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HomeMy WebLinkAboutAshlandCr_683-PA-T1-2021-00167CITY OF -SH LA December 28, 2021 Notice of Final Decision On December 28, 2021, the Community Development Director approved the request for the following: Planning Action: PA -T1-2021-00167 Subject Property: 683 Ashland Creek Drive Applicant: Steve Asher for Matt and Michelle King Description: A request for Physical and Environmental Constraints Review Permit approval to construct a new single-family home with a 1,880 square foot footprint for the property located at 683 Ashland Creek Drive. Because the project will encroach on slopes greater than 25 percent. The project also includes a modification of the Lithia Creek Estates subdivision (PA #94003) to allow the allocation of some lot coverage from subdivision open space to the subject property. COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR -.5; MAP: 39 1E 17 AA; The Community Development Director's decision becomes final and is effective on the 121'' 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: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 . www.ashland.orms SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice) E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision. F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below. 1. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision. Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity to respond to the issue prior to making a decision. 2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall decide within three days whether to reconsider the matter. 3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the decision for put -poses of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any party entitled to notice of the planning action. 4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration. G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following: 1. Who May Appeal. The following persons have standing to appeal a Type I decision. a. The applicant or owner of the subject property. b. Any person who is entitled to written notice of the Type I decision pursuant to subsection 18.5.1.050.B. c. Any other person who participated in the proceeding by submitting written comments on the application to the City by the specified deadline. 2. Appeal Filing Procedure. a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050.G. 1, above, may appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection. The fee required in this section shall not apply to appeals made by neighborhood or community organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing or upon subsequent appeal, the fee for the initial hearing shall be refunded. b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of decision is mailed. c. Content of Notice ofAppeal. The notice of appeal shall be accompanied by the required filing fee and shall contain. L An identification of the decision being appealed, including the date of the decision. ii. A statement demonstrating the person filing the notice of appeal has standing to appeal. iii. A statement explaining the specific issues being raised on appeal. iv. A statement demonstrating that the appeal issues were raised during the public comment period. d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a jurisdictional defect and will not be heard or considered. 3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation, and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant ordinance provision. 4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type 11 public hearing procedures, pursuant to section 18.5.1.060, subsections A .-- E, except that the decision of the Planning Commission is the final decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City trails 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 Tei: 541-488-5305 51 Winhurn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.onus ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA -T1-2021-0067 SUBJECT PROPERTY: 683 Ashland Creek Drive APPLICANT/OWNER: Steve Asher for Matt and Michelle King DESCRIPTION: A request for Physical and Environmental Constraints Review Permit approval to construct a new single-family home with a 1,880 square foot footprint for the property located at 683 Ashland Creek Drive. Because the project will encroach on slopes greater than 25 percent. The project also includes a modification of the Lithia Creek Estates subdivision (PA 494-003) to allow the allocation of some lot coverage from subdivision open space to the subject property. COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR -.5; MAP: 39 lE 17 AA; SUBMITTAL DATE: DEEMED COMPLETE DATE: STAFF APPROVAL DATE: APPEAL DEADLINE: FINAL DECISION DATE: APPROVAL EXPIRATION DATE: DECISION October 25, 2021 November 10, 2021 December 28, 2021 January 10, 2022 January 11, 2022 July 11, 2023 The subject property is a vacant lot at the top of Ashland Creek Drive, west of Granite Street. The property is 8,975 square feet in size, which is far below the minimum for the RR -.5 zone. The property has an existing retaining wall to the rear of the lot. The area not retained to the south of the lot and the rest of the lot behind the existing wall has severe slopes to the east from 25 to 45 percent. The property was created as Lot 8 in the Lithia Creek Estates Subdivision, which had a long history since the early 1980s, but was ultimately approved in 1999. The overall area of the parent property for the subdivision was 25.6 acres; however, a significant portion had slopes in excess of 55 percent, which were deemed unbuildable. The unbuildable area was approximately 15 acres of the parent property which is dedicated as open space in order to protect the sloped, forested areas from the impacts of development. The proposal is for a two-story single-family home with 2,034 square feet of living space and attached two -car garage. The home is designed to be ADA accessible, while simultaneously limiting the amount of site disturbance. The proposed total lot coverage is 2320 sq. ft. (26%). The application explains that the maximum lot coverage allowed in the zone is only 20% and that the lot is well below the standard for the zone. For this reason, the application includes a request to allocate additional lot coverage from the subdivision open space discussed farther below. While the property has an existing retaining wall which provides a buildable area free of severe constraints, however the applicant's proposal 'includes encroaching on the slopes to the west (to PA -TI -2021-00167 683 Ashland Creek Dr./AA Page 1 the left in the photo below). Because these slopes exceed of 25 percent, the new home is subject to the Development Standards for Hillside Lands, as prescribed in the Ashland Municipal Code (AMC) Chapter 18.3.10; and therefore, must obtain a Physical & Environmental Constraints Permit. The City's Hillside Development Design Standards are intended to preserve the natural slope of the property by preserving significant natural features and by utilizing building design techniques. The proposed home complies with the maximum height requirement of 35 feet from natural grade, and other hillside design standards for building design. The proposal includes slab - on -grade construction which will greatly reduce the amount of site disturbance as opposed to a typical crawlspace with stern wall construction. The undeveloped portion of the parcel will be left in a "natural state" with slopes that extend upward towards the adjacent lot to the north and south. In addition to the P&E the application also includes a request to modify Lithia Creek Estates subdivision (PA 994-003) to allow the allocation of some lot coverage from the subdivision's open space to the subject property, as have several other properties when they have developed. The application includes a spread sheet that is presented as an Open Space Allocation spreadsheet. Staff believes that this is an exhibit from a previous application to request additional lot coverage. The spreadsheet took the lot as a percentage of the subdivision and then allocated proportional amounts of the area reserved for open space beyond the required amount to each lot to show that the allowed lot coverage across the entire subdivision would still be below the twenty -percent as allowed for the zone. The Performance Standards Options Chapter provides a measure of flexibility to allow for innovation in design and site planning for Performance Standards subdivisions in exchange for greater efforts to protect neighborhood character and natural features, as in this case where the parent subdivision included 28 units constructed on 24 lots, but also protected roughly 15 acres of steeply sloped, forested lands in open space and limited vehicular access to the development via only one street so as to minimize vehicular disturbance of the surrounding neighborhood, forest lands and nearby drainages. PA -T1-2421-00167 683 Ashland Creek Dr./AA Page 2 The subject parcel is 8,975square feet, well below the half -acre minimum lot size. The RR -.5 zoning district allows for a maximum 20 percent lot coverage, which would limit the property to no more than 1,798 square feet of impervious surface. The application proposes 2,32 square feet of coverage, or approximately 26 -percent of the site, and therefore has requested the flexibility available in the Performance Standards Options chapter be applied to allow the allocation of the additional 522 square feet of coverage from the subdivision's open space to the subject property. Condition I I of Planning Action 51-025, which was imposed by Council upon appeal states "That discounting 11 unbuildable acres from the total project density because of slope would still allow the applicant to a) receive a density bonus for this land dedicated as open space, and b) more importantly, it would be computed in the overall lot coverage percentage. If this discounted land were not included, lot coverage would be reduced to such an extent that it would be almost impossible to build even a few structures on the buildable portions of the property. " Although the proposal is for 26 percent coverage of the subject property, only a small percentage of the coverage that might otherwise have been associated with the 15 acres now protected as open space. In staff s view, the additional coverage is minimal in the context of the larger open space, allows the applicant to respond to site conditions, and can be found to be in keeping with the purpose and intent of the Performance Standards Options Chapter. There are no trees to mention in the project area. Staff presumes that if there once were trees they were clearly removed when the retaining wall was installed and the property was graded. The property is currently served by adequate City facilities for water, sewer, storm drainage and electricity. In staffs assessment, the proposal will not have a greater adverse material impact on the impact area in terms of architectural compatibility, air quality, and generation of traffic, noise, light and glare and the development of adjacent properties than the prior use of the property, or the target use allowable within the zone. In accordance with the Land Use Ordinance, Notice of Complete Application (HOCA) was mailed to all surrounding properties within 200' of the subject property, as well as a physical notice posted along the frontage. After the mailing of the NOCA, two letters were received expressing support for the application. There was no public comment received that expressed opposition or any concerns with the application. The applicant has submitted a burden of proof document showing that they meet the criteria of approval for a Physical and Environmental Constraints Permit as well as outline plan approval, and by their reference are incorporated here as if set out in full. Staff feels that the proposed home meets the required design standards and is in conformance with the zoning district requirements. Approval criteria for a Physical and Environmental Constraints (P&E) Permit as described in AMC Chapter 18.3.10.050 An application for a Physical Constraints Review Permit is subject to the Type I procedure in section 18.5.1.050 and shall be approved if the proposal meets all of the following criteria. A. Through the application of the development standards of this chapter, the potential impacts to the property and nearby areas have been considered, and adverse impacts have been minimized. PA -T1-2021-00167 683 Ashland Creek Dr./AA Page 3 B. That the applicant has considered the potential hazards that the development may create and implemented measures to mitigate the potential hazards caused by the development. C. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shall be considered more seriously than reversible actions. The Staff Advisor or Planning Commission shall consider the existing development of the surrounding area, and the maximum development permitted by this ordinance. Approval criteria f©r a Final Plan approval, as described in AMC Chapter 18.39.040.8.5: a. The number of dwelling units vary no more than ten percent of those shown on the approved outline plan, but in no case shall the number of units exceed those permitted in the outline plan. b. The yard depths and distances between main buildings vary no more than ten percent of those shown on the approved outline plan, but in no case shall these distances be reduced below the minimum established within this ordinance. c. The common open spaces vary no more than ten percent of that provided on the outline plan. d. The building size does not exceed the building size shown on the outline plan by more than ten percent. e. The building elevations and exterior materials are in conformance with the purpose and intent of this ordinance and the approved outline plan. f. That the additional standards which resulted in the awarding of bonus points in the outline Plan approval have been included in the final plan with substantial detail to ensure that the performance level committed to in the outline plan will be achieved. g. The development complies with the street standards. h. Nothing in this section shall limit reduction in the number of dwelling units or increased open space; provided, that if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the common open space reduced below that permitted in the outline plan. Based on the forgoing Planning Action PA -T1-2021-00167 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 PA -T1-2021-00167 is denied. The following are the conditions of approval: I . That all proposals of the applicant shall be conditions of approval unless otherwise modified here. 2. Building plans shall be in substantial conformance with those approved as part of this application; and plans must be stamped a by a certified engineer. 3. This lot is held to Solar Setback Standard A and calculations depicting compliance with Standard A are required to be shown on the building permit submittals. 4. Prior to the issuance of a building permit: a. That the temporary erosion control measures (i.e. silt fence and bale barriers) shall be PA -TI -2021-00167 683 Ashland Creek Dr./AA Page 4 installed according to the approved plan prior to any site work, storage of materials, issuance of an excavation permit and issuance of a building permit. The temporary erosion control measures shall be inspected and approved by the Ashland Planning Department prior to site work, storage of materials, the issuance of an excavation permit, and/or the issuance of a building permit. b. That a performance bond or the financial guarantee in the amount of 120% of the value of the landscaping and irrigation for re -vegetation of cut and fill slopes shall be provided prior to issuance of the building permit. Per AMC 18.3.10.090.B.7.b c. That the applicant submit an electric design and distribution plan including load calculations and locations of all primary and secondary services including transformers, cabinets and all other necessary equipment. This plan must be reviewed and approved by the Electric Department prior to the building permit submittal. Transformers and cabinets shall be located in areas least visible from streets, while considering the access needs of the Electric Department. 5. Prior to the issuance of a Certificate of Occupancy: a. That all requirements of the Ashland Fire Department shall be met, including but not limited to addressing, gates and fencing, and providing fuel break areas as required per fire code. b. That all re -vegetation including hydro -seeding of all cut/fill slopes shall be installed 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. c. That all measures installed for the purposes of long-term erosion control, including but not limited to vegetative cover, rock walls, retaining walls and landscaping shall be installed according to the approved plan, inspected and maintained in perpetuity on all areas which have been disturbed. r Bill Molnar, Community Development Director Department of Commimity Development December 28 2021 Date PA -TI -2021-00167 683 Ashland Creek DrJAA Page 5 AFFIDAVIT OF MAILING STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On December 28, 2021, I 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 -T1-2021- 00167, 683 Ashland Creek. zgAg N Signature of Employee Gftcomm-devVlan&i gTlandngAdonsftsbyStreetXAshtandCreeklAshlandCreek_683WshiandCr 683_PATt-2021-0©167Wo6ainglNOD\AshlandCreek &83 PA-T1-2621-00167_AtiolMaiiing.docz17128I202S 391E17AA1123 PA -T1-2021-00167 CARRACIO GEORGE V JR TRUSTEE 676 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1119 PA -T1-2021-00167 CURTIS FAMILY TRUST ET AL 176 ALTA VISTA AVE LOS ALTOS, CA 94022 391E17AA1132 PA -T1-2021-00167 FRENCH WILLIAM LEE TRUSTEE ET 612 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1130 PA -T1-2021-00167 HOLLAND KEITH BYRON/JONI MARI 620 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA2100 PA -T1--2021-00167 KENNEDYJUDITH 506 GRANITE ST ASHLAND, OR 97520 PA -T1-2021-00167 Polaris Land Surveying PO Box 459 Ashland, OR 97520 PA -T1-2021-00167 Steve Asher 1068 Elkader Street Ashland, OR 97520 391E17AA1124 PA -T1-2021-00167 'CARTER JAMES K TRUSTEE ET AL 668 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1117 PA -T1-2021-00167 EDWARDS CLIFFORD M/CAROLYN 691 ASHLAND CREEK DR ASHLAND, OR 97520 �o to awry cci��a/tr?raaj?lt�les � ; i 1 391E17AA1118 PA -T1-2021-00167 CURTIS FAMILY TRUST ET AL 699 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1114 PA -T1-2021-00167 ELSON-SPERBER TRUST ET AL 599 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1115 PA -T1-2021-00167 391E17AA1120 PA -T1-2021--00167 HANSEN LYNELLE TRUSTEE ET AL HEINRICH WILLIAM/SUZANNE 1600 W 550 N 700 ASHLAND CREEK DR PRICE, UT 84501 ASHLAND, OR 97520 391E17AA1125 PA -T1-2021-00167 HORNSTRA RICHARD R TRUSTEE ET 660 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1116 PA -T1-2021-00167 j KING MATTHEW LTRUSTEE ET AL j PO BOX 836 :CANNON BEAC, OR 97110 391E17AA1122 PA -T1-2021-00167 ROY DANIEL/KRISTEN 684 ASHLAND CREEK DR ASHLAND, OR 97520 PA -T1-2021-00167 Structural Solutions attn: Jason Prins 3559 National Drive Suite 103 Medford, OR 97504 391F17AA2300 PA -T1-2021-00167 JOHANSSON LARS/MAGDOLNA ROZS 1 WINTER DR ASHLAND, OR 97520 391E17AA1600 PA -T1-2021-00167 NIX ZAN E 512 GRANITE ST ASHLAND, OR 97520 391E17AA1101 PA -T1-2021-00167 SIDWELL JOHN M 18000 REDWOOD DR LOS GATOS , CA 95033 PA -T1-2021-00167 Zan Nix - Gateway Real Estate 5 N. Main Ashland, OR 97520 683 Ashland Creek NOD 21 12/28/2021 Regan Trapp From: Cliff Edwards <cmedwards@ashlandoregon.org> Sent: Thursday, November 11, 2021 8:52 AM To: planning Cc: Michele Duncan King Subject: Planning Action on 683 Ashland Creek Drive [EXTERNAL SENDER] I am writing in support of the proposed construction at 683 Ashland Creek Drive. My wife and I are owners of the adjacent lot (0), immediately uphill and to the west of the proposed building. As such, we are potentially the most impacted of any of the neighbors. Other adjoining properties are either vacant (lot 7), across the street or separated by more than one other lot. I want to commend the owners (Matt and Michele King) and the builder (Steve Asher) for their efforts to address our concerns about slope instability in the southeast portion of our lot. The problem has existed for 20 years ever since the previous owner excavated a foundation without permits and failed to address sloughing with an appropriate retaining wall that returned to the east. The proposed construction appears to remedy the issue, which has been our biggest concern. We are also pleased with the scale of the proposed home. Placing it within the boundaries of the existing walls and not constructing on top, Deeps the roofline of the house well below our property. As a result, our view is preserved, even from the basement level — an outcome we never anticipated when our house was built. Overall, we couldn't be happier with the proposed construction and welcome the new owners to the neighborhood. Cliff Edwards 691 Ashland Creek Drive From: Zarb Nix Ni To:lap nning Subject: Planning Action on 683 Ashland Creek Drive Date: Tuesday, November 16, 20219:57:01 AM [EXTERNAL SENDER] I am writing in support of the new construction at 683 Ashland Creek Drive. I am the owner of the property across the street from this lot. (512 Granite St) and received your letter of notice. I feel that Michele & Matt King and their builder, Steve Asher, have done their homework on the stability of their new construction, the size of the house for the size of the lot and I have found them to be collaborative neighbors. I am in favor of their building their new home on this lot. Happy to answer any additional questions. Sincerely, Zan Nix, Y �TIXC Broker 541-821-1328 Mobile 541-482-1040 Office Gateway Real Estate 5 N. Main, on the Plaza 11 Received via email 11.16.2021 Planning Department, 51 Winburn'4 , Ashland, Oregon 97520 CITY OF PFF 541-488-5305 Fax; 541-552-2050 www,ashland,orms TTY; 1-800-735-290Q -ASHLAND PLANNING ACTION: PA-'ri-2021-0067 SUBJECT PROPERTY: 683 Ashland Creek Drive APPLICANT/OWNER: Steve Asher for Matt and Michelle King DESCRIPTION: A request for Physical and Environmental Constraints Review Permit approval to construct a new single-family home with a 1,880 square foot footprint for the property located at 683 Ashland Creek Drive. Because the project will encroach on slopes greater than 25 percent. The project also includes a modification of the Lithia Creek Estates subdivision (PA #94-003) to allow the allocation of some lot coverage from subdivision open space to the subject property. COMPR.EHENSIVE PLAN DESIGNATION: Rural. Residential; ZONING: RR -.5; MAP: 39 1E 17 AA; TAX LOT #: 1116 I Q*11 PIN 1,11:8 91011"V111 1-] 1711 •MONAT111 &I I 11:1 MIKOT1 I ITA 1 :1 S,ubject Property IV 683 Ashland Creek DL PAM -2021-00167 RRI X — 1. o -7 001, J J OVER PA -TI -2021-00167 NOC(Imx 4 The Ashland Planning Division Staff has eived a complete application for the propL noted on Page 1 of this notice Because ofthe CQ�VlD-1Apandemic, application materials are provided online and comments will beaccepted byemail. Alternabve arrangememts for reviewing the application or Submitting comments can be made by contacting (541) 488-5305 or . A copy of the application, including all doounnentu, evidence and applicable orihode are available online at ''VVhot'e Happening in my City" at . Copies of application materials will be provlded at reasonable cost, if requested. Under extenuating cinoumobsnoem` app|ioat�on materials may be requested to be reviewed im-persVozdtDeAshUanUCoromunityOeva|mpmemt&EmgimeerimgSemioeoBui|ding.51VVimburnVVoy.vimapna'orromQmd appointment bycalling (541)488-5305oremai|inig Any affected property owner or resident has o right to submit written comments to 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 onPage 1, Ashland Planning Division Staff determine if a Land Use application is, complete within 30 days of submittal. Upon determination, of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period, After the comment period and not more than 45 days from the application being: deemed complete, the Planning Division Staff shall make a final decision umthe application. /\ notice ofdecision iamailed 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�05&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 on opportunity to respond to the issoe, 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 nfappeal to LDQAon 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. |fyou have questions orcomments concerning this request, please feel free tocontact Aaron Anderson a±541-552-2052. APPROVAL CRITERIA FOR FINAL PLAN, 18�.9.040.B.5 Final Plan approval shall be granted upon finding of substantial conformance with the Outline Plan. This substantial conformance provis�n is intended solely to facilitate the minor modifications from one planning step to another. Substantial conformance shall exist when comparison of the outline plan with the final plan meets all ofthe following criteria, a. The number of dwelling units vary no more than ten percent of those shown on the approved outline plan, but in no case shall the number of units exceed those permitted |nthe Outline plan. b. The yard depths and distances between main buildings vary no more than ten percent of those shown on the approved outline plan, but in no case shall these distances be reduced below the minimum established within this Ordinance. c, The open spaces vary no more than ten percent of that provided on the outline plan. d. The building size does not exceed the building size shown on the outline plan by more than ten percent. n. The building elevations and exterior materials are inconformance with the purpose and intent ofthis ordinance and the approved outline plan, t That the additional standards which resulted in the awarding of bonus points inthe outline plan approval have been included inthe final plan with substantial detail hoensure that the performance level committed bainthe outline plan will beachieved, W. The development complies with the Street Standards, h. Nothing in this section shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. PHYSICAL & ENVIRONMENTAL CONSTRAINTS 18.3.1O�050 An: application for aPhysical Constraints Review Permit issubject hothe Type | procedure insection 18.5.1.05Oand shall baapproved if the proposal meets all nfthe following criteria. A. Through the application ofthe development standards ofthis chapter, the potential impacts tothe property and nearby areas have been considered, and adverse impacts have been minimized. B� That the applicant has considered the potential hazards that the development may create and implemented measures to mitigate the potential hazards caused hythe development. C. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shag be considered more seriously than reversible actions. The Staff Adv�or or Planning Commission shall consider the existing development of the surrounding area, and the maximum development permitted bythis ordinance. ,-00/ I-2no-0um_mOC.du= 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 November 10, 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 the Planning Action #PA -T1-2021-00167, 683 Ashland Creek. Signature of Employee G:Momm-devlplaMngTlanning Act€onsWs by SlreetWAshland Creekfthiand0teek_683VAshlandCr 683_PA-T1-2621-00167Woticing'AshlandCreek_683_PA-TI-2021-00167—Affo(MA]ing.docx 1119021 391E17AA1123 PA -T1-2021-00167 CARRACIO GEORGE V JR TRUSTEE 676 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1119 PA -T1-2021-00167 CURTIS FAMILY TRUST ET AL 176 ALTA VISTA AVE LOS ALTOS, CA 94022 391E17AA1132 PA -T1-2021-00167 FRENCH WILLIAM LEE TRUSTEE ET 612 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1130 PA -T1-2021-00167 HOLLAND KEITH BYRON/JONI MARI 620 ASHLAND CREEK DR ASHLAND, OR 97520 391 E17AA2100 PA -T1-2021-00167 KENNEDY JUDITH 506 GRANITE ST ASHLAND, OR 97520 PA -T1-2021-00167 'Polaris Land Surveying PO Box 459 'Ashland, OR 97520 isy 1'eel f c c ess > >c Go to avery.cofn templates Ib 11i1,0,majfw k—p— Rc�I�i3f�C�1�r. ltit �h=rryT��wpl,iinSIW 1 3ytE17AA1124 PA -T1-2021-00167 391E17AA1118 PA -T1-2021-00167 CARTER JAMES K TRUSTEE ET AL CURTIS FAMILY TRUST ET AL 668 ASHLAND CREEK DR 699 ASHLAND CREEK DR ASHLAND, OR 97520 ASHLAND, OR 97520 391 E17AA1117 PA -T1-2021-00167 EDWARDS CLIFFORD M/CAROLYN 691 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1115 PA -T1-2021-00167 HANSEN LYNELLE TRUSTEE ET AL 1600 W 550 N PRICE, UT 84501 391E17AA1125 PA -T1-2021-00167 HORNSTRA RICHARD R TRUSTEE ET 660 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1116 PA -T1-2021-00167 KING MATTHEW L TRUSTEE ET AL 'PO BOX 836 .CANNON BEAC, OR 97110 391E17AA1122 PA -T1-2021-00167 ROY DANIELIKRISTEN 684 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA1114 PA -T1-2021-00167 ELSON-SPERBER TRUST ET AL 599 ASHLAND CREEK DR ASHLAND, OR 97520 391El7AA1120 PA -T1-2021-00167 HEINRICH WILLIAM/SUZANNE 700 ASHLAND CREEK DR ASHLAND, OR 97520 391E17AA2300 PA -T1-2021-00167 JOHANSSON LARSIMAGDOLNA ROZS 1 WINTER DR ASHLAND, OR 97520 391E17AA1600 PA -T1-2021-00167 NIX ZAN E '512 GRANITE ST 'ASHLAND, OR 97520 391E17AA1101 PA -T1-2021-00167 SIDWELL JOHN M .18000 REDWOOD DR LOS GATOS , CA 95033 PA -T1-2021-00167 PA -T1-2021-00167 NOC Steve Asher Structural Solutions attn; Jason Prins 2011/1012021 1068 Elkader Street 3559 National Drive Suite 103 683 Ashland Creek Ashland, OR 97520 Medford, OR 97504. Etiquettes cl'adresse Easy Peel Allez i avery.ci/gaharits { I)I. €z,)ClIjji, ,�hn&� 6%1-,fci1c—h,.11Pr,p op €PfI! r;,E(,CIA)aI.� ry5IFp E sm?"m401 Platilling Divi%ian 51zWiiitittniWny,A,4hliititiO[�i)7i2iI 't I" 04D 541 -4U -530i f'ux -111-40,6006 ASHLA Migum ZONING PERMIT APPLtUgLO FILE N1 Suhiq UUGurliP,Micw? C YES A NO 67 Streel Addrebs Asst ssws Map No, 39 1 L Tax Lot(s) — 1116 Z0fling_.._ ;Q—R— -.15 �, Comp, Plan Dosigoadon APPLICANT e- Addrc,,;,,, 0 /ip 2RUE MOM Address Zip "MYOR, EKINE-ER ARCHITECT LANCIS APE ARCHIYE _�CT OTHERis aal` Name Phow, I'mall Address POec7^ "V,5V c1ly zip Till Nan Addt,Lss I hoof ky mfw� fil"Whe .5Iufvnc�rds af [divf(ffrPd1hx6 -?A fainecrin 6.5 aly)kalion, inclmjrFW 0 im? grad cavwc(� / wdviki"id filar Nshown uo #74, dfUWkqs wldwlih Gay ill6arn"cl, Ywa mwel 0.549.1fth, 1) "'104 IptAUEAdsuffluum favimyt vvkwlf.,(-,W Ifit. h(vong to suppoti 1his rcqu�,Yl 1) mm ltw flrof)s atkirl afffle loqupyl, zip %,,i tar .ostls 5u&s(-quo1,fiy umtosu..�d, we bwdo; wili tiv On me to 41 kwaP Slmclfyvs OF impff"Oviyous all ° plOPAWY lu"aled On tho g(zluwlfi railm" itffii5 I-vgald l4fesu/1 I&O.S/ ik,24' #7 1 of Only /he &)(jup4v beffigsot asifl-e" UfWho #1 fily SlYmAet's bvq buo 14 lobme "twoun fmzinq !equilfid tt; om C V*v wpik Date, As ow?v v(f1wg0jmwyinvv]vv,,1 in IMS re(1005?, 11fave roaff"m(I yoduslo(WAY co"Plof 'applic.-Illon '217dilk 10 muds apwpeq M1701 fro 17aEP Rt�,ipived Zomnq Permi! rype, Filing I OVER 0# A, I VMW All 01mi'm Ek 4:2Zr* ASHER HOMES 1068 Elkader Street I Ashland OR 97520 1541.210.3027 www.asherhomes.com 10/11/2021 NARRATIVE AND FINDINGS OF FACT TO ACCOMPANY PLANNING APPLICATION SUBMITTAL FOR 683 ASHLAND CREEK DRIVE, ASHLAND, OREGON. Protect Info: OWNER: Matt & Michele King PROJECT ADDRESS: 683 Ashland Creek Drive APN: 39-1E-17AA Tax Lot# 1116 Zoning: RR.S Description of Proiect: This is a proposal for construction of one new single family home on an existing lot. Requested Approval: 1) Modification of the previous land use approval to reallocate lot coverage for a performance standard subdivision 2) Physical and Environmental Constraints Review andPeirmit for retaining wall Project Design Narrative: The new single family home is 2 story with an attached � car garage. The lower floor has 1315 sq. ft. of living space with an attached 551 sq. ft. garage and storage space totaling 1.880 sq. ft. The upstairs has 724 sq. ft. of living space with an attached 160 sq. ft. deck. Total conditioned living space equals 2039 sq. ft. 683 Ashland Creek Dr. is a corner lot with Ashland Creek Drive bordeing the property on the East and North sides. The previous owners of the lot constructed a 10' tall retaining wall on the North and West sides of the property. The North portion of the retaining wall is approximately 22' " (at the closet point) to the North property line. The West portion of the retaining wall is 10' off the propert line. The: home will front the East property line as well as the driveway access to the garage. The home has been designed to be located within the approved City of Ashland building envelope for the lot and the 20' slope easement building setback. Due to the existence of the retaining walls, a large portion of the lot has minimal slope and is under 25%. The home has been designed to be built within this area in order to minimize any site disturbances or potential hazards from sail stability, erosion, and impact upon neighboring properties. A slope analysis survey by Polaris Land Surveying has been provided in the submittal documents. Since the design of the home has not incorporated the retaining walls to be structural foundation walls for the new home, the rear (West) house setback and the side (North) yard setback exceeds the City of Ashland requirements. The home has been designed to be constructed 8' from the retaining walls in order to maintain their structural integrity and offer sorme buffer landscaping. The South property line has a 10' PUE along its entirety and the home has been designed to be no closer than 12' on the east corner and over 22' on the west corner of the home. The front of the home infill be no closer than 20' to the property line. The owners have mobility issues and have requested the home be ADA accessible. The home has been designed to provide all living activities to be on the main floor. The second floor offers additional bedrooms, bath, den and exterior deck. Every effort has been made to minimize the sq. ft. in order to reduce the lot coverage but still provide an ADA accessible home for the owners. The o�ners have also requested a slab on grade floor system BU1l..`I 01l TX U `Y,.1.. t)l::51GNI 13U11.;D 1 Q1 S I FO N.I i-10;41E`i & R E N4 0 1) E l.,l\C:1, ASHER HOMES 1008 Elkader Street 1 Ashland OR 97520 1541,210.3027 www.asherhomes.com versus a crawl space, This method of construction great[Y reduces the amount of site disturbance in regard to the foundation. Another design request of the owners Was to minimize the roof pitches in order to help preserve the view of their uphill neighbors to the West of them and also orientate the roofs to the South and West to accommodate enough solar PV panels for the home to be net zero. In Summary, the Owners home design for their lot at 683 Ashland Creek Drive is not only modest in size as compared to all the other homes in the development but also will result in minimal site disturbance, easily adheres to all requirements of the Land Use Ordinance, will be ADA accessible, highly sustainable and energy efficient. Findings of Fact: 18.5.6,030 Major Modifications 1Vlod ficatit n of the Lithia Creek Estates subdivision PA 94:003 to allow the allocation of some lot coverage from the subdivision's„open space to the subiect property Lot Coverage Areas: Lot Area 8975 sq. ft. Residence Footprint 1880 sq. ft. Driveway/walkways/entry landing 440 sq. ft. Total Lot Coverage 2320 sq. ft. (26%) Any other landing or patios will be constructed of pervious paversor mulch The lot is zoned RR -.5 but is only 8975 sq. ft. (well below the required half -acre minimum lot size) and allows for a maximum of 20% lot coverage or 1795 sq. ft. The proposal is for an 1880 sq. ft. building envelope which includes an attached 2 car garage/storage. The driveway,and walkway to the front door is an additional 440 sq, ft. for a total of 2320 sq. ft. This would equate to approximately 26% lot coverage. It is the intent of the Owners to Xeriscape their landscaping in the front yard and in the 8' space between the retaining walls and the home to minimize water usage and provide fire protection. The rest of the property will remain in its natural state. All parking will be in the garage or on the proposed driveway. Any additional exterior people places will incorporate pervious landscaping (i.e., pavers). When designing the hpme- at the owner's requests for single floor living due to their mobility issues, it became evident the 20% lot coverage would be hard to achieve. With the lot being 8975 sq. ft., 20% lot coverage equating to 1795 sq. ft. and. then subtracting out the driveway and walkway to the front door (440 sq, ft.), 2 car garage/storage (551 sq. ft.), .'the resulting sq. ft. left for their main floor living area would only leave approximately 800 sq. ft. to work with At most. The owners felt it would be extremely difficult to make this work for them. They are not looking at build€ng-a home that is any larger than they need but 800 sq. ft. would be too small. In an effort to increase the sq. ft, to meet their requests, every effort was made to not oversize any spaces but still be able to use a wheelchair quite comfortably. The resulting design exceeds the 20% allowable lot coverage, but they felt it still would be with!n the purpose and intent of the Performance Standards Options Chapter that had been used before in i h.e subdivision. PA -2012-01710 and PA -2011-00696 both have allowed for additional lot coverage. PA -2011-00696 allowed an additional 2233 sq. ft. for a total of 30.99 and PA -2012-01710 allowed an additional 419 sq. ft. for a total of 24.089 coverage. As evidenced in both T>UIl..T 0N T1:UST I I:)FSIGN €3UII,1-) 1 CUS"T'ON't 1I0fMI,tLFk'10L)F1_.tN(;f ASE irk HOMES 1068 Elkader Street I Ashland OR 97520 1 541.210.3027 www.asherrhomes.com of these Planning Actions, Planning Staff found "the additional coverage is minimal in the context of the larger open space" which is over 15 acres. Also, when the final'',plat for the subdivision was recorded 9/30/1999, the dedicated open space area of 15.054 acres was to be computed in the overall lot coverage percentage for the lots within the subdivision. The Lithia Creek Estates, a Performance Standards Subdivision, approval allowed for adjustment to lot areas, dimensions, setbacks, etc. with the provision of the 15.054 acres of open space. The subdivision open space area greatly exceeds the areas for density'bonus' whereas the lot areas of the individual parcels are substantially smaller than the minimum lot area in the zone. Though not clear in the Subdivision approval, there is a spreadsheet (attached) that provides an alternative lot coverage for each parcel in the subdivision which allocates substantially more than the 20 percent coverage to the subject lot and more than the proposed coverage area with this application. This appears to support the previous decisions that allowed the allocation of greater areas of coverage to the lot. According to the Lith€a Creek Estates Subdivision Lot Areas and Open Space Allocations calculations sheet (spreadsheet attached), the adjusted allowable lot coverage for 683 Ashland Creek Drive is 5184 sq. ft. The proposal of 2$20 sq. ft is well below the coverage allowed. 18.3.10.090 Development Standards for Hillside lands Because the lot has a retaining wall that was built prior to the owner's purchase of the property, the portion of the site the home is proposed to be located on is less thon 5%. The wall was engineered and permitted when it was built resulting in eliminating any slope destabilization from above and on the north elevation. Also, the retaining wall eliminates the need for any "stepping into,the hillside". The home is designed to meet the remainder of the hillside design standards, The maximum height of the home is 25', there are no large gable roof forms facing the street, no horizontal wall planes lodger than 36', the front elevation of the home has numerous smaller roof forms/lines that reflect the irregular formsof the surrounding hillside, there are no vertical downhill walls exceeding 20' tall, the upper floorfront elevation of the Dome is stepped back from the lower floor by more than 6' and the colors of the home will be earth toned to match the ordinance and architectural review of the development. The retaining wall that was previously built on the property.ended', abruptly on the southwest corner of the property. At the northwest corner of the retaining wail, the retaining wall was returned approximately 40' to the east. At that southwest corner of the retaining wall, there is nothing there to prevent soil erosion from the south bank above from sloughing onto the building pad:. Previous excavation on the adjacent lot to the south (as well as the.development,of the existing. retaining wall) resulted in altering the ex€sting grade (increasing.the slope). add adding to'further slope instabitity at the south property line. Granted, this condition has existed' for many years without any serious. consegu.enees, but the proposal Includes adding onto the southwest coiner of the retaining wail in an t~asteily direct€orr for8' and tying th at portion of the wall Into the garage foundation wa.l€.. The new engineered 8' section of retaining wall and the ngiineered garage foundation/retaining wall will stabilize the south portion of the property. This will prey nt any future soil erosion or stability issues associated with the property. The resulting construction of the newetalning wail and garage foundation will also ease the uphill neighbors' anxiety over the soil instability and erosion of that portion of both properties. In conversations with the neighbors regarding the development of the property, the only concern was from the owners of the lot directly above 683 Ashland Creek Drive (lot 9). They havebeen concerned for years over any possible major disturbance on the southeast corner of their property and affecting the integrity of their home. in order to add 13U1 -°l` ON 'FRUS'T ? DESIGN 13.UiLD 1 (_ i51`C)`L1 H01VIES & REM0€:)Ei.Ii'C HOMESASH , 1068 iElkader Street i Ashland OR 97520 1 541.210.3027 www.asherhomes.com onto the existing retaining wall, over 20 yds of dirt will need to be excavated and backfilled. Excavation, backfilling and associated grading for the new 8' section of retaining wall and garage foundation wall is estimated to be around 50-60 yds. The area to be disturbed) is over 25% in slope due to the artificially created banks at the time of the construction of the retaining wall and the subsequent excavation and grading on the lot (lot 7) adjacent and south of 683 Ashland Creek Dr. Upon completion of the new 8' section of retaining wail and garage foundation wall, the slope on the south side of th:e property will go back to it's original grade (approximately 30-35%. Since all the property surrounding 1583 As Creek Drive has been altered due to the street development on the east and north sides of the property, construction of a single family residence on the west side of the property and the excavation/grading on the property to the south, the only portion of the property not disturbed is the cluster of trees on the north east portion of the property. Establishing original grades has been hindered by all the surrounding disturbances but the slope analysis provided by Polaris Land Surveying best demonstrates prior and existing grades f9r the property. The total area of disturbance for the proposed new 8' section of retaining wall and the garage, foundation wall will encompass approximately an additional 250 sq. ft. over what would be disturbed without providing for the additional slope stabilization. Due to earth moving activities that will disturb over 20 cubic yards, the proposal also includes the necessity of a Physical and Environmental Constraints permit. Rick Swanson of Marquess and Associates has been retained as the Geotechnical Engineer for the project as well as Engineer. The Geotechnical Engineer will design the for the construction of the new home as well as pro new 8' section of retaining wall and the garage foun Prins of Structural Solutions as the Structural Eg, retaining wall, drainage and erosion control plans on site inspections and verifications as needed. The wall (as well as all the construction for the home] will be built according to their engineering reports which will',be submitted along with the house plans at the time of building permit submittal. 18.3.10.050 Approval Criteria A. Through the application of the development standards and nearby areas have been considered, and adverse imp, of this chapter, the potential impacts to the property have been minimized. By adding onto the existing retaining wall for 8' and designing the garage foundation to also be a continuation of the retaining walls eliminates any existing or future slope' instability along the south property line as well as the southeast corner of the property and the uphill nei.gh6or' southeast corner of their property, thereby minimizing any adverse impacts to the subject property arrd the properties to the west and south. B) That the applicant has considered the potential Hazard$ that the development may create and implemented measures to mitigate the potential hazards caused by the: development, Because there is an existing retaining wall on the property along the west and north sides of the property, the majority of all the disturbance on the property caused bythe construction of the new home has already been completed. The potential hazards on the property are already existing along the south property line, mostly in the southwest corner of the lot due to the previous construction that was completed. Considering that the hazards in this area could be easily mitigated by adding 8°`onto the existing retaining wall and using the garage foundation wall also as a retaining wall, the owners have added this development/construction portion to their proposal. C) That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shall be considered more seriously than reversible actions. The Staff Advisor or Planning 13UII.:1" 0iii ,)_BUST' 1 1>FStC=N B LJ 1. L.D l CQ S 1'0 N-1 i-iC)MI:S R F M0Di_1.1N(J 4::* ASHER HOMES 1068 ] Ikader Street I Ash]and OR 97520 1541.210.3027 www,asherhomes.com Commission shall consider the existing development of the surrounding area, and the maximum development permitted by this ordinance. Because of the existing retaining walls already constructed on the property, the buildable portion of the lot is relatively flat. Therefore, any adverse impacts to the environment normally associated with hillside lands is minimal at best. Other than the eroding bank on the south property line, the rest of the property is stabilized. Upon completion of the new home and 8' section of additional retaining wall, all adverse impacts on the environment caused by the construction of the new home should be eliminated. As compared to the rest of the homes in the development, new home construction on this lot will probably be the least impact on the environment than any of the other homes. There is no need for 1)a long driveway cutting into the steep banks requiring retaining walls, 2) numerous multiple retainingwalis to shore up the land for landscaping or foundation stabilization, 3) three stories in height due to:the slope of the properties, and minimal excavation and grading will be required. 18.45.030 Tree Protection There are no living trees to be removed on the property. `.The trees that are located on the North side of the property will be protected in accordance to 18.4.5.030. Any dead or dying vegetation will be removed from the site. Wildfire Fuel Modification Area_ The home will have a 1.0' tall noncombustible existing retraining wall on the North and West side of the property located 8' from the building. The roof will be Class "A" rajed metalstanding seam. The exterior siding will be a combination of fiber cement and %" cement stucco. The garage doors will be steel with tempered glass. The eaves will also be covered with fiber cement or stucco_ ifjany fencing or privacy screens are incorporated into the Xeriscape landscaping, it will consist of steel or wrought iron. Xeriscape landscaping consists of rock mulch (not wood), drought and fire resistance plantings. All landscaping will comply with Firewise standards. The remaining sloped areas of the property will remain in their naturalstate. The street in front of the home has a slope of less than 5% making parking for fire trucks very easy to be able to deploy crews. Also, the flat nature of the site helps firemen in pulling hoses around the buildin . This home will be extremely safe and defensible from fire other than the nature of the surrounding environment. Utilities: All utilities have been installed to the site, are stubbed out and ready for connection and use. A preliminary electrical service plan for the site has been developed ano approved by Dave Tygerson of the City of Ashland Electrical dept. and has been included in the submittals. The existing curb cut for the driveway will be used. All stormwater will be collected and piped to the existing City storm sewer collection system located at the southeast end of the driveway entrance off of Ashland Creel, Drive. 131aII..,.i. C3N :I- R L' S T i C}ESTC.,N 13 .t l'1..:D € CU'ST0M 1T0MES & R E iV10"D 1:: l..I'C, Respectfully submitted, std�,e Asher' Asher Homes, Inc BUILT ON TRUST I DESIGN BUILD I C(JSTOof IiOMES &- REMODELING *-"sewn ezg ° �®S IiI jIj}jI1 4 Ip r! ji Sg. . Ris gXE4 n El a z ID 10, 1< MrN -01 z °mCD Vt i0�'�.. M z Xv Y.f C f 2 �a A r rx X Yt;fi GS �� r 6 � 1 m g i CLIEM:- G{bR1M1 F.Es�ft+?u4N•1... 9F•JlS.. !'k-/. " ... PROJECT. SFC �: PROJECT OWNER: ASHER HOMES Rl7.&Ik EQR BASHLANDO REEK RD - ,. 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