HomeMy WebLinkAboutNepenthe_670_PA-T1-2021-00138CITY OF
-ASHLAND
April 7, 2021
Notice of Final Decision
On April 6, 2021, the Community Development Director approved the request for the following:
Planning Action: PA -T1-2021-00138
Subject Property: 670 Nepenthe
Applicant/Owner: Mark Knox/Nepenthe Farm LLC
Description: A request for Site Design Review construct a new single car garage and a
new 496 square foot Accessory Residential Unit (ARU) for the property addressed as 670
Nepenthe Road. The subject property has recently applied for a 3 -lot partition which is not yet
recorded. This proposal will be on what was described as lot #3 of the partition approved in PA-
TI -2020-00129. The application includes materials demonstrating compliance with all the
required criteria for Site Design Review and special use standards for an ARU.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-5;
MAP: 3 9 1 E 04 DA; TAX LOT: 200
The Conitnunity Development Director's decision becomes final and is effective on the 12t1i day
after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all
conditions of approval identified on the attached Findings are required to be met prior to project
completion.
The application, all associated documents and evidence submitted, and the applicable criteria are
available for review at the Ashland Community Development Department, located at 51
Winburn Way. Copies of file documents can be requested and are charged based on the City of
Ashland copy fee schedule.
Prior to the final decision date, anyone who was mailed this Notice of Final Decision may
request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO)
18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO
18.5.1.050(G). The ALUO sections covering reconsideration and appeal procedures are attached.
The appeal may not be made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding this decision, please contact Aaron Anderson in the
Community Development Department at (541) 488-5305.
cc: Panties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541 188-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.astilarid.or.us IL
SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice)
E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to
subsection 18.5.1.050.G, a'IType I decision becomes effective 12 days after the City ►nails the notice of decision.
F. Reconsideration. The Staff Advisor may reconsider a Type 1 decision as set forth below.
1. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action
after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence
during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity
to respond to the issue prior to malting a decision.
2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall
decide within three days whether to reconsider the matter.
3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the
decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse
the original decision. The City shall send notice of the reconsideration decision to affir►n, modify, or reverse to any
party entitled to notice of the planning action.
4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the
reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration.
G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following:
1. Who May Appeal. The following persons have standing to appeal a Type 1 decision.
a. The applicant or owner of the subject property.
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
18.5.1.050.13.
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure,
a. Notice of Appeal, Any person with standing to appeal, as provided in subsection 18.5.1.050.G.1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to tine procedures of this
subsection. The fee required in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing
or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Tinre for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed,
c. Content of Notice of Appeal. The notice of appeal shall be accompanied by the required filing fee and shall contain.
i. An identification of the decision being appealed, including the date of the decision.
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be frilly met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the
Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation,
and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and
arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant
ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type It public hearing procedures,
pursuant to section 18.5.1.060, subsections A -- E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of
Appeals, pursuant to ORS 197.805 - 197.860.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 8OD-735-2900 u
w`vw.ashland.onus IU
ASHLAND PLANNING DEPARTMENT
FINDINGS & ORDERS
PLANNING ACTION: PA -T1-2020-00138
SUBJECT PROPERTY: 670 Nepenthe Rd.
APPLICANT: Marc Knox
OWNER: Nepenthe Farm
DESCRIPTION: A request for Site Design Review construct a new single car
garage and a new 496 square foot Accessory Residential Unit (ARU) for the property addressed
as 670 Nepenthe Road. The subject property has recently applied for a 3 -lot partition which is
not yet recorded. This proposal will be on what was described as lot #3 of the partition approved
in PA -T1-2020-00129. The application includes materials demonstrating compliance with all the
required criteria for Site Design Review and special use standards for an ARU.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-5;
MAP: 39 11; 04 DA; TAX LOT: 200
SUBMITTAL DATE:
February 10, 2021
DEEMED COMPLETE DATE:
March 5, 2021
STAFF APPROVAL DATE:
April 6, 2021
DEADLINE TO APPEAL (4:30 p.m.):
April 19, 2021
FINAL DECISION DATE:
April 20, 2021
APPROVAL EXPIRATION DATE:
October 20, 2021
DECISION
The proposal is a request for Site Design Review to approve the construction of a new 496
square foot Accessary Residential Unit (ARU) which will be accessory to the main single fancily
house. The subject property is located on the south side of Nepenthe Road at the southwest
intersection of North Mountain Ave. The was recently approved as a three -lot partition but
the plat has not yet been recorded. The property is identified as parcel 3 of the approved
preliminary partition plat (see: PA -TI -2020-00129). The property is zoned R-1-5, a single-
family residential zoning with a 5,000 square foot minimum lot size and has an area of 9,412
square feet. The property slopes east -to -west at roughly 13%.
The property is currently vacant, but improvement associated with the partition are underway.
The site plan indicates that there are three white oaks that are to be protected, and tree
protection fencing has already been installed on site.
The proposed primary structure is designed to be 1598 square feet per which would allow an
ARU of up to 799 square feet. The proposed ARU, at 496 square feet, is considerably below this
limit. The application includes a site plan that indicates that the proposed ARU will be built
toward the front of the property with the covered porch built to a ten -foot setback, the main
structure to a fifteen -foot setback, and a standard six-foot side yard setback. The site plan
indicates that once all in-rprovernents are completed the property will have a lot coverage of
49.5%. Based on the above, the proposal conforms to base zone requirements including lot
PA -TI -2020-00I38
670 Nepenthe Rd./aha
Page I
coverage, setbacks and dimensions.
The ALUO parking requirements for an ARU and a single-family home requires three
automobile parking spaces. The application demonstrates that the property is proposed to have a
two -car garage. State law has long allowed for local coinn- unitics to regulate ARU's "subject to
reasonable local regulations relating to siting and design". That said, House Bill 2001 amended
ORS 197.312 (effective January 1, 2020) to include language that state "`reasonable local
regulations relating to siting and design' does not include * * *requirements to construct
additional off-street parking" [emphasis added]. That said, there is space for a third parking
space behind the ARU which will not impede the use of the two parking spaces in the garage.
Bicycle parking is required to be provided and a condition of approval to that affect has been
added.
The application complies with all the applicable provisions of the R-1-5 zoning district, and the
applicable Site Development and Design Standards in AMC 18.4, as well as the special use
standards for an ARU. The property is served by City facilities for water, sewer, storm drainage
and electricity that were recently installed and sized for the appropriate capacity of the
development.
In accordance with the land use ordinance once the application was determined to be complete a
notice was mailed to all surrounding properties within a two -hundred foot radius and well a s
physical notice posted at the subject property.
During the period of Public Comment one written continent was received by Mr. Holty at 661
Nepenthe Rd. Mr. Holty explains in his letter that he believes that the construction of a detached
ARU on the property is in violation of a private agreement that the applicant made with him. In
consideration of this comment, Planning Staff found that a private agreement is not subject to
City enforcement where a proposed project meets all the required approval criteria and special
use standards. Therefore Mr. Holty's assertion that the property should not contain an ARU, or
specifically a detached ARU, is not applicable to the criteria used to evaluate the planning action.
The applicant has submitted materials to the Planning Department to demonstrate compliance
with the applicable approval standards for the approvals requested and by their reference are
incorporated as if set out in full.
The special use standards for an Accessory Residential Unit are described in AMC
Chapter 18.2.3.040, as follows:
B. R-1 Zone. Accessory Residential Units in the R-1 zone shall meet the following
requirements:
1. One Accessory Residential Unit is allowed per lot, and the maximum number of dwelling
units shall not exceed two per lot.
2. Accessory Residential Units are not subject to the density or minimum lot area
requirements of the zone.
3. The maximum gross habitable floor area (GHFA) of the Accessory Residential Unit shall
not exceed 50 percent of the GHFA of the primary residence on the lot, and shall not
exceed 1,000 square feet GHFA.
PA -T1-2020-00138
6170 Nepenthe Rd./aha
Page 2
4. The proposal shall conform to the overall maximum lot coverage and setback
requirements of the underlying zone.
5. Additional parking shall be provided in conformance with the off-street parking provisions
for single-family dwellings in section 18.4.3.040, except that parking spaces, turn-
arounds, and driveways are exempt from the requirements in subsections
18.4.3.080.D.1 and 18.4.3.080.D.2 and paving requirements in subsection
18.4.3.080.E.1.
The criteria for Site Review approval are described in AMC Chapter 18.5.2.050 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 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.
In staff's assessment, the application with the attached conditions complies with applicable
ordinances and meets all required criteria. Therefore, Planning Action #T1-2021-00138 is
approved with the following conditions. Further, if any one or more of the following conditions
are found to be invalid for any reason whatsoever, then Planning Action #T1-2021-00138 is
denied. The following are the conditions and they are attached to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise
specifically modified herein.
2) That the applicant shall identify area for bike parking as required.
PA -T1-2020-00138
670 Nepenthe Rd./aha
Page 3
3) That the plans submitted for the building permit shall be in substantial conformance with
those approved as part of this application. if the plans submitted for the building permit
are not in substantial conformance with those approved as part of this application, an
application to modify the Variance approval shall be submitted and approved prior to
issuance of a building permit.
4) That all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent proprieties.
5) That all necessary building permits, including permits for the new electrical service, and
system development charges for water, sewer, storm water, parks, and transportation
shall be paid prior to the issuance of a building perinit.
6) That building permit submittals shall include:
a. Identification of all easements, including public and private utility easements,
mutual access easements, public pedestrian access easements, and fire apparatus
access easements.
b. Solar setback calculations demonstrating that all new construction complies with
Solar Setback Standard A in the formula [(Height — 6)/(0.445 + Slope) = Required
Solar Setback] and elevations or cross section drawings clearly identifying the
highest shadow producing point(s) and the height(s) from natural grade.
c. Lot coverage calculations including all building footprints, driveways, parking,
and circulation areas. Lot coverage shall be limited to no more than 65 percent as
required in AMC 18.2.5.030.A.
7) That prior to the issuance of the certificate of occupancy the following shall be
completed.
a. The landscaping and irrigation shall be installed in accordance with the approved
plans prior to issuance of the certificate of occupancy. Vegetation shall be
installed in such a manner as to be substantially established within one year of
installation.
b. That a separate electric service and meter for the accessory residential unit shall
be installed in accordance with Ashland Electric Department requirements.
c. That a separate address for the accessory residential unit shall be applied for
approved by the City of Ashland Engineering Division. Addressing shall meet the
requirements of the Ashland Fire Department and be visible from the Public
Right -of -Way.
d. That recycle and refiise containers for the accessory residential unit shall be
screened from adjacent properties and public right-of-ways.
usr .zRan,Senior
�n•1%
Brandon GoldPlanner
Acting Stcrff Advisor
Department of Community Development
A ril6 2021
Date
PA -T1-2020-00138
670 Nepenthe Rd,/alta
Wage 4
David W. Holly
661 Nepenthe Rd.
Ashland, OR 97520
(404)550-1106
March 12, 202]
Mr. Aaron Anderson
Planning Department, City of Ashland
51 Winburn Way
Ashland, OR 97520
Dear Mr. Anderson:
Thank you for taking my telephone call this week. I was inquiring about the
Notice of Application EPA -T1-2021-001381 which your office posted on the
Nepenthe Farms property across the street from my home. This letter is on
behalf of about twenty of my Mountain Meadows neighbors who are upset about
the proposal to add a fourth residential unit on this property, which is currently
approved for three.
I understand your explanation that property owners of single-family residences
have the right to put an Accessory Residential Unit [ARU] on their property. Our
objection is based upon a solemn promise made by the developer Mark Knox who
told a public meeting of Nepenthe residents that he was building only three
residences at Nepenthe Farms. We told him we were unhappy that the old
vineyard had to be developed but we appreciated his restraint in limiting the
development to three homes. At no time was the concept of an ARU mentioned.
We would all have been very much opposed to another driveway and another
residential unit beyond the three which he promised.
We would like to hold Mr. Knox to his promise but we cannot threaten legal
recourse because we have nothing in writing. All we have are the twenty
residents who witnessed him making this promise. Please ask the Planning
Commission on our behalf to request that Mr. Knox stand by his commitment.
Please deny this request for an ARU at Nepenthe Farms.
01"I A1111110121TH-111410
STATE OF OREGON
County of Jackson
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On April 7, 2021 1 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice
to each person listed on the attached mailing list at such addresses as set forth on
this list under each person's name for Planning Action #PA -T1-2021-00138, 670
Nepenthe Rd.
Signature of Employee
C:lUsers%smthdaAFNHE\DesktopW-FIDAMT OF MUNG.docx 4M2021
1
PA -T1-2021-00238 391E04DA127 PA -T1-2021-00238 391EO3600 PA -T1-2021-00238 391E04DA135
AMLIN MARTHA PULTZ ESTATE BERNARD DAVID A TRUSTEE ET AL CUSTODIO CLARK JR/CAROL I
760 CREEK STONIE WAY 1051 NEPENTHE RD 750 RIVER ROCK RD
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA -T1 -2021-00238 391 E04 DA3100
DOYLE DAVIDPAULICANDACE
625 N MOUNTAIN AVE
ASHLAND, OR '97520
PA -T1-2021-00238 391 E04DA128
HUNTER -PINE SHERRY M TRUSTEE
780 CREEK STONE WAY
ASHLAND, OR 97520
PA -T1-2021-00238 391 E04DAl 18
MANSUR DOUGLASS WW TRUSTEE ET
641 NEPENTHE RD
ASHLAND„ OR 97520
PA -T1.2021-00238 391 E04DA120
MYERS DAVID LEE TRUSTEE ET AL
681 NEPENTHE RD
ASHLAND, OR 97520
PA -T1-2021-00238 391 E04DAl 36
PELZEL THOMAS OISUZANNE M
730 RIVER ROCK RD
ASHLAND, OR 97520
PA -T1-2021-00238 391E04DA137
SCHWWARTZ EUGENE J
PO BOX 808
ASHLAND, OR 97520
PA -T1-2021-00238
Mark Knox
604 Fair Oaks
Ashland, OR 97520
PA -T1-2021-00238 391 E04DA117
HARNLY CAROLINE D
621 NEPENTHE RD
ASHLAND, OR 97520
PA -T1-2021-00238 391E04DA114
JONES ROBERT E TRUSTEE ET AL
555 SUMMIT SPRINGS RD
W'WOODSIDE, CA 94062
PA -T1--2021-00238 391 E04DAl 15
MOUNTAIN MEADOWS OWWNRS ASSO
66 SCENIC DR
ASHLAND, OR 97520
PA -T1-2021-00238 391E03700
NEPENTHE FARM LLC
710 N MOUNTAIN AVE
ASHLAND, OR 97520
PA -T'1-2021-00238 391E04DA124
POLLARD SCOTT THOMAS ET AL
33 WWESTOVER RD
NEWPORT NEWS, VA 23601
PA -T1-2021-00238 391E04DA2800
SPARTAN ASHLAND STELLA REAL E
66 WATER ST #200
ASHLAND, OR 97520
PA -T1-2021-00238 391 E04DAl 19
HOLTY JANE SIDAVID WW
661 NEPENTHE RD
ASHLAND, OR 97520
PA -T1 -2021-00238 391 E04DAl 26
KELLOGG OGDEN ELLIS JR REV LI
720 MEADOW LARK WAY
ASHLAND, OR 97520
PA -T1-2021-00238 391E04DA100
MOUNTAIN MEADOWS OWWNRS ASSO
855 MOUNTAIN MEADOWS DR
ASHLAND, OR 97520
PA -T1-2021-00238 391E04DA123
NEUDORFER MARK L TRUSTEE ET A
741 NEPENTHE RD
ASHLAND, OR 97520
PA -T1-2021-00238 391E04DA125
ROSEN JUDITH A
2340 ABBOTT AVE
ASHLAND, OR 97520
670 Nepenthe
NOD 21
4.7.2021
Planning Department, 51 Winburn ) Way, Ashland, Oregon 97520 CITY OF
Orr 541-488-5305 Fax:541-552-2050 www,ashland.or.us TTY:1-800-735.2900 -ASHLAND
NOTICE OF APPLICATION
PLANNING ACTION: PA -T1-2021-00138
SUBJECT PROPERTY: 670 Nepenthe
OWN E RIAPPLI CANT: Nepenthe Farms / Mark Knox
DESCRIPTION: A request for Site Design Review construct a new single car garage and a new 496 square foot
Accessory Residential Unit (ARU) for the property addressed as 670 Nepenthe Road. The subject property has
recently applied for a 3 -lot partition which is, not yet recorded. This proposal will be on what was described as lot #3
of the partition approved in PA -T1-2020-00129. The application includes materials demonstrating compliance with
all the required criteria for Site Design Review and special use standards for an ARU. COMPREHENSIVE PLAN
DESIGNATION: Single Family Residential; ZONING: R-1-5; ASSESSOR'S MAP #: 391E04DA; TAX LOT: 200
NOTICE OF COMPLETE APPLICATION: March 5, 2021
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: March 19, 2021
Subject Properties
670 Nepenthe Rd.
PA -T'1-2021-00138
L -'
OVER i:
G:kcoriiiii-dev'lilaniiingTiaiiiiingActionsTAsbyStusetNN\NlepenthekNTel)ctithe_670WA-TI-2021-001384N'oticingkN'ep,entlie T
670 PA -I-2021-00138 NOC.docx �
The Ashland Planning Division Staff i received a complete application for the pru,arty noted on Page 1 of this notice.
Because of the COVI D-1, 9 pandemic, application materials are provided online and comments will be accepted by email.
Alternative arrangements for reviewing the application or submitting comments can be made by contacting (541) 488-5305
or
A copy of the application, including all documents, evidence and applicable criteria are available online at "What's
Happening in my City" at h �
ttp_ Copies of appliication materials will be provided
at reasonable cost, if requested. Under extenuating circumstances, application materials may be requested to be reviewed
in-person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre -arranged
appointment by calling (541) 488-5305 or emailing pl
_ _qnDjqg
Any affected property owner or resident has a right to submit written comments to pjanninqC cbashland.or.uq or to the City of
--
Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown on Page
1.
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittall. Upon
determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application
which allows for a 14 day comment period. After the comment period and not more than 45 days from: the application being
deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to
the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff "s decision
must be made in writing to the Ashland Planning! Division within 12 days from, the date of the mailing of final decision. (AMC
18.5.1.050'.G)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an
objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an
opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue.
FaRure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on: that
criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with
sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court.
If you have questions or comments concerning this request, please feel free to contact Aaron Anderson at 541-488-5305 or
aaron.anderson ashlandl.orms .
SITE DESIGN AND USE STANDARDS
18.51.050
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 undodying 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.
G_ \conini.dcv\plinnini,,NPHaniiing AcGonskMs by670iPA-'rl-2021-00138\Nloticing\N'eperitlic 670 PA -TI -2021-0,0138 NOC.doex
ACCESSORY RESIDENTIAL UNITS
18.,2.3.040
Accessory residential units are subject to Site Design Review under chapter 18.5.2, except as exempted in subsection 18,2.3.040.A, below.
A. Exemptions. Accessory residential units are permitted Outright with an approved building permit, and are allowed without a Site Design Review under
chapter 18.5,2 provided that the accessory residential unit meets all of the following requirements.
1. The accessory residential unit is located in the R-1, R-1-3.5, RR, NN and NM zones. Accessory residential units in the R-2 and R-3 zones require
Site Design Review under chapter 18.5.2 and are not permitted outright under this subsection.
2. The accessory residential unit meets all of the requirements of the applicable zone in subsections 11823.040.13, C, E and F, below, except as
otherwise exempted in subsection 18.2.3.040,A,
3. The size of the accessory residential unit is less than 500 square feet of gross habitable floor area (GHFA).
4. The accessory residential unit is attached to the primary residence or within an existing primary residence. Accessory residential units located in the
Historic District overlay and including exterior building changes that require a building permit, and accessory residential units located in detached
structures (i.e., not attached to the primary residence) require Site Design Review under chapter 18.5,2 and are not permitted outright under this
subsection.
5 The property must have two off-street parking spaces, except that parking spaces, turn-arounds, and driveways are exempt from the requirements in
subsections 1 and 2 of 18.4.3.080.D and paving requirements in subsection 18.4.3.080.E.1.
6. Additional off-street parking is not required for the accessory residential unit if on -street parking is permitted within 200 feet of the property.
Alternatively, one off-street parking space may be provided on the property in conformance with the off-street parking provisions for accessory
residential units in section 18.4,3.080.
B. R-1 Zone. Accessory residential units in the R-1 zone shall meet the following requirements.
1. One accessory residential unit is allowed per lot, and the maximum number of dwelling units shall not exceed two per lot,
2. Accessory residential units are not subject to the density or minimum lot area requirements of the zone.
3. The maximum gross habitable floor area (GHFA) of the accessory residential unit shall not exceed 50 percent of the GHFA of the primary residence
on the lot, and shall not exceed 1,000 square feet GHFA.
4. The proposal shall conform to the overall maximum lot coverage and setback requirements of the underlying zone.
5. Additional parking shall be provided in conformance with the off-street parking provisions for single-family dwellings in section 18.4,3,080, except that
parking spaces, turn-arounds, and driveways are exempt from the requirements in subsections 1 and 2 of 18.4,3,080.D and_paving requirements in
subsection 18.4.3.080.E.1'.
C. RR Zone, In addition to the standards in subsection 182.3040,13, accessory residential units in the RR zone shall meet the following requirements.
1. No on -street parking credits shall be allowed for accessory residential units,
2. If located in the Wildfire zone, the accessory residential unit shall have a residential sprinkler system installed.
D. R-2 and R-3 Zones. Accessory residential units in the R-2 and R-3 zones shall meet the standards in subsection 18.2.3.040.13, except that the maximum
gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50 percent of the GHFA of the primary residence on the lot, and
shall not exceed 500 square feet GHFA.
E. NN Zones. Accessory residential units in the Normal Neighborhood District under chapter 18,34 shall meet the standards in subsection 18.2,3,040.B.
F. NM Zones. Accessory residential units in the North Mountain Neighborhood NM zones under chapter 18,3,5 shall meet the standards in subsection
18,23,040.13, except that the maximum gross habitable floor area (GHFA) of the accessory residential unit must not exceed 750 square feet GHFA and
that second story accessory residential units constructed above a detached accessory building must not exceed 500 square feet GHFA.
G.kconini-dev\planning1P13niiingActiotiskPAs by 670VPA-TI-2021-OG138\NloticiTii,,\Nepcnlh"70 PA -TI -2021-00138 NOC.docx
PA -T1-2021-00138 391 E04DA 200
AMLIN MARTHA PULTZ ESTATE
760 CREEK STONE WAY
ASHLAND, OR 97520
PA -T 1-2021-00138 391 E04DA 200
DOYLE DAVIDPALIUCANDACE
625 N MOUNTAIN AVE
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
HUNTER -FINE SHERRY M TRUSTEE
780 CREEK STONE WAY
ASHLAND, OR 97520
PA -T1-2021-00138 391E04DA200
MANSUR DOUGLASS W TRUSTEE ET
641 NEPENTHE RD
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
MOUNTAIN MEADOWS OWNRS ASSO
855 MOUNTAIN MEADOWS DR
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
NEUDORFER MARK L TRUSTEE ETA
741 NEPENTHE RD
ASHLAND, OR 97520
Sul w1a6d Asq assaipe,p saa;anbl�� saua;ed�uio7l�ane;;ed
BERNARD DAVID A TRUSTEE ET AL
1051 NEPENTHE RD
ASHLAND, OR 97520
PA -T1-2021-00138 391E04DA 200
HARNLY CAROLINE D
621 NEPENTHE RD
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
JONES ROBERT E TRUSTEE ET AL
555 SUMMIT SPRINGS RD
WOODSIDE, CA 94062
PA -T1-2021-00138 391 E04DA 200
Mark Knox
604 Fair Oaks
ASHLAND, OR 97520
PA -T1-2021-00138 391E04DA 200
MYERS DAVID LEE TRUSTEE ET AL
681 NEPENTHE RD
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
PELZEL THOMAS OISUZANNE M
730 RIVER ROCK RD
ASHLAND, OR 97520
CUSTODIO CLARK JR/CAROL 1
750 RIVER ROCK RD
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
HOLTY JANE SIDAVID W
661 NEPENTHE RD
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
KELLOGG OGDEN ELLIS JR REV LI
720 MEADOW LARK WAY
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
MOUNTAIN MEADOWS OWNRS ASSO
66 SCENIC DR
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
NEPENTHE FARM LLC
710 N MOUNTAIN AVE
ASHLAND, OR 97520
PA -T1-2021-00138 391 E04DA 200
POLLARD SCOTT THOMAS ET AL
33 WESTOVER RD
NEWPORT NEWS, VA 23601
PA -T1-2021-00138 391 E04DA 200 PA -T1-2021-00138 391 E04DA 200 PA -T1-2021-00138 391 E04DA 200
ROSEN JUDITH A SCHWARTZ EUGENE J SPARTAN ASHLAND STELLA REAL E
2340 ABBOTT AVE PO BOX 808 66 WATER ST #200
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA -T1-2021-00138
670 Nepenthe
NOC 21
3.5.2021
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson }
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On March 5, 2021 1 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
under each person's name for Planning Action #PA -T1-2021-00138, 670 Nepenthe.
Ha,vwi,U-o-vv
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Signature of Employee
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Planning Division
51 Winburn Way, Ashland OR 97520
-ASHLAND
c r T v o r 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROPERTY
Street Address
ZONING PERMIT APPLICATION
FILE#�1
Pursuing LEER® Certifications ❑ YES ❑ NO
Assessor's Map No. 391 E Tax Lot(s) ZUo
Zoningr Comp Plan Designation r.ac r
APPLICANT
NameH612-1I ,p0,5C Phone E -Mail `s k
Address v CityZip
PROPERTY OWNER
Name 5h Phone
Address
SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title Name
Address
Title Name
Address
E -Mail
City
al 4771_*�4�413
Phone E -Mail
City
Phone
City
E -Mail
,Zip
Zip
1 hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. t 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 t produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or improvements are property located on the ground.
Failure in this regard will result most likely in nly-the equest being set aside, but also possibly in my structures being built in reliance thereon being required to
bo removed at my ex erase. Jt, l have a oubts, lam ad ised to seek competent professional advice7d d as istance.
t`
Applicant's Signature Date
As owner of the properly involved in this re have read and understood the complete application and its consequences to me as a property
owner.
Property Owner's Sigr(ature (required)
Date
fro be completed by City Stafq
Date Received Zoning Permit Type Filing Fee
OVER N
0;�comni-devip]anninglForn7s & Handouts\Zoai>;b Pennit Application.doc
ZONING PERMIT SUBMITTAL REQUIREMENTS
❑ APPLICATION FORM must be completed and signed by both applicant and property owner.
❑ FINDINGS OF FACT -- Respond to the appropriate zoning requirements in the form of factual statements or
findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include
information necessary to address all issues detailed in the Pre -Application Comment document.
❑ 2 SETS OF SCALED PLANS no larger than 11`x17". Include site plan, building elevations, parking and landscape
details. (Optional —1 additional large set of plans, 2'x3', to use in meetings)
❑ FEE (Check, Charge or Cash)
❑ LEED® 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 LEED® Accredited Professional as part of the project team throughout design and
construction of the project; and
• The LEED® checklist indicating the credits that will be pursued.
NOTE:
• Applications are accepted on a first come, first served basis.
• Applications will not be accepted without a complete application form signed by the applicant(s) AND property
owner(s), all required materials and full payment.
• All applications received are reviewed for completeness by staff within 30 days from application date in accordance
with ORS 227.178.
• The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission
meeting. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission, which
Meets at 7:00 pm on the second Tuesday of each month. Meetings are held at the City Council Chambers at 1175 East Main St).
• A notice of the project request will be sent to neighboring properties for their comments or concerns.
• If applicable, the application will also be reviewed by the Tree and/or Historic Commissions.
Wcomm-deOplanningVonns & Handouls7unirlg Permit Applicalion.doo
Alb.
U R B A NIDEVELOPMENT SERVICES, LLC
LAND USE PLANNING AND DEVELOPMENT'SERVICES
February 9"', 2021
City of Ashland
Planning Division
59 Winburn. Way
Ashland, OR 97520
Subject: 670, Nepenthe Road - Accessory Residential Unit
The following describes a request for a small 496 square foot accessory unit on the property located
at 670 Nepenthe Road, Ashland, Oregon. Also included are illustrations and a narrative
explanation as it relates to the proposal meeting the criterion under Ashland Municipal Code
M5,1050. Note: At the time of this writing and application submittal, the subject lot has yet to be
officially created via survey plat recording. However, the applicant's request the application be
reviewed for completeness and prepared for processing as the lot recording is eminent,
Proposal: The proposal is to construct a 496 square foot single level accessory residential unit on
the front of the property at 670 Nepenthe Road. The accessory unit is to be constructed
simultaneously with the primary house's construction which will sit at the rear of the property,
separated by a couple of Oregon White Oak Trees. Tlie owners of the property will reside in the
primary residence and a family member will reside in the accessory unit,
Site.- The subject property is vacant, but at the time of this writing it is being excavated for
infrastructure as well as public utilities and sidewalks per a three -lot land partition application
approved on December 23"', 2020 (PA -T] -2020-00129). The property slopes from castto west
roughly 17' or 13% and has three Oregon White Oak "Frees scattered around the property, all of
which are intended to be preserved. The property abuts on the east and South sides the new
expansion area of North Mountain Park (City Park).
Desigyn: The architectural design of the accessory unit, as well as the primary residence, is intended
to emulate the contextual pattern of the houses across the street as a simple vernacular bungalow,
measuring roughly 24' wide by 20' deep, with its orientation and setting directly facing Nepenthe
Road and a 6' deep X 24' wide front porch the full width of the accessory unit's front facade as
well as -articulated porch posts and beams. The front of the unit includes a front door and
symmetrical window pattern for an attractive and inviting fagade. The front of the accessory unit
also sits under the canopy of a 12" Oregon White Oak, located between the meandering public
sidewalk (meander's for tree preservation purposes) with the intent to create a more livable,
attractive and conscientious minded setting — similar to other homes found in the neighborhood.
The remaining side elevations include two types of siding materials, two tone paint colors,
extended eaves and windows that are strategically located for both views and privacy.
Parking: The accessory unit's single parking space is to be behind the unit adjacent to the primary
residence, but can also be located along the Nepenthe Road curb as there is plenty of parking
availability along the curb.
rrnprovements: Nepenthe Street is partially completed as a half -street, but for the south side of the
street where it abuts the subject property. As part of the property's partition agreement, this section
of street will be improved with curbing, 7' planter strip and a 5' sidewalk. Included within the
attached documents are Utility and Grading plans illustrating these elements as they relate to the
lot's (Lot 43) proposed structures and hard surface areas. The plans also illustrate the proposed
driveway as it relates to the grade, trees and structures. Finally, the plans illustrate a 5' PUE along
the frontage which was reduced from the standard 10' PUE to help preserve the adjoining Oregon
White Oak Tree (Tree #5 on the adjoining Tree Protection Plan).
AMC 18.5.2.050 Site Design Review Approval Criteria:
An application for Site Design Review shall be approved if the proposal meets the criteria in
subsections A, 13, 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.
As illustrated on the attached plans, the subject Accessory Residential Unit (ARU) complies with
all applicable provisions of the R-1-5 Zoning regulations noted in Chapter 18.2 of the Ashland
Municipal Code. The setback for the ARU from the front yard to the front porch is 9' (8' is
permissible when there is an unenclosed front porch) and the setback to the front face of the ARU
is 15'. The remaining yard setbacks are b' on the west side, 45' on the east side and 90' to the rear
property line. The City's Solar Access ordinance is complied with as the property slopes up -hill to
the north and also abuts Nepenthe Road, the ARU is single story and the lot coverage is less than
the R -1-5's 50% threshold.
B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3).
There are no overlay zones the applicants are aware of on the subject property.
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 applicants' knowledge, all Site Developaient and Design Standards for the
proposed ARU are and will be complied with. Specifically, AMC 18.4.2.030 B.1. identifies which
applicable Site Review standards for accessory residential units apply, outside the Ashland
Historic District, as it relates to building orientation (AMC 18.4.2.030. C.), garage requirenrrents
(AMC 18.4.2.030 D.), and building materials (AMC 18.4.2.030 E.). The applicants' findings are
as follows:
Building Orientation (AIIIC 18.4.2.030.C.) Residential buildings that are .subject to the
provisions of this chapter shall cornforrn to all of the following standards. See also, solar
orientation standards in section 18.4.8.050.
1. Building Orientation? to Street. Dpt,elling units shall have their primary oder?talion tolvard a
street. If7here residential buildings are located within 20 feet of a street, they shall have a
prinnar7' entrance opening toward the street and connected to the right-of-way via an approved
walkway.
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.
3. Build -to Line. lIrhere a new building is proposed in a zonae that requires a build -to line or
rnaxirnnnrnn firornt setback yard, except as otherrvise required for clear vision at intersections, the
building shall comply ivith the build --to line standard
The proposed accessory unit sits along the frontage of the Nepenthe Road, 9' back from the front
property line and 21' from the curb and no automobile parking is proposed between the street
and accessory unit. There is not a "build -to line" within this particular area. As noted, the
accessory residential unit's architectural design, as well as the primary residence, is intended to
emulate the contextual pattern of the houses across the street as a simple vernacular bungalow,
measuring roughly 24' wide by 20' deep, with its orientation and setting directly facing Nepenthe
Road and a 6' deep X 24' wide front porch the full width of the accessory unit's front facade as
well as articulated porch posts and beams. The front of the unit includes a front door and
symmetrical window pattern for an attractive and inviting facade. The front of the accessory unit
also sits under tare canopy of a 12" Oregon White Oak, located between the meandering public
sidewalk (meander's for tree preservation purposes) with the intent to create a more livable,
attractive and conscientious minded setting — similar to other homes found in the neighborhood.
The remaining side elevations include two types of siding materials, two tone paint colors,
extended eaves and windows that are strategically located for both views and privacy.
Garages (AA1C 18.4.2.030.D.) The following standards apply to garages, carports, canopies,
and other perrrnanent and ternnporary structures used.for parking or storing vehicles, including
those parking and vehicle storage structures accessory to detached single farrnily dwellings. The
standards erre intended to balance residents' desire for a convenient, safe, and private vehicle
access to their homes with the public interest in maintaining safe and aesthetically pleasing
streeiscapes. The standards therefore prornnole pedestrian safety and visibility of public ways;
lvhile acldr•essing aesthetic concerns associalecl i-vith streetMfacing 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 real- or side alley, or a shared driveway,
including flag drives, the garage or carport openings) for that divelling shall orient to the alley
or shared drive, as applicable, and not a street.
2. Setback for Garage Opening Facing Street. The minimum setback far a garage (or carport)
opening facing a street is 20 feet. This provision does not apply to alleys.
The proposed accessory residential unit does not include a garage or similar covered space, but
the primary residence does include a garage, but the primary residence and its garage sit back
from the street by roughly 60' and therefore both structures comply with the intent of this
criterion.
Building Materials (AMC 18.4.2.030 E.) 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.
The applicants' have not fully evaluated the color scheme planned for either house or accessory
unit, but do not intend to use bright or neon paint colors which attract attention to the building.
The applicants do intend to utilize earth tone colors as can be found in the surrounding
neighborhood and are leaning towards a green, brown and red palette. At the time of occupancy,
a color palette can be provided to satisfy any concerns related to this criterion as a condition of
approval.
D. City .Facilities. The proposal complies with the applicable standards in section .18.4. b 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.
As identified on the attached Civil Improvement Plans, 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. It should be noted that such plans
have already been approved and issued permits prior to the submittal of this application.
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, 2, or• 3, 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
Dei,eloj.)icent ,cind Design, I and the excel tion i-equeste(I is the inininnon ivhich iwldd allelictle the
clif
'ficull'Y"
2. There is no cleinonstrable clrf
.ficulty in Ineeling the specXfic requireinents, but granting the
excelvion ivi/1 result in a clesign that equally or better achieijes alae stated ria IPOse ofthe Site
Develomnew and .Design Sfancdardv; or
3. There is no der ionstrable clif
,ficidl)) in ineeiing the specific requireinentsfior a collage housing
clei,elol.mient, but grctntingg 1he excel tion udll result in a clesign that equallj, or Better achieles the
slatedpw7-)ose ofsection 18.2.3.090. (Orcl 3147 § 9, anienclect, 1112112017)
Although the site does have multiple challenges relating to the cross sloping grade and multiple
Oregon White Oak Trees, the applicants believe multiple careful and considerate decisions have
been made to work with the site's constraints and therefore are not proposing any exceptions with
the request.
If there are any questions or clarifications necessary relating to the application's findings or
illustrations, please do not hesitate to contact me at 541-821-3752 or via e-mail at kno............. @qIlLn
x _dLn(g.
Sincerely,
Mark Knox
604 Fair Oaks Court
Ashland, OR 97520
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PRIVATE SANITARY SEWCI CONS I RUG I ION NOTES
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ALL STANDARD DETAILS ARE PROVIDED FOR REFERENCE ONLYIII IT IS THE CONTRACTOR'S RESPONSIBILITY TO VERIFY AND USE THE MOST CURRENT CITY ACCEPTED STANDARD DETAILS.
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ALL STANDARD DETAILS ARE PROVIDED FOR REFERENCE ONLY[il IT 13 THE CONTRACTORS RESPONSIBILITY TO VERIFY AND USE THE MOST CURRENT CITY ACCEPTED STANDARD DETAILS
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Tree Protection
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Report Prepared by
Thomas Madara
International Society cf Arboriculture
Certified Arborist License Number PN -6204-A
TREEINVENTORY
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Tree Number Species
in Inches
Condition
Notes
1 Oregon White Oak
20
Good
Tree Protection as
Noted
2 Oregon White Oak
15
Good
Tree Protection as
Noted
3 Oregon White Oak
15
Fair
free Protection as
Noted
4 Oregon White Oak
20
Good
Tree Protection as
Noted
5 Oregon White Oak
12
Very Goal
Tree Protection as
Noted
TREE PROTECTION NOTES
i -Tree prdmiion to bo in pl—b,f,m any mnv Wepon ro mmmenm andisunder3e Smc1
sup,rvlslan of me qMl Artrnr I
2.Tree v, wticn to be chain Ink lendng, a minimum of six feet loll Mm steel posts placed no
tallier toot, ler! "I apw f, hall be,,—led at ll„ W, W he L,e p,d,IXlon <ono of dfipllne,
whicheucv is 5,eat1and at lire boo ,ofz,, open sp.mlr,. , dpaian area.., or c,n.,ervaticn
manL Ihat a but the parcel being developed.
3.Pppraretl slgns shall be attached to me chaln?nk fend., ..ti rig mal insltle the f iwm, is s Iree
pr,Ivio. <ono, not to bo disWNedo,4—prioraPpmvel has been obt,ioW from the Staff Atwdi
forth, prged.
4.The acetal Incalbn or tree proleul,n for thls project is asnoted on these plana.
S.The lshell be Ilueh will, Ili, initial ugislurtxd gmd,
ti rmdng aM1all. be cnu-1, prnmA anyunautM1oizvl-- for m, full dumton d mnaWc[i,n.
].NcmraV,i Nin r..11vity shall no':urw t in the Imo protafAim xnna, in l- ng, hot not I'mitad fn
dumpltpl or slI.(materials —h as bul'ding supplies, soil, waste items, equip—, or parked
xcepl wxler the d-1aupervisiotml a -11 Niwrial.
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8Th, Imo pmteeiim zm,e shall roma,. Iree-,f chemically injurious rmte.11 and liquids such as
d.bmIi daar,iry snluions, panel,„m prrxlucls, mr,craw nr dry wall excaw, 2nd c,nslnrmlon
tlebns or runcfl.
9.fJ„xcavellon, Imnching, grading, tool p, wing, orolha aGivily shall occwxrlhin the Imc prolccllon
ess approved by the stenHfAinst
vark.
+II.Anyrneres=ary u�lhin th, ddldine is snh,c[ to pdnr approval and dlrecllm,n'ne Staff Arlvrist.
f l.Trees being poleded llbewatered regNarly vleale,ryarary vratedny system urtli;surouadng
len[1sr sand imga6on is mnplGe
12Trnalal m tet rarmvad mal ora vnlF,in Ihadriplina of env t•aas m ram;n shall to removed cooly try a
cermea ameeat.
13.Arrytle,neye t,p;elecled L,ea NIWl b, tepurted to ma Stall Nbwial thin 24 hour, of utxverveGon.
14 Exmpt as oCno-fit rZi bythe SYd Arbdat,altrfiti, d,pra Nt 1,!IiiIcunonh
-11 l, rnaMuted pdnr to any tlavalnpmemantivhieIy lft,, S, M1trt nm lim1 —1, earl,
gradinB.,xca,lti ,ordemg"olwrk,andsha'Ibe reproved only offer rompetion of all mnsVuclion
l aclivily, irWudin9landscaping arNlniyaliwt inslellallon.
TREE %
PROTECTION
PLAN nloarrl
SCALE 1"' 20"
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PROPPRTY 7.1NAA I)J(YSTMHNT
PAR TITION PLA T NO. P- -2021
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POURIS UND SURVEYING LLC
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