greenway (NM-G), Neighborhood Edge (NM-R-1-7.5) and Neighborhood Core (NM-MF) zones; Tax lot #8600 of Map 39 1 E 04AD is a vacant parcel located south of the terminus of Patton Lane and is zoned Neighborhood Core (NM-MF); and Tax lot #2000 of Map 39 1E 04DB is a vacant parcel located west of North Mountain Avenue and east of Bear Creek and is split -zoned between the Greenway (NM-0), Neighborhood Edge (NM-R-1-7.5) and Neighborhood Core (NM-MF) zones. "A.rea 3" was one of five areas that were reserved for future development in the recently approved Kestrel Park Subdivision, and includes portions of all three of the subdivision's parent tax lots. 2) The applicants are requesting Outline Plan subdivision approval and Site Design Review approval for the Kestrel Park Cottages, a 16-lot/15-unit subdivision of Area 3, one of the areas reserved for future development in the recently approved Kestrel Park Subdivision. The proposal is outlined in plans on file at the Department of Community Development. 3) The criteria for Outline Plan approval are described in AMC 18.3.9.040.A.3 as follows: a. The development meets all applicable ordinance requirements of the City. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban stoma drainage, police and frre protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. C. The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significantfeatur°es have been included in the open space, common areas, and unbuildable areas. d. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. PA-n-2020-00016 March 10, 2020 Page 1 e. There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. f. The proposed density meets the base and bonus density standards established under this chapter. g. The development complies with the Street Standards, 4) The approval criteria for Site Design Review are described in AMC 1.8.5.2.050 as follows: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of Cio3 facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards: The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards, 5) The supplemental approval criteria for applications within the NM district are described in AMC 18.3.5.030 as follows- C. Supplemental Approval Criteria, rn addition to the criteria for approval required by other sections of this ordinance, applications within the NM district shall also meet all of the following criteria. PA-T2.2020-00016 Mach 10, 2020 Page 2 1. The application demonstrates conformity to the general design requirements of the North Mountain Neighborhood Plan, including density, transportation, building design, and building orientation. .2. The application complies with the specific design requirements as provided in the North Mountain Neighborhood Design Standards. 6) The Planning Commission, following proper public notice, held a public hearing on February 11, 2020 at which time testimony was received and exhibits were presented. Subsequent to the closing of the hearing, the Planning Commission approved the application subject to conditions pertaining to the appropriate development of the site. Now, therefore, the Planning Commission of the City of Ashland finds, concludes and recommends as follows: SECTION I. EXHIBITS For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony will be used. Staff Exhibits lettered with an "S" Proponent's Exhibits, lettered with a "P" Opponent's Exhibits, lettered with an "O" Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M" SECTION 2. FINDINGS & CONCLUSIONS 2.1 The Planning Commssion finds that it has received all information necessary to snake a decision based on the staff report, public hearing testimony and the exhibits received. 2.2 The Planning Commission finds that the proposal for Outline Plan and Site Design Review approvals meets all applicable criteria for Outline Plan approval described in AMC 18.39.040.A.3; for Site Design Review approval described in AMC 18.5.2.050; and the supplemental approval criteria for applications within the NM district as described in AMC 18.3.5.030, 2.3 The Planning Commission concludes that the proposal satisfies all applicable criteria for Outline Plan approval. The first approval criterion for Outline Plan approval is that, "The development meets all applicable ordinance requirements of the City." The Commission finds that the proposal meets all applicable ordinance requirements, is requesting no Variances or Exceptions, and that this criterion has been satisfied. PA-T2-2020-00016 Mach 10, 2020 Page 3 The second approval criterion for Outline Plan approval is that, "Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. " The Planning Commission finds that the adequacy of city facilities was considered for the Kestrel Park Subdivision as a whole, of which the current site is a part, and it was determined that facilities were available and could be extended to serve the development. At that time, the following were noted: • Water: The parent properties are served by eight -inch water mains that will be able to connect into the proposed layout of Kestrel Parkway, Stoneridge Avenue, Nandina Street, and Patton Lane. • Sewer: The parent properties are served by an eight -inch sanitary sewer main running near the extension of Kestrel Parkway. • Electricity: The applicants have met with the Electric Department and discussed the backbone installation of a three-phase system to serve the parent subdivision, The Electric Department has suggested that the applicant carefully consider the needs for each of the later phases of the development up front, including such details as whether fast -chargers for electric vehicles will be provided, as addressing these in the initial infrastructure design will be more efficient and less costly than adding them after the fact. The applicants have indicated that a final electrical distribution will be provided for review with the Final Plan submittal. • Urban stoma drainage: The parent properties are served by a 12-inch storm sewer main in the alley east of Kestrel Parkway, and the subdivision infrastructure includes the creation of a stormwater detention facility on the west side of Kestrel Parkway, with a mitigation wetland swale serving as a pond outlet/outfall to Bear Creek. Paved Access & Adequate Transportations: The original Kestrel Park Subdivision application included a traffic analysis report from a traffic engineer who considered the full build -out of all subdivision phases and concluded that the project's trip generation would not exceed the 50 peak hour trips that trigger a full traffic impact analysis (T1A). Trip generation numbers were noted as very low and not expected to have a negative effect on any intersections, however as the calculated peak hour trips were at 49 - only one below the threshold level to trigger a full TM - the engineer studied the intersection of North Mountain Avenue and Hersey Street and concluded that the intersection operates at a Level of Service (LOS) B both before and after project traffic is added to the intersection. LOS B is within acceptable standards under the city's Transportation System Plan, and the traffic analysis concluded that no mitigation was necessary. (Paved access and the street system installation are discussed under the Street Standards criterion below.) The Planning Commission finds that the installation of utility infrastructure and the street system for the parent subdivision is now underway. The application explains that all of the site's utilities will be extended to the subject property from the various rights -of -way and easements adjacent to the property and through the property to the south end to where it abuts Tax Lot #2800 where infrastructure, utilities and roads are PA-T2-2020-00016 March 10, 2020 Page 4 expected to continue out to North Mountain Avenue as envisioned in the North Mountain Neighborhood Plan. The application materials include a Conceptual Drainage and Utility Plan" prepared by Construction Engineering Consultants, Inc., and the applicant notes that with the applicant's Final Plan submittal, civil engineered drawings will be submitted identifying the final utility details, The applicant concludes that based on discussions with the various utility providers, there is adequate capacity to serve the proposed development. The Planning Commission concludes that key city facilities can and will be provided to serve the proposal. The Planning Commission finds that adequate key city facilities are available within the adjacent rights - of -way or will be in place with completion of the subdivision infrastructure now underway, and will be extended by the applicant to serve the proposed development of Area 3. Conditions have been included below to require that final electric service, utility and civil plans be provided for the review and approval of the Staff Advisor and city departments in conjunction with the Final Plan submittal, and that civil infiastructure be installed by the applicants, inspected and approved prior to the signature of the final survey plat. The third criterion for approval of an Outline Plan is that, "The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significantfeatures have been included in the open space, common areas, and unbuildable areas. " The application asserts that the existing natural features of the land including wetlands, floodplain corridors, ponds, large trees, and rock outcroppings have been identified and significant features have been included in open space, common area and unbuildable areas. With the recently approved Kestrel Park Subdivision of the parent parcels, nearly six acres of floodplain corridor lands are to be dedicated to the city for parks purposes as required in the NMNP, a large wetland is being preserved and incorporated into the development, wetland mitigation swales are being created adjacent to Bear Creek to mitigate the project's wetland impacts, and 12 of the site's 43 identified trees are to be preserved and protected. "Area 3" itself is generally lacking in natural features. The property is generally flat except for a steeply sloped area in the northeast corner, and no trees were present before the subdivision infrastructure installation began. The Planning Commission concludes that the significant natural features of the involved parcels were identified and incorporated into unbuildable areas of the development at the larger subdivision level to satisfy this criterion. The fourth criterion for approval of an Outline Plan is that, "The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. " In considering the broader Kestrel Park subdivision proposal for the parent parcels, the Planning Commission found that the areas on two sides of the subject property were fully developed, and that the Bear Creek corridor ran along he third. The only remaining vacant land abutting the property is to the south on Tax Lot 42800 owned by Spartan Ashland Stella Real Estate, LLC. The Commission recognized that the applicant had been in communication with that property's owners and their agents, but had been unable to clearly ascertain Spartan's plans with regard to if or when this property would develop. At that time, the applicant noted that they had reviewed a rough conceptual plan from the Spartan team and believed that the proposed street system in the broader subdivision application was located to coordinate with the likely future development of the Spartan site, the North Mountain Neighborhood Plan (NMNP) and the city's Transportation System Plan (TSP). Planning staff also noted seeing a few iterations of development plans PA-T2-2020-0001 G March 10, 2020 Page 5 for the property to the south through the pre -application process, and staff s position was that development of the Spartan property would need to occur in a manner generally consistent with the NMNP street system plan, and that the Kestrel Park Subdivision's street plan would support the likely development scenarios consistent with the NMNP for the property to the south. Here, the Planning Commission finds that the current application, as a second phase of the broader Kestrel Parkway subdivision, is consistent with the NMNP in terms of parks dedication, provision of infrastructure and street system and will not prevent adjacent properties from being developed in a mammer consistent with the Comprehensive Plan. The fifth approval criterion is that, "There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. " The Planning Commission finds that after the proposed street system, utility infrastructure, wetlands and stormwater management facilities are complete, the large open space area between Kestrel Parkway and Bear Creek will be dedicated to the Parks and Recreation Department as required in the NMNP. A condition has been included to require that private agreements for maintenance of the wetland mitigation area and stormwater filtration ponds be executed and provided for Staff Advisor and Parks review in conjunction with signature of the final plat. Other common open space areas, including the large wetland and riparian buffer, are to be owned and managed by the subdivision homeowners' association (HOA). Area 3 will have its own HOA regulating on -site management issues, but the owners will also pay a proportional share of their association dues to the broader subdivision HOA for the maintenance and management of the subdivision's common elements including planting strips/street trees and stormwater detention maintenance. A condition has also been included below to require that a draft of the CC&R's will be provided for review and approval with the Final Plan submittal. Based on the foregoing, the Commission concludes that the proposal complies with the fifth approval criterion. The sixth criterion is that, "The proposed density meets the base and bonus density standards established under- this chapter." The subject property includes 1.1 acres on three tax lots and another 0.22 acres of right-of-way to be dedicated, and includes two zoning districts: NM-R-1-7.5 and NM -MI,. Generally, the NM-R-1-7.5 zoning is a single family residential zoning with a base density of 3,6 dwelling units per acre. NM-MF zoning is a multi -family residential zoning with a base density of 12 units per acre. Under the North Mountain Neighborhood Plan, all zoning districts are subject to a minimum density requirement which requires development at between 75 and 110 percent of each zone's base density. The application includes a "Density & Open Space" table on page 3 which illustrates the range of units necessary to satisfy the minimum density requirements based on the area of the parent parcels in the larger subdivision, in light of their acreage and applicable zoning. This table demonstrates how with the development approved in Areas I and 2 with Phase I, proposed in Area 3 here as Phase 11, and anticipated in Areas 4-7 in future phases, the minimum density requirement can be satisfied. The Planning Commission finds that while the application discusses `Area 3' entirely in terms of NM-MF zoning, the five southernmost units on Tax Lot #2000 actually fall under NM-R-1-7.5 zoning, which has a base density of 3.6 dwelling units per acre rather than the 12 dwelling units per acre of the NM--MF district. The Commission further finds that this does not pose significant concerns to the application, as the North Mountain Neighborhood Plan regulations in AMC 18.3.5.040.6 explicitly provide that, "Density transfer within a project from one zone to another may be approved if it can be shown that the PA-n-2020-00016 March 10, 2020 Page 6 proposed density transfer furthers the design and access concepts advocated by the neighborhood plan, and provides for a variety of residential unit sizes, types, and architectural styles." The Commission finds that in this instance, the Kestrel Park Subdivision has been planned to break the larger development into smaller areas to address a variety of site constraints including riparian corridor, floodplain, wetland, hillside and trees as they relate to the neighborhood plan's zoning and street system plans, and the layout approved with the subdivision and further developed upon herein is in direct response to the design and access concepts of the neighborhood plan while seeking to provide a Unix of unit types, sizes and styles and achieve the required minimum density for the Kestrel Park Subdivision as a whole in light of the physical constraints of the site, and the character of the now existing, established neighborhood. The Commission finds that the "Density & Open Space" table on page 3 carried over from the Subdivision approval (PA 42018-00005) clearly illustrates how the overall density of the parent subdivision parcels is being considered to meet the minimum density requirements of the NM overlay zone. The Planning Commission concludes that the application is consistent with the applicable density standards for the subdivision as a whole, and a condition has been included to make clear that the future development of Areas #4-7 is not being considered or approved here, that their development will require applicable subdivision and site review approvals, and that those applications will need to demonstrate how they are consistent with the minimum density standards of the district for the subdivision as a whole as illustrated in the "Density & Open Space" table. The final Outline Plan approval criterion is that, "The development complies with the Street Standards." The Planning Commission considered the full proposed street system in reviewing the Kestrel Park Subdivision, noting that the NMNP includes its own neighborhood -specific street types and design standards in AMC 18.3.5.100.C. The current proposal, the second phase of the broader subdivision, fronts on the Nandina Street couplet opposite the large wetland on Area 3's northern boundary, and a public alley extends south from. Nandina to Nest Box Way - previously called Zane TVay - at the southern boundary of the parent subdivision. The following summarizes the subdivision discussion for these two Neighborhood Access Streets and the alley: Nandina Street: The upper sections of Nandina, from Mariposa to Stoneridge, were illustrated with a 29-foot curb -to -curb width within a 47-foot right-of-way, with on -street parking on both sides. Standard sidewalks and parkrow planting strips were illustrated on the south side, and on - street parking was in bays with curbside sidewalks on the north side. Sidewalks on the south side were illustrated extending one -foot beyond the dedicated right-of-way. The original Kestrel Park subdivision approval included a major modification of the NMNP to install Nandina Street as a one-way couplet around Wetland #2 and Nandina within the couplet was approved with an 18- foot curb -to -curb width with curbs but no sidewalks or parkrow planting strips on the interior (i.e. wetland side) and five-foot width curbside sidewalks on the exterior side adjacent to the surrounding developable lots. The additional area was provided for the wetland buffer in lieu of parkrow planting strips, as this area already contained a number of trees that were to be preserved and further enhanced with new plantings. The Planning Commission found that an PA-T2-2020-0001 G March 10, 2020 Page 7 Exception was merited to limit impacts of the development upon the wetland and its protection zone, however the Commission did require that even with an Exception, irrigated larger -stature species street trees should be planted at a standard spacing of one tree per 30 feet within the private yard areas behind the sidewalk to provide canopy and associated streetscape benefits including shade and traffic calming. The current application illustrates two-inch caliper Forest Green Oaks (Quercus Frainetto 'Schmidt') to be planted behind the sidewalk on Nandina Street in front of Lot #15. The sidewalk transitions to a standard parkrow configuration in front of Lot # 14. The Planning Commission found that for Nandina Street where sidewalk improvements were shown outside the right-of-way, public pedestrian access easements needed to be provided or additional right-of-way dedicated to accommodate standard sidewalk widths prior to signature of the final survey plat. This condition has been reiterated below. • Nest Box Way (formerly Zare Way). The original NMNP illustrated a pie -shaped median within this street at the far south of the subdivision, which the applicant proposed to call `Zare Way' in the original application but has subsequently designated as 'Nest Box Way'. With the amendments approved at the subdivision level, Nest Box Way improvements are to be shared with the adjoining subdivision to the south, when and if it is developed, and it is to be completed here with 'half -street' improvements including standard sidewalks, parkrow planting strip with irrigated street trees on one side, and 22 feet of paving, with the remaining curb -to -curb width and sidewalk and parkrow on the opposite side being completed with the neighboring development. A one -foot reserve strip, also called a "street plug," is to be dedicated to the city on the south side of the Nest Box Way improvements in the final survey plat. Conditions of the original subdivision required that the required improved/paved width and reserve strip be provided. e Alleys: In discussing the parent subdivision, the Planning Commission noted that within the NMNP, alleys are noted as "one of the most important features making up the neighborhood.... Alleys allow parking to be located at the property's rear and diminish the negative impact of garages proliferating along street frontages, reduce pedestrian and vehicle conflicts at curb -cuts, and reduce impervious hard surface. In addition, homes, instead of garages, fill the street frontages, providing maximum opportunity for social interaction. The alley cross section is a 20-foot wide right-of-way which contains a 12-foot wide improved alley and four -foot planted or graveled strips or shoulders." The Commission found that as illustrated in the original Kestrel Park Subdivision application, the alley cross -sections PA-U-2020-00016 March 10, 2020 Page 8 proposed had two -foot shoulders where four -foot shoulders were called for in the standard, and required that for consistency with the NMNP alley standard, and given the importance of alleys in the neighborhood street system, the alleys should comply with the width standards. A condition was included to require that the full four -foot shoulders be provided. The plan provided here continuesto illustrate the smallertwo-foot shoulders, and the original condition has been reiterated Below. The Planning Commission notes that with the original Kestrel Park subdivision approval, which considered the full build -out of all phases of the subdivision, the Planning Commission found that the application included a traffic analysis report from traffic engineer Alex Georgevitch indicating that the subdivision's trip generation would not exceed the 50 peak hour trips that trigger a full Traffic Impact Analysis (TIA). In that report, Georgevitch noted that trip generation numbers were very low and were not expected to have a negative effect on any intersections. However, given that the calculated peak hour trips were at 49 trips - only one below the 50 trip threshold level to trigger a full TIA - Georgevitch nonetheless studied the intersection of North Mountain Avenue and Hersey Street and concluded that the intersection would operate at a Level of Service (LOS) B both before and after project traffic was added to the intersection. The Planning Commission accepted this analysis and concluded that LOS B was within the accepted standards of the Transportation System Plan, so no mitigation was required. In response to concerns raised during public testimony for the original Kestrel Park subdivision that emergency access and evacuation routes were limited to the bridge on Mountain Avenue over Bear Creek or to indirect access via county roads to Oak Street, the Connnission found that in response to similar concerns for previous development of the North Mountain Neighborhood, all properties were required to sign in favor of and agree to participate in a Local Improvement District (LID) for the future construction of a bridge across Bear Creek to connect Nevada Street to Oak Street. A condition was included to require that all properties within the Kestrel Park Subdivision sign a similar agreement prior to signature of the final survey plat. The subject properties here are within the subdivision and are subject to that original condition. Commissioners further found that should the Transportation Commission determine that on - street parking in any area were constraining emergency vehicle access that on -street parking allowances could be adjusted as needed. The Planning Commission concludes that as detailed above and with the conditions discussed, the proposal complies with the street standards. 2.4 The Planning Commission concludes that the proposal satisfies all applicable criteria for Site Design Review approval. The first Site Design Review criterion is that, "The proposal complies with all of the applicable provisions of the underlying zone (part .18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. " The Commission finds that all city regulations for the underlying zone are or will be complied with under the proposal, including building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture and other applicable PA-12-2020-000 J 6 March 10, 2020 Page 9 standards, and no Exceptions or Variances have been requested. The second approval criterion is that, "The proposal complies with applicable overlay zone requirements (part l & 3). " The subject property is located within the North Mountain Neighborhood District overlay zone which is regulated under AMC 18.3.5, and the proposal complies with all applicable overlay zone requirements which include the North Mountain Neighborhood Design Standards from AMC 18.3.5.100, and specifically the general design requirements therein including density, transportation, building design and building orientation. In addition, the proposal is subject to the Performance Standards Options (PSO) overlay zone regulations found in AMC 18.3.9 as an Outline Plan subdivision approval request. All applications involving the creation of three or more lots within the North Mountain Neighborhood District are required to be processed under the PSO overlay as required in AMC 18.3.5.040.K. ,Section 2.3 above fully addresses compliance with the requirements for Outline Plan approval under the PSO overlay, and the Commission finds that the proposal complies with all applicable requirements thereof. The parent parcels for the Kestrel Park Subdivision contain floodplain corridor lands, and their development is subject to the Physical and Envirom-nental Constraints Overlay zone regulations found in AMC 18.3.10. The Planning Commission finds that the broader subdivision approval included a request for a Physical and Environmental Constraints Review Permit for the development of floodplain lands which was approved, and further finds that the current proposal — a phase of the broader subdivision - will be located entirely outside of the floodplain corridor lands and will not require further permitting under AMC 18.3.10. The parent parcels for the Kestrel Park Subdivision also contain water resource protection zones (WRPZ's) in the form of both wetlands and riparian corridors and their associated protection zones which are regulated under AMC 18.3.11. Most activities and uses within these WRPZ's are subject to Limited Activities and Uses permitting. The Planning Commission finds that the broader subdivision approval included requests for Limited Activities and Uses permits for work along the Bear Creek riparian corridor and near the site's identified wetlands. These permits were reviewed and approved with the subdivision. The Planning Commission further finds that the current proposal will be located entirely outside of the water resource protection zones and will not require further permitting under AMC 18.3.11. The Planning Commission finds that the proposal complies with the applicable overlay zone requirements in AMC 18.3. The third criterion for Site Design Review approval is that, "The proposal complies with the applicable Site Development and Design Standards of part 18. 4, except as provided by subsection E, below. With regard to the Building Placement, Orientation and Design. Standards for Multi -Family Residential Development found in AMC 18.4.2, the Planning Commission finds that the site plan has been arranged to provide street facing facades with front porches and direct sidewalk connections for the two units fronting along Nandina Street. All parking is to be placed off of the alley, and is to be screened with landscaping to mitigate visual impacts. Homes are to be painted in earth tones, and no bright, neon colors PA-T2-2020-0001 G March 10, 2020 Page 10 are to be used. Street trees are to be planted along Nandina Street and parking lots trees are to be planted in islands throughout the parking area. Recycling and refuse disposal areas will be provided and will be screened from public view within an enclosure. Nine percent of the site is to be provided in common recreational space with an additional 1.7 percent in private recreational spaces for each unit, and the applicants have attempted to create a mix of common and private recreational spaces to provide a comfortable urban living environment for tenants. In considering the proposed open space dimensions and treatment in light of the standards in AMC 18.4.2.030.11, the Commission finds that the landscape plan illustrates much of the central common open space being treated in shrubs and clumping grasses where the standard is explicit that, "Areas covered by shrubs, bark mulch, and other ground covers that do not provide suitable surface for human use may not be counted towards this requirement." A condition has accordingly been included below to require that a final landscape plan be provided with the Final Plan submittal which details at least eight percent of the site (3,882 square feet) treated in a maimer suitable for recreational use as required in the standards. In considering Parking, Access & Circulation requirements detailed in AMC 18.4.33 the Commission notes that the applicant proposes to provide 24 off-street parking spaces, all of which are to be accessed via the alley. One of the 24 spaces is to be for a shared electric vehicle which would be owned in common and shared by residents. 15 spaces — one for each unit — would be covered with carports that include bicycle parking and storage. The Commission notes that the standard parking ratios for Multi -Family Residential development in AMC 18.4.3.040 require 1.75 parking spaces per two -bedroom unit, and would require 26.25 parking spaces for the 15 two -bedroom units proposed here [15 x 1.75 = 26.251. The Commission further notes that while there are six on -street parking spaces along the property's Nandina Street frontage, single-family dwellings are not eligible to use the Parking Management Strategies allowed in AMC 18.4.3.060. Each unit here is a single dwelling unit located on its own lot, and as such on -street parking credits are not available. The Planning Commission finds that the applicant has proposed that parking be considered under the allowance for a parking demand analysis in AMC 18.4.3.030.A.3 rather than the standard parking ratios. The application notes that the Institute of Traffic Engineers (ITE) Parking Manual (3`d Edition) identifies similar residential developments in "Land Use Group 230" as having a peak parking demand of 1.46 spaces per dwelling unit which would equate to 21.9 parking spaces [15 x 1.46 = 21.91. The applicant further notes that the range of parking based on the ITE data would require somewhere between 20.7 and 25.2 parking spaces between the 33" and 85"' percentile. The application further explains that the proposed shared electric vehicle is intended to encourage owners not to feel the need for a second vehicle as they will be able to rely on the shared electric vehicle for short local trips. The applicant indicates that studies suggest that car share opportunities can reduce the need for second cars within a development by as much as 43 percent, while the reduction from the standard ratios sought here amounts to only 8.57 pereent'[2.25/26.25 = 0.085714286]. The application materials include links to a number of studies and articles relating to car sharing, new technologies and thew implications on parking, and the applicant farther suggests that newly emerging ride -share technologies such as ZipCar©, Ubery and Lyfts are likely to further reduce the reliance on individual vehicles. PA-n-2020-00016 March 10, 2020 Page 11 The applicant further indicates that while on -street parking credits are unavailable for single family developments, if all of the proposed units were on a single lot, three of the six on -street parking spaces would satisfy the remaining parking demand and will in any case these on--strect spaces will be available for any overflow parking. The applicant concludes that the average parking demand for the 15 units proposed is less than required with the standard parking ratios and that with 24 off-street spaces and the availability of another six on -street spaces along Nandina, the parking demand is adequately addressed. The Planning Commission finds that the parking demand analysis prepared by a professional planner satisfactorily addresses the off-street parking requirements for the proposal, and further notes that the 24 parking spaces proposed are consistent with the ITE land use group 230 ("residential condominiums and townhouses"), that there are six on -street parking spaces available along the Nandina Street frontage to provide for additional resident and visitor parking, and that a shared electric vehicle is to be provided to reduce the need for residents to own more than one car. The Planning Commission finds that no trees were identified within "Area 3" in the original subdivision tree inventory. The Kestrel Park Subdivision included a Tree Preservation and Protection Plan, and Tree Removal Permits to remove 26 of the 43 trees identified in the project tree inventory were approved, including one 18-inch diameter Cottonwood removed as a hazard and the remainder removed due to their locations relative to the planned NMNP street system, utility infrastructure and subsequent development of the property. In addition, the area near the preserved wetland includes a large, dense thicket made up mostly of white willows which are to be thinned to a spacing of one every 15 feet, with the remaining non-native underbrush removed. With the completion of the subdivision infrastructure 64 new trees were proposed to be planted to more than mitigate the original removals. The Commission notes that the applicant has proposed to address solar access using the Solar Access Performance Standard approach detailed in AMC 18.4.8.040.E to define the height requirements that will protect the applicable solar access standard, as detailed in their "Sheet 6 --- Solar Setback Exhibit." With a typical subdivision lot configuration with standard six-foot side yard setbacks, a building complying with Solar Access Standard A would be allowed to shade approximately four feet up the wall of a building at six feet from the property line. The Performance Standards Options Chapter provides some flexibility with regard to setbacks, and the applicant proposes to provide a solar envelope that would preserve solar access comparable to `Standard A' by allowing the shadow cast by a southern unit to extend no more than four feet above the finished floor of the adjacent building to the north.. This would generally mean that the lowest windows, and the living space within, would not be shaded, and that the benefits intended by the solar access standards would be preserved. The fourth criterion for Site Review approval is that, "The proposal complies with the applicable standards in section .18. 4. 6 Public Facilities and that adequate capacity of City facilities far water, sewer, electricity; urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. " The adequacy of public facilities is fully addressed in the Outline Plan discussion under 2.3 above, and the Plara ing Conn-nissionn finds that on the basis of that discussion, the proposal complies with all applicable standards in 18.4.6 and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and PA-n-2020-00016 March 10, 2020 Page 12 through the property and adequate transportation can and will be provided to the subject property by the applicant with the current proposal. The final approval criterion addresses Exception to the Site Development and Design Standards. This criterion does not apply, as no Exceptions have been requested with the current application. 2.5 The Planning Commission finds that the North Mountain Neighborhood Plan (NMNP) includes supplemental approval criteria detailed in AMC 18.3.5.030.0 which apply to all projects within the NM district. These criteria require that, in addition to the criteria for approval required by other sections of this ordinance, applications within the NM district shall demonstrate eonformity to the general design requirements of the North Mountain Neighborhood Plan, including density, transportation, building design, and building orientation and shall demonstrate compliance with the specific design requirements as provided in the North Mountain Neighborhood Design Standards. The Planning Commission finds that the submitted plans demonstrate conformity with the general design requirements of the NMNP including density, transportation, building design and building orientation, and that the proposal conforms to the NMNP, as modified through the development of the neighboring subdivisions, and to the existing neighborhood context. SECTION 3. DECISION 3.1 Based on the record of the Public Hearing on this matter, the Planning Commission concludes that the proposal for Outline Plan approval of a 16-lot Performance Standards Options subdivision and Site Design Review approval for the proposed 15-unit Kestrel Park Cottages development is supported by evidence contained within the whole record. Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following conditions, we approve Planning Action ##PA-T2-2020-00016. Further, if any one or more of the conditions below are found to be invalid, for any reason whatsoever, then Planning Action 4PA-T2-2020-00016 is denied. The following are the conditions and they are attached to the approval: 1. That all proposals of the applicant shall be conditions of approval unless otherwise modified herein. 2. That any new addresses shall be assigned by City of Ashland Engineering Department. Street and subdivision names shall be subject to City of Ashland Engineering Department review for compliance with applicable naming policies. 3. That permits shall be obtained from the Ashland Public Works Department prior to any work in the public right of way, including but not limited to permits for new driveway approaches or any necessary encroachments. 4. That a Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3. 10. 100.A.2 of the Ashland Land Use Ordinance shall be provided prior to bringing combustible materials onto the property, and any new landscaping proposed shall comply with these standards and shall not include plants listed on the Prohibited Flammable Plant List per Resolution 2018-028. PA-12-2020-00016 March 10, 2020 Page 13 5. That the tree protection fencing and other tree preservation measures and silt fencing to protect water resource protection zones shall be maintained according to the approved Kestrel Park Subdivision plans as long as there is work on site in proximity to these protection zones. 6. The conceptual plans for Areas #4-7 are not approved here and have been provided for illustrative purposes only. Development of Areas #4-7 shall require all applicable Outline Plan, Final Plan and Site Design Review approvals. The ultimate development proposals for Areas #4-7 shall demonstrate how they are consistent with the minimum density standards of the district for the subdivision as a whole as illustrated in the "Density & Open Space" table. 7. That the Final Plan submittal shall include: a. Identification of all easements including but not limited public and private utilities, drainage, irrigation, public and private pedestrian access shall be indicated on the Final Plan submittal for review by the Planning, Engineering, Building and Fire Departments. b. Final civil engineering plans including but not limited to the water, sewer, storm drainage, electric and driveway improvements shall be submitted for the review and approval of the Planning, Building, Electric, and Public Works/Engineering Departments. The utility plan shall include the location of connections to all public facilities in and adjacent to the development, including the locations of water lines and meter sizes, fire hydrants, sewer mains and services, manholes and clean -outs, storm drainage pipes and catch basins, and locations of all primary and secondary electric services including line locations, transformers (to scale), cabinets, meters and all other necessary equipment. Transformers, cabinets and vaults shall be located in areas least visible from streets, while considering the access needs of the Electric Department. Any required private or public utility easements shall be delineated on the civil plans. C. A storm drainage plan detailing the location and final engineering for all storm drainage improvements associated with the project shall be submitted for review and approval by the Departments of Public Works, Planning and Building Divisions. The storm drainage plan shall demonstrate that post -development peak flows are less than or equal to the pre - development peak flow for the site as a whole, and that storm water quality mitigation has been addressed through the final design. d. Final engineered construction drawings for Nandina Street, Nest Box Way and the proposed alley shall be submitted for review and approval of the Ashland Planning and Engineering Divisions with the Final Plan application, prior to work in the street right-of- way or installation of improvements in the pedestrian corridor. i. For all sections of Patton, Nandina and Stoneridge where sidewalk improvements are shown outside the right-of-way, public pedestrian access easements or additional right-of-way be provided to accommodate standard sidewalk widths prior to signature of the final survey plat. ii. That for the one-way couplet of Nandina encircling Wetland #2, large stature, irrigated street trees shall be provided at a standard one-per-30 feet spacing behind the sidewalk at the outside edges of both legs of the couplet. In addition, the revised civil plans shall include three areas provided with a bench, tree and/or educational display or similar to provide opportunities for passive engagement with the wetland PA-T2-2020-0001 6 March 10, 2020 Page 14 and greenway and/or small areas of pedestrian respite to off -set the previously identified civic space, iii. "Half -Street" improvements for Nest Box Way (formerly Zare Way) shall include a minimum 22-foot paved width to accommodate fire apparatus access, and a one - foot reserve strip (i.e, "street plug") shall be dedicated to the city on the south side of Zare Way improvements on the final survey plat. iv. Alley cross -sections shall comply with the adopted NMNP alley standards, and shall include the full four -foot width shoulders required in the standard. Right-of-way necessary to accommodate city standard street improvements for the proposed street system shall be dedicated to the city on the final survey plat. The alley width shall be adjusted to address the North Mountain Neighborhood Plan's street standards which call for a 12-foot paved alley surface with four -foot shoulders within a 20- foot right-of-way. All public improvements including but not limited to the paving, curbs, gutters, sidewalk, street trees in irrigated park'row planting strips and street lighting shall be installed to City of Ashland standards under permit from the Public Works Department and in accordance with the approved plan prior to signature of the final survey plat. C. Final grading and erosion control plans. f. CC&Rs for the Homeowner's Association for review and approval of the Staff Advisor. The CC&R's shall describe responsibility for the maintenance of all con -neon use - improvements including landscaping, storm water facilities and street trees and their planting strips. g. A fencing plan which demonstrates that all fencing shall be consistent with the provisions of the "Fences and Walls" requirements in AMC 18.4.4.060 and that no fencing exceeding three feet in height shall be allowed in front yard areas. Fencing limitations shall be noted in the subdivision CC&R's. The location and height of fencing shall be identified at the time of building permit submittals, and fence permits shall be obtained prior to installation. h. Final site lighting details. i. Final lot coverage calculations demonstrating how lot coverage is to comply with the applicable coverage allowances of the respective zoning districts. Lot coverage includes all building footprints, driveways, parking areas and other circulation areas, and any other areas other than natural landscaping. j. A final size- and species -specific landscape planting which details at least eight percent of the site (3,882 square feet) within the central common open space to be treated with landscape materials suitable for recreational use. k. That the requirements of the Ashland Fire Department relating to fire hydrant distance; fire flow; fire apparatus access, approach, turn -around, and work area; firefighter access pathway; approved addressing; and limits on fencing and gates which would impair access shall be satisfactorily addressed in the Final Plan submittals. Fire Department requirements shall be included in the civil drawings. PA-T2-2020-00016 March 10, 2020 Page 15 8. Prior to submittal of the Area 3/Kestrel Park Cottages final subdivision survey plat for review and signature: a. The final survey plat shall be submitted within 12 months and approved by the City of Ashland within 18 months of the Final Plan approval. b. All easements including but not limited to public and private utilities, drainage, irrigation, public and private pedestrian access shall be indicated on the final survey plat as required by the Ashland Engineering Division. C. That the subdivision name and all street names shall be approved by the City of Ashland Engineering Division. d. Subdivision infrastructure improvements including but not limited to utility installations, street and alley installation shall be completed according to approved plans prior to signature of the final survey plat. C. Electric services shall be installed underground to serve all lots. within Area 3, inspected and approved. The electric service plan shall be reviewed and approved by the Ashland Electric, Building, Planning and Engineering Divisions prior to installation. At the discretion of the Staff Advisor, a bond may, be posted for the full amount of underground service installation (with necessary permits and connection fees paid as an alternative to installation of service prior to signature of the final survey plat. In either case, the electric service plan shall be reviewed and approved by the Ashland Electric Department and Ashland Engineering Division prior to installation. f. That the sanitary sewer laterals and water services including connection with meters at the street shall be installed to serve all lots within Area 3, inspected and approved. g. That the properties within the project sign in favor and agree to participate in a local improvement district (LID) for future construction of the Nevada Street bridge across Bear Creek. The agreement shall be prepared by the City of Ashland and signed by the property owner prior to signature of the final survey plat. 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 LTD hearing or to take advantage of any protection afforded any parry by City ordinances and resolutions. VO : ��- ?- March 10, 2020 Planning Comfdssion Approval Date PA-n-2020-000I G March 10, 2020 Page 16 AFFIDAVIT OF MAILING STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On March 11, 20201 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-T2-2020-00016, Kestrel Park Area 3. Signature of Employee C:1Users%srrAda.AWHETesktoplAFFIGAVLf OF IdAILN'G_ds.docz Ali 112020 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 AYALA JACOB AYALA PROPERTIES LLC AYALA JACOB/DIANA 604 FAIR OAKS CT 132 MAIN ST 202 3171 OLD STAGE RD ASHLAND, OR 97520 MEDFORD, OR 97501 CENTRAL POINT, OR 97502 PA-T2-2020-00016 MADARA DESIGN INC 2994 WELLS FARGO RD CENTRAL POINT, OR 97502 PA-T2-2020-00016 KDA HOMES LLC 604 FAIR OAKS CT ASHLAND, OR 97520 PA-T2-2020-00016 BEE RICHARD J TRUSTEE ET AL BEE CAROL/RICHARD 583 NANDINA ST ASHLAND, OR 97520 PA-T2-2020-00016 URBAN DEVELOPMENT SERVICES 604 FAIR OAKS CT ASHLAND, OR 97520 PA-T2-2020-00016 LINDEMAN DESIGN PO Box 386 ASHLAND, OR 97520 PA-T2-2020-00016 RIICHARD E KINSIGER TTEE ET AL 591 NANDINA ST ASHLAND, OR 97520-9729 PA-T2-2020-000,16 CEC ENGINEERING 132 W. MAIN ST MEDFORD, OR 97501 PA-T2-2020-00016 HUYCKE, O"CONNOR, JARVIS 823 ALDER CREEK DR MEDFORD, OR 97504 3/11 /20 Kestrel Area 3- , 11 CITY OF -S H LAN D ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES March 10, 2020 I. CALL TO ORDER: Chair Roger Pearce called the meeting to order at 7:01 p.m. in the Civic Center Council Chambers,1175 East Main Street. Commissioners Present: Michael Dawkins Alan Harper Haywood Norton Roger Pearce Lynn Thompson Absent Members: Troy Brown, Jr. Kerry KenCairn Staff Present: Bill Molnar, Community Development Director Brandon Goldman, Senior Planner Linda Reid, Housing Program Specialist Dana Smith, Executive Assistant Council Liaison: Stefani Seffinger, absent II. ANNOUNCEMENTS Community Development Director Bill Molnar discussed the annual retreat. He addressed the online Revitalize Downtown survey and Restrictions on Political Campaigning for Public Employees. The Council on appeal upheld the Housing Authority of Jackson County for the Snowberry Brook Phase II project. There was no date set for the Regional Planners Network at this time other than it would occur at the end of April. The planning action for 1511 Hwy 99, PA-T3-00001, was going before the Transportation Commission in March. It would come back before the Planning Commission in April. Ill. AD -HOC COMMITTEE UPDATES - None IV, CONSENT AGENDA A. Approval of Minutes 1. February 11, 2020 Regular Meeting 2. February 25, 2020 Study Session Chair Pearce deemed both sets of minutes approved without exception. V. PUBLIC FORUM Huelz GutcheonlAshlandlSpoke about electric cars. VI. UNFINISHED BUSINESS A. Approval of Findings for PA-T2-2020-00016, Kestrel Area 3. The Commission had no ex parte contact on the matter. Commission Thompson abstained. She was absent during the public hearing. Commissioner Harper/Dawkins mis to approve the Findings for PA-T2-2020-00016, Kestrel Area 3 as presented. Voice Vote: all AYES. Motion passed. VII. DISCUSSION ITEMS A. Affordable Housing Standards and Annexation criteria. Senior Planner Brandon Goldman and Housing Program Specialist Linda Reid provided a presentation (see attached): Resale Formula Options Ashland Planning Commission March 10, 2020 Page 1 of 2 An increase in the Home Owner Association rates would not affect the price of the home. • Rental Cost Formula Change (18.2.5.050.13.1) • Household Asset Limitations (Net Asset Limitations — Ownership affordable Housing 18.2.5.050.C.1.c) • Land Use Ordinance Amendments 18.2.5.050 • Base Density (18.2.5.050.G.1) • Land Use Ordinance Amendments o Affordable Housing Unit Equivalence Values (18.2.5.050.G.1.c&d) o Household sizes used for calculating initial Purchase Price (18.2.5.050.C) o Affordable Housing Development Timing (18.2.5.050.G.4) Commissioner Harper did not support removing the amendment. He thought there should be a bond or timeframe to ensure affordable units would be built. Commissioner Dawkins agreed. Mr. Goldman provided background on the amendment. The developer could transfer the title with compensation only to an affordable housing provider with a deed restriction on the lot(s) to develop affordable housing. He would bring back some options for the Commission to consider. Mr. Molnar clarified it was a provision that encouraged private developers to meet the affordable housing requirement. o Affordable Housing Distribution (18.2.5.050.G.5) o Affordable Housing Comparable Bedroom NumberiMaterials (18.2.5.050.G.6) a Term of Affordability (18.2.5.050,G.8) Commissioner Harper wanted to recapture provisions with part of the funds from the sale going into a trust fund. Mr. Goldman would research that possibility. Ms. Reid noted there was an equity recapture formula. o Annexation Density Bonus (18.2.5.050.G.8) o Annexation: Contiguous with the present city limits (18.5.8.050.C) Chair Pearce thought the City could annex the railroad right of way. o Annexation: 5-year supply of land Criteria (18.2.5.050.H.1) • Next Steps Commissioner Thompson asked about incentivizing family type housing versus two -person housing. Ms. Reid explained the only projects providing 3-bedroom units had been through mutual self-help programs. They were land trusted programs and looked at the families before determining what was needed. Phase II of Snowberry Brook would have 3- bedroom units. They were mandated by the state. Studies indicated a need for more 2-bedroom units. Incentives included the SDC deferrals, the Affordable Housing Trust Fund, Community Development Block Grant funds and land use incentive pieces. It would be up to the developer. The Housing and Human Services Commission would discuss it at one of their meetings. Staff would make refinements and prepare a draft ordinance for a future study session. They would conduct a stakeholders meeting to get their feedback and bring the draft ordinance to the City Council Study Session May 18, 2020. Vlll, ADJOURNMENT Meeting adjourned 8:27 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission March 10, 2020 Page 2 of 2 CITY OF -SHLAND ASHLAND PLANNING COMMISSION REGULAR MEETING MINUTES February 11, 2020 I. CALL TO ORDER: Chair Roger Pearce called the meeting to order at 7:00 p.m. in the Civic Center Council Chambers, 1175 East Main Street. Commissioners Present: Troy Brown, Jr. Michael Dawkins Alan Harper Haywood Norton Roger Pearce Absent Members: Lynn Thompson Staff Present: Bill Molnar, Community Development Director Maria Harris, Planning Manager Brandon Goldman, Senior Planner Derek Severson, Senior Planner Dana Smith, Executive Assistant Council Liaison: Stefani Seffnger, absent II. ANNOUNCEMENTS Community Development Director Bill Molnar announced that Kerry KenCairn was the new Planning commissioner. Staff was looking at scheduling a site visit to the new cottage housing development at 476 North Laurel Street in place of the March study session. The annexation proposal for 1511 Hwy 99 was delayed until possibly April, Ill, AD -HOC COMMITTEE UPDATES IV. CONSENT AGENDA A. Approval of Minutes 1. January 14, 2020 Regular Meeting Commissioner Brown/Dawkins m/s to approve the minutes of January 14, 2020, Voice Vote: all AYES. Motion passed. V. PUBLIC FORUM Huelz GutcheonfAshlandlSpoke on electric vehicles and the counting carbons requirements in the CEAP. Vl. UNFINISHED BUSINESS A. Approval of Findings for PA-APPEAL-2019.00010,145 North Main Street. The Commission declared no ex parte contact regarding the matter. Commissioner Dawkins/Brown m/s to approve the Findings for PA-APPEAL-2019-00010, 145 North Main Street. Voice Vote: all AYES. Motion passed. B. Approval of Findings for PA-T2.2019-00012, 945 Tolman Creek Road. The Commission declared no ex parte contact regarding the matter. Commissioner Brown/Norton mis to approve the Findings for PA-T2-2019-00012, 945 Tolman Creek Road. Voice Vote: all AYES. Motion passed. Ashland Planning Commission February 11, 2020 Page 1 of 5 VII. TYPE II PUBLIC HEARINGS A. PLANNING ACTION: PA-T2-2020-00016 SUBJECT PROPERTY: Kestrel Area 3 OWNERIAPPLICANT: KDA Homes, LLC DESCRIPTION: A request for Outline Plan subdivision approval and Site Design Review approval for the Kestrel Park Cottages, a 16•lotll5-unit subdivision of Area 3, one of the areas reserved for future development in the recently approved Kestrel Park Subdivision. COMPREHENSIVE PLAN DESIGNATIONIZONING: North Mountain Single Family (NM-R-1.7.5) and North Mountain Multi -Family (NM-MF); ZONING: NM-R-1-7.5; and NM• MF; ASSESSOR'S MAP & TAX LOTS: 391 E 04AC 900, 391 E 04AD 8600, and 391 E 04DB 2000. Chair Pearce read the rules of the Public Hearing. Ex Parte Contact Commissioner Harper, Brown and Pearce declared no ex parte contact and no site visit. Commissioner Norton and Dawkins had no ex parte contact and one site visit. Staff Report Senior Planner Derek Severson provided a presentation (see attached) on the Kestrel Park Cottages proposal for Area 3: • Project Description • Open Space Treatment (18.4.2.030.H) • Aerial Photo of proposed area • Traffic • Subdivision Area 3 Phase 11 Plan • Parking, Access & Circulation (AMC 18.4.3) • Photos of the area • Shared Electric Vehicle Parking • Vicinity Map and Cottage Layout • Parking Demand Analysis (AMC • Density 18A.1030.A.3) • Solar Access Performance Standard Staff supported the application with conditions recommended in packet. Questions of Staff Commissioner Dawkins asked about the recommendation for open space. Mr. Severson explained staff was looking at a condition where the applicant showed 3,882 square feet (sq. ft.) surfaced with materials suitable for human use. It would be a revised plan at the final plan review. Chair Pearce thought the cottage housing and on -street parking credits in the report were confusing. They did not apply to the application. He suggested removing the language from the Findings. Applicant's Presentation Mark Knox/KDA Homes LLClExplained the electric car would be a Nissan LEAF. He agreed there was confusion regarding the terminology using cottage housing. He addressed the density transfer. There were four lots in the multi- family section. They were not looking at high end density. Areas 4, 5 and 6 were only big enough for two units due to the slope. It meant they had to spread seven units in the other blocks. They put the density in the flat piece of land in Area 3 where it would meet the overall density lacking in the other areas. He disagreed with the landscaping conditions. They wanted a grass area surrounded by flowers and shrubs. He thought that flowers and plants were suitable for human use. They would enlarge the area if needed. _Questions of the Applicant Mr. Knox clarified they were not asking for an exception to the open space. Ashland Planting Commission February 11, 2020 Page 2 of 5 Commissioner Brown noted 0) on page 17 of the draft Findings defined what staff had recommended as landscape materials suitable for recreational use. Public Testimony Richard KinsingerfAshlandlExpressed concern regarding traffic flow on Plum Ridge Drive if that was the only exit out of the development. Plum Ridge Drive was narrow with parking on both sides. Richard Bee/Ashland/Agreed with Mr. Kinsinger. He was concerned the lowest density was at the bottom of the hill and the highest density was at the top. The street plan was not complete so it appeared they would add houses that lacked access. Carol Bee/AshlandlWas concerned how the added density would impact evacuation routes during a major emergency event. Rebuttal by Applicant Mr. Knox explained it would take years to complete the full development. He doubted there would be a significant increase in trip generation on any of the streets. Kestrel Parkway would be open so traffic could go up Fair Oaks Avenue and Nevada Street. Stoneridge would also be built allowing ingress and egress. Over time the roads would be developed and connect to upper Nandina Street that connected to Plum Ridge Drive. It would also connect to Patton Lane. For emergency evacuation, the bridge crossing at Nevada Street was still in the Transportation System Plan (TSP) City Council had pulled budget money away from the project but it was still in the TSP. Mr. Knox was willing to stay after the meeting and talk with the neighbors or they could call him. Chair Pearce closed the record and the hearing. Deliberations & Decision Chair Pearce explained the area was part of the North Mountain Master Plan approved by the City. That included the streets. The Transportation Commission could eliminate parking on one side if needed. Commissioner Brown noted page 16 of the draft Findings, (d)(ii) spoke to providing one to three areas with a bench, tree or educational display. He suggested requiring three instead of having a range. The Commission discussed the requirement for open and recreational space. Commissioner Norton clarified the proposal was not cottage housing and thought any reference to cottage housing should be removed. The master plan did not include cottage housing for that area. The proposal should be based on the approved zoning. If the applicant needed a change to the parking, they could ask for an exception. Chair Pearce agreed the references to cottages was confusing. In terms of the parking, density transfers were allowed. The applicant did a parking management strategy to reduce parking spaces from 26 to 24, Mr. Severson clarified although cottage housing was not a permitted use in the zone, it could have a similar set up. In the R-1.75 zone, the density could be doubled by making smaller units. For this project, there was already density in the multifamily portion at 12 units per acre. Cottage housing was referenced in the presentation but the findings and staff report were written for multifamily development. The Commission discussed suitable surface for recreational use Ashland Planning Commission Fehmaiy 11, 2020 Page 3 of 5 Commissioner Brown/Harper mfs to approve PA-T2.2020.00016 with modifications to Section 3. Decision (7)(d)(ii) changing it to three areas instead of one to three and leaving item (7)0) in the same section as is by staff. Roll Call Vote: Commissioner Pearce, Harper, Norton, Brown, and Dawkins, YES. Motion passed, Vill, LEGISLATIVE PUBLIC HEARINGS A. PLANNING ACTION: PA-L-2019.00007 SUBJECT PROPERTY: Ashland Downtown Design Standards Overlay and C-1-D Zone OWNERIAPPLICANT: City of Ashland DESCRIPTION: A request for Planning Commission review and recommendation relating to an ordinance amending the site design and use standards for large scale projects to address plaza space requirements within the C-1-D zone and Downtown Design Standards overlay. COMPREHENSIVE PLAN DESIGNATION: Downtown, Commercial; ZONING: C-1 and C-1-D, Downtown Design Standards Overlay. Chair Pearce explained this was a legislative public hearing that would result in a recommendation to the City Council. StaffReport Community Development Director Bill Molnar explained the standards would remove the plaza space requirement for development in the downtown area greater than 10,000 square feet (sq. ft.). He described the legislative history. Senior Planner Brandon Golden provided a presentation on Plaza Space Standards (see attached): • Legislative History • Downtown Design Standards & • Plaza Space Standards Regulations • Detail Site Review Overlay • Historic Commission Recommendation • Downton Applicability • Timelines for Public Hearings (2020) • Discussion Items • Historic Commission Recommendation • Existing Plaza Space Standards • Proposed Amendment within the C-1-1) • Public Open Space & the downtown central Plaza Questions of Staff Commissioner Dawkins, Chair Pearce and Mr. Goldman discussed a potential conflict in the code regarding width and plaza space. Commissioner Brown asked if the other areas with a similar type of development problem would be addressed in the near future. Mr. Molnar thought it would happen later. Public Testimony Phil Thompson/AshlandlThought the changes should include all properties in the C-1 zone instead of just the C-1-D. He spoke to inadequate parking at the Grizzly Peak Shopping Center and other areas. He was concerned with the speed limit by the shopping center and wanted the speed reduced from 35 mph to 25 mph. Jim i=alkensteinlAshlandfWas in an HOA and explained their CC&Rs were really in place for non -reasonable people. He spoke to unintended regulations. He thought the plaza amendments should have language that would mitigate a non -reasonable person from building something "maniacal." Ashland Planning Commission February 11, 2020 Page 4 of 5 Chair Pearce closed the public hearing. Deliberations & Decision Chair Pearce liked the findings and suggested it emphasize the change was consistent with the downtown design standards and the historic development downtown. Commissioner Dawkins/Harper mis to recommend that the City Council approve the proposed amendments to Chapter 18.4.2 of the Ashland Land Use Ordinance. This motion is based on findings and conclusions in the staff report, and findings in support of the application made during deliberations on this matter. Roll Call Vote: Commissioner Norton, Dawkins, Brown, Pearce and Harper, YES. Motion passed. Commissioner Brown explained the Commission had participated in two prior meetings regarding the topic. What Mr. Goldman presented at this meeting were the changes and modifications that had resulted from those meetings. IX. ADJOURNMENT Meeting adjourned 8:37 p.m. Submitted by, Dana Smith, Executive Assistant Ashland Planning Commission Felrruamy 11, 2020 Page 5 of 5 Planning Commission Speaker Request Form 1) Complete this form and return it to the Secretary prior to the discussion of the item you wish to speak about. 2) Speak to the Planning Commission from the table podium microphone. 3) State your name and address for the record. 4) Limit your comments to the amount of time given to you by the Chair, usually 5 minutes. 5) If you present written materials, please give a copy to the Secretary for the record. 6) You may give written comments to the Secretary for the record if you do not wish to speak. 7), -Speakers are solely responsible for the content of their public statement. Name � <'� C \-< 6 /\:),7" k (,� (please print) \ Address (no P.O. Box)_ -' Phone. S, Aj 709-0(dClf-D Email - Date VC) :1,02,0 Regular Meeting Agenda item number OR Topic for public forum (non agenda item) Land Use Public Hearing For: Against: Challenge for Conflict of Interest or Bias If you are challenging a member (planning commissioner) with a conflict of interest or bias, please write your allegation complete with supporting facts on this form and deliver it to the clerk immediately. The Chair will address the: written challenge with the member. Please be respectful of the proceeding and do, not interrupt. You may also provide testimony about the challenge when you testify during the normal order of proceedings, Written Comments/Challenge: The Public Meeting Lam, requires that all city meetings are open to the public. Oregon law does not always require that the public be permitted to speak. The Ashland Planning Commission generally invites the public to speak on agenda items and during public foruin on non -agenda items unless time constraints limit public testimony. No person has an absolute right to speak or participate in every phase ofaproceeding. Please respect the order ofproceedingsfor public hearings and strictlyfollow the directions of the presiding officer. Behavior or actions which are U177-easonably loud or disruptive are disrespectful, and may constitute disorderly conduct. Offenders will he requested to leave the room. Conunents and statements by speakers do not represent the opinion of the City Council, City Officers or employees or the City of Ashland. Planning Commission Speaker Request Form 1) Complete this form and return it to the Secretary prior to the discussion of the item you wish to speak about. 2) Speak to the Planning Commission from the table podium microphone. 3) State your name and address for the record. 4) Limit your comments to the amount of time given to you by the Chair, usually 5 minutes. 5) If you present written materials, please give a copy to the Secretary for the record. 6) You may give written comments to the Secretary for the record if you do not wish to speak. 7) Speakers are solely responsible for the content of their public statement. Name A-04) (please print) AJ Address (no P.O. Box)_,_, $4 Phone Vmail Tonight's Meeting Date Regular Meeting Agenda item number OR Topic for public forum (non agenda item) For: Land Use Public Hearing Against: Challenge for Conflict of Interest or Bias If you are challenging a member (planning commissioner) with a conflict of interest or bias, please write your allegation complete with supporting facts on this form and deliver it to the clerk immediately. The Chair will address the written challenge with the member. Please be respectful of the proceeding and do not interrupt. You may also provide testimony about the challenge when you testify during the normal order of proceedings. Written Comments/Challenge: The Public Meeting Lmv requires that all city meetings are open to the public. Oregon lmv does not always require that the public bepermitted to speak. The Ashland Planning Coninfission generally invites the public to speak on agenda items and duringpublieforuin on non -agenda items unless time constraints limit public testimony. No person has an absolute right to speak or participate in every phase ofproceeding, Please respect the order ofproceedings for public hearings and strictlyfollow the directions of the presiding officer. Behavior or actions which are unreasonably loud or disruptive are disrespeqful, and may constitute disorderly conduct. Offenders i4,ill he requested to leave the room. Conurients and statements by speakers do not represent the opinion of the City Council, City Officers or employees or the City of Ashland. Planning Commission Speaker Request Form 1) Complete this form and return it to the Secretary prior to the discussion of the item you wish to speak about. 2) Speak to the Planning Commission from the table podium microphone. 3) State your name and address for the record. 4) Limit your comments to the amount of tune given to you by the Chair, usually 5 minutes. 5) If you present written materials, please give a copy to the Secretary for the record, 6) You may give written comments to the Secretary for the record if you do not wish to speak. 7) Speakers are solely responsible for the content of their public statement. Name (2APV(- Vft)K-E (please print) Address �(no P.O. Box)_ 58 3 /�A AM I Phone 41S4)60- /113 Email C'A (2-6 C., b F 3 06oe- - e.z -,Yy) Tonight's Meeting Date 2,.- // ... Vie) Q-'n Regular Meeting Agenda item number Az�— OR Topic for public forum (non agenda item Land Use Public Hearing For: Against: Challenge for Conflict of Interest or Bias If you are challenging a member (planning commissioner) with a conflict of interest or bias, please write your allegation complete with supporting facts on this form and deliver it to the clerk immediately. The Chair will address the written challenge with the member. Please be respectful of the proceeding and do not interrupt. You may also provide testimony about the challenge when you testify during the normal order of proceedings. Written Comments/Challenge: Die Public Meeting Lau, requires that all city meetings are open to the public. Oregon law does not alivays require that the public be permitted to speak. 777eAshland Pla77ningCoiiiiirissiongei7e7-011)) invites the public to speak on agenda items and during public jbrum on non -agenda heirs unless tune constraints limit public testimony. No person has an absolute right to speak or participate in every phase ofaproceeding. Please respect the order ofproceedings for public hearings and strictly follow the directions of the presiding officer. Behavior or actions which are unreasonably loud or disruptive are disrespecoV, and may constitute disorderly conduct. Offenders will be requested to leave the room, Comments and statements by speakers do not represent the opinion of the City Council, City Officers or employees or the City of Ashland. id Proposal Details Site De,scriptionj -Ki Photo is of the existing park to the left of Kestrel Parkway, with the e>isting North Mountain Neighbor- hood to the right, The Ke,strel Pork Subdivision will extend the street to the SOUth (bottOM Of froine) and includes an approxirn a te ly 5ix-acre dedication of new park land to the city to e)(pund the e)(isting park. The subject property is the 1,11 acre "Area 3" Hentffied for fluture developirrient in the recently approved Kestrel Park Subdivis'pon. The property is vacant, repatilvely flat except for a siteeply sloped area lin the northeast corner, and generally without significant naturai features, The KestrO Park SuMvision site, of wWch "Area 3" is the second phase, had an variety of natffal feature.s including as nurnber of trees; two wetlands; the Bear Creek strearn and its floodpllain; and slopes ranging frorn flat to sVopes of 315 percent or rnore, The area was rnaster planned in, tFie late 1.990's with the North Mountain Neighborhood Pan (NMN13) which established the stireet systeirn plain, zoniiing, planned densities and design staridards for the neighl.borhood. "Area 3" incluides portions of three tax lots and two zonlitig districts, NM- R-1,-7.5 (Nelghblorhood Edge, a singlefarnfly zoning district), and NIM-RAF (Neighborhood Core, a a7ulti-family zoning district), f!_rqpqsaI As the secand Iphase of the KestirO Park SUMOsion, the pimp os,af wouki create 15 resldeint-,W kits and as 1611 ilot for coinnion open space on "Area 3". and would buHd 1.5 two-bedirloorn hornes inchiding the three 1,123 Square foat cottages aii 12 cottages of 837'--880 SCIUare feet. pi T�rees . . . .......... ............... . . . TLahE! Kesdscatrel Park Subdiivlsioin inClUded Tree Rernovall Perrnits t�o rernovie 26 of the 43 trees identified lin pn Ipalrcayecut trele inventory lincludkig one 18-inch diameter Cottonwood reMoved as as hazard aii the remalinder removed dUe to their locations relative to the planned NMUP street systern and subsequent devellopt-nient of the property. In addition, the area near the preseryd wetland is as large, dense thicket made up mostly of white wMows which are to be thinned to as spacing of one every 15 feet, with the ren,4ning non-native underbl'USIII to be removed, With the cornpleflon of the subdMision infrastructure 64 new trees w ,er Iprop osed to be pianted to rnitigate the reirnovals, No trees were identified on "Area 3"' in the original subdivilsilon tiree inventory. January 29, 2020. Kestrel Pork Subdivision infrastructure installation in progress Mow Mountain Meadrive, The current, application for develol.-nnerit (.)f "Area,3"' will be the second phose of this subdivision ond include 15 two -bedroom cottages rangingfi-om 837 to 1,123 sqtiar-efeet. Parking 'rhea appHcation proposes 24 c,4fistreet pairldng spaces off of the aIiley, inCkAd�ng one electric vehicle which wiH be owned in cornrnoin and shared by aH resldents to reduce the need to rely on pruvate vehicles and thIUS reduce parldng demand. 15 spaces --- one for each unit-- wlH have carports with stoic age and bike parking. in addition, six on -street parking spaces are avaHaWe along the property's Nandina Street froritage to acconinlodate any additional resWent or visitor parking, The apphcant's par4ng demand anal'ysIls notes that the Insfltute of Traffic Eni&eers Parking Manual suggests a peak par -king demand of 1,46 spaces per dwelkrlg Unft which WOUld reqUire, 21,9 parking spaces, while the City's recently adopted Cottage Housing regulations WOLAd aHow as simHar development with 24 parking spaces arid as such, concludes that parking is adeCjUat0y' addressed. no=. The orlginal Kestrel Park Subdivision applicaflon included a traffic analysis report from, a traffic engineer who considered the fuh bLAHid-OUt Of all sa_ibfflvision phases and coricluded that the project's tiIp gerieration WOWd not exceed the 50 peak h0Ur tril,,js that trigger a fUI traffic hiipact ainaysis. Trip generation enure bers were noted as very low arid riot expected to have a negative effect on any intersections, however as the calCLIlated peak Ihou,ar trips were at 49 troikas, ony one below the thireshOd @evel, the engineer stiudied the intersection of North Mountain Avenue and Hersey Street and concluded that the intersection operates at as Level of Serv�:Ice (LOS) B both before aind after project traffic is added to the intersection. LOS B is within acceptaWe standards under the city's Transportation Systern Plan, aind the traffic analysis concludeld that no niffigaflon 'was necessary. Staff Recommendation Staff recommends that the application be approved with the conditions detailed in the attached draft findIngs, . . ........ . -- - ---------- - - -------- ------- I(estrel Park, Subdivisidn .. Kestrel Pairk SUI.6visiion was approveld as PA 1 1-201.9-1000715 in 201.9. This al,-)pro4l included the general subdivision �ayout, street systep n, utility �nfrastrud-.Ure, parkland dedication and a first phiase of dev6opment which hl&ided sin& farnHy horr'ies in Areas 18( 2. Streets and LIWity infrastructure approved Mth the Wger subdivision are being instaHed now. The curreri,t.qp),�U�' 0117 J"2mp' Areig 3 c e _( ir led in bly _belo�q) 15 two- ............. --- ......... . ......... . ... . ... . . . ............. . ................... . ..... . d a bedroom c . Any.dqy��Iop . . .......... .............. f Ar as 4 5 6 or 7 would be reviewe . ........ .. .. ................. 09Z p1d Aix R I-XIS"I ING Vvt I I A) lip, ROPOSIA) 6' WALKWAY, I �TO BE F11 LED, 4,4 "'Aa� 01 , 10 ilO MEMO= Im PAGACT ROMIJOAAY 'u �N . . ..... GMIN AREA m EXISMG, M ILANDICAFM AA[A MOVOSED loVETVAND SWALE MOPOSED STORMWATEIt rACILITY CON�C(p7t)AI, SINGLE FAMIL,'( U1141 PROJECT KOLJKIDAKY. Units in Yellow wre approved in Phase N for Areas 1, & I % vl� Elk, V I A N I strei Paril( 'N PI 0 A PROJECT BOUNDAI 3 . . . . . . . . . . . . . ... .... . . . . .. . . .... . ................... . ..................... . . — ---------- ------ . . .... . ........................................ ........ . ­­'—­'­­­ — ------ Kestrel P�ark Cottages k"Area 3' of the Kelsitrel Pari is iorl) Nondina Street at Kestrel Pork \/,I(,.,Illlt,y Map Type 'A,' 2BR/2BA, 837 si.-f. Type 'C' 2BR/2BA + Office, 1,1-23 sJ., 'Type B --- 2BR/2BA, 880 s.,f. H Planning Department, 51 Winbuw i Way, Ashland, Oregon 97520 CITY OF 541-488-5305 Fax: 541-552-2050 www.ashland.orus TTY: 1-800-735-2900 -ASHLAND PLANNING ACTION: PA-T2-2020-00016 SUBJECT PROPERTY: Kestrel Parkway Subdivision., Area #3 (see map) OWNER/APPLICANT: KDA Homes, LLC DESCRIPTION: A request for Outline Plan subdivision approval and Site Design Review approval for the Kestrel Park Cottages, a 16-lot/15-unit subdivision of Area 3, one of the areas reserved for future development in the recently approved Kestrel Park Subdivision. COMPREHENSIVE PLAN DESIGNATION/ZONING: North Mountain Single Family (NM-R-1.7.5) and North Mo Lintain Multi -Family (NM-MF); ZONING: NM-R- 1 -7.5; and NM-MF; ASSESSOR'S MAP & TAX LOTS: 39 1 E 04AC 900, 39 1E 04AD 8600, and 39 1E 04DB 2000, ASHLAND PLANNING COMMISSION MEETING: Tuesda,Y, February 11, 2020 at 7.-00 11)11, As,hland(,", hyh,, Con fer, J/ 75 Ea vfAfain Strz!el Notice is hereby given that a PUBLIC HEARING on the folIowing request with respect to the ASHLAND LAND USE ORDINANCE will be hold before the ASHLAND PLANNING COMMISSION on meeting date shown above. The meeting will be at the ASHLAND CIVIC CENTER, 1175 East Main Street, Ashland, Oregon. The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, either in person or 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 Commission 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. A copy of the Staff Report will be available for inspection seven days prior to the hearing and will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Department, Community Development and Engineering Services, 51 WinbUrn Way, Ashland, Oregon 97520. During the Public Hearing, the Chair shall allow testimony from the applicant and those in attendance concerning this request. The Chair shall have the right to limit the length of testimony and require that comments be restricted to the applicable criteria. Unless there is a continuance, if a participant so requests, before the conclusion of the hearing, the record shall remain open for at least seven days after the hearing. In compliance with the American with Disabillifies Act, if you need special assistance to participate in this meeting, please contact the City Administrator's office at 541-488-6002 (TTY phone number 1-800-735-2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.-35.104 ADA Title I). If you have questions or comments concerning this request, please feel free to contact Senior Pianner Derek Severson in the AshIand Planning Division, 541- 488-5305. OUTLINE PLAN APPROVAL (18.3.9.040.A.3) Approval Criteria for Outline Plan. The Planning Cc- . ission shall approve the outline plan when it finds a.. _r'the following criteria have been met. a. The development meets all applicable ordinance requirements of the City. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity, c. The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. d. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. e. There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. f. The proposed density meets the base and bonus density standards established under this chapter. g. The development complies with the Street Standards. SITE DESIGN AND USE STANDARDS (18.5.2.050) The following criteria shall be used to approve or deny an application: A. Underlying zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property, E, Exception to the Site Development and Design Standards: The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. NORTH MOUNTAIN NEIGHBORHOOD SECTION 18.3.5.030 Site Plan & Architectural Review Procedure C. Supplemental Approval Criteria. In addition to the criteria for approval required by other sections of this ordinance, applications within the NM district shall also meet all of the following criteria. 1. The application demonstrates conformity to the general design requirements of the North Mountain Neighborhood Plan, including density, transportation, building design, and building orientation. 2. The application complies with the specific design requirements as provided in the North Mountain Neighborhood Design Standards. G.lcomrmdevlplanning\Plannins Actions%loticing Polders%failed Nloticen& Signs12020TA42-2020-000i6AwK AFFIDAVIT OF MAILING STATE OF OREGON } County of Jackson ) The undersigned being first duly sworn states that: i . I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On January 29, 2020 l 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 the Planning Action #PA-T2-2020-00016, Kestrel Parkway Subdivision, Area #3. �&p n. &Q, Sig a ure of Employee 0:%tJsers*appr'Deskiop4Templa;esWFFIOAMT OF 1,4A1LING_Regan.dou W92020 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 AYALA PROPERTIES LLC BAINE WILLIAM TRUST ET AL BEE RICHARD J TRUSTEE ET AL 132 MAIN ST 202 882 PLUM RIDGE DR 583 NANDINA ST MEDFORD, OR 97501 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 BELENKY DANIEL NATHAN BIETZ DONALD CIFELISING N BOENITZ DAVID J TRUSTEE ET 512 FAIR OAKS AVE 924 KESTREL PKWY 903 STONERIDGE AVE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 BOWMAN LEE ELLSWORTH TRUSTE BRANDT FAMILY TRUST ET AL BROWN JOANIWAYNE 554 MOUNTAIN MEADOWS DR 634 FAIR OAKS CT 934 KESTREL PKWY ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 BROWN KATHLEEN G TRUSTEE ET CALDWELL PATRICK K TRUSTEE CHEN YIHENG 25 SAN FELIPE WAY 914 KESTREL PKWY 922 PATTON LN NOVATO, CA 94945 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 CLARK NANCY E COSTER GRANT JAYICOSTER LIN CROWLEY NANCY C 348 FAIR OAKS AVE 910 OAK ST 902 PATTON LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 DAWSON RENEE N TRUSTEE ET A DEL RIO RENEE DEROUX DANIEL ET AL 480 CARMEN RD 639 SE MONTGOMERY ST 909 PLUM RIDGE DR TALENT, OR 97540 ALBANY, OR 97321 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 GILL WILLIAM L TRUSTEE ET A GILLANDERS ROSS J TRUSTEE E GRIFFIN ROBERT B TRUSTEE 911 PATTON LN 915 PLUM RIDGE DR 823 PLUM RIDGE DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 GUTIERREZ LYNDA GAYLE HANSEN DOUGLAS JISOOK-JA H HASSELMAN LYNNE ET AL 907 PLUM RIDGE DR 917 PLUM RIDGE DR 916 STONERIDGE AVE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 HAYES HAROLD E& DONNA L REV JOHNSON CARL ANDREW TRUSTEE JONES DAVID SIBOWEN-JONES K 564 GREAT OAKS DR 4616TH AVE 2000 TAMARACK PL. ASHLAND, OR 97520 SAN MATEO, CA 94402 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 JULIAN SQUARE CONDO OWNERS JURICKOVICH GAYLE M TRUSTEE KAPLAN RICHARD P TRUSTEE ET 663 A ST 821 SATSUMA CT 802 PLUM RIDGE DR ASHLAND, OR 97520-2070 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 KDA HOMES LLC KEIL CHARLES LIKATHARINE KNAUERT DENNIS D TRUSTEE ET 604 FAIR OAKS CT 359 KEARNEY ST 862 PLUM RIDGE DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 LASH STEPHANIE LENTFER JACK W TRUST ET AL LITTLETON THERESE M TRUSTEE 925 PLUM RIDGE DR 539 MOUNTAIN MEADOWS DR 931 PATTON LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 LOVESEE JOHNILIZZIE C LUCAS WILLIAM E TRUSTEE ET MANN DAMIAN 147 NUTLEY ST 544 MOUNTAIN MEADOWS DR 368 FAIR OAKS AVE ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 MCGUIRE BRIAN REV LIV TRUST MEDINGER CONSTRUCTION COMPA MILLER EDWARD R TRUSTEE 906 STONERIDGE AVE PO BOX 702 161 BROWNS RD ASHLAND, OR 97520 ASHLAND, OR 97520 WILLIAMS, OR 97544 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 MITCHELL SAMUEL L TRUSTEE MITZEL STEVEN DIMICHELE A MOUNTAIN MEADOWS PLUM RIDGE 892 PLUM RIDGE DR 532 FAIR OAKS AVE PO BOX 1334 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 MOZINGO GEORGE L AND DONNA MT MEADOWS OWNERS ASSOCIAT NICHOLS RICHARD A TRUSTEE E 360 STRAWBERRY LN 950 GOLDEN ASPEN PL 921 PATTON LN ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 NOYCE RALPH H TRUST ET AL PARKVIEW PLAZA LLC PETSCH WOLFGANG H/SHIRLEY A PO BOX 1475 5 MAIN ST PO BOX 1028 CARMEL VALLEY, CA 93924 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 PINKHAM SURVIVOR'S TRUST ET PLEICH GEORGE A AND COLETTE POHL ROBERT L PO BOX 1079 904 KESTREL PKWY 843 PLUM RIDGE DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 QUINN KELLY G TRUSTEE ET AL RALSTON DAVID REICH CHRISTOPHER BIANGELA 905 PATTON LN 369 LAUREL ST 3767 DEUTZ DR ASHLAND, OR 97520 ASHLAND, OR 97520 SPARKS, NV 89436 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 SCHLIESMAN PAMELA SHAW CATHERINE M ET AL SHUBAT VINCENT P TRUSTEE ET 900 OAK ST 886 OAK ST 919 PLUM RIDGE DR ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 SIEGEL PAUL W TRUSTEE ET AL SKLENSKY ALDEN F TRUSTEE ET SMITH CLEO M TRUSTEE FBO ET 610 FAIR OAKS CT 549 MOUNTAIN MEADOWS DR 938 OAK ST ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00016 SPARTAN ASHLAND STELLA REAL 66 WATER ST 200 ASHLAND, OR 97520 PA-T2-2020-00016 TAYLOR TAMSIN C TRUSTEE ET 594 GREAT OAKS DR ASHLAND, OR 97520 PA-T2-2020-00016 WYNN-OWEN LISBETH TRUSTEE E 803 PLUM RIDGE DR ASHLAND, OR 97520 PA-T2-2020-00016 MADARA DESIGN INC 2994 WELLS FARGO RD CENTRAL POINT, OR 97502 PA-T2-2020-00016 HUYCKE, O'CONNOR, JARVIS 823 ALDER CREEK DR MEDFORD, OR 97504 PA-T2-2020-00016 BARBARA GOODMAN REV TRST 6248 HIGHLAND AVE RICHMOND, CA 94805-1636 PA-T2-2020-00016 GAIL ANN ENGBLOM 636 FAIR OAKS CT ASHLAND, OR 97520 PA-T2-2020-00016 ANTHONY E WAY TRUSTEE ET AL 624 FAIR OAKS CT ASHLAND, OR 97520-9475 PA-T2-2020-00016 SPOONER RAYMOND MJPAMELA 780 VIVIAN DR LIVERMORE, CA 94550 PA-T2-2020-00016 TAYLOR VIDA SUMNER TRUSTEE 913 PLUM RIDGE DR ASHLAND, OR 97520 PA-T2-2020-00016 AYALA JACOB 604 FAIR OAKS CT ASHLAND, OR 97520 PA-T2-2020-00016 URBAN DEVELOPMENT SERVICES 604 FAIR OAKS CT ASHLAND, OR 97520 PA-T2-2020-00016 BENDER FANDA YVONNE ET AL 602 FAIR OAKS CT ASHLAND, OR 97520 PA-T2-2020-00016 AYALA PROPERTIES LLC 606 FAIR OAKS CT ASHLAND, OR 97520-9475 PA-T2-2020-00016 LESLIE W JENSEN 628 FAIR OAKS CT ASHLAND, OR 97520-9475 PA-T2-2020-00016 JAMES LIZOTTE 622 FAIR OAKS CT ASHLAND, OR 97520-9475 PA-T2-2020-00016 SWANSON DONNA L TRUSTEE ET 863 PLUM RIDGE DR 401 ASHLAND, OR 97520 PA-T2-2020-00016 TOWER ROBERT D TRUSTEE ET A 812 PLUM RIDGE DR ASHLAND, OR 97520 PA-T2-2020-00016 LINDEMAN DESIGN PO Box 386 ASHLAND, OR 97520 PA-T2-2020-00016 CEC ENGINEERING 132 W. MAIN ST MEDFORD, OR 97501 PA-T2-2020-00016 LAURA KISCOTT T HAHN 2601 KELLY AVE MCKINLEYVILLE, CA 95519-3346 PA-T2-2020-00016 DENNIS P TETZ TRUSTEE ET AL P 0 BOX 819 ASHLAND, OR 97520-0028 PA-T2-2020-00016 KENNETH V VENTING ET AL % PHYLLIS TRUSSLER POA 300 SUNCREST RD #104 TALENT, OR 97540-7601 PA-T2-2020-00016 RICHARD L MAY JR 323 AVERY ST ASHLAND, OR 97520-3904 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 BOBBY L BURTON SEP IRA ET AL MARGARET A PETERS ROLAND CORNELIUS 2305-C ASHLAND ST #504 646 FAIR OAKS CT 2305 ASHLAND ST ASHLAND, OR 97520-1407 ASHLAND, OR 97520-9475 ASHLAND, OR 97520-3777 PA-T2-2020-00016 P'A-T2-2020-00016 PA-T2-2020-00016 KENNETH V VENTING ET AL RICHARD L MAY JR OURANIA MARCANDONATOU 880 WW CLIFF DR #7 1206 LINDA AVE 592 FAIR OAKS AVE #301 SANTA CRUZ, CA 95060-6544 ASHLAND, OR 97520-3550 ASHLAND, OR 97520-9476 PA-T2-2020-00016 PA-T2-2020-00016 LAURA G AVERY TRUSTEE ET AL RICHARD H FRANKE TRUSTEE ET AL 823 BOULDER CR LN 857 N MOUNTAIN AV ASHLAND, OR 97520-9112 ASHLAND, OR 97520-9622 PA-T2-2020-00016 PA-T2-2020-00016 FREDERIC M TONGE JR TRUSTEE ET AL LILA L SOLL 817 N MOUNTAIN AVE 431 E 20TH ST #E13B ASHLAND, OR 97520-9622 NEWW YORK, NY 10010-7502 PA-T2-2020-00016 GRACE G MARTIN MARIAA GEIGEL °I1 COVERED BRIDGE RD NESHANIC STATION, NJ 08853 PA-T2-2020-00016 DENNIS L HOLEMAN TRUSTEE ET AL 822 PLUM RIDGE DR ASHLAND, OR 97520-9730 PA-T2-2020-00016 PAUL SCHLESINGER JANE EMKES 525 DOGWOOD WY ASHLAND, DR 97520-1574 PA-T2-2020-00016 NANCY POPE SCHLANGEN TRUSTEE ET AL 832 PLUM RIDGE DR ASHLAND, OR 97520-9730 PA-T2-2020-00016 DONAVON K LARSON TRUSTEE 592 NANDINA ST ASHLAND„ OR 97520-9729 PA-T2-2020-00016 PA-T2-2020-00016 PA-T2-2020-00016 JOHN R TRAMMELL TRUSTEE ET AL DEAN H TURNER TRUSTEE ET AL RICHARD E KINSIGER TRUSTEE ET AL 598 NANDINA ST 1044 LOST BARRANCA RD 591 NANDINA ST ASHLAND, OR 97520-9729 PEBBLE BEACH, CA 93953-2629 ASHLAND, OR 97520-9729 "IfL"iSTREL.PARK C077AGE,5" Area 3 F.,Wxol PERFORMANCE STANDARDS OPTIONS OUTLINE PLAN SUBMITTED TO CITY OF ASHLAND FOR KDA HOMES 604 FAIR OAKS COURT ASHLAND, OR 97520 Alorth Illountain Zoning Al'up JANUARY3", 202 () ) , I U", J, 1� p a g I. PROJECTINFORMATION: PROJECT NAME: "Kestrel Park Cottages" LEGAL DESCRIPTION: Area 3, Kestrel Park Subdivision (pending recording) APPLICANT. DE SIGNER: LANDSCAPE DESIGN: KDA Homes, LLC Lindemann Design Madara Design, Inc. 604 Fair Oaks Court PO Box 386 2994 Wells Fargo Road Ashland, OR 97520 Ashland, OR 97520 Central Point, OR 97502 LAND USE PLANNING: ENGINEER: ATTORNEY Or RECORD: Urban Development Services, LLC CEC Engineering Huyeke, O'Connor, Jarvis 604 Fair Oaks Court 132 W. Main Street 823 Alder Creek Drive Ashland, OR 97520 Medford, Oregon 97501 Medford, OR 97504 PROJECT ZONING: As illustrated in the inserted Zoning Map (above), the property is :rowed. North Mountain NM-MF (multi -family). The subject property is currently being divided as part of the Kestrel Park Subdivision and is referenced as Area 3 on those plans. Final recording is pending subdivision improvements, including infrastructure, streets and park land dedication. The proposal is regulated by the Ashland Municipal Code, Chapters 18.3.5 (North Mountain Neighborhood District) 19.3.9 (Performance Standards Option) and 18.4 (Site Development and Design Standards). ARM I WhOAONAARA V �V Lor 5 v4i Sw "Wrraxar — 1----A 0A ARMA 27 PROJECT PROPOSAL: The applicants are requesting an Outline Plan and Site Design Review approval, under the Performance Standards Option, for a 16 lot, 15-unit cottage housing subdivision. Afole.� 'rhe I.wo],)osal is not technical4y a cottage housing, develol-nnent as outlined under AA4C 18.23.090 (Cottage 11ousing) as the North Allountain Neighborhood area ivas not inchided in the recently ado].Wed Cottage Housing Ordinance. Nevertheless, the qj)j)1ican1s contend the style and general layout provides ,for a needed housing 1yj)e,tbr Ashland and thus proj)osing a shnilar I)q)e of develol.mient, but ivithoul the relaxed zoning standards or sj_?eeific developinent regulations as provided under the Cottagye Housing Ordinance and instead cleveloj)ing the subdivision as a standard inidli-fic, inilysuhdhision. SUBDIVISION DATA: As approved with the Kestrel Paflc Subdivision — P'A-2018-00005: Density & Open Space NM Zone NM-G NM-R-1-7.5 NM-MF Acres 5.99 ac 2.76 ac 4.74 ac Dwelling Units Per Acre - 3.6 12 75% to 110% Rase Density Requirement 7,42— 11.02 42.66 — 6&25* Approved Density ((Phase I — Areas I & 2)) . 11 4 Pi,oposedDetisitj7((PliaseI—Ai-ea.3)) Proposed Density ((Phase 11 — Areas 4 - 7)) ...... . .... . . ...... 15 23.66 — 4 8.2 5 * Final density and open spaces within NM-MF areas are to be determined at the time ol each remainder Area's Site Review Permit, but as noted, the minimum density combined would be 23.66 (24) dwelling units. PROJECT DATA: 1.11 acres + .22 acres dedicated rights -of -way � 1.41 acres 1.41 acres x 12 du/acre = 16.92 units x I 10% = 18.61 units ((15 units proposed)) *Rcinaining density in NM-MF Kestrel Park Subdivision = (4 Area #2, -15 Area #3) ---- 23.66 — 48.25 dwelling units based on AMC 183.5.040 F. requiring 75% to 110% of base density to be met. PROJECT HISTORY: Beginning in 1995, the City of Ashland held a number of neighborhood meetings, including a design charrette, between property owners and neighbors of the North Mountain area which included City staff and Professional Land Use Consultants. The effort eventually culminated in a master plan called the North Mountain Neighborhood Plan which was adopted in 1997 (Ord #2800) and included amendments to the City's Comprehensive Plan, Zoning Map, Land Use Code and Site Design and Use Standards to guide the eventual development. The expected build -out period at that time was estimated at 20 years. In 2004, a large portion of the North Mountain Neighborhood was approved for an 8 1 -lot subdivision by a Development Company called Camelot Homes who developed a majority of the subdivision's road and a few homes, but later sold the property due to, the poor economy. The remaining areas of the North Mountain Neighborhood are either pending eventual development or were developed between 2005-2017 by other property owners, including the Julian Square Mixed -Use Development, Great Oaks Subdivision, 11 P a g e Plumb Ridge Subdivision, Mountain Meadows Retirement Center and the newly constructed three-story condominium building on the corner of Plum Ridge Court and Fair Oaks Avenue. In 2018, the Planning Commission approved an Outline Plan proposal for a 15-unit, 17-lot subdivision for Areas I and 2 of the Kestrel Park Subdivision, including a reinaindcr parcel which included identified future phasing areas 43 - #7, The Final Plan was approved in December of 2019 and construction infrastructure has begun at the time of writing. PROPERTY DESCRIPTION: Area #3 is of the Kestrel Park Subdivision is 1. 11 acres. The property is vacant and relatively flat, but for the northeast corner of the parcel where it is steeply sloped. There are no other natural features in this particular area. PROJECT PROPOSAL: Subdivision: The applicants are proposing to develop Area #3 of the Kestrel Park Subdivision as a 16-lot, 15-unit cottage housing type of subdivision, similar to the recently adopted Cottage Housing Ordinance. The units will be on their own individual tax lots and include a conin-ton lot which will include open space, sidewalks, parking, trash storage area, etc, Site Design Review: Of the 15 cottage housing "type" units proposed, a total of 12 will be 800 square feet or less and the remaining three roughly 1,120 square feet in size. Ten of the units are attached as duplex units and five detached units -- all of which will be on their own lot. Other than the attached units, all of the buildings are to be separated by at least 12' and comply with all other setback and dimensional standards as required under Table 18,3,5.060 (North Mountain Neighborhood District Dimensional Standards). The applicants intend to construct all of the units as Net Zero with solar panels installed at the time of occupancy and each will be Earth Advantage Platinum certified. Proposal vs. CoUgge Housing Ordinance Units: The proposed development is very similar to the recently adopted Cottage Housing Ordinance, Ordinance #3147, November 2017, but the proposal is not being proposed tinder those particular design standards as the North Mountain Neighborhood District's land use code of listed permissible uses is silent on Cottage Housing, but Cottage Housing is an identified use in most other zones. This appears to have been an oversite in the Cottage Housing Ordinance's recent adoption, but nevertheless, the applicants are proposing a similar housing type herein as "multi -family" housing, but not receiving the various benefits as permitted tinder the adopted Cottage Housing Ordinance (i.e. reduced dimensions between buildings, solar access flexibility, parking flexibility, etc.). That said, throughout this narrative and as illustrated on the design plans, it is evident the adopted Cottage Housing Ordinance's flexible design provisions are considerable, but the applicants contend the proposed development offers a little more housing size, space between buildings and parking. Architecture: The units will be simple, but elegant in order to not overwhelm the common spaces. Each unit will have a large private front porch, varying in location or roof style, often times with a slightly different material or paint color to provide distinction. All of the units will be single story and all of the units will have roofs oriented for positive solar access. Whenever possible, front orientation onto the 4 Page cornmon open space or adjacent public rights -of -way has been considered as it not only ineets the intent of the Cottage Housing Ordinance, but the applicant's goal of being creating a positive neighborly environment. Eyrth Advantyge PIcitinion --- NET ZERO The applicants are proposing to develop kill of the units as Earth Advantage Platinum and be Net Zero. The Earth Advantage program is ail "optional" conservation home certification program intended to produce high performance sustainable homes for people increasingly interested in energy efficiency and healthier residences. The standards significantly exceed typical code requirements and are based on achieving points covering five categories --- energy efficiency, healthy indoor air quality, resource efficiency, environmental responsibility and water conservation. Verified by third party analysts, the program offers three levels of certification: Silver, Gold and Platinum. The applicants, are excited to be contributing towards a more sustainable housing approach in Ashland with the development and success of both Verde Village and Phillips Corner which are Earth Advantage Platinum - Net Zero Ready certified and the 12 unit Garden Cottages off Laurel Street, currently under construction, which is Earth Advantage Platinum Net Zero. Those projects have been praised by representatives from the Earth Advantage program as being the first of their kind in the Pacific Northwest. Overall, the applicants intend to develop the property with certain goals and policies as outlined within the City's recently adopted Climate & Energy Action Plan. Global climate change is today's most pressing issue and inost Americans favor taking meaningful action. Buildings alone are responsible for 40% of the total energy used in the United States and zero energy homes can hell) reduce our reliance on fossil fuels. PyLkjLi� A total of 1.75 parking spaces per two -bedroom unit or 26.25 parking spaces are required for the 15 cottages and 24 parking spaces are proposed, one of which will be designated as a "shared electric parking vehicle" for the use by all of the projects residents. A total of 15 parking spaces, one for each unit, will be covered with carports which will include some storage area for bike parking and other 51 P a g e storage needs. The parking space dimensions and amount have been based on AMC Chapter 18.4.3 and Table 18.4.3.0:40. All site parking will be along the alley which optimally utilizes the property and eliminates excess asphalt and solar heat gain. No on -street parking credits are requested, although six parking spaces along the property's street fi,ontage will be available for guests and tenant parking. Parking Demand Analysis: As noted, the proposed 15 unit cottage housing "style" development is deficient 2.25 parking spaces, but does include mitigating factors in order to explain the proposal based on AMC Chapter, 18,43ffl0 A. 3, which provides the opportunity for a different parking standard when compared to the City's standard parking ratio table based on the following: 1& 4.3.030 A. 3. Parking Demand Analysis, The approwil authoril)) through a cliscretionary rei)ieli) may approve a parking standard that is diffe rent than the stanclards under subsections 18, 4.3,030,A, I (slanclardparking,space table) and 18.4.3.030,A.2 (Unspecified Uses) asfolloivs: a. The (il-)I,)Iicciiitsitbiiiilscipcii,kii7gcleiri,-ti7claiicil.))sisii,ithst.t1)1)oi-tiiigcictlapiel)oi�edb,))api-qfessioiiciI engineer, planner, archilect, landscape architect, or other qualifiedproftssional; L The parking analysis, at a inininn-un, shall assess the average parking demand and amilable snppl)�fior existing and proposed uses on the subject site; opporfunities,lbr shared park ing with other uses in the vicinity; existing public parking in the vicinity; transportation options existing or planned near the site, such as fi-equent bits seri,ice, car pools, or prNate shuttles; and other relevant faclors, The parking demand analysis option n7aY be used in conjunction ivith, or inclependent qf, the options provicled under section 18.4-3.060, Parking Management 9rategies. A total of 15 two -bedroom multi -family units on independent parcels are proposed with this cottage "style"' application. Within the Ashland Municipal Code (AMC) Table 18.4.3.040 --- Automobile Parking Spaces by Use, identifies two -bedroom multi -family units as needing 1.75 parking spaces per unit or 26.25 total on -site parking spaces and the application only proposes 24 on -site parking spaces, one of which will be used for a dedicated shared electric vehicle to be owned and managed by the Home Owners Association. Note: the applicants ivill not -Just he providing a regular~ 1,ehiclefior the car share program, but it will be a sharecl "electric" vehicle with the intent to not only "optimize " parking spaces, limit the need for inulli-vehicle ownership and recluce iehicular miles traveled, but the goal is to also reduce carbon emissions and reduce rqflectim heat gain ivhere possible. From the Project Planner's professional perspective, the subject application is unique or has circumstances that warrants a reasonable reduction of 2.25 less parking spaces. These include: 0 The Institute of Traffic Engineers (ITE), Parking Manual 3"' Edition, identifies similar residential developments, Land Use Group #230, as having peak parking demands of 1.46 parking spaces per dwelling unit which would be 21.9 parking spaces vs. 26.25. The ITE findings identify the 33 d percentile of needing 1.38 parking spaces and the 85111 percentile needing 1.68 spaces or an equivalent of 20.7 to 25.2 parking space in this application's case (attached). The City of Ashland's recent "Cottage Housing Ordinance" allows for one parking space if units are less than 800 square feet in size, 1.5 parking spaces per unit if less than a 1,000 square feet and 2 6 111 a g parking spaces for units greater than a 1,000 square feet. If the proposal was developed under the City's adopted Cottage Housing Ordinance and not considered "single family" (explained below), the parking demand would equate to 24 parking spaces, consistent with the a1nOLint proposed herein. Note: Qfthe 15 collage units pi-ol)osed, eight units are 837 squarefieet andjbur are 880 squareftel or roughly 4% to 10% greater, than the threshold of the singyle lwirking space provision alloii,ed under the Cottage Housing Ordinance if the units ivei,e 800 square feet or less. 0 No on -street parking credits are being requested or granted with this application, however, there are six parking spaces located along the property's Nandina Street frontage, in addition to numerous parking spaces within a 200' distance to the site such as the area along the Kestrel Park Open Space or the single family lots on the opposite side of Nandina Street. In fact, the extremely low use of on - street parking by existing residents within the adjacent Meadowbrook Subdivision is evidence of the extremely low utilization of on -street parking. 0 A key consideration for this particular project relates to the "multi family" vs. "single-family" definitions as the latter is described under the Definitions Section of the AMC as being "a detached or attached structure containing one dwelling unit located on its oivn lot" whereas the a multi-farnity dwelling definition is "a dwelling in a structure or grouping of structures containing tivo or more divelling units located on one lot (emphasis added). In this application's case, the proposed units are to be located on their own individual lots. However, there is no distinguishable difference or evidence in actual parking demand than if all the units were on one large lot. This is in-iportant as "single family dwellings" (on their own lot) are excluded from the City's various Parking Management Strategies (AMC 18.4.3.060) which otherwise allows applications for any other type of land use within the City to apply for a 50% on -site parking reduction with the availability of on -street parking credits, alternative vehicle parking (extra bike/motorcycle parking), transit facilities credits, etc. In this particular case, there are six on -street parking spaces along the frontage of Nandina Street, three of which would address the parking minimum if the subject units were not on their own lot. The proposed shared electric vehicle is purposefully intended to encourage owners to not feel obligated to need a second vehicle but to instead rely on the shared vehicle for short local trips. And, although not all owners/tenants will desire or be able to participate in the car share program (i.e., two drivers with different working schedules or two drivers who simply prefer ultimate driving convenience), studies indicate developments with car share opportunities can reduce the need of second cars within a development by as much as 43%. In this particular case, the requested reduction in 2.25 parking spaces with the shared vehicle is less than 10%. 0 Public ride share opportunities such as Zipcar or on -demand services such as Uber, Gett and Lyft are changing parking demand nationally, as much as 27% and expected to climb to 40% by 2040. The above points are an overall analysis intended to look at the various parking circumstances and trends associated with the property or technology and evidence the demand for 26.,25 parking spaces (1.75 parking spaces per unit) is not necessary for this particular application and that the 24 on -site parking spaces provided will suffice, especially when one considers the mitigating benefits, the shared vehicle 7 11) a g Provides, understands there are six available on -street parking spaces that Would otherwise be considered if the subject cottages were not "technically" on their own tax lots and the fact that new ride share technologies, such as Zipcar, Uber and Lyft, are quickly emerging causing parking ratios in multi -family developments to trend lower than current code ratios. In Conclusion, the response to the criterion for a Parking Demand Analysis, AMC 18.4.3.030 A.3.b (inserted on Page #6) and addressed herein finds the average parking demand for the proposed 15 two - bedroom unit cottages is less than code whereas the 24 on -site parking spaces, as proposed and another six available along the Nandina Strect frontage are adequate. The analysis points to the fact the Institute of Traffic Engineers (ITE) Parking Generation manual identifies parking studies showing a ratio that is less than current code for similar uses and because the applicants are proposing a unique opportunity by providing an electric car and proposing a car sharing program located on -site, owned and operated by the development's Morrie Owners Association, the parking demand is less 1,75 parking spaces per two -bedroom unit and that current trends of other "off - site" ride share programs such as Uber and Lyft are continuing to have an impact on the demand for vehicular ownership and on -site parking, consistent with the Institute of Traffic Engineers adopted ratios and consistent with the City's recent parking reduction decision with the adoption of the Cottage Housing Ordinance. Further, the combined nature of changing demographics (smaller households, demand for more independent living, shifting budgets, etc.) and the lightning quick technological advancements in the smart technology and vehicle industry are rapidly reducing the ratio of cars per household. As such, the analysis justifies what is an equivalent of 2.25 spaces or less than 10% parking reduction. Bike Pcirking: The project's bike parking will be provided within each unit's designated parking space within the carport structure's storage area. Initially a bike parking barn was proposed to be located near the open space area or trash enclosure area, but the applicants design team decided the open space would be compromised. The CC&Rs will specifically exclude bike parking on porches to avoid visual clutter, but mainly to encourage social interaction with neighbors. Solur Access: Similar to the adjacent subdivision to the north (Meadowbrook Subdivision, PA-2003-158), the applicants are requesting some solar flexibility which would allow a shadow from a southern unit to extend 4' above the, finished floor of the adjacent building to the north per the provisions allowed under 18.4.8.040 B. Solar Access Performance Standard, which essentially permits proposals to pre -define the height/shadow allowances of the units to ensure the adopted solar access standards are being complied with. In typical cases, the solar code is based on 6' tall fences being placed 6' from the unit (i.e., the yard setback) which would, in theory, cast a shadow 4' above the finished grade of the northern house. In this cottage style site plan, there are no, proposed fences in-between buildings that would produce a similar effect, but the shadow from the adjacent unit would be cast as if a 6' fence was present. In addition, there are two additional points to clarify on this matter. First, the extended shadow does not fall onto, adjacent properties off the premises as the area to the north is a public right-of-way. Secondly, the applicants are proposing to include solar panels on each of the cottage unit's roof with the intent to be NET ZERO, which in theory is to produce equal or more electricity than the unit consumes. As such, the 8 age flexibility requested herein is not only consistent with the City's solar access codes, but the applicants are pre -installing solar panels while at the same time designing each unit's building orientation, height, roof pitch and tree plantings to optimize the solar access opportunities. Climate & EnetXy Goals: The applicants intend to develop the property with certain goals and policies as outlined within the City's recently adopted Climate & Energy Action flan. For example, the applicants intend to: A) Develop the units as Zero Net homes providing solar panels on the roof and infrastructure within the homes to off -set projected electrical demands; B) Construct the homes under the Earth Advantage Platinum Certification levels which provide each home with the most energy efficient construction techniques and appliances. C) Purchase an electric vehicle for car sharing opportunities. The electric car is to be owned, operated, maintained and replaced by the owners/tenants of the I-IOA as with any common element and metered through smart tecluiology. Further, the applicants intend to construct a majority of the homes with a Lifelong Housing Certification which provides for "aging in place" opportunities both inside and outside of the Homes. Overall, it is the applicants' intention to plan and develop a cottage housing community that not only supports alternative transportation goals, but is also more sustainable then conventional housing developments. Landsca in : A landscaping plan is attached to the submitted plans detailing the plant species, number and areas to be planted. The plan identifies multiple areas of planting based on the intended uses. The plan considers the nearby Kestrel Park and thus does not include open turf areas, but instead passive space for aesthetics and occasional social gatherings. The proposed landscape plan includes a bee pollinator garden which will include a variety of plants that bloom from early spring into late fall, plants native to the area, certain plants planted in clumps, adding larval host plants and prohibiting the use of pesticides. Areas between the units will generally be low-lying plants and shrubs, except for around the perimeter of the units which will be 5' of gravel or equivalent (no bark) consistent with new fire wise management codes. Finally, there no tree protection fencing is proposed as there are no trees on the subject property. Neighborhood Coinp atibilitL The applicants have tried to be cognizant of the surrounding "single- family" detached neighborhood (currently under construction) by including two street oriented detached cottage units along the Nandina Street frontage and all other units and parking partially screened from the public right-of-way. Each of the units are to have large front porches with the intent to not only enhance the building fagade and provide semi -private recreational space, but to also be consistent with front porches found with neighboring properties. Vehicular access is from the proposed alley that separates the North Mountain single-family zone from the North Mountain multi -family zone. Overall, the applicants contend the architectural design, building orientation and single level planning efforts should be realized by the neighborhood as a very positive component of the project. Utilities: Public utilities with capacity to service the proposal are being installed at the time of this writing and designed to accommodate the service needs of the proposed project. Meetings have occurred with the various service providers and there's not been any indication the utilities planned to service the cottages will not be adequate. At the time of the project's final engineering, exact infrastructure details specifically relating to the cottages and connections to service lines will be provided for review and approval from the various City departments and utility providers. 91Page Electric: Electric service is available from Nandina Street or Nest Box Way. All new services will be underground. Civil Engineering drawings will be provided at the time of the final flan application. Sanitary Sewer: The property is to be served by a 8" sanitary sewer main in both Nandina as well as the Planned alley. . Water: 'rhe Property is served by an 8" water main in Nandina Street, Storm Drainage: The properly is to be served by storm water lines in both the alley and Nandina Street. Storm water is to be collected into the subdivision's storm water detention pond located within the dedicated open space area directly west of Kestrel Park, 'rhe detention facility provides an on -site facility capable of accommodating a 25 year storm event in accordance with the Rogue Valley Storm Water Quality Design Manual. Tinge Schedule of the Develo n� ent: The project's infrastructure installation is Currently under way and construction for this particular phase is to commence immediately thereafter. 111. PROJECT FINDINGS OF FACT: The following information has been Provided by the applicants to help the Planning Staff, Planning Commission and neighbors better understand the Proposed project. In addition, the required findings of rfact have been provided to ensure the proposed project meets the requirements and procedures outlined in the Ashland Municipal Code (AMC) Pertaining to the Performance 'Standards Options Subdivision requirements in Chapter 18.3.9 and Site Development and. Design Standards Chapter 18.4. 1,oa- claa-ity a-etasons, the following documentation has been for -matted in "oaatline".fog-m arrith the C:'ity's approval ca-iteN a note" in BOLD ,font and the applicant's a-esy)onse in regUlar font. Also, there aa°e a numbea- of i—esponses that as*e a,epeated in of -der to ensw-e that the findings of fact aa•e complete. Section 18.3.9.040 A,.3 Outline Plan for Performance Standards Options Subdivision Criteria 3. Approval Criteria fart'• Outline Plan. The Planning Commission shall appr-ove the outline plan when it finds all of the following ct•iter•ia have been rnet. a. The development meets all applicable ordinance x•equii-ements of the City. Unless otherwise noted herein, the applicants contend the proposed subdivision meets all applicable ordinance requirements of the City of Ashland. That said, the Purpose Statement of the Performance Standards Option Subdivision (AMC 1.8.3.9.010) "is to alloiv an option fog• anon-e flexible design than is pea-missirule undea• the conventional zoning codes, The design should sta-ess caaea° y ffieienc)a ar•chitectwa al ca•eativit)� and innovation; use the nataaa•alµfeatara,es of the landscape to theia° greatest advantage; provide a quality ofl�fe equal to oa• ga•eatea• than that pa,ovided 101Pa,,e ir7 developments built under the standard zoning codes; be aesthetically pleasing; provide for »tore ef�icier�t land use; and reduce the impact of develop}nrent on the natural eni ironinenl and neighborhood". Through the use of flexible design, the applicants have: 1) Stressed energy efficiency, architectural creativity and innovation: The applicants are proposing to construct Earth Advantage Platinum homes, Net Zero homes and generate attractive architectural housing facades that is consistent with the existing architectural styles and mass of the adjoining subdivisions; 2) Used the natural_features of the landscape to their greatest advantage: The proposed cottages are one phase of the Kestrel Park Master Plan which includes the parent parcel's natural features such a nearby wetland as well as the future Bear Creek Greenway area to the west and incorporated these features in the development plans. The subject site is relatively void of natural features; 3) Provide for a qualio) of life equal to or greater than that provided in developments built under the standard zoning codes: The applicants have generated a plan that incorporates the site's natural elements where possible and embraced the "human scale" concepts of the North Mountain Neighborhood Plan (connectivity, use of alleys, street facing homes, etc.). d} Provide for more efficient land use: The mixture of housing types within the planned range of densities in an integrated pattern improves transportation options and maximizes community interaction; 5) Reduces the impact of development on the natural environment and neighborhood: The entire North Mountain Neighborhood Plan is predicated upon the natural topography and taking care of to preserve the site's significant natural features such as the Bear Creels Greenway. The applicants contend the preservation and enlargement of the site's wetland is further evidence of preserving the site's natural features and integrating the proposed subdivision into the neighborhood. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. All of the site's utilities will extend to the subject property from the various public utility easements and street rights -of way surrounding the site. Based on discussions with the various service providers, there is adequate capacity to serve the proposed development. All utilities will extend to and through the property as identified on the Conceptual Utility Plan, including to the south end of the property where it abuts the Spartan Ashland Stella Real Estate, LLC. property, Tax Lot 2800, where infrastructure, utilities and roads are expected to continue to North Mountain Avenue as contemplated under the North Mountain Neighborhood Plan. At the time of the application's Final Plan submittal, Civil Engineered drawings will be submitted identifying specific utility information. c. The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. t 11 Page To the inost reasonable extent of the applicants' abilities, physical constraints of the property, North Mountain Neighborhood Overlay Plan and the adopted North Mountain Neighborhood's development standards, the applicants contend that the, existing, and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outeroppings, etc., have been identified and such significant features have been included in the open space, common areas, and unbuildable areas of the development. d. The development of the land will not prevent adjacent land froin being developed for the uses shown in the Comprehensive Plan. The subject property is a phased area within the Kestrel Park Subdivision which has been designed to be consistent with the North Mountain Area Master Plan, land use specifications and planned and existing street locations. The development of the land will not prevent adjacent land from being developed for the uses shown in the Coinprehensive Plan. e. There are adequate provisions for the maintenance of open space and connnon areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. As noted, after the development's streets, wetland and storm water management facilities are to be completed, prior to signature of the final plat for the Kestrel Park Subdivision, which this is a phase of. The large open space area between Kestrel Parkway and Bear Creek will be dedicated to the City of Ashland's Parks and Recreation Department per the North Mountain Neighborhood Plan. Private agreements as they relate to the maintenance of the wetland mitigation area and storni water filtration ponds will be executed at the time of the Master Plan's final plat. The other common open space areas, including the site's large wetland and riparian buffer area will be owned and managed by the subdivision's Home Owner's Association (HOA), which this phase will be a part of. The subject cottage phase will also have its own HOA regulating on -site management issues, but pay their proportional share of association dues to be paid by the master association for items such as planting strip maintenance, storm water detention maintenance, etc. f. The proposed density ineets the base and bonus density standards established under this chapter. The density proposed herein is consistent with the allocated densities established with the Kestrel Park Subdivision Master Plan as illustrated on Page #3 which is consistent with the area's base density which includes a "requirement" that such density be 75% to 11, 0% of the zone's identified dwelling units per. acre. In this case, the subdivision has 2.75 acres of R-I 17.5 land (Single Family - Area #1 — Lots #1 — 11) with a base density of 3.6 units per acre and a required range of density that is between 7.42 units and 11,88 units. The approved density in the initial phase was for I I single family units within the North Mountain Single Fainily zone (Area #1) and four homes within the North Mountain Multi -Family zone (Area #2). This particular area of the subdivision (Area #3) is 1.41 acres with a base density of 12 units per acre or 16.92 dwelling units. As, such, the required range of density would be from 12.69 to 18.61 and the applicants propose 15 units. 12 11) a g c The remaining density in NM-MF Kestrel Park Subdivision = (4 Area #2, -15 Area #3) = 23.66 — 48.25 dwelling units based on AMC 18.3.5.040 F. requiring 75% to 110% of base density to be met. Each of the remaining phases will also be subject to a Site Review Permit and will include justification the range of density as required under the North Mountain Plan is being complied with. g. The development complies with the Street Standards. All surrounding streets, including the adjacent alley to the subject property, are currently under construction and comply with City Street Standards, Section 18.3.9.040 A2.k. Written Statement for Outline Plan Subdivisions k. A written statement which will contain an explanation of: i. The character of the proposed development and the manner in which it has been designed to take advantage of the Performance Standards Concept, The proposal has been designed in accordance with the purpose statement of the Performance Standards Options subdivision, as well as many recent policies and codes adopted to address Ashland's land use building inventory needs, housing needs, efficient use of the land, environmental considerations, neighborhood context and be aesthetically pleasing to the community and tenants with the intent to provide an improved duality of life when compared to conventional zoning developments. ii. The proposed manner of financing. The proposed manner of financing will occur through conventional loans and personal investment capital. iii. The present ownership of all the land included within the development. See attached application information. iv. The method proposed to maintain common open areas, buildings and private thoroughfares. The method proposed to maintain common open areas, shared vehicle and private thoroughfares will be via a Home Owners Association, including the incorporation of private restrictions and maintenance provisions (CC&R's), all of which will be included at the time of the Final Plat. v. The proposed time schedule of the development. The general time schedule of the development will occur in the spring of 2020 and be completed towards the end of the summer. 131Page vi. The findings of the applicant showing that the development erects the criteria set forth in this Ordinance and the Ashland Comprehensive Plan. As noted herein, the proposal complies with the City's land Use Ordinance and Comprehensive Plan. No exceptions or variances are proposed with this application. The applicants have gone to significant lengths to address not only the adopted standards, but include irmovative conservation elements addressing policies and goals of the City's Climate Energy and Action Plan. As such, the proposal complies With the City's development standards and pertinent development criteria. AMC 18.3.5.030 C. North Mountain ..Nei ghborhood Supplemental Approval Criteria Supplemental Approval Criteria. In addition to the criteria for approval required by other sections of this ordinance, applications within the NM district shall also meet all of the following criteria. 1. The application demonstrates conformity to the general design requirements of the North Mountain Neighborhood Plan, including density, transportation, building design, and building orientation. To the best of the applicants' abilities, the submitted subdivision plan denion st rates conformity to the general design requirements of the North Mountain Neighborhood Plan, including density, transportation, building design, and building orientation. 2. The application complies with the, specific design requirements as provided in the North Mountain Neighborhood Design Standards. The application complies with the specific design requirements as provided in the North Mountain Neighborhood Design Standards as noted in AMC 18.3.5. 100 A. #I — 8. Section 18.5.2.050 SiteDesign Review Approval Criteria: An application for Site Design Review shall be approved if the proposal meets the criteria in subsections A, B, C, and D below. The approval authority may, in approving the application, impose conditions of approval, consistent with the applicable criteria. A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. To the best of the applicant's knowledge all City regulations of the underlying NM-MF zone are or will be complied with. All building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards have been evaluated and re-evaluated to ensure consistency with the applicable provisions of the Ashland Municipal 14 Page Code. The applicants are not requesting any exceptions or variances. B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). To the best of the applicant's knowledge, the proposal complies with all applicable overlay zone requirements which include the North Mountain Neighborhood Design Standards of Chapter 18.3.5.100. C. Site Development and Design Standards. The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. To the best of the applicant's knowledge, the proposal complies with all applicable Site Development and Design Standards which include provisions for access management, building orientation, parking configuration, etc. The application's various plans have been primarily based on the City's Site Development and Design Standards. D. City Facilities. The proposal complies with the applicable standards in section 18.4.6 Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property, and adequate transportation can and will be provided to the subject property. To the best of the applicant's knowledge, the proposal complies with all applicable standards in section 18.4.6 Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property, and adequate transportation can and will be provided to the subject property. Multiple meetings have occurred with the City's various department heads / staff and other utility providers and at no time was there any indication adequate capacities of any public facilities are in question. E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part AMC 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. Not applicable. No exceptions are proposed. 18.4.2.030 Building Placement Orientation and Design - Multi -Family Residential Development 18.4.2.030 Residential Development A. Purpose and Intent. For new multi -family residential developments, careful design considerations must be made to assure that the development is compatible with the surrounding neighborhood. For example, the use of earth tone colors and wood siding will blend a development into an area rather than causing contrast through the use of overwhelming colors and concrete block walls. As noted, multiple concept plans were explored prior to committing to the proposed plan, including r, 151Page the addition of a 16t" unit, but was eventually removed due in part to parking and concern about support. The plans have also been revised from initial concept designs to include better orientation towards Nandina Street which have provided street facing facades similar to the rest of the neighborhood. In the end, the applicants contend the proposed plan, is far superior then the original concept plans and will provide much needed housing to the community. 1. Crime Prevention and Defensible Space. a. Parking Layout. Parking for residents should be located so that distances to dwellings are minimized. However, avoid designs where pat -king areas are immediately abutting dwelling units because there is little or no transition from public to private areas. Parking areas should be easily visible from adjacent areas and windows. Although not necessarily the design team's primary consideration, consideration of defensible space is always a point of discussion. In this particular case, the parking area is along the alley, consistent with not only the North Mountain Neighborhood Plan and Site Design Standards, but also various transportation policies of the City. The area will be lit by a single parking light pole with ambient light coining from the units themselves. The surrounding density, including the proposed housing on the opposite side of the alley, and orientation of the cottages provides a reasonable level of neighborly security. b. Orientation of Windows. Windows should be located so that vulnerable areas can be easily surveyed by residents. Windows have been located so that vulnerable areas can be easily surveyed by residents. c. Service and Laundry Areas. Service and laundry areas should be located so that they can be easily observed by others. Windows and lighting should be incorporated to assure surveillance opportunities. Mail boxes should not be located in dark alcoves out of sight. Barriers to police surveillance such as tall shrubs and fences should be avoided. There are no common service or laundry areas within the proposed development. However, appropriately placed windows and lights are planned to be incorporated throughout the project to minimize uncomfortable zones and to promote natural surveillance opportunities. Mail box location has yet to be determined, but surveillance will be a consideration when discussing with the Ashland Postmaster. d. Hardware. Reliance solely upon security hardware in lieu of other alternatives is discouraged. The applicants are aware of this provision and do not intend to rely on any security hardware at this time. e. Lighting. Site development should utilize lighting prudently. More lighting does not necessarily mean better security. Lighting should be oriented so that areas vulnerable to crime are accented. The applicants intend to light the project sparingly and intend to incorporate down lighting techniques and fixtures. Low luminary emitting lights will be provided along all common area sidewalks. 1b1Page f. Landscaping. Plant materials such as high shrubs should be placed so that surveillance of senii- public and semi-privatc areas is not blocked. Thorny shrubs will discourage crime activity. Low shrubs and canopy trees will allow surveillance, hence, reduce the potential for crime. The applicants are aware of this provision and have chosen plant material and location based on the local climate, water conservation techniques, maintenance and surveillance. B. Applicability. Except as otherwise required by an overlay zone or plan district, the following standards apply to residential development pursuant to section 18.5.2.020. See conceptual site plan of multi -fancily development in Figure 18.4.2.030 (see below). C. Building Orientation. Residential buildings that are subject to the provisions of this chapter shall conform to all of the following standards. See also, solar orientation standards in section 18.4.8.050. 1. Building Orientation to Street. Dwelling units shall have their primary orientation toward a street. Where residential buildings are located within 20 feet of a street, they shall have a primary entrance opening toward the street and connected to the right-of-way via an approved walkway. The applicants firmly believe a successful development is one that is not only livable and appreciated by the tenants, but one that also respects the adjacent rights -of -way in relation to human scale design. In this case, the two buildings along Nandina Street are oriented towards the street and include porches and direct sidewalk links to their entrances. Further, the mass of each building was specifically placed in this location in order to "appear" similar to other single family homes within the North Mountain Neighborhood, and not necessarily multi -family or cottages like. 2. Limitation on Parking Between Primary Entrance and Street. Automobile circulation or off- street parking is not allowed between the building and the street. Parking areas shall be located behind buildings, or on one or both sides. Automobile circulation and off-street parking is located off the alley, not between any buildings and the streets. The applicants have included a landscaping plan that includes some screening techniques from Nandina to the parking area so as to mitigate the parking lot's appearance. 3. Build -to Line. Where a new building is proposed in a zone that requires a build -to line or maximum front setback yard, except as otherwise required for clear vision at intersections, the building shall comply with the build -to line standard. Not applicable as there is no build -to line or maxinnim front setback. D. Garages. The following standards apply to garages, carports, canopies, and other permanent and temporary structures used for barking or storing vehicles, including those parking and vehicle storage structures accessory to detached single -fancily dwellings. The standards are intended to 17Page balance residents' desire for a convenient, safe, and private vehicle access to their homes with the public interest in maintaining safe and aesthetically pleasing strectscapes. The standards therefore promote pedestrian safety and visibility of public ways, while addressing aesthetic concerns associated with street -facing garages. For the purpose of this subsection, a garage opening is considered to be facing a street where the opening is parallel to or within 45 degrees of the street right-of-way line. 1. Alleys and Shared Drives. Where a lot abuts a rear or side alley, or a shared driveway, including flag drives, the garage or carport opening(s) for that dwelling shall orient to the alley or shared drive, as applicable, and not a street. All planned spaces and carports are oriented from the alley and do not face the public street. 2. Setback for Garage Opening Facing Street. The minimum setback for a garage (or carport) opening facing a street is 20 feet. This provision does not apply to alleys. All carports are oriented internally and none face a public street. E. Building Materials. Building materials and paint colors should be compatible with the surrounding area. Very bright primary or neon -type paint colors, which attract attention to the building or use, are unacceptable. All proposed building materials are commonly found throughout Ashland and all paint colors are intended to be earth tone, but for minor instances for accent treatments. In no case are bright ncon-type colors which are intended to attract attention will be used. F. Streetscape. One street tree chosen from the street tree list shall be placed for each 30 feet of frontage for that portion of the development fronting the street pursuant to subsection 18.4.4.030.E. The project's landscaping plan identifies street trees, 1 per 30', of street frontage on Nandina Street. All trees have been chosen by the Ashland Street. Tree Guide. G. Landscaping and Recycle/Refuse Disposal Areas. Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18.4.4. Landscaping and recycle/refuse disposal areas will be provided pursuant to chapter 18.4.4. The plans identify a recycle and refuse area along the alley, easily accessible for Ashland Recology service equipment. Such areas are also screened from public view via walls and a gate. H. Open Space. Residential developments that are subject to the provisions of this chapter shall conform to all of the following standards. 1. Recreation Area. An area equal to at least eight percent of the lot area shall be dedicated to open 181Page space for recreational use by the tenants of the development. Roughly 9% of the cottage development is dedicated as recreational space, not including the unit's large front porches. In addition, the applicants have attempted to create both common and private recreational spaces in order to provide this particular "multi -family" development and its tenants a comfortable urban living environment. The recreational spaces are well thought-out and provide dual purpose by articulating the building's architecture, enhance the public night -of -way and provide open space with limited fencing for comfort. 2. Surfacing. Areas covered by shrubs, bark mulch, and other ground covers that do not provide suitable surface for human use may not be counted towards this requirement. All surface areas within the identified recreational space areas are useable and suitable for human activity. 3. Decks and Patios. Decks, patios, and similar areas are eligible for open space. A combination of recreational spaces are proposed in this development which include porches on each unit and a passive butterfly garden near the center for assembly opportunities. 4. Play Areas. Play areas for children are required for projects of greater than 20 units that are designed to include families. Play areas are eligible for open space. Not applicable as the proposal is for 15 cottage style units, but it's important to note the property is part of the Kestrel Park Subdivision which will include a six acre public natural area and the eventual Bear Creek Greenway. In addition, Kestrel Park, a dedicated and improved public park, is less than a five minute walk. Section 18.4.4 Landscaping, Lighting, and Screening — Site Design Review: 18.4.4.030 Landscaping and Screening A. General Landscape Standard. All portions of a lot not otherwise developed with buildings, accessory structures, vehicle maneuvering areas, parking, or other approved hardscapes shall be landscaped pursuant to this chapter. The proposal complies with this standard. As noted on the Landscape Plan, all portions of the lot are landscaped that do not have buildings, driveways or parking areas. B. Minimum Landscape Area and Coverage. All lots shall conform to the minimum landscape area standards of the applicable zoning district (see Table 18.2.5.030.A - C for• residential zones and Table 18.2.6.030 for non-residential zones). Except as otherwise provided by this chapter, areas proposed to be covered with plant materials shall have plant coverage of not less than 50 percent coverage within one year and 90 percent coverage within five years of planting. 191Page The proposal complies with this standard and the NM-MF zone's maximum 75% lot coverage. further, the landscaping plan has been designed by a certified landscape designer and tree arb�orist who has worked within the Rogue Valley for over 30 years who is very capable of identifying plant choices that are best suited for the property based on not only climate, but also the site's physical characteristics. The plantings have all been chosen to cover their respective landscape areas by 50%© within the l" yea • and 90% after five years.. C. Landscape Design and Plant Selection. The landscape design and selection of plants shall be based on all of the following standards. 1. Tree and Shrub Retention. Existing healthy trees and shrubs shall be retained, pursuant to chapter 18.4.5. Consistent with chapter 18.4.5 Tree Preservation an(] Protection, credit may be granted toward the landscape area requirements where a project proposal includes preserving healthy vegetation that contributes) to the landscape design. The subject property is void of existing trees. 2. Plant Selection. a. Use a variety of deciduous and evergreen trees, shrubs, and ground covers. variety of deciduous and evergreen trees, shrubs, and ground covers have been selected for this application. b. Use plants that are appropriate to the local climate, exposure, and water availability. The presence of utilities and drainage conditions shall also be considered. The Landscape Designer has used plants appropriate to the local climate. The landscaping plan identifies plants and trees located in areas for optimum purpose such as shade,, privacy, aesthetic and exposure for the purpose of water conservation, c. Storm Water Facilities. Use water -tolerant species where storm water retention/detention or water quality treatment facilities are proposed. The project's storm water facility is to be located within the planned storm water detention pond within the Kestrel Park open space area. The final design will be similar to the storm mrater pond within the improved section of the City's park (Kestrel Park) which now appears as a natural wetland. d. Crime Prevention and Defensible Space. Landscape plans shall provide for crime prevention an(] defensible space, for example, by using low hedges and similar plants allowing natural surveillance of public and semi-public areas, and by using impenetrable hedges in areas where physical access is discouraged. 201Page `rhe proposed landscape plans do not include tall plantings of hedges along walkways in order to encourage comfortable and safe pedestrian activity. c. Street Trees. Street trees shall conform to the street tree list approved by the Ashland Tree Commission. See the Ashland Recommended Street Tree Guide. All proposed street trees were chosen from the Ashland Recommended Street Tree Guide. 3. Water Conserving Landscaping. Commercial, industrial, non-residential, and mixed -use developments that are subject to chapter 18.5.2 Site Design Review, shall use plants that are low water use and meet the requirements of 18.4.4.030.1 Water Conserving Landscaping. Not applicable as the application is for residential, multi-farnily housing. However, the project's Landscape Designer has chosen water conservation landscaping plants throughout the project. 4. Hillside Lands and Water Resources. Landscape plans for land located in the Hillside Lands overlay must also conform to section 18.3.10.090 Development Standards for Hillside Lands, and in the Water Resources overlay must also conform to section 18.3,11.110 Mitigation Requirements for Water Resource Protection Zones. Not applicable as the subject property is not within a designated hillside or water resource area. 5. Screening a. Evergreen shrubs shall be used where a sight -obscuring landscape screen is required. b. Where a hedge is used as a screen, evergreen shrubs shall be planted so that not less than 50 percent of the desired screening is achieved within two years and 100 percent is achieved within four years. Living groundeover in the screen strip shall be planted such that 100 percent coverage is achieved within two years. No site -obscuring landscaping is necessary, but if it is determined during construction one should be necessary, the applicants will use an evergreen type of shrub. G. Plant Sizes a. Trees shall be not less than two-inch caliper for street trees, and 1.5-inch caliper for other trees at the time of planting. b. Shrubs shall be planted from not less than one gallon containers, and where required for screening shall meet the requirements of 18.4.4.030.C.5 Screening. All street trees will be 2" caliper and all others 1.5" caliper per the above standard. All plants are at least one -gallon. 211 P a g e D. Tree Preservation, Protection, and Removal. See chapter 18.4.5 for Tree Protection and Preservation and chapter 18.5.7 for Tree Removal Permit requirements. No existing trees exist on the subject property. E. Street Trees. The purpose of street trees is to form a deciduous canopy over the street. The same effect is also desired in parking lots and internal circulation streets; rows of street trees should be included in these areas where feasible. All development fronting on public or private streets shall be required to plant street trees in accordance with the following standards and chosen from the recommended list of street trees. 1. Location of Street Trees. Street trees shall be located in the designated planting strip or street tree wells between the curb and sidewalk, or behind the sidewalk in cases where a planting strip or tree wells are or will not be in place. Street trees shall include irrigation, root barriers, and generally conform to the standards established by the Community Development Department. All street trees are proposed to be planted in the adjacent planting strips paralleling Nandina Street. All street trees will include irrigation and planted in accordance with the standards of the Community Development Department. All irrigation and maintenance of the trees and groundcover within the planting strips will be the responsibility of the Home Owners Association. 2. Spacing and Placement of Street Trees All street tree spacing may be made subject to special site conditions that may, for reasons such as safety, affect the decision. Any such proposed special condition shall he subject to the Staff Advisor's review and approval. The placement, spacing, and pruning of street trees shall meet all of the following requirements. a. Street trees shall be placed at the rate of one tree for every 30 feet of street frontage. Trees shall be evenly spaced, with variations to the spacing permitted for specific site limitations, such as driveway approaches. b. Street trees shall not be planted closer than 25 feet from the curb line of intersections of streets or alleys, and not closer than ten feet from private driveways (measured at the back edge of the sidewalk), fire hydrants, or utility poles. d. Street trees shall not be planted closer than 20 feet to light standards. Except for public safety, no new light standard location shall be positioned closer than ten feet to any existing street tree, and preferably such locations will be at least 20 feet distant. e. Street trees shall not be planted closer than 2.5 feet from the face of the curb. Street trees shall not be planted within two feet of any permanent hard surface paving or walkway. Sidewalk cuts in concrete for trees, or tree wells, shall be at least 25 square feet; however, larger cuts are encouraged 221Page because they allow additional air and water into the root system and add to (lie health of the tree. Tree wells shall be covered by tree grates in accordance with City specifications. g. Street trees planted under or near power lines shall be selected so as to not conflict with power lines at maturity. It. Existing trees may be used as street trees if there will be no damage frorn the development which will lull or weaken the tree. Sidewalks of variable width and elevation, where approved pursuant to section 18.4.6.040 Street Design Standards, may be utilized to save existing street trees, subject to approval by the Staff Advisor. To the best of the applicant's ability, the above street tree standards can and will be met. The proposed project is a collaboration of many professionals, including a Landscape Designer and Civil Engineer, who have reviewed the City's street tree standards and designed the project accordingly. 3. Pruning. Street trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 12 feet above street roadway surfaces. The applicants will include this or similar language within the eventual Horne Owner Association documents in order to maintain proper clearance. 4. Replacement of Street Trees. Existing street trees removed by development projects shall be replaced by the developer with those from the street tree list approved by the Ashland Tree Commission. The replacement trees shall be of size and species similar to the trees that are approved by the Staff Advisor. See the Ashland Recommended Street Tree Guide. Not applicable as there are no existing trees on this parcel. F. Pat -icing Lot Landscaping and Screening. Parking lot landscaping, including areas of vehicle maneuvering, parking, and loading, shall meet the following requirements. 1. Landscaping. a. Parking lot landscaping shall consist of a minimum of seven percent of the total parking area plus a ratio of one tree for each seven parking spaces to create a canopy effect. A total of seven percent of the parking lot is landscaped and does include shade trees for every seven uncovered spaces in order to create a canopy effect as well as break-up the surface mass of asphalt. b. The tree species shall be an appropriate large canopied shade tree and shall be selected from the street tree list approved by the Ashland Tree Commission to avoid root damage to pavement and utilities, and damage from droppings to parked cars and pedestrians. See the Ashland Recommended Street Tree Guide. 23IPage The parking lot trees have been chosen from the City's Reconhmended Street Tree Guide. c. The tree shall be planted in a landscaped area such that the tree bole is at least two feet from any curb or paved area. The trees within the parking area are to be planted in landscaped islands with curbing on either side, but such that the tree bole is at least two feet from any curb or paved area. d. The landscaped area shall be distributed throughout the parking area and parking perimeter at the required ratio. The landscaping within the parking area is distributed. e. That portion of a required landscaped yard, buffer strip, or screening strip abutting parking stalls may be counted toward required parldng lot landscaping but only for those stalls abutting landscaping as long as the tree species, living plant material coverage, and placement distribution criteria are also met Front or exterior yard landscaping may not be substituted for the interior landscaping required for interior parking stalls. The application complies and is consistent with this planting standard. 2. Screening. a. Screening Abutting Property Lines. A five foot landscaped strip shall screen parlung abutting a property line. Where a buffer between zones is required, the screening shall be incorporated into the required buffer strip, and will not be an additional requirement. The projects parking spaces do not sit directly adjacent to a residential zone as the trash enclosure is between the parking spaces and the adjoining property. b. Screening Adjacent to Residential Building. Where a parking area is adjacent to a residential building it shall be setback at least eight feet from the building, and shall provide a continuous hedge screen. The distance fronh the parking spaces to the cottage units exceed 8' and is landscaped along the parking area's entirety. G. Other Screening Requirements. Screening is required for refuse and recycle containers, outdoor storage areas, loading and service corridors, mechanical equipment, and the City may require screening other situations, pursuant with the requirements of this ordinance. 1. Recycle and Refuse Container Screen. Recycle and refuse containers or disposal areas shall be screened from view by placement of a solid wood fence or masonry wall five to eight feet in height to 2411'age limit the view from adjacent properties or public rights -of -way. All recycle and refuse materials shall be contained within the screened area. The project's recycle and refuse area will be screened by an enclosed block wall with metal gate. 2. Outdoor Storage. Outdoor storage areas shall be screened from view, except such screening is not required in the M-1 zone. No outdoor storage is proposed. 3. Loading Facilities and Service Corridors. Commercial and industrial loading facilities and set -vice corridors shall be screened when adjacent to residential zones. Siting and design of such service areas shall reduce the adverse effects of noise, odor, and visual clutter upon adjacent residential uses. No loading or service facilities are proposed. 4. Mechanical Equipment. Mechanical equipment shall be screened by placement of features at least equal in height to the equipment to limit view from public rights -of -way, except alleys, and adjacent residentially zoned property. Mechanical equipment meeting the requirements of this section satisfy the screening requirements in 18.5.2.020.C.3. a. Roof -mounted Equipment. Screening for roof -mounted equipment shall be constructed of materials used in the building's exterior construction and include features such as a parapet, wall, or other sight -blocking features. Roof -mounted solar collection devices are exempt from this requirement pursuant to subsection 18.5.2.020.C.3. b. Other Mechanical Equipment. Screening for other mechanical equipment (e.g., installed at ground level) include features such as a solid wood fence, masonry wall, or hedge screen. At this preliminary juncture, it's not anticipated any mechanical equipment will be visible from the adjacent rights -of -way, All mechanical equipment relating to HVAC units will be on the side or to the rear of each unit. H. Irrigation. Irrigation systems shall be installed to ensure landscape success. If a landscape area is proposed without irrigation, a landscape professional shall certify the area can be .maintained and survive without artificial irrigation. Irrigation plans are reviewed through a Ministerial process at the time of building permit submittals. The project's Landscape Designer will ensure the landscaping and irrigation systems will work as planned. 18.4.4.050 Outdoor Lighting 251Pagc A. Purpose. This section contains regulations requiring adequate levels of outdoor lighting while minimizing light spillover onto adjacent properties. B. Applicability. All outdoor lighting is subject to the requirements of this section. Where a proposed development is subject to Type 1, Type 11, or Type III review, the approval authority may require specific lighting levels or limit lighting as a condition of approval to protect the public health, safety, and welfare. C. Standards. As a guideline, lighting levels shall be no greater than necessary to provide for pedestrian safety, property/business identification, and crime prevention. All outdoor lighting,, except streetlights, shall comply with the following standards. 1. Arrange and install artificial lighting so there is no direct illumination onto adjacent residential Properties. All proposed lighting will be "down lit" to miniinize any direct illumination onto adjacent cottage units or neighbors. 2. Provide light poles no greater than 14 feet in height for pedestrian facilities. (Pedestal or bollard style lighting is an alternative method for illuminating walkways located inside a development but not located in a public street right-of-way.) The light pole within the parking area of the alley will riot exceed 14 feet in height and all internal lighting will be bollard or Malibu -style ground lights. 3. Where a light standard is placed over a sidewalk or walkway, maintain a minimum vertical clearance of eight feet. Applicants are aware of this lighting standard and will cornply, 4. Install light fixtures where they will not obstruct public ways, driveways, or walkways. Where a light standard must be placed within a walkway, maintain an unobstructed pedestrian through zone per Americans with Disabilities Act (ADA) compliance. Applicants arc aware of this lighting standard and will comply. 5. Except as permitted for signs, direct outdoor light fixtures downward and have full shielding to minimize excessive light spillover onto adjacent properties. Applicants are aware of this lighting standard and will comply. 6. For streetlight requirements, see subsection 18.4.6.040.D.18. 26 11) a g e All street lighting has been approved by the City of Ashland with the recently approved Kestrel Park Subdivision Civil plans, D. Maintenance. Outdoor lighting shall be maintained in good condition, or othei-wise replaced by the property owner. All proposed lighting will be maintained in good condition, or otherwise replaced by the developments Home Owners Association. Othel.: There are manerous studies and articles on the intei,net and in print relating to the fiture of 11'ansit, sj)ecificaII,v car and ride sharing programs ky inunicil)(d agencies and pi -Nate developers looking to infrastruclui-e and land eff iciencies and hnj)7,ove housing livability and (if ,Ibrdabflif)�. Bel iv is a short list of relevant and interesting articles mlating to car sharing and neiv technologies and theh- iniplicalions on behaWor, econonfics, enWromnent, nninicilml policies and "I)ai-king codes": Iy_,coL 2 - p&ejpq,5es/20j9/03/1 " 9013 0102022.1itin A study by the University of Colorado finds that 26.4 percent of tJber/f.,.yft riders would have driven and needed a parking space if the ride -hailing services did not exist. lllq-)_,s//ccLl�boise.eptii/w,l)-�coiiteiit,/t!l?lo,ids,/2016/�02`/1)oettryient-D3-C',iit.�( �LishqE�L-Best jlraetice . ............... . ...... - ------ f A study of six developments with private car sharing in the City of San Francisco. The study relates to recently implemented code requirements requiring car share programs, h!j,p.,:H%vwNv,pj, net izen, coni/t.iod.e./7_2_44.8. A study from KPMG predicts that the U.S. will go from a majority multi -ear household to one where only 43% of households have more than one inotor vehicle by 2040, and rideshare and car -share, along with demographic changes, will play key roles. Int ushar -in. An article ILI relating to various municipalities allowing for parking reductions for developments with private ride sharing vehicles. iLttL)://www,.N,tl ...prg/filosa carsharin L)c An Urban & Environmental Policy and Planning paper from Tufts University that analyzes, the desired alternative to inefficient parking regulations and identifies strategies that aiin to avoid oversupply and instead encourage strategies that seek to give individuals an alternative to driving and thereby reduce parking demand, /iiistrya iice/tibe�r-vs-drivi!l&,-c iea est-coiite-iii-20-liieti-os/ .... ........ -12 iiiiLi . .... . .... . - ....... .... ........... _g NerdWallet examined data from a variety of sources to, compare the cost of commuting each week via ridesharing service Uber vs. a personal vehicle in the 20 largest U.S. metropolitan areas by population, to see if owning a vehicle for work is cost-effective. Although this analysis examined only two commute options, in some metro areas commuters could slash their costs by riding a bus or train, so it can pay to look at the ful I range of choices. 27 1 P a g e LINDEMANN DESIGN LLC A KDAHomes "Z— build a n � c eTve To�,' Multi -family Cottage Development K E ST'R E L PA R K COTTA6 E 5 Nandina Street at Kestrel Park Subdivision Conceptual Site &Architectural Design I January 3, 2,020 11107 Format THESE CONCEPTUAL SCHEMATIC DRAWINGS & RENDERINGS ARE NOT FOR CONSTRUCTION (0 2020 LINDEMANN DESIGN LLC r I AREA 7 J . .. i.n'Id I�Ei.N:� I 'fi LOT 30' 3"o SQ. FT. OT 6 ,. 10, 6, 1\ \ LOT 29 LOT 16 L124 xa, Ff. ✓ az.ae' I Q 3922 SO. FT, ,� \�'y % n 1\ 5d 1 �.. ......_.. I Y r / LOT 28 LOT 27 �, G'OlvfMt7iSF�iILL'f'i 'f i a �w� '`y �.r r'.' �n`a� T'_• P.CID' 5A"50 Y \\ �., Lna°I7 fir"+/�:... LIaT 26 ; • �, j e 6 20.50 50- FT -' _... R 3 Sm 5O. rL A LOT 5 h ° i �fI , 1 A \\ b l ' .4 4 As eszar 1d p f o J9 1F. 04 AC Tnx Lai 900 M1 Assess rR Adap No :39 It. 04 AD, Trrx Ln( 86D0 Assessors �Vvp No. 39 PF 04 DB, Y®x iaE 2OZ a.� 1 I {y *obi 1 Y 1 s Y < LOY' 3 I —4 h i ✓�1,. ��:d�,�rrnir✓�rrr�srir>"A�,+liaf'A�rrrrrt�n/r.#fri LOT 4 wyE' 5r.1 zssz so 9a 35 7' r \\ I i \Y,4t�° LOT d5 Cif LOT 24 tl F4kT 25 -' w e'• S y7° P438 50. t% laor sa FT. i �Y�✓521s I E I Y E 5- A Mom- I a9.la' __ .�..35�,•..I.. w_ LOT 19 .1 ...._.._ ...�.. ._.._____...m 4 2843 $7. IT 1 � I y 4 SoaFGFI � �rti" I LYING SPTUATF. 1VIT7IPN I FO.RTJJH197'& S0 UTIMAST QUAR Il RS OF SECTION 4, TOWNSHIP39 5CifFM,,.TiANCH I EAST, WILTAMFTTEKmI DIAN CITYOFASHLAND, JA.CM50M COUNTY OliWON FOR KDA Homes LLC 604 Fair Oak. Drii'e tlshlnns$ Omgon 97120 LEUEND ,/A SURVli'Y CV:YIRpb 1'pTNT; A,5 LtFSGRrta2ti 0 dROVPINArO'v?Ay= 00 UHASS'CfiP hfp; fG,4f&aTT' SIfEIPC"PPROPFR Tb'LPNdf IlGIV PATLdh25 --- UpU,h"UAi2YLINx —� _... PASPiAk�frdlNE —A X .M".. tFh'CF2SNdd * l4'A—LINE Dunm, 2{A nd Ad: CAF IIIM ...." . r DVRW> IyuL zLddOdlEIJN,C B URIED CAR1d TVI-WR . dYVRPF.0 dRRardAneaudLuu' a smRarD dNLdd.di �l . S4PrFIAR'13655'SR £dF'R O°'YAIfu'.t ds d"0152R P-IM3 --- a,., rfpdtfPl}d%l I1FR fIn'Fl ROLKINAIJ mwauR Lim 4 GTIYANQdOR f1:%S4'F_R PpiTd �PP L^J Pp4iK'R TRAIVSPCILEIE"R. QPJ..., PUbi�R Pd FSTA[/C.AAP,'Ar tbev r,rr"crrldexdEdtx C;] JTEATPtfiiP #o£" ARPA, TJOdrr U YnE 1VATPRA---R 2W RA —VALVE WTI, r•H.. x'IHIfIdS;DRANr VI Cd CATCkdNASIN [{tl�fydj G! C BJNTR V ST1IR4{Ta;[Atly'7.L4NVOCdV 547ATARYSRli" I,, A IIOLX CLE"Our �1 Tddi.PddadIEPKVF.S'rAL ti�V GAsxr.�rER. My OASVALVR IRRTGATPO:IDO% �'j Cd: ,"t3tFiT85CXRF'AC�i' ASIJG TSURPAC �,�! npLc.Dmn ,r > ,✓' ✓ PISILYOC [fTfl TI6"Y SBidYNt `� LYJVIt5R IR ER (As $ �FH DECTU UOUS 7RER(AS UP«SLR.PA—) SSIRVEYNOTPS IPTE FaA$a OF VR✓erYf'rld CONTROL. FOR TFDSSfi 1"TYISA C11YOFASIlLAND l,. /lP.M1Cf RfARK, BIIS,KTA 2-M-FfAd}L}M4 DASATNA. A fONUMiSIT bVFJL di1'C+M1Ft1? \ QAKS AVPIIU"kLLN27l7FA�P£ARKX7"AWONIdJJS3; BASEDON"Fdv'UF1A'ATIOYA I. GPdtRTCN�TCAIAATTPOFI92PAU1US1EJWd95S(dGVP79Xl6)- rs+KFpSfiit U1ILd'r5'STTt E1GTtlR6.4 SVIOdb NIIEk);'G.W SM103RE FIFSFdpCATi'£X Dpdtl?:a TdrRPPRFpRnunw�pF nrrxsuRl'DaS: nT.rRlFrvndm°docAno.Ws 45°YHFIDATP..RAfINBAdd15^'VIaLt! P,'OACI�ttdAR{ATtON OPFh31?5'RFHVAXFA PA6r`T'xrA RKS A+WD'AR'-19VdL £^NECOHD DRAYi3T'�OS iVAL4'ISPQ.A �FPY TdfYf RRSPRC: LTi'Li rj]'YLif f"C"O:llPANNRFL RASFliTAT)VNS; AHPi AYPNpiUifA'XH M'15 Si/pPVNifmEtJ.WFOR GRAPd£IOFUHFYJSSSONS:Y. P eva>VPR[FdC.ETeO.V Ot Ad.d'. RVRdxD V'dTIITIFSxRIST DHPFRFORxfP'ld PRIOR lOANY.FLi"C:+�M1 A9YGN@R aOzdSTRVCITON JIC, dI STTI85: �30 M,4aar' I � 1 O56t 4'f 17C4 1 3.OJ` .? 2U I LOT ....,. IR a'109 SO. IF I P715 SO FT. I 2415 SO. FT. N. \ /71 !'/ r�� I SCAMP za' / COPiTOVYE INTERVAL = pNE (tiIDT' 3.I:pk SFiIL"4 EASEWDII PER (To f BE AE4VDptdffl POLARIS LAND SURVEYING HP.41Lat TLPlTID LAND SURVRY,(J �gY.GObi 1' l� 41hw4 MISaEUA4V RENEWAL DAM 6/39/2021 SURWYE:U RY: POLARIS LAND SURVEYING tC „ , P.O. HOX 459 ,ASHLAND, ORFGON 975201 '1 ' (541) 482-5009 DATE: JANUARY 6, 2020 FROJECT NO, &SRO— d 3 ' LU E5 ce LU CL tl 0z LLJ LU LU z ce ca CL LL- LLI co U 0 z LU :r F- h a� �4 N O 0 U J` z 0 "I -� -� o� "1 rib 4 0 x 0 2 � 2 -Z N o 0' uo_ 0 09 u S2 S Z- -A- El F El El ME 0 0 14 la � U z 0 ou- 0 H n'ZIP :S o m WjfQ4;RILGE (�) REAR ELEVATION WAIE: 1/8'=VO' HNG ISTAND NGS 181 BOARD & BATTEN SJDING ji?� 15QtKnE 9. 0".P.w- -- OL� RroGe n. � LEFT ELEVATION SCALE M 0- LAP SUN 12 5 L ON q) RIGHT ELEVATION VCHNAFER WAk �BOAPD & BAT�FENSVNG iERTICAI SU 14 NMI 0 Ln CL CU ro f ui Q 0 NZ uj ui us RIGTHT ELEVATION k�� SCAiE: =PW OL , gq 5"� p�- 'Q�p,,5 ,yno- (�)LEFT ELEVATION 7—ATE L BOARD BATTEN SUING 8' LAP SUN 5,H NGLE SIDN 7* STRAIGHT EDGE SH NGIE5 TO RIDGE � 16 12 12 14 "Id a IT, . ... . ........ ..... . REAR ELEVATION RpDGE 0 %� - BODGE RaGGEfS PTO_ WAV1 110W FRONT ELEVATION orlSKIINrltz E J7- CD :t ui "a Co LU Q 0 NZ CL LU LU L& c z z Ci c z oLip-piq OL 0FRONT ELEVATION SCAtE: 178-YO' REAR ELEVATION rCWLE —118'-PIW 0T— 'Aploc-E L j i ffird mid wo, ff, WAIMMIMEMS Mffllgezl�' I I I I I 1 1, 1, 11 0 LEFT ELEVATION 2C! !,,.Eo 5-T F-'q I Sl Ft.,gl_ q) RIGHT ELEVATION $C,Mcv I/8,=l,A), m 0 z LU Qj tSa CL ui Q r Q0 CL -j Lli � I. uj uj 0 z z o) FLOOR PLAN - TYPE W (8375,F) SCALE: _CDC) LZ Q BEDROOM u T- z z S2 IY 0 2" 41 Eloa iio BATH O ! LAUNt ............ 17 LIVING AREA MASTER BEDROOM BATH FLOOR PLAN - TYPE 'B' 0 2- 4� a SCALE 0 G El FLOOR PLAN - TYPE "C' om,,1 0 2' 4' 8. (A) SCAtE. )/8'=I`D' a. 12 12 5 !r- 12 11,5 .......... . .. FIN. Ct G. LOT 3 U�,), NORTH-50UTH SITE SECTION (typical solar access setbac SCALE: 1/8'=1"0' 5.1Y LOT 4 TITro vll a., 3'6' F., q—,j I 25101 FIN. FL!r GRADE 12 S-Ir- LOT 7 2 Ln LLI LUI` 15 LOT M1 7 -�~� P� _-tip `• � 'P,e 1 ".. k l '•-•� A Pp �f✓J/ ✓ ��~ l/ y \ ��g t tr,,t w.,'�y f/ AIMA A 7 ! J j,✓ to" � �, I � I / tl6 2 r s as ARM 4 G'C)i41MONARF.F6 LOT ,a_g y d V /I LOT 16 1724 s7. ir. /22.66' 1✓/ i 1 r `P b F1 J322 SQ. 1G' l n A ♦4 "6a 5� 4 1 P7. II !✓ ♦ �¢ J q6 � 7 v 1 p Q J � • mil. LOT 2.$ I "OANLWON AREA /�. ,/`'� \ Y@ 0i ' \ v•P �m�55. A4 �2J.a I. 1� / A4, ]Pa 5a. fi. p j LOT 27 0 `P.Pa., Wmil_, SQ. t so. r i '2 g 5 s LOT17 LOT G zw Oat LfJ!" 2G :rrFT.x y a' oa6 r. 7G q l Y-35,25 4 v G!�/WV///`'^y LOT !8 1930 60. FP. -.�q{ N U, vtJq 1Yk\ 4 �yy l 5 Y PRr,L.rrt INARYPUD.4AP x 1tznUsPTx)A 7P IVITHrra NORTHEAST& S'OOTHEAST QUARTERS OE,SECYION 11, 7O1VNSF37P'39,S0UTTI1? ANGJF1F,AS7, IVILLrAMETTEATERID1A.N LITT OT^ ASHLAND, JACKSON COUNTY, OREGON rtssessar"s Vqp Ma 39 dE:_04 Asaesear;s Afap Nd . 3939 rE 04 Assessor's Vop flaFfnp fk. 39 IE 09 el 41 SCA,Lr: I' 2a' \ <a r..... ....-. .... ..... \\ 6b OUT0uF RPTL".FVAL OtOE roar Folz KDA Homes L LC; 604 Fir (Inks Dive A ! 1 d, O-gos, 97520 LI�CrLNTJ �y, sPPAYJrr r.GzrrAar. Farwr,.AsnescAPAP;ra , rRbv FINMQNR I'Wt co), nRA.SS CAPSSC^NVhrPlvi ,sue 1FX.-r CxaFEPS I'S'r.]I:ll ---- xrRlYLbrl LNrs. .._m -.. nauxnAXrPJrrTP c°Fr'rrra�.Lrnrm -. -. -- FASL:M1dYtPTLLR'A FTT L'FJSTAr .... IVATPJt T� . AUFQ.JTleiTLrGAL LAS I.Lhl1 - A[l1P T t 110AAMIR aw AVFPEa CAAlX T'F T.urrs - nu.�e[ci}rk&ItlASrb:r IJPH 2 STVX.MSUXATNT.LR°PI ♦ SAPJITARYSAn'FR IJNn °° .. OVP.RPr Aa FOWF" dIP•^b' EtNlr cavrouX.T H c aur"MOR @vT' FY)R"E'FdITrI.A R rvnT T ANSroRm( san"Fn FmxsrAlrcaAmrar rICM YP.SC!]dJC A.fdI'III(. U TPF.trFu.Mp j# ARCA LrGPrr 41 M'W IVAPY.X. Ai MR z rvY WATr:A. VAr YA «�vw PULsrrr�neAa+T.. ["AC8 C'ATLiYPLAsw pap ra cTrRArnxrrr SPVIPhf T>FAJNSfATnfaT.n £4Td rTAAY.SA {YF.A d rAT1JlGTR [� CPzeRC(fT [ TTM"110'4P.✓PSZ] rAL 6A$A Th Ia G! C YAI'.VB r] r GATPUrTA£.X �.. �.� COYGxG'TPi SIIFFACA' A.SPHALTSURFAC3 1 � vvu.ura�"G WA cP/"rrrJI"VLASEAiFISr 1/M�s 3, { C'Oh.YfF1{TPLLis (AS.IYE}C2aAFSP) PFG UQLl TRf:L'(AS ZIESCi3ir D) T PTR3 AAS SOPY R LAr.LTY'4}YtbLrbATIfA35U&SRYISACFPa'pF AS(t1.A6ddA AlF:JL'C.'Jf A tb. A.�Iv.(]A21/2 r1RbVAPP rSrSls PrrAhSG\'IfSIER"r54'Frr LVCA:£rD TN rrrsc arrrarrrr,'�nvr�rsFcrrbra GFnoeaarnrraLJ rramAvr�,ux ANnrASX aArc$Al�FxitrA. vs:r.crrnrAeeFJ.AVAnav=cxss.ss. raAsr�T ovatAxAFravya: erF.VnBTIC Y,P.4TrCAL dT LPiLtd bF A92� AAJUS'dA,.A iNA93ff (77iC3'Yd529✓56f: Tzxrrrsca uaPe.PT r 6iXUCT¢APFS RPrcrmvPJrutFa�d wPAA wrpr urae�ar�-b AdJWrMT PTTlilER: PX.SfAR'CJi VP'lFrIS SiFRt✓XY,..f(d/WEq fTdrLfTY'LUY..d'F9U.YS M1i`r'1inTAPiTAXFffNnAiJY iJTTLn..lM1'(rAL"O.Afr)dNA'r1UY bFFrE'ZQ ST/x M1'P3YAA FATRrTRfAFKS ArfD iY$-AdyrLi"RE'LYixdJ rfRA4F'2h"GSEUArfPSrfPFTAYTura 1'uTSFF,K'rTYA rdP3raFY LYh\1PAN]'lrlY/Y.f+SII.^CATIS'fiS. AAAAPPAC)1d.YE4TFi MD 6(dPII?TfieeeP(i,VFtlR GRAI^pll'b. k'(rAF'bSfis btiL.Y. FIF3D VF.RPFICATSaN UFAld. FiUfcftsaC /ztaTe'�5 RfPf5TfdST.Fk,FUA4AfR3]PJ[fO%PO ANS'PLYCAVAT'1[PIf JX caxP$Px LrcTao; a Av"rrvPTTes.. scrm8:xnsv 4'4SbP"E.?rS1ANAL V. 'D S47%2'dp"Y: {] �R Y� SfIM'TLy K/NFWA'4 f U' E'WAL a,1TE: 6/30/2021 SURVEYED OY. „ Pa ARPS LAND SURVEYING Ld_C ` P.O. BOX 459 ASH AND, OREGON 97520 (54'1) 482-5OO9 f' PATE. JANUARY a, 2020 PROJECT NO. 840-- 1 3 POLARIS LAND SURVEYING Ro Ab o be equal to Sa- 21- z 11 It �, � I .� 1t * 1W DECIDUOUS TIED PLAMINO DUML Areas of Un-Ranted Space, pwpasety Left; open WlMnlenanceAccess PLANT LIST GENERAL CONSTRUCTION NOTES This she is to as a par ha" fiden&j s:14,4th in!erc',on ofirniawng and erhandhq pofha 'ahab4zt. Weh that as a focus there w.1 be the stild adhelenoe to 1911, L'i"Aaa ,iy V I be a $aid z6,J,arnce of pest orVa"*ageuff pfant conLYs during awnsiraefon or subsequent, nofdenehce kh,oughM the [,a of the pro,"ad Re!ef to CG&R's. COOkOtNATIOto 1MTH THE EXCAVATING COUTRACTOR, GElr=RAL CONTRALTOR AND CM PLAPI8 IS IMPERATFIE 1. &TECSSFMIATIMMSITS A The Landscape Ar&r ecl shag, be notified by the Landscape Ca bactor,tS hours in adnar,ceofol alecbsernifoc vsls rWred by We dcourrert or requested by the Landscape Contractor. B. Thee. LardscaFe COW&CIOT shad be Present at each see Obs.-Arat1w, VIM C. Alh,otk that is to be Vieed by the Landscape Avolhied shut he,444 AM to PrOcer The LandscapeArcinted has the tight to he.* changes made to any or M ofthe v,w*, D. Eye obsenrat;on VMs by the Landscape AicNtecl we reqL;;ed for 1. preccnsvuctcn s;se, T*6`nq 2. Sub tf,adrng 3. Prelminary vnq3trou le"ort oenCh incationS, P.O,4-, and VaJI SlesL 5. Finish gler-I and sea Wase'ViOn It; Placement of pant materials poor to pbritirog 7. I" instaqatoO d1kc"It fir Pedudo rwikwof comjp',-.ed job during rrdwance period. 9. Finial checknst. E Landscape Arorkent"y 0nrnn*ok and report on any othst Yb*baxqperfpnrned as part of any vsA. F Adkf1Q-f st. do-e�- V�sU tray to W�rcd by the Landscaper AjcMed at any t',rne. If rc e than c,ria, s4e obsenaLart vim is required for a piefcdar PoAan of work because of excessl%o defri endes (as deteruir, d by Larrdscaps Afthked). Ure Landscape Contractor snail be charged for adefibotaf inchicing during the maintenance period. Z clenew preps; alw of ske to irrdudo: A. ReWM of top layer of nainra vegera%e ne:edOs WA carhudlng sdT and depose d off sle. S. Ramer.4', from site, of al existing surface rock in piant ng, beds. 3. M shrub beds to be fiKsh faked to a smooth condtion Fix toy nV. cNing. 4. Cartfied arU-Wc compost murch lobe ptaced ina'I shrub beds is depth c(T 5, Pan is 6agrarnnWic and rneasuremends shoOd be corArmed on-ske. Any charges are manufacture arVdnq any nwr-or9.o?n wirants of addfval. 7. RXWDE 365 DAYS OF FIJJ NTE MICE from the day of aooWaincs. Ire;uding but not 1,W.ed W: A &Iaml4n turf and p4ating sees in a heartirey, weed free con dean through a ninmurri of vaetirry, %isits. Weed ccatrot s?Acfjy by mechantal means. NO tPON-ORGM IC CONYROLS OF ANY SORT. B. Rep".ace any rmtedY shrrkg sgns of We ss, C. Mar, turf as s easarayty needed to reoanrnssnded height D. VwOa Iffy far correct trinIng. E,. Prerikia caner xvM comiyele, Est of Instructions for cor)Foruad care at the end of the tnaW.enancepenod. PLANTING 2. No uiiiia":on syessmss fugyfune6oHng in the area to be planted. 3. Al plant holes to be dug 2 firaes the vaurres of than root bad s;2e. BacicPA"consist olf 113 ceeffed organic much, 23 top sod, r6corhdrae sufalyementand 16-9e-16 oertufed agarvotertsizerasfor'o,.s. 1941 1" 3-5gal 20Z larger 4c�e 4, RarvR upright and face W gne best appearance ar ro'a£onsh?p to pants, snretures annul pied-r;nahtV-ing-d,. Trees era Pobepan:ecd 4e as to tau siragat. up and da:m vrtirout tore assistance of sta'zing,. SWingisedely for support naln54ouutida two*% 5r Loosen and twma Woe U-RV and burlap from around top of each tW barl. Scanty real ba7s of pants exrrb�,',ng a foot bound cord1nan, being careful W to damage the (act bail mtogniy r,',ako and guy tr"s Irrrrdately aW frfs,roek. 6 Race and ccerpact backfa salt ffbfure carefully to ax6d b;'W to roots, and fill all Voice. T Worm We is 2(3 Ned wl-h set, OwWeenr fill and artas VVa to soak F6V at least 1,49 Ems a more, as necessary to "aAw i'dwIdual plants. 8. Gums tee, Wart materials and reV.ed ,xsr nsKp of iWalation, beq�,nnenq af!.er wnllen of -ork, for one year. A. Repiace plantmaterial W sur%rring or in poor aarrdr cm during gualanlee Period. add9iw4 cast to O,,a r. C. Damage or loss of Want maleda!s due to vandalsrn, lt,"sng or ads of neg4ct by or:Ws, Is exempt from Cwcadoes mpfasement respoosbitity. Ous,611 C-- U.- EdL-d Nn. Dz. T,cas Qls,ry, lroia, Burgundy P- -rrurafa'Rayal S,,vW 2' C h1re a 5 P; stod,. Rrtsde ehness 2' C'.p. Myrfq. ITree (.ge,W-rusid- V.hlir 15g Hombearn, Luropran Cwpi- kehe- 21 %twe Paper vwk Ace19,isa,rn 21 mW4, mna A"r.k.leum 4-5 OAF tG- 0-1 2' SI,-T-, 1,16- x6z�. iabessn 15g shrubs Abe..a, Kaldcoea 79 A4e,, P-M mer'po;cia Wwdr 79 Ec-,d, Ge- E-Ay Ser- P-1/ 29 D.g,sod, Kevyi Car- se,-Ka'.enT 29 Gwd-7a, Chute He,., Gwdsn4j.srcdd--'CI-X Haia' 21; H.aJw, DwejDa4 Eeca Ig H&J, Joplvsa Wei Ig 59 aurel, 05. L.resn Prurws 4,,oceTasu O-z Lulmrr' 29 Pc -is, ucs H-th %=Liffa, HaW 29 ond'on, Ch.0aides 69 Rhadodar&aN PAJ Rh`4.s1r&. Eli .r,R.9a,, p...Ua ariFfery. 2g VmM Corr 0 r-es 34 8'-k E}rf $- Rfz.&. Ueda Vrems We Seep' 10 66 Gr-, Prunan, bhe (ru-/ Ut. '9 17a tars , H-n D,al g 21 K'Mil.her 'k, Eoead Cwtst Aera u.aph s -j,&.Wj C.-W IS 84 Oe. 13-, Erva HaldyAhcn -gerders Ig 40 lama r" Cor..'�. Gdd Ah ,,e 3'cor macJol (3c'er lg Lei i -a �11L 1. Before Trial Vdding Excarmle 4 test Wes on site to de,enrrene quality of natrie top sod fee possil:le use in plarrbIig beds thr"Sout the she. Remove top 4"la5w of nar4e vegetatico are! depose ofaffshe Test sod by cedfed nnethods tocWernnine qocal4.ies. CorsvtWth WdscapeArcmectater testing as to resuffte and detomina%ri of%ia" arose on site. If sot is accepiabta harvest recrurred amount, as cderrnined from dxVNs pra4ded and as described in *2 Wcra, and slore covered ca-skls W use in itianking and turf "as IfunmeeleaVe plan batwncra and use Imported approved top sod. 2 Al pfan5rrg areas lobe eyxzMed to a depth of 118'a,& and hardscapes 3 Fet ptanta with airhau mseeved sod or aptorwad lota w1from Imported source - Loose top Sol 'It corrisad at a rate of 251,S. That is Wofsewed fit wdl require 24'd loose raced top sod. Fd,,sth soffcient material to acKn-.,e final grade as appropriate tothe space be4)g addressed Race 12" of fell and rnechanicwty cxnpad,,fah avaleWe eit4jornent before pacing Mot 12'. 4. Flw5rg spaces to begin with final grace 3'Wv,, wnowx%kg Wslape and rrrrrund up to Xabcra h the nr°dde dpfarcing beds. S. Racementof arty SCO to be done in wub`e wvm, cordtio.so as to p't"eat da." teso'l structure. 6. Oreoe subgrade is eVaMshed the Landscape Contractor Is to add me4ure cedif0d organk compost at a race of 3 W yuls per 1,000 sq it and than fits to trend %Oh top soil to a daeb d8l. 7. SEE CML ENGINEERS DRAWINGS FOR AD01 TIONAL GRADES Final grade to consist of a snw% r"en 9,ade, no undulation greater than pks ar mrnus 11vj;Mn any 10 lined feet at cfstar,oe. 9. M Wsh gradsrq to promote poMrve 4rahase anr*y from strWuaes and to be done in such a way as to eliminate puddaq or ce, edion of ratan. 101andscape contractor resp �,"b'e far addressing any drainage prisms encountered during the course of construction, w4h 0,mens Representative. FIRE PREVENTION & CONTROL PLAN NOTES 1. The Winde Parcel noted wine slneet Is teonsdeeed covered as General rw T0.cc'vfirafWnArea and is intended W foy-aaAWand TOO "s40*ri 1 R3,10, 1008 2. Aq standing dead and dyeng%regetation shal be removed ham the temp" and ctsposed of alppropdqtefy M ft tene of Mae are deMopment. Once done there 3 A31 ner,i Wartings. ftJu,:Fng Inees, shares and ground conor throughbut the &tte are der,6d of any pant maitaiWs Wed an the Prohibded Flammable Fish! List, 4,. There arc ro planned shudluras, inr$ud"v"3 fencrng, ghat are: considered 9a be d f,srT,Tabfe mderiM vA)sn 6 of zanyptanned bAdng. Any see fendnq%il be ofvN corstae,on. IRRIGATION DETAILS 3C Win and 50 0. CIirm on-sife before proceeding deparc' art he a130able i,etter source.. 2'. AM "Ie6als we to be rwa and in oriEjoal conetion, 3. No zooe shall exceed 30gpm. Rpe saved to have less than 6111 sec flays. 4. Pfaos manual dreurt valrves as needed at $74 points in rraiinAne 5-. f,%',7ne sWd be located in area %in least conflict Win surroun6req Wtes. Mairghet location or, p°an for eased interforetebn ti. M dirt, zoreasto use Pri/Clatvars to laoat- a point of"w6on in each inckvidual pianfing bed lemr6na'N In a Up Rrw. 7. Shrub areas to be irrigated by drip loig0iarr, AAlIsLyfa d6ptub�mglDbelTpcgytuU,ng. Tubingendslohant renwyab'.e caps- Tubing to buried a Wmemumof 3-6' and herd doem every B. Ra'rr Bid XB-10 EnAfers to be paced at the outside edge of root zones 1-2graints, 2- ISPH erntem placed on opposAe sides of root be] 3-Sq. p4rels 3- IGPH wdWs lyacedl an opposite sides of root bad Largurnate6al 5- lGPH enrAters spaced equStywound perimeter of Met bal C Ah Drip zones to snoWe a 200 rresh Mer and 30ps1 pressure reWator 8. AM trencNV to be a nifimurn of 1 5" deep. BxWI is to be cram and free of any material larger thson, 1 1 7h ckwoet". Baclefil shatf be adequaWy oarnpaded and guaranteed aripyrrst further scKng. 9. Orintral,,tieS are to be a rrinknunj of 14ga and 5pf ad witdn mraasr prod oarnecborts only Race 91 v4ving beloN p"ping in trenches. 10 S"erilng to be poided under all haedscapes, by general contractor for Irrigation purposes. 11, lrrrigaton system to be guaranteed against defecttee material or wx1emansHp for one year tom the da!e of fine, Damage or loss due to vanda&4 , freezing or ads at rej;fod by others, is exeV Penn Contractor's rep0seiefnent responsw4tv 12, pibidav&narwIhan acexerale al vaNss, vAte Wieas, main line and arty sleeting. W PwAdacA. f ";in preEwMary,,ra!wing schedde W the foroperabW ofsplfidjr system indudrg spring start up, dock operalim, and %interizaton. 15. \Wk a4v,er though the en re system deseWrS the operabng inshic6ona. F5T� -WIMPS 350XL 11- Doodle Check Valve -ldbend-t.9 Xelta%r Not to sca?a BENDER STEEL EDGED SHAVING PATH Steel Edged Path 0 a 19 W SC -LE 1'*W-cr STWP: aW."Ek KDA HOMES Pan. alavelL1jT. ell PROJECTADDRESS KESTRELPAWAY ASHLW OREGON DRXW4 By TKI CHEICKED Syr '[11 PROJECTI)ATE: 010112020 KESTREL PARK COTTAGES sf-EST TmE LANDSCAPE PLAN SIIEET NO.: 101 NOTE: IF THIS SHEET IS LESS THAN 24" x 36" IT HAS BEEN REDUCED AND IS NOT TO SCALE. Tree 01 on bank edge of Bear Crook Not sho em on pion hod it is to remain. UA Trees vlesl of tws Ire are to remain as is Beim outside , deveoprnent footprint. The - [ oxceptKm is Tice #7 'ems t€7EX � , �a EX 0 oil EX 96 Report Prepared by Thomas Madafa international Society ofAtrboriculture CertiliedArbvrist Liourisa Number PN-M-A LOT11 LOT10 LOT9 RE'', li�i3 IG'•1= 1. L0T8 / LOT7 UcCed lino tape's apFxuimate rRrmc.a d esrg dsti5e uscmp4.ng o1 Uaes h'osf d ntdtlr are 1VH»1'l3on OrYarF-eg sze';. Thor era to bz Niramd to a spa6ag 0101= erery 15. Rs-nanrg ra+-r+a`.e r�r tnd+ �C robe rrcdarc'�Tf rr:rru0.d / AShsa IXICng veeggs alMrc,oa"v'o la(Gt4 Irv5 a'C�1 a'2 have y-'gnd.V rrry,Oton or aanad vze. F?e�¢ar03g in dsaubad H$be al NeQ"Pix MSf"AU rd !1t^aM Ran~m Shed L1i0. -" #14 �EX TREE INVENTORY LEGEND Tree Pr W. t'ao Da -I Zone Radus h Trsa FLrrtar Sprdes InlM[.5 Fc t Cad+on Na�m 1 Comm VkW, 20 I!A Fai 2 UA A!41 20 NA Far W- d C-klatm Zore M RW-Con Ra7.Fsed 3 IJA Kdr- 24 IL Far Ckalia C Mh `ton Zono hh P'ZZ Req,'red 4 IJA Aden' 12 NA Far O&IC13 Core—t-7—%Rrdeaon f�u*Od 5 Ash' 20 MA Far gfsdg Fgrsluao 7n,-e %I, P..I don Bwp ml 6 Oa:[ 24 NA, f1 de . Oo'ada Corahudon Zara No P u5. Fon R-,W" 7 Cobn Mod 16 NA Hazed fkra.e OJSda CorS m-Z—No P,.5ed nRequ'..d 6 O 24 r4A Good Hind fory1, f arddgad br—tvb m:k- 9 C Y,bod' 20 r.'A l.4alarae 0'.-M Ca' SW:on Z_No Ro'et nR.W.W 10 Bg teal rlap'0' 40 tiA 1.W"o'Gwd Odsde COr6L -Z— NO Rc&a- Rep3'acd 11 Oast' 24 N4 !.'o&-e. ou'N. Curshuaen Zpn7 No Pr[egr1'on r't,pirad 12 Ok 22 NA hlcd-d. outode Ca -,=on Tool h'o RW--r.n fkwd 13 OA 21 NA hbdcxe M'_da Certirl -Z—rh P.O.=n RoWmd 14 Rmderosa Rne' 6 t1A Oood OuSCa CaraSudon Zoo AloPrtrwicrtrb4gd 15 Pbrd3Wa ling• 7 NA Cmtl QRs&C Sudan Z_N. Prd-t. nfie¢sied to 1'zd€c 4V�v , 40 15 Md". Ors7a Core'auaan Zone W Prct fun Regfaed 17 Ash' 21 16 h'odxa:a Rune and prc{id as Mod 18 [)A Ash 32 t4A h ag P O d as rd..e2 19 UA Ash 13 P4A hbdaBe To So Ra'n?.W Ti In dnxl W."4 Wth P.Po$W[Or54"-S 20 UA Ash 7 t4A Moderate Toga Rerrased- T—hldnxtcm`dWhp'oposodw+Sn�Yen 21 1'111 24 tdA Aloderdg T. B. Fk—.. ,e6-T tidied-1.t W+h Popn dmrs'hrtS 22 CoConvF�d 29 NA hkxt"e To N Rew.w Tees hl dmd oohed Wth P,p cOrswUon 23 UA Co^.nnvRod 10 t4A Atodsrxe TO Bo Rmrred-TmeW Bled om"rd vidl p�oposcy mrshuaon 24 tdA C111, '.bpd 10 hA hlndarde Ta 33a r1fxro',ed-Tole kt trod mrw`dwth proposed mrti4rxtan 25 UA Ca lnvkod 12 tiA hbderde TOBell—W-TreeU dredcon<dsJ+h rrepwMoor07uct'an 26 Co:unlltnd 30 r:A hbderda TO Be r:ero•.ed-Tres r'rdhd rarf:q Wth reopxed mrsWx,Con 27 Cnm,Wnd 30 t4A Mod—! Taria Renvned-Tres In dn:d cvfQWh Pop¢-ed mrtihucfan 28 UA C"3 Vkod 3t f1A hbdera:e To Be 13 m %xJ-Tree In dred con`dwth vW—d oui&]r con 29 UA Co_onv,hod 10 rW Moderate To Betiawvd- Trmhdmd corrFawm POPrSed mrsYUG'on 30 UA Co•An va"d 3I 11A hbd—m TOSe Fialn',ad-Toes inffraY Fd W'JI RUP�+'d mr 9�[Sun 31 UA Cb:lots vkod 15 ,LA hbdarae 7o%RE.r od Tree indrcd OOFdvih p'opr�,ed carSSucfon 32 dA A'dy 20 1Uk Mcder&e TO Ffe Rnns,ed Trz<r ind+sd word W:h ROPosad ox¢7uaan 3343 UA Ash 0-24 ZA %W..od TO H. nerrasi-T,eeindr 1—t-,dvth proposed oo--, tan Trees in Legend etiith an asleris (') are to rernl n and Trees vr-tdl n3 asteTis () are to be removed. Trees On Plan rested as TBR' are to ba rernnred. Trees on Plan noted as'FX are to retrain. Tree noted With UA (lhrAccessable) are not tagged due to Dense Slack Befries. The bwo noted on tdis panrse GwlTnafhy &Anoaied tr7 surveyors and the trees commented on for the assessment are based on that survey Information. 1 Trees vi thin Ns porimotor are Wed on List as 433-43 UA TSR NOTE: IF THIS SHEET IS LESS THAN 24" x 36" IT HAS BEEN REDUCED AND IS NOT TO SCALE. LOTt2 \1 \ \ LOT74 \ ` LOT15 A�Nvl____ LOT16 IV LEGEND G tree Protax'en anon Radtg Ferdrg �ri.,,F.; AREA 3 LOT1 DETAILS G Tal eav'R� Lhan pnckv+oe El EVATa4 PLAY TREE PROTECTION NOTES Tres H9Wq'A d. xeae—a dbf ar.n ,ors S— .. padW target V"IT a'd'^al bedf.Ato-ds.'ryu'sh—r . TR S modes jh IX M e,5 7 dM M,�,vJth tr. Fc�toa— Treas,Wd,', Tan ae m be rsrrned I-Trag pld f n W to in p eso Rare a j7 tructw to — and Is undo oe died stpeNsm of the Sag Arborsl. 2Tree Erd-ecton W be than l'rk"fU, a nki—etaz h-4i'al re-J, S.cdp is Ft-,! fxlF¢ thantrn&zM 4wL ghal ba Impz%d at the edge or the 4m pmdo n2ofs cs d,;,ra, nttije2 GgeW, and xue b—.ty of and rpP. sR=o"d S5 ew—areas,u corsEf.'f_ effiemeras ew ab¢ to parm burg d .e'.pod 3AM,, deq.shagt.at t dWlrecMd rrkf.,&gSangIIQbSUottnf.WMisaU- ft—f more, M W bg ds,p ude s pea Vp—A tus been ob'.ar>zd fronn Ve 9a5 Andre fca die PMtWL 4.Tha hatree pa'ettonrw orspnedIsasrazodan IFvSa Plans S.The M}er6nrring 5t0Abg 7L51'viyr rM 4[•:�l uMSkrbad eF'tgbhalL endd Wpl2fE]t anytvafJrri2edg�a60!Lea her r}.t-rCM Of WalIAYAM1 7.t:o ojr5lhx -aa4Rr shag — w`din the Lea PO^.xEon zale,'irdud p. bur nor Wi d to d:,prg o, Ma90 of arch as bPFg s W.¢ sot,xaz.."rsm egipr" u p.F4d fiides, ear-V tads the ff—I a,T.Waon of a Sta9lvbr i& e.The lee prcteam zone shot rerantree of cteri.Cj frt ow rc,�aias and t'q"-_ha- parEs,th—,d-0 sonars. pelrl products, cmveo or dry Nor a esx ard oordt,c n dut15 w runt 9.No.� ffa,UdPr eng,gadr%rwpurity.amha acL.!yslat oavrwlh'nlfia Laapoe6an rtg tar855 MM."d pl lre Sal A-W,,t I0 Ply kr­y wlhn the h R re Is s bed b per aWog and dregon of pq 5tA AWit I t.Treas berg pV ded vr3 be me ml ra71a1-/1a rats aernedng IaM pe-1w.geonts owrvet 12Trea(s}to be —W INV ae W. the dr4f— of afV k --1. reran sW bgr .vdo,+j by ceVw t—L I aAny dar "W protzaod Legs Shag be reputed to the Sal ArbonA WNn 24 tam of obserrean. 14.E�jA. dlxrrise de'�m''red by the Sl 4 Arborst, a1 r.Vi dtree pn-rerun meaeaes set forth Inlhs secrnnsrul be ireiafed pft ro an7 dsro'oprkr[ axi+:c5, Erdodrg, buL rn1 anted to dearr7, gadng, erca:a'o� ardano".onvwk and sra9 ba rervcai on f a`.er mryaonof a7 comrtv.Eon ea,Mn lydrdrg �'d�d'g ad iHeyan tr�aza`orr sCAu=_: A� LANDSCAPE 1" = 40' ®® PLAN 0 20 40 W 120 160 200 240 U � � c �U'- .� E o Q} U -o rro ir Q 0 U 00,) a 11)O U Cd � � vT (D o CL �Jz (n ❑ -t CP c\fUlrE STAMP 528 Thomas A Mac OREC,3O'N OVINTR KDA HOMES Pan. develop. Wild PMVECFADDREO$ ITSTRELPARMAY As A-M.OREOG! CfEME)aY: Ttl PR3ECTMTE IDII219 PROJECT. KESTREL PARK SUBDIVISION SFEEFTITLE LANDSCAPE PLAN TREE PROTECTION & REMOVAL SFEETEIO L-102 \ 4 4, OPEN SPACE / 'o, KESTREL PARK SUBDIVISIOP (PHASE 1) PHASE 3 4 14 KESTREL COTTAGES (PH PROJECT BOUNDARY PA 15 13 > ry A TEIICFS 0 0 A 9 --- --- --- ----- rA) A N . . ......... KESTREL COTTAGES (PHASE 2 PROJECT BOUNDARY --- --------- ,,z J ..... NEST BOX STREET (.. . . . PF�X—si 8 ROCES 2 m 10 6 1 7 4 3 JNAIMA J4:\MA-j All. KESTREL COTTAGES (PHASE 2) PROJECT BOUNDARY LEGEND WATER MAIN (KESTREL PARK SUB, PH 1) STORM DRAIN (KESTREL PARK SUB, PH[) CALL 4$ HOUIRS SANITARY SEWER MAIN (KESTREL PARK SUB, PH 1) BEFORE YOV M EXISTING SEWER MANHOLE EXISTING STORM CATCH BASIN EXISTING FIRE HYDRANT 0 old, 4-3 EXISTING WATER SERVICE I Q 9 W ch E4. . ........ PROPOSED STORM DRAIN .0 W Q� 0. PROPOSED WATER Q PROPOSED SEWER SERVICE PROPOSED SURFACE DRAINAGE DIRECTION ELECTRICAL METERS DRY UTILITIES (ELECTRICAL, GAS, CATV, TELEPHONE, ETC) La clrC) L-1 rC) vy m-121, 0 D TE -R NORTH GRAPHIC SCALE CONSTRUCTION ENGINEERING CONSULTANTS, INC. MOKT W. KESTREL SUBDIVISION IN FEET THE COTTAGES AT KESTREL PARK (PHASE 2) I _.h a,CONCEPTUAL DRAINAGE & UTILITY PLAN om""` No. I OF 1 P� r 7AY 617/,�/Fh7 Planning Division CITY OF 51 Winburn Way, Ashland OR 9752.0 ASH LAND 541-488-5305 Fax 541-488-6006 ECT / Ir Street Address V-1 kq b � jJO, 9)Al ZONING PERMIT APPLICATION FILE # Pursuing LEEC@ Certification? 0 YES El NO 2 Assessor's Map No,39 1 E v aTax Lot(s) r 1)) V Zoning Comp, Plan Designation Z APPLICANT Name A IM f-,- j C_ Phone �4 L E-Mail Address(A A- Or, City A zip 2zt PROPERTY OWNER - --e Name J A-L k Phone <A 21- 3'? CL- E-Mail tv 1--T Address (L' 0 6-v- S (--",L city Zip SURVEYOR,. ENGINEER, ARCHiTECT, LANDSCAPE ARCHITECT, OTHER Title Name 51 =#v Address <rr, &,:z4jo /kP t+-Pxyi`, V, iy­_ Title Name Address C4 E-Mail Zip E-Mail — Zip I hereby certify that the statements and intormatioa contained in this application, including the enclosed drawings and the required findings effect, are in all respects, true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that I produced sufficient factual evidence at the hearing to support this request; 2) that the findings of fact furnished justifies the granting of the request; 3) that the findings of fact furnished by me are adequate; and further 4) that all structures or improvements are properly located on the ground. Failure in this regard will result most likely h90r0n_1yV_the request being . g et aside, but also possibly in my structures being built in be removedAt my-ellk-1-nse. If I have, an oubts, I am advised to Dseek ompetent professional advice and assistance. Applicant's Signature Date As owner of the property * / d lin this request, read and understood the complete application and its consequences to me as a property owner. 70 Property Owner'kSignature (required) Crobecompkked4C4 Stag Date Received Date ",1111­ 1, Zoning Permit Type FilingFee$ OVER Qkomm-dMpTvmin&\Form & HudoiflAZoning Permit AppEcatiomdoc 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. MOTE: • 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. G:komantievlplaruunglF'orrns & i[endouWZoning Permit Applkadondoo The comments of this pre -application are preflininmy in nature ,rani{. object to change based upoll the submittal of additional or different information. The Planning Commission or City Council are the final decision making authority of the City, and are not bound by the comments made 1:;1' tile .Staff as part of this pre-aplVication. ASHLAND PLANNING DEPARTMENT SITE: Kestrel Park Cottages/Area 3 PRE -APPLICATION CONFERENCE APPLICANT: KDA I -tomes COMMENT SHEET REQUEST: Outline Plan Subdivision & Site Review November 13, 2019 PLANNING STAFF COMMENTS: This pre-al,?I)lication eon/erence is intencled to highlight significant issues of concern to st(iff and bring them to the al,71.)Iicant's aftentionprior to theirpreparing afornial qpplication subiniftal. Summary: Staff are generally supportive of the request and appreciative of the thought and planning that have gone into the project to this point. In staffs assessment, the key issue to further consider and address will be around the parking requirements, Parking & Parking Management Strategy: Staff are generally supportive of some measure of reduction in off-street parking requirements based on a parking management strategy. The parking management strategy allowance in AMC 18,43,060 does not apply to single- family dwellings (i.e. individual dwelling units on their own lots). To utilize these strategies, the lot configuration would need to be adjusted (i.e. condominiums or multi -family). As single-family dwellings, the reductions proposed may require a parking variance. A key issue here is that as approved in the Outline Plan (PA-T2-2018-00005), Nandina Street in the area of the one-way couplet around the wetland was granted an Exception to the Street Standards to have an 18-foot curb -to -curb width. This width is not sufficient to accommodate on -street parking under the NMNP "Areighborhood Access greet" standard. It appears that the frontage here is largely in an area of this reduced width, and the application will need 10 clearly address whether/how the street cross-section is being modified to accommodate the on -street parking credits proposed, and if so how the modifications impact related issues such as the required street trees that were to be planted behind the sidewalk. (6nel'e' 1q)0,A/ ) 0 The reduction requested would need to be framed in terms of a percentage of the required off- street spaces being reduced and include the reduction attributed to on -street credits.. i.e. providing 21 off-street spaces is a 25 percent reduction from the 28 space off-street requirement. 0 Parking would need to address the vehicle area design standards in AMC 18.4.3.080 including those in AMC 18.4.3,080.B.5 seeking to reduce the environmental and microclimatic impacts of surface parking and capture and treat run-off in landscaped medians and swales. Kestrel Parkway Noveinber 13, 2019.dds Page I Previous Conditions: The final application should speak to how the current proposal is consistent with the larger Outline Plan approval from 2018 including addressing the minimum densities and applicable conditions of approval. Site Review: Without specific building elevations/designs, it is difficult to provide adequate feedback on the Site Design Review criteria which are largely design -focused. Staff would suggest an informal follow-up discussion as design drawings are finalized, but generally staff believe there should be some focus in the site planning and building design on establishing a sense of orientation to the street for the street -fronting units (12-14) supported by a sense of entry and pedestrian connections from the entries to the sidewalk. Design Standards: In addition to the Performance Standards Options and Site Design Review requirements, there are additional NMNP specific design standards for residential development detailed in the NMNP which should be considered in the design and placement of homes. These include architectural design elements, front porches, orientation of buildings to the street (in its idtimate location), observing building setbacks and garage/accessory structure placement, avoidance of repetitive elevations or floor plans, and the minimization of driveways (again, based on the ultimate street locations). Solar Setback and Envelopes: The final application will need to identify building envelopes and provide elevation drawings for proposed buildings, taking into consideration height limitations and solar access requirements. The application will have to demonstrate that a twenty-one (21) foot high structure is able to meet to meet Solar Setback Standard A with a setback which does not exceed fifty percent (50%) of each lot's north -south lot dimension in accordance with AMC 18.4.8 or propose solar envelopes complying with Standard A. (If the parcel to the north of the parent parcel is unbuildable, parking lot, etc, then the northern lots could consider the north lot line of the parking lot cis their north property line by definition in these calculations.) Details: In addition to elevations and scalable plans, the final application materials will need to make clear the proposed lot configuration, how lot coverage is to be addressed, how the perimeter setback and front yard setbacks in the Performance Standards are to be addressed. Significant Natural Features: A key element of the Performance Standards Options subdivision chapter (AMC 18.3.9) is its intent to identify and preserve significant natural features. Specifically, the chapter notes, "The existin and nd natural features of the land; such cis wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, cornrnon areas, and unbuildable areas (AAdC 18.3.9.040.A.3.c)." The final application will need to include detail addressing the site's trees and any other natural features to demonstrate that the lots, envelopes and site circulation have been located based upon careful consideration for preserving any significant natural features of the property. Tree removal permit requests would be considered in light of the Performance Standards focus on preserving natural features as well as the Tree Removal Permit criteria and the previous approvals, and the applicants should evaluate and consider significant existing trees in initial site planning. (The final application materials would need to address the Weiland area in terins of the original subdivision approval; i.e. if the current proposal is consistent ivith the WRPZ treatinent approved in the original subdivision approval it would not need to be further addressed here.) Kestrel Parkway Noveunber 13, 2019.dds Page 2 Open Space: The application would need to address the requirements for open and recreational space in terms both of multi -family site design review and performance standards. Adequate Capacity of Public Utilities: The applicant is responsible for determining if adequate water, sanitary sewer, storm sewer, and electricity services, and paved access/adequate transportation are available or can be extended to serve the proposed development. The Site Plan must show the location and size of the public utility lines that will serve the proposed parcels and detail service locations for each proposed lot, and plans will not be deemed complete without a utility plan which includes an Electric Department -approved electric service plan. Tree Preservation, Protection and Removal: An inventory of all trees six -inches in diameter at breast height and greater on the property and within 15 feet of the property boundaries is required with the application under AMC 18.4.5. The inventory must include detailed information including but not limited to species, diameter at breast height, condition, and drip line/protection area of each tree. The plan must clearly identify trees to be preserved and flow they will be protected and show those trees to be removed, and address the tree removal permit requirements in AMC 18.5.7 for significant trees to be removed. Tree removal permit requests would be considered in light of the the previous subdivision approval and the Performance Standards focus on preserving natural features as well as the Tree Removal Permit criteria and other applicable standards (Water Resource Protection Zones, Physical & Environmental Constraints, etc.). Site Visit: Prior to a hearing, staff would recommend that a Site Visit be arranged with the Planning Commission to give them an idea of the specifics of the site (i.e. topography relative to adjacent properties, existingfi-ontage improvements, driveway locations, existing house, stature and condition of existing trees, etc.). Neighborhood Outreach: Staff always recommends applicants approach the affected neighbors to discuss proposals and try to address any concerns as early in the process as possible. In this case, where changes to the street system are likely to affect planning already underway for the development of adjacent property and the broader connectivity of the surrounding neighborhood, and neighbors have already express concern about impacts to existing natural areas, staff believe that outreach and coordination with neighbors is even more important. Notices will be sent to owners of neighboring properties within a 200-foot radius, signs posted on the site and advertised in the local newspaper once an application is deemed complete. In many cases, it is better if neighbors hear of the proposal from the applicants rather than by a formal notice from the city. Written Findings/Burden of Proof: Applicants should be aware that written findings addressing the ordinance and all applicable criteria are required, and are heavily depended on in the decision making process for a planning action. In addition, the required plans are explained in writing below. The burden of proof is on the applicant(s) to ensure that all applicable criteria are addressed in writing and that all required plans, written findings, and other materials are submitted even if those items were not discussed in specific, itemized detail during this initial pre -application conference. Kestrel Parkway Novenibel' 13, 2019.dds Page 3 I R W X X a X X W N N a 0 0 V a N A a HE N N N NA 0 R A 0 0 a N N 0 X R x x 0 a N 0 a 0 0 a X N X 0 0 X 0 X 0 N N 0 0 a 0 A V N V 0 K N N a N N N K 0 X N 0 a N I OTHER DEPARTMENTS' COMMENTS FIRE DEPARTMENT: See comments at the end of this document. Please contact Division Chief Ralph Sartain of the Fire Department for any additional information at (541) 552-2229 or via e-mail to a�dditl_,sart�uLcr a Vllan i ma a L.1§. BUILDING DEPARTMENT: No comments (it this thee. Please contact the Building Division for any additional information at (541) 488-5309. CONSERVATION DEPARTMENT: There may be current City of Ashland rebates for the installation of high efficiency toilets (HET) as well as some appliances such as refrigerators, dishwashers and washing machines. Appliances may also be eligible for state tax credits through the Oregon Department of Energy. There may also be opportunities for homes to be built more sustainably or more energy -efficiently with financial and/or technical assistance from the City. For more inforniation on currently available Conservation programs, please contact the City of Ashland Conservation Division at (541) 552-2062 or e-mail Lis. A handout on the city's "Smartbuild" program for new construction is attached at the end of this document, Conservation staff are available to provide any further information or assistance on these programs. PUBLIC WORKS DEPARTMENT: See commenis at the end of this docinnent. For any further inforniation, please contact Karl Joluison at (541) 552-2415 or via e-n-rail to: ELECTRIC DEPARTMENT: The applicant will need to contact Dave Tygerson in the Electric Department at (541) 552-2389 to discuss service requirements and fees. An approved electric service plan is required to be included in the final application submittal for the application to be deemed complete. Dave can arrange an on -site meeting to assess service requirements and will prepare a schematic service plan to be incorporated into the applicants' civil drawings. Please allow additional time for scheduling an on -site meeting with Dave Tygerson, subsequent preparation of a schematic plan, and incorporation of this plan into your submittals. Al-y-)lications ivill not be deemed complete ivithout an cq)roved electric service plan. WATER AND SEWER SERVICE: "if the project requires additional water services or upgrades to existing services the Ashland Water Department will excavate and install in the city right of way all water services up to and including the meter on domestic and commercial water lines. If afire line is required the water department will also only install a stub out to the location where the double check detector assembly (DCDA) complete with a Badger brand cubic foot bypass meter should be placed in a vault external to the building. The vault and the DCDA device housed in it are the responsibility of the property owner and should be placed at the property line. Fees for these installations are paid to the Water Department and are based on a time and materials quote to the developer or, contractor. Meter sizes and fire line diameters will need to be provided to the Water Department at the time of a quote being requested. Please Contact Steve Walker at 541-552- 2326 or e-mail walkers@qshlondorus with any questions regarding water utilities." Kestrel Parkway November 13, 2019.dds Page 4 OREGON DEPARTMENT OF TRANSPORTATION (ODOT): "ODOTdoes not have any comments on this proposal."" For any additional ODOT-related information, please contact: Micah Horowitz, AICP, Development Review Planner; ODOT Southwestern Region; 100 Antelope Rd., White City, OR 97503; Phone: 541.774,633 1; E-mail: Micah,f 10R( W ' Z x1ot,state,or,us N 8 0 M N K N 8 9 9 N 0 0 9 A N V 0 9 K 0 0 8 0 U 0 0 N N K 9 0 N 9 N 9 N K N a! 0 0 E 0 A 9 N x a N VIN N B 0 E a 0 0 a N N M 9 ZONING DISTRICT REQUIREMENTS See Tables 18.3.5.050 "North Mountain Neighborhood Uses Allowed by Zone" and 18.3.5.06O "North Mountain Neighborhood Dimensional Standards." Zoning: Split between NM-G (Greenway), NM-R-1-7.5 (Neighborhood Edge), and NM­MF (Neighborhood Core) Landscaping Requirements: NM-R-1.7.5: 55 percent; NM-MF: 25 percent of the lot area. Size and species -specific landscaping & irrigation plan required for park rows and open space at time of formal application. Avoid using lawn. Provide irrigation system. Include street trees, one per 30 feet of street frontage. Parking, Access and Internal Circulation: Per the requirements in AMC 18.4.3. Lot Coverage: NM-R-1.7.5: 45 percent; NM-MF: 75 percent of the lot area. These are the percent of the lot that may be covered with building footprints, driveways, parking spaces and other lot coverage. Compliance with lot coverage standards will need to be den-tonstrated in the application. Standard Setbacks: See AMC Table 18.3.5.060 "Aforth Mountain Neighborhood Diinensional Standards." In addition, setbacks must comply with Chapter 18.4. 8 which provides for Solar Access. mmmemmm■amammmaa■■a■ M 0 M H M M al " a a a x a a a a " N " a a NJ a N NJ N N N a N a A a 0 a M 0 0 M M M a ff a 0 E N H a a N N K N a K K N N N N N H H E APPLICATION SUBMITTAL REQUIREMENTS Application Req ui rein cuts: Applications for Outline Plan subdivision approval are processed as a "Type 11" procedure which requires a quasi-judicial decision through a public hearing at the Planning Commission. The Planning Coin in issions may be appealed, in which case it is subject to an "on -the - record appeal" before the City Council. (],or further procedurol detail, see: Tj.,y2e%,'�� L11 Reyised%209 2016.11r�') . ..... . . .. ........... . . ............. . . ................ , _L �L . . . ... . ...... . ...... . . The application is required to include clear, legible, scalable drawings of the proposal (i.e. plan requirements) as well as, written findings addressing the applicable approval criteria in accordance with the Ashland Land Use Ordinance (ALUO), Chapter 18 of the Ashland Municipal Code. The following sections include the requirements for plans and approval criteria which are applicable to the proposal as described in the pre -application submittals. When more than one planning approval is required for the proposal, multiple sections of the ALUO may apply. The burden of proof is on the applicant(s) to ensure that all applicable criteria are addressed in writing and that all required plans, written findings, and other materials are submitted even if those items were not discussed in specific, itemized detail during this initial pre -application conference. All submittals inust also include: Kestrel Parkway Noveinber 13, 2019.dds Page 5 L Application Form and Fee. Applications for Type 11 review shall be made on forms provided by the Staff Advisor. One or more property owners of the property for which the planning action is requested, and their authorized agent, as applicable, must sign the application. The required application fee must accompany the application for it to be considered complete. 2. Submittal Lpformation. The application shall include all of the following information. a. The information requested on the application form (see jLtjp�fl sii��arid,,or,us/Fi�es,lZoL�[lptic� mit%210Applicafl df ,_A�yw,a ,Z_Z0Per' b. Plans and exhibits required for the specific approvals sought. C. A written statement or letter explaining how the application satisfies each and all of the relevant criteria and standards in sufficient detail. d. Information demonstrating compliance with all prior decision(s) and conditions of approval for the subject site, as applicable. e. The required fee. The Ashland Land Use Ordinance in its entirety may be accessed on-line at: hilt) -Mt, w i v�,'ishland or, i is1,V131Wc,Y111 M(' ("ho 18 currenf.ndl- I PLAN & EXHIBrr IM QUIRE, MENTS: Two (2) co])ies of the plans belmi, on palwr no larger than 11 "x 17". Note.- These copies in ay be usedfor the Planning Commissionpackets and.167- the notices niailedto nei�,hbors -please subinit clear, readable, reproducible copies. • Two (2) Copies of the materials required for a Performance Standard Subdivision Outline Plan approval as detailed in chapter 18.3.9.040. • Two (2) Copies of the materials required for a Site Design Review approval as detailed in chapter 18.5.2.040. • Two (2) copies of written findings addressing the submittal requirements from section 18.5.5.040 for a Variance (if aplifleable to tine final proposao, • Two (2) Copies of a Tree Protection Plan as required chapter 18.4.5.030. • Two (2) Copies of the plans required for, a Tree Removal Permit as required in chapter 18.5.7.030 RELEVANT CRITERIA AND STANDARDS: Applicants are advised that in addition to required plans, written findings addressing how the ordinance criteria are satisfied in narrative format are required. The applicable criteria are included below. • Two (2) copies of written findings addressing the following criteria from chapter 18.3.9.040.A.3 for Outline Plan approval. • Two (2) Copies of written findings addressing the following criteria for Site Design Review approval detailed in chapter 18.5.2.050. • Two (2) copies of written findings, addressing the following criteria from chapter 18.5.5.050 for a Variance (if applicable to the fina l proposa o. • Two (2) copies of written findings, addressing the following criteria from chapter 18.4.6.020.13.1 for an Exception to Street Standards (if applicable to the finalprolmsao. • Two (2) copies of written findings, addressing the following criteria from chapter Kestrel Parkway November 13, 2019.dds Page 6 18.5.7.040.B.2. for Tree Removal Perinit to remove it tree that is not a hazard (if aplVicable to the final pi-oposao. NEXT APPLICATION DEADLINE: UPCOMING PLANNIGN COMMISSION MEETING: FEES: (.11s cil)I-Vicable to the final p)oleosals details)... E Outline Plan Approval: F Site Design Review, Residential: [11 Variance (Type I or 11, if call), ccible): 11 Exceptions (raj)]_?1iccib1e): 0 Tree Removal Permits: First Friday of each month Second,ruesday of each month $2,190.75 + $ 143.25 per lot $1,092 + $ 7150 per unit $1,092 or $2,190.75 $0 $0 *NOTES: Applications are accepted on a first come -first served basis. All applications received are reviewed by staff, and must be found to be complete before being processed or' scheduled at a Planning Commission nieeting. Applications will not be accepted without a complete application form signed by the applicant(s) and property owner(s), all required materials and full payinent. Applications are reviewed for completeness in accordance with ORS 227.178, and the first COMPLETE applications submitted are processed at the next avoilcible Planning Commission meeting. For further information, please contact: November 13, 2019 Derek Severson, Senior Planner Phone: 541-552-2040/ E-inail: (lei-ek,sevei°sc)ii+�ii)zislilatid.oi,, Lis Kestrel Parkway Noveniber 13, 2019.dds Page 7 Public Works/El ngineet•ing Pi•e-Application Comments 1. Engineered Plans - Where public improvements are required or proposed, the applicant's engineer shall submit design plans for approval of all public improvements identified on the approved plan or as specified in conditions of approval. One set of these civil plans MUST be submitted DIRECTLY to the Public Works/Engineering Department. All design plans must meet the City of Ashland Public Works Standards. Engineered construction plans and specifications shall be reviewed and signed by the Public Works Director, prior to construction. All public facilities within the development will be designed to the City of Ashland Engineering Design Standards for Public Improvements. The engineered plans shall also conform to the following: If drawings are submitted to the City of Ashland digitally, they shall be true scale PDF drawings. If AutoCAD drawings are also submitted, they shall be compatible with the AutoCAD release being used by the City at that time and shall be located and oriented within the Oregon State Plain Coordinate System (NAD83-89). Drawings sizes shall comply with ANSI -defined standards for page width and height. Review drawings may be submitted in B size (11x17). Bidding and construction documents may also be printed at B size; however, all final as -constructed drawings must be submitted to scale on D-size (2436) Mylar. Digital files of the as -constructed drawings shall also be submitted. Drawings shall be drawn such that reduction of plans from full size (D sized) to half size (B sized) can be done to maintain a true scale on the half -sized plans. 2. TIA (Transportation Impact Analysis) -- No TIA will be required for this project. 3. Street Improvement — No additional street improvements, beyond those necessary to comply with City Street Standards, will be required at this time. 4. Right of Way — No additional right of way dedication, beyond that necessary to comply with City Street Standards, will be required at this time. 5. Sanitary Sewer -The property is currently served by an 8-in sanitary sewer main in the adjacent alley that is proposed as part of the Kestrel Park Subdivision. The applicant proposed improvements must be reviewed, approved and permitted by the City of Ashland Engineering Department. 6. Water - The property is currently served by an 8-in water main in the adjacent alley that is proposed as part of the Kestrel Park Subdivision. City of Ashland Water Department shall tap existing water main and install any new water services and water meter boxes that are proposed by development. City of Ashland Water Department must be contacted for availability, placement and costs associated with the installation of the new water service. Service & Connection Fees will also be required for any new water services installed as part of this project. 7. Storm Drainage - The property is currently served by a 12-in storm sewer main in the adjacent alley that is proposed as part of the kestrel Park Subdivision. City of Ashland Engineering Department must review an engineered storm drainage plan. Storm Water Facility Design Requirements Projects that will create or replace 5,000 square feet or more of new impervious surface (buildings, roads, parking lots, etc.) area that discharges to an MS4, must comply with the requirements of the DEQ MS4 General Permit phase 2. Below are additional requirements of the City of Ashland which either differ from or are additional to the M54 General Permit phase 2. All storm water detention facilities must have an overflow structure capable of safely passing the 25-yearstorm to an approved storm waterfacility. Peak flowfor destination requirements may be calculated using the National Method with an ODOT Zone 5 IDF curve for a 10-year Kestrel Parkway November 13, 2019.dds Page 8 storm event (25-year storm event for bypass calculations), or any other comparable method. The flow calculations are the same as described in the RVSWDM for flow control measures. • The default value for pre -development peak flow shall be 0.25 CFS per acre. • Detention volume shall be sized for the 25-year, 24-hour peak flow and volume. • An overflow spillway shall be provided to convey the 25-year peak flow for systems receiving up to 50 CFS, and 100-year peak flow for systems receiving more than 50 CFS. • Water Quality BMPs shall provide at least 80% removal of bacteria and TSS (75 microns and larger). • Conveyance for drainages less than 300 acres shall be sized to carry the ODOT Zone 5, 25-year event. • Culverts with flows greater than 50 CFS shall be sized to carry the ODOT Zone 5, 50-year event. • Existing wetlands, natural drainage ways, and open spaces shall be preserved from development to provide their natural flow attenuation, retention, or detention of runoff by providing a buffer. • The grading plan shall indicate the direction of flow of all surface flows, including those on to and from adjoining properties. Site grading shall be designed to provide positive drainage away from all buildings and structures except those designed to withstand flooding in accordance with the building code standards for flood -proofing. Freeboard shall be specified on the grading plan per AMC 15.10. • Bridges, Culverts & other flow limiting structures in or near riparian areas shall be permitted in accordance with the agency's requirements in AMC 18.3.10.080. Removal/fill permits shall be submitted with the plans. 8. Erosion & Sediment Control - The following requirements shall be met: • All ground disturbances exceeding 1,000 square feet shall implement an Erosion and Sediment Control Plan (ESCP). • A 1200-C permit will be secured by the developer where required under the rules of the Oregon State DEQ. City of Ashland Engineering Department must receive a copy of this permit before any construction shall begin. • Erosion Prevention and Sediment control measures that meet the minimum standards set forth by the City of Ashland Public Works/Engineering Standard Drawing CD282 must be in place before any construction related to the project begins. • Pollution, track out, and sediment dumping into storm water are strictly prohibited per AMC 9.08.060. • Drainage from automotive use areas shall be limited to oil concentrations of 10 mg/I by a pre - approved means. • Trash storage areas shall be covered or provide additional storm water treatment by an approved means. • Off street parking areas shall conform to Ashland Municipal Code 18.4.3.080.13.5, including provisions to minimize adverse environmental and microclimatic impacts. 9. Driveway Access — No additional improvements/requirements will be requested at this time, but the applicant proposed improvements must be reviewed and permitted by the City of Ashland Engineering Department. 10. Permits —Any construction or closure within the public right of way will require a Public Works permit and before any work in the right of way commences all necessary permits MUST be obtained Kestrel Parkway November 13, 20I9.dds Page 9 11. As-Built's - Where public improvements are required or completed, the developer shall submit to the City of Ashland, reproducible as -built drawings and an electronic file of all public improvements constructed during and in conjunction with this project. Field changes made during construction shall be drafted to the drawings in the same manner as the original plans with clear indication of all modifications (strike out old with new added beside). As -built drawings shall be submitted prior to final acceptance of the construction, initiating the one-year maintenance period. 12. Addresses -- Any new addresses must be assigned by City of Ashland Engineering Department. 13. Sign & Traffic Control Devices— Sign installation and visibility must be maintained to the requirements of the Manual of Uniform Traffic Control Devices (MUTCD). The applicant proposed signage must be reviewed and approved by the City of Ashland Engineering Department. Kestrel Parkway November 13, 2019.dds Page 10 Ashland Fire & Rescue Pre-App,ltC,ation Comments Date* Project Address: Permit Number: Project Description: AF&RCnntact: 10'25-2U19 KcstmmllPark PreApp-2019-00159 Cottage Subdivision Ralph Sartain 541'552-2229 Fire department comments are based upon the 2014 Oregon Fire Code as adopted by the Ashland Municipal Code, and Ashland Land Use Laws: Reference Description OFC 505.1 Addressing New and existing buildings shall have approved address numbers, building numbers nrapproved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required bythe fire code official, address numbers shall hmprovided inadditional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers mralphabetical letters. Numbers shall be a minimum of inches /181.6 mnnml high with e minimum stroke width uf0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, amonument, pole orother sign ormeans shall beused toidentify the structure. Address numbers shall be maintained. OFC5O5 Multi-10nit Address Sign The developer must provide aminimum access address sign. A pre -approved address sign can also be utilized. OFC 503.I8 Fire Apparatus Access Approach -The angle of approach at the point where the public road transitions to the private fire apparatus access road must meet the City of Ashland Engineering Department specifications. ORC5Q12.1 Fire, Apparatus Access -More than Three Residential Lots -if the furthest point onthe structures is greater than 160` from the street, the entire length of the private drive or street must meet fire apparatus access. Fire apparatus access shall have o lQ-foot-wide driving surface constructed of an alkweather driving surface. Fire apparatus access, Must Support 60,000 pounds, no parking, have o maximum slope mf1O percent, and have vertical clearance nf13' 6". The required width of fine apparatus access road shall not be obstructed in any manner, including parking of vehicles With the installation of fire sprinklers, 200' of the driveway is allowedto have an IS percent dope. Inside turning radius is at least 20 feet and outside turning radius is at least 40,fmet and must be indicated on site plans submitted for building permits. Fire apparatus access is required to be signed as "No Parking -Fire Lane'". Final plat needs to indicate that the private drive is fire apparatus access and must state that it cannot be modified without approval of Ashland Fire & Rescue Fire Apparatus Access -Shared Access Easement-Ifa fire apparatus access road crosses onto or over another prupe1iyowners parcel, aneasement must beobtained Loprovide access for fire apparatus. Easement language needs ininclude wording that indicates that the shared access easement may not be modified, removed, or obstructed in any way without prior written approval from Ashland Fire and Rescue. Kestrel Parkway November 13,20|9-ddm AMC Aerial Ladder Access — Structures exceeding 24 feet in height above the lowest level of fire apparatus access are required to provide access roads capable of accommodating fire department aerial apparatus. These access roads are required to be 26 feet in width in the immediate vicinity of the building. OFC Appendix D 105 as amended by. AMC 15.28.070 K & L D105.1 Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet (9144 mm) from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official. 503.1.1 Firefighter Access Pathway —An approved footpath around the structure is required so that all exterior portions of the structure can be reached with the fire hose. Any changes in elevation greater than two feet in height (such as retaining walls) require stairs. The stairs shall be an all- weather surface, and meet the requirements as specified in the Oregon Structural Specialty Code. OFC 503.1.1 Fire Flow -- Fire flow is determined by table B105.1 in Appendix B of the Oregon Fire Code. An increase or reduction as referenced by this code section may be required or allowed. Square footage of a structure for the purpose of determining fire flow includes all areas under the roof including garages, covered decks, basements and storage areas. A fire flow reduction of up to 75% can be allowed with the installation of a fire sprinkler system. AMC Fire Hydrant Spacing - The allowable distance between hydrants on new streets serving residential or commercial properties shall not exceed 350 feet. AMC Fire Hydrant Distance to Structures - Hydrant distance is measured from the hydrant, along a driving surface, to the approved fire apparatus operating location. Hydrant distance shall not exceed 300 feet. Hydrant distance can be increased to 600 feet if approved fire sprinkler systems are installed. 507.5 Reflectors - Fire hydrants with reflectors will be required for this project. 507.5 Hydrants Before Construction - The approved water supply for fire protection (hydrants) is required to be installed prior to construction when combustible material arrives at the site. Kestrel Parkway November 13, 2019.dds Page 12 507.5.5 Fire Hydrants Clearance Hydrants must have 3 feet of clearance extending from the center nut of the hydrant all the way around. Fences, landscaping and other items may not obstruct the hydrant from clear view. Hydrants must be shown on site plan when submitting for building permits. 503.1.1 Fire Sprinkler System —The installation of fire sprinkler system may be an acceptable means to mitigate deficiencies related to other fire naqu|nommnin such as 0nn flow, hose reach, fire lane width, fire apparatus turn -around, distance to fire hydrants, and fire department work areas. Residential 13D fire sprinklers will be req,uired on several of the lots. GatesandFencas—Obst wUiVnsywchasgutes,hemces,mramyvtherhernvwhichvvVudblockornoduce the required fire apparatus access width must he shown on the plans and approved by Ashland Fire and Rescue. Wildfire Hazard, Areas —Qnlands designated imthe Wildfire Lands Overlay, a"Fuel Break" amdefined in Ashland Municipal Code, section 18.3.110.100 is required. Wildfire Hazard/\naam- All structures shall be constructed or re -roofed with Class Bor better non - wood roof coverings, asdetermined bwthe Oregon Structural Specialty Code. Nostructure shall be constructed or re -roofed with wooden shingles, shakes, woo�-product material or other combustible roofing material, asdefined |nthe C|ty'u building code. AMC 18.3.1O.10O Vegetation — existing and intentionally planted vegetation is required to meet AMC 18.3.10.100B(2) General Fuel Modification Area Standards. The Fire Wise landscaping brochure provides diagrams and examples of hnvv to meet these requirements. vvwvv.auh|andfirem/ise.prg. Contact Ashland Fire & Rescue Forestry Division for afuel break inspection. Fire Season — If work will be completed during five season' check fire season fine prevention requirements found at wwwashlandor.us/fireseason. Construction General Information/Requirements -Development shall comply with access and water supply requirements in accordance with the Oregon F|ns Code in affect at the time of development submittal. Fire apparatus access roads are required in be installed prior to the time of construction. The approved water supply for fire protection (fire hydrants) is required to be installed prior to construction when combustible material arrives atthe site. Specific fire protection systems may be required in accordance with the Oregon Fire Code. This plan review shall not prevent the correction of errors or violations that are found to exist during construction. This plan review isbased oninformation provided only. Design and installation shall meet the Oregon requirements of the International Fire, Building, Mechanical Codes and applicable NFPA Standards. Final determination offire hydrant distance, fire flow, and fire apparatus access requirements will bebased upon plans submitted for Building Permit review. Changer from plans submitted with this application can result in further requirements. Any future como1rwtiimm nmust meet fire code requirements in effect at that time. The fire department contact for this p�rmject is Fire Menho| Ralph Sartain. He may be contacted at Kestrel Parkway November V3,ZOl9.ddo C IT Y 0 IF Planning Division ,ASHLAND 51 Winhurn Way, Ashland, OR 97520 I DESCRIPTION ---- -OF PROJECT b\aV� 14- Project Description PRE -APPLICATION CONFERENCE APPLICATION 0 6 ; wVV,V%,o 'J ) t, 0 '`k APPLICANT Name A-0 V.) Phone TIS­ L- E-Mail _K I ") Address or Ep.A, 0 city Zip "-T7,Q,0 PROPERTY OWNER Name J ) P< fk Day Time Phone LA_LL I CL 6 Address (QOk E&A 0 kv, 5 cov—City 1 1-7 Zip 110 DESCRIPTION OF PROPERTY Street Address Assessor's Map No. 39 1E. Qk&�, Tax Lots) 6 SUBMITTAL REQUIREMENTS To request a pre -application conference, submit this form with two sets of scalable plans, one large format 24"06" and one no larger than 11 "x17". Include the following information plus your submittal fee of $142.25 (check, Visa, MasterCard or cash accepted): 1. Completed Application. 2. Narrative — Provide a written description of proposal and request. (if in Historic District, provide pictures of existing structures ' elevations of proposed structures and details of planned exterior design features and materials) 3. Site Plan — The site plan should contain all applicable elements in the Site Plan Checklist (see reverse) plus any other information pertinent to this proposal. The site plan will be checked to insure all applicable information is included at the time the pre -application date is set. 4. Additional information - Provide in the narrative or with the site plan: 1 ) Number of acres in development 2) Total gross square footage of all structures 01011% swim 3) Number of stories on each structure R Emym� (.0 Ebi` 11, 'V E 4) Indicate number of and square footage of: "I I a) Dwelling Units (include the units by the number of bedrooms in each unit — e.g. (k)'Jb6drdo0[)?q 2-bedroom, etc) b) Office Spaces c) Retail Units d) Other Spaces 5) Percentage of lot coverage by: a) Structures e) Landscaping b) Streets & Roads f) Number of parking spaces c) Parking Areas/Driveways g) Total square footage of landscaped areas. d) Recreation Areas h) Other pertinent information of the proposed development 5. LEEDO Certification —Indicate whether project will be pursuing LEEDO certification. 6. Submittal Fee :2 Pg3 of 6 G,.V*mm-de0#annM9%Forms & Handouls/Pre-Apoical.,on Wormation Sheel Submltal Reqummenks_FY2017-18 PRE -APPLICATION SITE PLAN CHECKLIST YES NO NIA 1, Project Name 2. Owner Name 3, Site Address and Map & Taxiot Number 4. Vicinity Map - with street names and locations of all existing and proposed streets within or on the boundaq of the proposed development 5. Scale & North Arrow 6. Lot La out with approximate dimensions for all lot lines 7. Zoning Designations in proposed development and surrounding properties 8. Location & Use of all proposed and existing building, fences and structures 9. Indicate which buildings are to remain and which are to be removed 10. Location of all landscaped areas. Indicate existing trees, size, species, and approximate drin line outer branch location). Identify trees to be removed. 11. Location and size of all public utilities in and adjacent to the proposed development including water line and meter size, sewer lines, storm drain lines, nearest fire hydrant. 12. Locations of drainage ways or public utility easements in and adjacent to proposed development. 13. Location, size and use of all contemplated and existing public areas 14. Approximate topography (sloe of the site 15. Location of all parking areas and individual and handicap parking spaces, ingress and egress on the site and on -site circulation 16. Use designation for the areas not covered by buildings (e.g. loading, storage, vacant, open space, etc.) . 17. Elevations of the building(s) 18. Construction materials —wood frame, masonry, etc. (If project is in a Historic District provide pictures of existing structures and indicate proposed exterior materials for siding, windows, trim and roofing) PRE -APPLICATION BUILDING INFORMATION Please attempt to indicate the following (Note: if information is not known please leave blank) 1. Current Building Occupancy Type select ono): a) Assembly = More than 50 occupants (e.g., Theaters, Restaurants, Nightclubs, Taverns and Bars, Community Halls, Art Galleries, Places of Worship, Arenas, Bleacher's, etc. b) Business = Less than 50 occupants (e.g., Professional Service Office, Barber and Beauty Salons, Training and Skill Development not within a school or academic program, Bank, Print Shop, etc. c) Educational (e.g., Schools K-12th Grade, Religious Educational Rooms and Auditoriums, Day Care Facilities d) Factory (e.g., F- Occupancy's include, among others, the use of a building or structure or portion thereof, for assembling, disassembling, fabricating, finishing, manufacturing, packaging, repair or processing operations that are not classified as Group H-Hazardous or Group S-Storage Occupancy's) PgA of S G1mmm-0aYdpar6ngT ms$Handouls0o-ApptatianbformAnoSheetSubirMalRegOemenls_FY20MO e) High Hazard (e.g., H-Occupancy's includes, among others, the use of a structure, or a portion thereof, that involves the manufacturing, processing, generation or storage of materials that constitute a physical or health hazard in quantities allowed in control areas complying with section 414 of the Oregon Structural Specialty Code.) ) f) Institutional (e,g., I -Occupancy s includes, among others, the use of a building or structure or a portion thereof for more than 16 persons, excluding staff, who reside on a 24 hr. basis in a supervised environment and receive custodial care, Detoxification Facilities, Hospitals, Medical Care, Nursing Homes, Congregate Living Facilities, Social Rehabilitation Facilities, Assisted Living Facilities, Alcohol and Drug Centers, Correction Centers, Jails, Reformatories, Adult and Child Day Care Facilities.) g) Mercantile (e.g., Department Stores, Drug Stores, Markets, Motor Fuel -Dispensing Facilities, Retail or Wholesale Stores, Sales Rooms.) h) Residential (e.g., Single Family Residence, Hotels, Motels, Apartment Houses, Vacation Time Shares, Congregate Living Facilities (more than 16 occupants), Assisted Living Facilities (with or without a Memory Care Endorsement),, Residential Treatment Facilities etc.) 2. Is a Change of Occupancy being requested? If yes, please indicate the proposed Occupancy Type: (Sample Occupancy Typesgiven above) — a) AssTjjbjI 9h Hazard -. b Business Institutional c) Educational g) Morcantfle d) Factory h) Residential 3. If Residential please indicate which type (select one): a) R-1 Occupancy (e.g., Hotels (transient), Motels (transient), Boarding Houses (transient) with more than 10 occupants) b) R-2 Occupancy (e.g., Apartment Houses, Congregate Living Facilities (nontransient) with more than 16 occupants, Dormitories, Hotels (nontransient), Motels (nontransient), Vacation Time Share Properties, Boarding Houses [nontransient) with more than 16 occupants etc.) qq�t Jw� c) R-3 Occupancy (e,g,, Detached One and Two Family Dwellings and Townhouses, Adult Care Facilities (six or fewer persons of any age less than 24 hr.s.), Adult Foster Homes as defined in ORS, Chapter 443, or Family Child Care Homes located in a private residence as defined in the Oregon Structural Specialty Code section 310.2. Buildings that do not contain more than two dwelling units, Boarding Houses (nontransient), Child Care Facilities that provide accommodations for six or fewer persons of any age for less than 24 hrs., Congregate Living Facilities (nontransient) with 16 or fewer occupants, Lodging Houses etc.) d) R-4 Occupancy (e.g,, This occupancy shall include buildings, structures or portions thereof for more than five but not more than 16 persons, excluding staff, who reside on a 24-hr. basis in a supervised residential environment and receive custodial care, Congregate Living Facilities, Halfway Houses, Social Rehabilitation Facilities, Alcohol and Drug Centers Assisted Living Facilities (with i or without a Memory Care Endorsement), Residential Care Facilities (with or without a Memory Care Endorsement), Residential Treatment Facilities, Grou_pflomes and Facilities etc, Pg.5 of 6 G:komm-devVanrti�"Worms&Handou[sR(e.Appfr,af,on Intonation Sheet SubdUal RequivemeMsJY207.18 "KE S TR ELPA R K CO 17A GES A rea 3 SUBMITTEDTO CITY OF ASHLAND FOR KDA HOMES 604 FAIR OAKS COURT ASHLAND, OR 97520 OCTOBER 22", 201 V E D N North Mountain Zoning Alap I 1page L PROJECT INFORMATION: PROJECT NAME: "Kestrel Park Cottages" LEGAL DESCRIPTION: Remainder parcel of Kestrel Park Subdivision, yet to be recorded APPLICANT: KDA Homes, LLC 604 Fair Oaks Court Ashland, OR 97520 Tel: 541.821.3752 ENGINEER: Construction Engineering Consultants P.O. Box 1724 Medford, Oregon 97501 Tel: 541.779.5268 DESIGNER Lindemami Design PO Box 386 Ashland, OR 97520 Tel: 503.866.4742 LANDSCAPE ARCHITECT Madara Design, Inc. 2994 Wells Fargo Road Central Point, OR 97502 Tel: 541-664-7055 PROJECT ZONING: As illustrated in the inserted Zoning Map (above), the property is zoned North Mountain NM-MF (multi -family). The subject property was is currently being divided as part of the Kestrel Park Subdivision and is referenced as Area 3 on those plans. Final recording is pending subdivision improvements, including infrastructure, streets and park land dedication. The proposal is regulated by the Ashland Municipal Code, Chapters 18.3.5 (North Mountain Neighborhood District) 18.3.9 (Performance Standards Option) and 18.4 (Site Development and Design Standards). 44�Yyw +r�i � ..y POLAR ASM 2 1 P a g e PROJECT PROPOSAL: The applicants will be requesting an Outline Plan and Site Design Review approval, under the Performance Standards Option, for a 16 unit cottage housing subdivision, SUBDIVISION DATA; Kestrel Parlc Subdivision — PA- 018-00005 - Density & Open. Space NM Zone Acres NM-G 5.99 ac NM-R-1 7.5 2.76 ae NM-iWII-0 4.74 ac Dwelling Units Per Acre - 3,6 12 75% to 1.1.0% Base Density Requirement 7.42 -- 11.02 42.66 68.25* Approved Density ((Please I — Areas 1 and 2),} - 11 4 Proposed Density ((Please I -.. Area 3)) - - 16 Proposed Density ((Please It -- Areas 4 - 7 )} - 22.66 — 48.25 * * final density and open spaces within NM-MF areas are to be determined at time of each remainder Area's Site Review Permit. PROJECT DATA: 1.08 acres + .22 acres dedicated rights -of -way = 1.30 acres 1,30 acres x 12 du/acre = 15,6 units x 110% = 17.16 units ((16 units proposed)) *Remaining density in. NM-MF Kestrel Dark Subdivision � (-4 Area 2, -16 Area 3) = 22.66 — 48.25 dwelling units based on AMC 18.3.5.040 F. requiring 75% to 1.10% of base density to be met. PROJECT HISTORY: Beginning. in 1995, the City of Ashland held a number of neighborhood meetings, including a design charrette, between property owners and neighbors of the North Mountain. area which included City staff' and Professional Land Use Consultants. The effort eventually culminated in a master plan called the North Mountain Neighborhood Plan which was adopted in 1997 (Ord #2800) and included amendments to the City's Comprehensive Plan, Zoning Map, land Use Code and. Site Design and Use Standards to guide the eventual development. The expected build -out period at that time was estimated at 20 years. In 2004, a large portion of the North Mountain Neighborhood was approved for. an 81-lot subdivision by a Development Company called Camelot Homes who developed a majority of the subdivision's road and a few homes, but later sold the property due to the poor economy. The remaining areas of the North Mountain Neighborhood are either pending eventual development or were developed between 2005-2017 by other property owners, including the Julian Square Mixed -Use Development, Great Oaks Subdivision, Plumb Ridge Subdivision, Mountain Meadows Retirement Center and the newly constructed three-story condominium building on the corner of Plum Ridge Court and Fair Oaks Avenue. In 2018, the Planning Commission approved an Outline Plan proposal for a 15 unit subdivision for Areas I and 2 of the Kestrel Park Subdivision. The subdivision's Final Plan is currently pending at the time of this waiting. The subdivision plan is generally consistent with the North Mountain Neighborhood Plan, including the roads, alleys, open spaces and infrastructure. The subdivision is to be built in multiple phases and accommodate 55 to 65 residential units consisting of 15 single family detached residences in Phase 1, areas I and 2 and 40 to 50 additional multi-farnily residences in Areas 3 — 7. Note: As eurr°ently) lar,olaosed, Area 3 ivill accorrrmoclate 16 sinall cottage style units, leaving 22.66 to 48.23 units 7,, t17, 110% of tine subtlhoision s required base clensit)) ter lie plcrnnecl opj)I�oved andco - � 1� fist c �U 1a At this early juncture and as stated during the subclivision's° Outline Plan hearing rrtttb the Pic nni.ng C onnnission, the final density of Areas 4 . 7 ivill lar°ge1y be delaendent on incliviclual_960�"er°writs date to the steely slolaing r arure of the area combined ivith the cbctllerrgirag jatxtctla ,it, rz oaf �'rasstr g`I" ? t 3jPage The applicants are not aware of any current development history of the subject property as it was once a large tract of land that was partitioned prior to the adoption of the North Mountain Master Plan. However, there is evidence of multiple man. -made alterations to the property including a main public sewer line extending from the south side through the north side of the property (where well-worn dirt trail exists), large mounds of sediment stockpiling which was brought to the site by the City's Public Works Department during the 1997 New Years Flood (surrounding the area of the wetland) and a circular dirt road adjacent to the existing Meadowbrook Subdivision, likely used for stockpiling of material and construction during that development's construction. At the time of this writing, final engineering details are being completed to address this areas planned streets, alleys, infrastructure, wetlands, riparian areas, etc. That said, this particular area, Area 3, is void of any natural features and is relatively level. PROPOSAL: Subdivision: The applicants are proposing to develop an additional 16 units as part of the Kestrel Park Subdivision, specifically within Area 3. The units will be on their own individual tax lots and include a conurion lawn area, sidewalks, parking area, bike rack area and trash storage area. Site Design Review: A total of 13 of the 16 units proposed will be less than 800 square feet and the remaining three less than 1,000 square feet in size. 10 of the turits are attached as duplex units and six independent units. All of the buildings are separated by at least 12' and comply with all other setback and dimensional standards as required under Table 18.3.5.060. At this early juncture, the applicants intend to construct all of the units as Net Zero and be Earth Advantage Platinum. Each of the units will include a large front porch and attractive facade. Eight of the units will front onto the site's common open space and eight will front onto the site's sidewalks and be internally oriented. Solar Access: At this early juncture it's relatively clear based on the site's "north slope" the subject single story cottage units will conform to the City's Solar Access Ordinance, Standard "A" and therefore the applicants will not be requesting any solar flexibility as granted with Phase 1. Parking: Based on Table 18.4.3.040 of the Ashland Municipal Code, the proposed 16 two -bedroom multi -family units would require 1.75 parking spaces per unit for a total of 28 parlrang spaces. The applicants propose to develop the subject property under a Parking Management Strategy per AMC 18.4.3.060 A. and AMC 18.4.3.060 F. by utilizing 21 head -in spaces off the alley and six on -street parking spaces along the street curb of Nandina Street. The remaining space(s) will be offset by the applicant's incorporation of a Transportation Demand Management (FDM) Plan. More specifically, the applicants intend to convert two of the 21 on -site parking spaces specifically for two electrical vehicles to be owned and shared by the cottage housing owners, thus making up for the three unaccounted parking spaces. 16 cottage style units Required Parking: 28 On -site On -street Shared Electric Proposed Parking: 27 21 6 2 As illustrated above, there is a single parking space deficit "prior" to the inclusi V t 1 i 1shared vehicles as proposed by the applicants. With the shared electrical vehicle pr= . eas r technically deficit. However, in the applicant's opinion, the three parking space defitr� ttgsl duce substantially less barking demand due to the fact the tenants of the cottages can utili e t e s aced electric vehicles to complete basic vehicle trips and thus not have the demand aorrexzCt%,g current parking ratios found in AMC 18.4.3.040. 1n this case, the three space de -z a 0% 41Page reduction, but in actuality is considered a positive gain when one considers the multitude of benefits of a shared electrical vehicle program, In this scenario, each unit would be assigned a specific space leaving two spaces for the shared electrical vehicles and the remaining nine spaces as guest parking, including the on -street parking spaces. Further, the combined nature of changing demographics (smaller households, demand for more independent living, shifting budgets, etc.) and the lightning quick technological advancements in the electrical vehicle industry are rapidly reducing the ratio of cars per household. As such, the applicants believe a request to allow for a 10% parking reduction merits support. If for any reason there are questions prior to the pre -application, please do not hesitate to contact me at 541-821-3852. Mark Knox Project Planner, KD,A I-lon-ies, I..,I...0 61'3 6 Y 01 5 1 P a g e 'ogo /i gg 1/1 MEN mo 1.31mil 10/1 ': n-34!-0' Q a. f7 b. "w 4 s — , wl 4' 17 O' m Ll [A El E Wdj/i na n 'g Gbb b PJy Puy guy NY! ��:Y} f9 av�i7 LAP 8 CJ m u P91 O exP 1 .., (1 N m fY'1 Vy C] _ 4n C7 ..., _ fJ cn m l 11, l i � � p � tN� .Cy Lx lh ra Ifa ...• 'O Lti T � � '-ten t✓r yn cn -ten Vs too 5 o " GENERAL NOTES I. A L IVORK SHALL. CaTORAf TO THE APLVAICDOF SrANOARO SPECIPCA R-TS. FOR PUBLIC IWILKS CMSERUCT70N, OREGON CLIAPTER, 20L8 ANO AS AWNWO BY THE CITY OF ATM AX0 OLPAIffbIrtit. 2, STURM O'RAW PPE SHAG BE AS fr"O.CA Ito U"I ME PRO,FCF PLANS' . S1,TY IlHnE OR BLACK MPE IS PEN"MFO PER CITY SMS. PRIVATE STORIf ORAPI PP,1 (4, 6" 4, 8") SHALLHE PVC C0,7FOROUN TO ASTJH O-JO31. EACH SEMICE poelL SHALL PF MARKED IVIIH A PAWED 2" x 4" AND STIOR4 DRAIN OFFECTOR TAPE SHALL BE . BSFO. J. SANITARY SbQR PIpj.7 SHAT4, UE PVC (A5FM G-JOJ*). SAMIAfTY SFOER tATFRALS SMALL L BE CON"tFC TED TO THE MAIN MITI A ONE MECt PRFFA6H1CATF0 SflMFR iVrE ANO CUAL(EX7FI;D PLANTED OEMNO THE P.U.F. EACH SERME TERULVATIO7 PONT SHALL BE HARKMARKETSItItH A PATED GREEN 2" Mi � 4. SATARY SEMSHALL OFIECIOR TAPC "ALL EL USE 0. &,'1 Y CRF671 PIPE ALLOMB PENS CITY S TAND4ROS. 4. CLASS "13' BACKOU SHALL HE USFO UT ALL THMUIPS IMMN TUC 010ir OF IVAY ANO SHALL. 9F GO'.1PACTED TO 95X MAXIMUM DSUSUY fFFR CITY of ASHLAtD). CLASS IFUACKOLL STINE BE USED IN ALL TRENCHES UAUER ASPHILr. 5, C4?4,';ULAR 1,1ATFRb4tS SHALL BE 0,3FIVNED FRO A CYY APPROILIED SM)RCE, CC,'ITRACR?R SHALL NOTIFY IHE CITY EKONEER CVTHE IMPERIAL SOURCE' PRIOR TO AM' CRAMAAR MATERIAL PLACEMENT CONTRACTOR SIMU. NOT CHAVIOE MATERIAL SOURCE iijUtOUF PRIOR APPROVAL FROV ME CITY ENGIAFFH, R ALL SID94 ' AMU CORR iMM ETS SHALL HE CITY OF ASHLAP TYPE 4A AML A 4' CURB O-TTONO UI4ESS OTHERMSE SPEOPEO ON THE PLANS. A ALL STURzf DRAIN PIPES SHALL HALF WAXER-TIMI JO(NIS PI10 Ai POLYPROPYLENE APE JOINTS SHALL COATOPM TO A5Uf 0-32U- (TESTABLE dCr,-Its). PRE-MANUEACIURED ICES VTALL BF U5FO Fa? LATERALS COVALCLIVG TO AEV STORII ORAYBISAMIARY 5FHER LIAMTS 6, ALP VIA TER PiPt SNAIL BE PER CURRENT CITY CF ASHLAND SFANDARDS, BE FULLY VAP Or P R �E RPSIRAV�LO AND LISIBLYRFCOGI� ME AS SUCH (ERAA MICALUG ? A P 0 0 EOUVF',FE-, AMM 21.5F DUCTILE MON. CLASS .54. FESLY RE51RAWER JOWF UNLESS NOTED OD ERMSE b FURNGS, AMYA C116 OR C153 W"I 'EVAA ATVALUGS' OR APPRO4'EO EQUAL I�E STRAIN ALL iffNTS UAL ESS' OMEAMSE VOIE0 &V PLANS IH6U5r CLWKS. AT ?A— IFFS -"ty. A THE 07Y SHALL INSTALL -1 VIA TER SFRUCES INCLUDING THE TAP, SERME 4" , "f"". ", 'U'. TRACTOR .SNAIL INSTALL T14F MEIER BOX, LID & AcCTSSOArS, e. ME OMER SHALL ENTER INTO Alo' ACRFE"ENT IIFTH THE Cirr TO SIEMLIZE ALL CA ER SERILCES, COSTS FOR TLAS IIURK IVIL BE B'LLEO BY ME CITY 70 RIF CANER M AN ACTUAL COST BASIS TO.'? LABW, MAIFRfAIS, EQ(hPJ'FfIT RENTAL Ah'O OVTPHEALL f. CaiTRACTO? SHALL FURNISH tHPAPLre OF RCUM AND CITY ILPIN DATA a'I ALL VALIIFS ASO MPE APPORMIANCES 1111H THE AS RULTS. 9 SEPARATION 0.1 SAA7C4RY SEM'R AND WATER AAh'LS SHALL BE Md ACCORDANCE" MIL' CRECM SFATF HEALTH DAT-ROM RULES AND/94 AS HMFIEV BY BIC CITY OF ASHLAND. 10. ALL OVER RFE LENC77C3 AND SLOPES AR6. FROV CENTER OF STRUCTURE TO CENTER OF STROOrURE. IT ALL iiwK o,,i GRAITLY sroC4 ryww; AP o SASivARr sFiiER SYSTEMS SHALL REGle AT ME LOIBISr PUTT V ACE) PROCFEO UPGRADE TO THE 1110HIST PONT AORK SHALL MO I VEC N ANYWHERE OTHER THAN THE f,04FSr MNY. 00 NOI LEAVE CUT SECTIONS CF R11 SYSIDd AND RESTART Al A HI,C PER POqL I. CAPIPLUG SS DAILY OURUTC Caj5rRUCHAIE 12. OFF LoCATIM AND ELEVATION OF ALL E;vsnSc ununES AND STRUCTURES .ARE LUIEAPPRO)WATEVHFRF PAOHMA CONTRACTOR IS RESPONS?ELF FOR LOCAMO ALL UIMMES PROR TO CaISTRUcTION, 1.3� Ca'41RACR775 ANO �UVCOWRACMS SHALL BE PREOUALIFIE0 MTH THE MY 0( A�MARD ENG.WEERW40 DEPARA'Mr PRIOR TO STARTING HORK CONTRACTOR SHALL f;Onry O�'eFCOId U T(fry "ORRCA FIOV CENTER (I-90O--JJ2-2J44) AND THE CITY OF ASHIATTO ENCINEM"M (541-438-5347) 46 HOURS PR,'OR TO STARTING hVRK 14. COMRACIOR SHALL BE RESPONS�%F FCR COaqDNARDI4 MOTH TIE VARIOUS UTOTY COL'PAC165' REGAROVA7 FUSIALLAHOM ANDIOR LIFLOCAMI REOURUIFUFS FOR MOR FACORES T,!L CONTRACTOR IS RCSPONS'OtE f OR OR WNVO ALI REQUIRED PERIffs PRIOR To cc'usTLUCTION. fs SIARIWAnOrl FABRIC SHALL CCII;FaR?,f TO COOT 2015 SPECIAL FROIMONS 02320 77 MVER FACV1 IS SHOAM ON MESE PLANS ARE FOR REMAENCE' ONLY SEE POIkEp PLANS PREPARED BY CITY OF ASHLANO ELECTRIC DEPARpEI(I ra? OEFASE0 PLANS & SPICCIRCAMIS. 18, 845/5 OF BEARING, SEE TOPOCRAPHIC SURVEr. -1HEFT 7,1 ig. BEucmww� SEE iopowAiwc su,,?vFr, swEr LI `4 Im CIVIL IMPROVEMENT PLANS FOR KESTREL PARK SUBDIVISON PHASE I LOCATED IN SECTION 4, T. 39 S., R. I F,, W.M. TAX LOTS 900, 2000, 8600 CITY OF ASHLAND JACKSON COUNTY, OREGON mi 4-0 A 771�� 0 z I VICINITY MAP ,NM"T ,, TREE PROTECTION NOTE THE CONTRACTOR 11 RES1115181E TO OBTAIN A 11111' IF' THE TREE PH 0 FEC HOM NAY PLICPARED BY WE PROdECF 1ANOSCAPE ARCHITECT ALL TREE PROTECTION UFASURE'S STINT HE III rL ACE PMOR TO PIF START OF ANY CaYSMUCHON ACHIME5. A PRE- C1111,31RUC111111 111HIel MW TIE'.- 1ANOSCAPE ARCHITECT IS RFQUdRED PRIOR To caysmuchoti NORTH GRAPHIC SCALE I J-h - IDO fL CONTACT INFORMATION I LEGEND I SHEET INDEX COVER SHEET ........... . ..... .... .... A. I ENG�MEER OF RECORD C11YIA51BLINO MOUC P'ORKR� CATTLE COVPN;r. LIWS S IMBOLS STREET CROSS SECTIONS.. Ar2 ANTHONY BAKKE. P.F. C`V` INC. KARL JOHNSO"I EtWINEERING 0IIISION CHARTER COLIMUIlICAbOYS RIC CHASE Pp()j-USrU pv""t�f 6-.k SO-- EXISPIX STORM SEIIER "Atiflac @ STORU MANHOLE 0 ................ ........................ LJTILI1Y PLAN . ............................. ..................... ... ... .. ... ......... .... .......... ..... " 3.1 1,32 M MALN ST., SUITE 103 51 IVWURN I'1AY t'41 CENTER OR., SU17E C 55 - - - - LXISURG MIER KES I REL PARKWAY PLAN & PROFILE--, . .. ....... C. 1 -C'2 mmrowo' OR 97501 ASHLAND, ae 97520 L' EOFORD, OR 97501 PROPOSED SIDEIVALK ,,e ctENT-our 0 AREA WAN NANDINA STREET PLAN & PROFILE...................... . .......... - C 3-C.5 Pit (541) P": (,541) 5,52- 205 PH: (541) 500-eM? EXISUNG RATER --- PIPE PLUG STONFRIDGE AVENUE PI AN & PROFILE-- --.- ............. . ... .... .... C.6 —XX' PROPOSED sro8m EYISTING CAS SERWCE ME NEST BOX PLAN & PROFILE- ........... . ...... ... ...... - .............. - ........ .......... C.7 SORWRW? OF RECORD, ELECIR(CIAM.- GAS COUPANY., XK" 55 — PROPOSED SEILER F— EXiSKNG POMER iVA TER SFRWCE — CATCTTAItiai eAstu ALLEY 3 PLAN F� FROFdIE, 11­1-- .. .......... .. .. ... ... .. .. .. .. ... .... ..... .. . C.8 SWIV; KA kePUAPOT DAVE TYGFRM'I EMKIENRIQUEZ XX' IV — PROPOSED IVATER T EXISTYX PHONE FIRE H)DRANT' J—)If U TFLITr POLE/OVY MW 'Q,- ALLEY 4 PLAN & PRQF1LF-­­,­'1- . ... ... . ........ - --- C.9 POLARIS MNO .SURVEYING' P.O. BOX 45-9 MY OF AS"4ANO 90 NORTH HOMIA1,11 AFIS A UTILITIES 560 ETU91IFS5 PARK OR — H/YY ON" ElviSAIX TV tVATFR VALtE STREET I ISH f $-o PAL LON LANE PLAN & PROFILE (FOR REFERENCE ONLY) .... ........ CLO ASHLAND, 0"? 97502 ASHLAH9, OLT 97152.0 MEOFOR01 00 91,504 CELMR (I'VE EXLSS.%1G PVUNT IELEPHUAIE EWE STAt ALLEY 2 PLAN & PROFILE FOR REFERENCE ONLY�. C� I I NT (541) 482-500.9 PH. (541) 552-2339 Ok (458) 225-4732 FXLS7A.G C & C F7T7IHG a-, Ka SANITARY SEWER LANE A & s rORTI DRAIN LANE A PRONLE . .... C.12 PUL P01*7? TRAIISFORMER M PEDES RIAN PAIR ... ... ........... L ..... ... ....... ...... ... ... T ot.VMOPPRIOIIIHER. (HR19A flolly., TELLPHay" COMPANY, PROPOSED C &' G EXL`77VX 510ELIA K DRAINAGE FLOT/ GRADING "N-, - -'-... D. I MARK KfIOX 0L ME OEREK BMUCK pavpoav w(fl � v- �Y FjSETHGOJTC" AIR VAL W PO4FM SAffCH(-EAR STORTIWATER FACILITY-,-..... ..... .- ... D.2-D.3 KUA HOW-5 TALENT IRIWATION OLSPRICT CEe'IUHr UNK cuRo mEr F01 rAs vALIE EROSION I, 5EQIFIENT CONI ROL FLAN- ...... .. ...... I-E.3 604 FAIR OAKS CCURjr [04 IY, VAL! LEY 0EIV RD. ITZ 'V� 41h STREET EXIS LING PENCE DEFAIL F.If-r.2 A94L,Vlol CT 97520 T-ALMF, OR 97540 MEDFORD, OR 97501 SE11,FR SFRFICL STORU SEMIC6 -S"EETS---- - - -, _ ___ . ....... ..... HIE (541) 821­375_9 PH: (541) 535-1529 PIT (541) 7"B 4LL;?'S SURVEY T.1 10- vmvi whays b elow, Call belom you dIg, II0. REPISION DATE BY .. . . ............. ..... PIT CITY OF ASHLANN" Eg, �",�,jN 4 KESTREL PARK S PHASETTVIF CIVIL ITROVEMENTS 16, ts t. i NAUE-, K175-ADIG fl'qclj: ICI -19 PI Of VATF.' 91319 9 \soci p` SD DOTL. PROPOSED ET ,DSAF AREA SEE 5LEE0,2- T U2 ,zMD LANDSCAPE PLN? STREETLIGHT LOCATION KESTREL PARKWAY ' \ 20F61.0�0 189' Lr.,``\�� 21+9P,70 15 JR' I. i" 23+19.56 18. 8 5' L T 2415J..20 185' LT NANDINA STREET EAST BOUND 114 98,00 135` RT NANDINA STREET WEST BOUND 431-83.54, 1350' LT NANDINA STREET I5+67.30 1550' RF STONERIDGE AVENUE 2p-0 72-Ot7 15.50' RF NEST BOX 29145.00, 17,50' LT' 18) PO11t T2 SWRCE RE90,1111AL L16111 ROLE, to STRF`Fl outiLS rD RC" LP' O STALLED, RC"" SF#MN PER ClIr OF ASFILAND SrA1104ROS OF rA11 SEE SFIEET r2 PRE p f a yEp 3 FEOESTRrAAI I9 ACCESS 12 CASELIEW -"Soil 9�° �r ,S'tT h,L 'Y LP K EL g PARK IS 14 A, .y y5R P1 44Y PH 4I V s ` - ME Crrr OF ASNLANO "m11 RANT ffJF/RodEerroY 7aarrF SUG'd � EY„aST1YC V'ETLAIID AREA, PA7RlG,. S LP COfV YROLER PRkdC. OT.'R.ANO ROFFER $$10r 0,VST Rrf TO FG it PRO,F'CT BOUPD'ARY a+ u r CONSTRUCTION NOTES �a REMOVE EhaSFIr 6- SA dAAPY SE4J7 PIPE Arrv..m..w.�. STRUCTURF 4 A.F !ER CD fRLERO"1 OF REAUGNMEIdT 4) CONTRACTOR TO tiERt''FY LOCA. na'I AND ELEYA RON OF Ali FLECTIZFC/IL SFf�47GE FACILITIES UILI1r cD,d1ECROFI P LITS AND NORFY Fle0 EER OF � D15CREPAPOES PRIOR' TO CONSTRUCTION. ELEc1RdcAL SERVICE FAC}LITrF.3 SHOWN I°R1nr�sr 7Nr5 PLAN SET 15 FOR REFERENCE ONLY, SEC S, U PUlY CO (PAIlY PLANS FOR ELECTRICAL PLANS AND SPECIFIC ELECIRICAL FAGO Y 'garb, NOTE: CO'17PACTOR TO COGROWATE Will NORTH � A5HI.ANO ELEMIC 0EPARD,IENT PRIOR TD NsrALLArrrorl. GRAPHIC SCALE ( M FEET @ I inch 50 fl LP EX. RE RA--"FrRa ► _ fH }7JRIT X Tik'OIiAll EX A �y "�HBLiRR r I5 51JCf �`� SS LJfle SEC" ah'EEI C. iz FUTURE 1 KESTREL PARK PHASE 2 N � �I TWE D INLE, -,, 5DCD SD UAW "A" I �. see 9MET c:12 Z _F7k gg U 11 J`ORAf1T N ss:rFr I 9 v PRASE BOUNDARY aS > FUTURE A Ex Free ESTREL PARK DRArfr PHASE V EX NANDIN,r._A.... P n A W I ( 4 N "? . � I 0� w x A - O EX: FIRE 1 �uHMRArrr A J L A j. ?EgbO' pR14 ,ya ......, __ _ �V Ili. /, a+,,z � s / DRAIE'IDr. Llt DAM- 06/a19 MO. RE4450,Y OA IL BY I , p �" X OFASIILAND GI //L7 R 7Lr 1UIr: �13Ivui�,IC''�T(y CHECXFD BY, Afl1X, AALU - .... _ ..� DATE � �06119 ...._, �s�\ � .,_._ ........,. CITARK Y AFwROVED:.APPROVED RwS _.._,,_...,. _.._ ._ _ - KESIKELPPHASE IBDIIPo„ GNGINEr.RING 1 cu.l� CIVILIMPKOWEI"IE o <.'� r.;> �.<. APPROILO. DATE ...... / ll�i '0lit/ ly (s�N Call betnneyouBi9• r.rM.To 17.:•e-:6Ar4rollD,ORTaUN97501 � w -, �° w �m P11,J5itiy9707 52411 AY ROIF7. DATE' _. ___... 00f' Y S-09W "PROJ: 19-19 NOT DA W' ti NOTE:. \ ' FNPISTfED GRAPE. FOR AU TM'PRO nfEfATS AREA5 OUT,510 r}7L IN , ELOODPLACORRIDOR SHALL BE AT OR ABOVE. WE AS I'WOOT'LAIN CORRIDOR ELEVATIONS INDICATE ON THE OI'F'PCPAUY ADOPTED CITY NIAPS. . diah, NORTH GRAPHIC SCALD. DRA)'W RK I LATE 06119 h1O, REOSIm DATE BY �— ...,, _ rs CHECK Eo B r I t I ' A; D t,a rE 06119 APPROL'EO RVSr DATE ENGIntEEHIN APPROWkp ,--..------- - _ __..... _.... .......... DA TF, Knomola15be1ow, 'nr. APPRG'FD. DATF ..._ _-_. ... .,......._ __ _ ..... ... .........._.. .......,.,....._._...._ °3, PI).1�'.;�?F'. ................._ CBflheftlroynrarcu a'.ta.aaa}saz .a-alLaaaranaro,aaaarrnSn:so's APPRMTO. DATE.. — — {I1al' Teal. (541)z—o-sacra N , ES pi) CON4TOURS COMFOUR INTERVAL a' WDEx NI RVAL = 5' EKfSRNG GROUND RNISIIED GROUND .—..— ELEV GENERAL NOTES: T STORM DRAIN LMES SHOWI OTJ THIS SMELT ART FOR RFFERRICE D'IL Y. SEE PLAN & PROPM.- SHEE is FCR OETAII, ( FO'TWA 71G1'#. 2 PRLPOSf.D CONTOURS SHOIMN REPRESENT F7P,ISHEO GRADES III ROAD AREAS. PROPOSED CONTOURS SHOIVI III ALL OWER AREAS XEPRf-SFNT APPROXIMATE GRADIPIO PRIOR TO CGN'IS/RU'CIIUV OF HUIM NG'S, APIISHEO GRADNIG AFTER CO'%PP,F 8A'I OF 0MOING Co,,md'1UC7PGVJ mAY VAiE'Y` FRD'If 7HEPROPOSED COnNTGUYdS 8FT ai OI'I MIS DRAWUG. 3 EXCESS POLS SHALL DE REMOVED FROM THL PROJECT AS FIEFOFD UNLESS O771ERWSE CGORONMATFD MW ME" PRO.PL'CI- 01GI CXR. MATCH,Ea75RIG 9RALE5 AY AWACErIT PROPCOVY LINES & HA. MTAIN EAISPNO ORA171AGE URECRON. DO NOT BLOCK ANY OFF SITE DRAINAGE PATHS. GEOTECHNICAL NOTES THE CONTRACTOR IS RESPONYULE TO GOWN A COPY OF THE GEOTECH REPORT PREPARED BY 77IF PROJECT GEOTECHNICAL ENG'a"LEER, AND F'OLLDIY ALI. O THE PCCOVR(EHDA BONS CONTAINED WTHIN THE REPORT. WE CONTRACTOR .SHALL COOROdr1ATE CONSTRUCROPl ACTT IT75 AITYf WE PROJECT GEOTECTINICAL ENOMEER FOR REQUIRED REMLOATION, IHE CO'ITRACTOR SHALL COORDINATE WTH THE GFOTE0WICAL ENGVVEER FOR REOOIRFO SITE DRSCRVATTONS ANO TESTING OF AIL FARMI OR/, OPERATIONS. Ex. P/l EX GRADE -trail iIl du Mil �, �14,IIi RTH I"„>��rl1Y�aI��,�IuiAIII�Y¢�i NARI/E SOIL 7Y'PiCAL CUT OFE DITCI [JSWALE ra. r5. CITY OF ASHLAND ENGINEERING DEPARTMENT PROJECT NO. KESi REL PARK SUBD O /(nrf II %G VM PHASE I pmm I a o(iau ,n�Y" CIVIL. IMPROVEME „c AEJ/iuiirm �rri F GRAOIN'G PLAN DRANYING raa' M MAI!F; KES'—D&F.54C FP01 19 0 F107 (ld TT 9/,5,✓Y9 rr NNN X aam City of Ashland Community Development Depailment PERMIT NUMBER 51 Winburn Way PA-1-2-2020-00016 Ashland, OR 97520 Apply Date: 1/3/2020 Telephone: 541-488..5305 Inspection Line: 541-552-2080 Plan Type: Type 11 Planning Action Work Class: Type 11 Planning Actior Map & Tax Lot Prqperty Address 391 E04AC900 Owner Information Applicant Information Owner: Jacob/Ghana Ayala Applicant: KDA Hornes Owner 3171 Old Stage Rd Applicant 604 Fair Oaks Ct Address: Central Point, OR 97502 Address: Ashland, OR 97520 Phone: Phone: (541) 821-3752 Project Description Type 2 for 15 unit for subdivision. Fees Fee Description: Arnount: Outline Plan Subdivisions Fee (Type 11) $4,339.50 ,Residential Site Review (Type 1) $2,179.50 Applicant: Date: 11-otal Fees: 1 $6,519.00