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Home My WebLink AboutPlaza_North_Lithia-P2-2020-00019July 15, 2020 Notice of Final Decision The Ashland Planning Commission has approved the request for the following: Planning Action: PA -T2-2020-00019 Subject Property: Vacant Tax Lots ##10104 &910105 (m First Street (Across from the Post Office) Applicant: Randy Jones for First Place Partners, LLC Description: A request to consolidate two vacant lots and construct a new 1.0,547 square foot, three-story mixed use building as the third and final phase of the First Place subdivision. The building's gl-01.11id floor will be primarily commercial space, while the second floor will include three one-bedroorn residential units and the third floor will have one two-bedroorn residential unit. The proposal includes modifications to the common area landscaping and parking configuration to provide more efficient access from the accessible parking to the entrances, and two requests for Exceptions to the Site Development & Design Standards' "Downtown Design Standards" to allow for a staggered street setback and to allow vertical windows installed together in groups of three that are more horizontal than vertical. COMPR-EHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1; ASSESSOR'S MAP: 39 IE 09BA-1 TAX LOTS: #10104 & t#10105 The Planning Commission's decision becomes final and effective ten days after this Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of approval identified on the attached Findings are required to be 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. This decision may be appealed to the Ashland City Council if a Notice of Appeal is filed prior to the effective date of the decision and with the required fee ($325), in accordance with section 18.5.1.060.1 of the Ashland Municipal Code, which is also attached. The appeal may not be made directly to the Oregon Land Use Board of Appeals. If you have any questions regarding this decision, please contact Derek Severson in the Community Development Department at (541) 488-5305. cc: Randy Jones for First Place Partners, LLC Parties of record . . . ......... . ........ COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 X Ashland, Oregon 97520 TTY: 800-735-2900 ax"f1miffrimIll INI I. Appeal of Type II Recision. The City Council may call up a Type 11 decision pursuant to section 18.5.1.060.J. AType 11 decision may also be appealed to the Council as follows. 1. Who May Appeal. Appeals alay only be filed by parties to the planning action. "Parties" shall be defined as the following. a. The applicant. b. persons who participated in the public hearing, either orally or in writing. Failure to participate in the public hearing, either orally or in writing, precludes the right of appeal to the Council. c, Persons who were entitled to receive notice of the action but did not receive notice due to error. Appeal Filing Procedure. a, Notice ofAl3peal. Any person with standing to appeal, as provided in subsection 18.5.1.060.1.1, above, may appeal a Type 11 decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection,. b, Thnefor F71ing. The notice of appeal shall be filed with the City Administrator within ten days of the (late the notice of decision is mailed. c. Content qfNotice of -Appeal. The notice shall include the appellant's naine, address, a reference to the decision sought to be reviewed, a statement as to how the appellant qualifies as a party, the date of the decision being appealed, and a clear and distinct identification of the Specific grounds for which the decision Should be reversed or modified, based on identified applicable criteria or procedural irregularity. (L The appeal requirements ofthis section must be fully met or the appeal will be considered by the City as ajLffisdictional defect and will not be heard or considered, Mailed Notice. The City shall mail the notice of appeal together with a notice of the date, time, and place to consider the appeal by the City Council to the patties, as provided in subsection 18.5.1.060. 1-1. 1, at least 20 days prior to the meeting. Scope of Appeal, a. Except upon the election to reopen the record as set forth in Subsection 18.5 . 1.06014.b, below, the review of a decision of the Planning Commission by the City Council shall be confined to the record of the proceeding before the Commission. The record shall consist of the application arid all materials submitted with it; docurnentary evidence, exhibits, and materials submitted during the hearing or at other times when the record before the Commission was open; recorded testimony; (including DV:DT s when available), the executed decision of the Commission, inClUding the findings and conclusions, In addition, for purposes of Council review, the notice of appeal and the written arguments submitted by the parties to the appeal, and the oral arguments, if any, shall become part, of th.e record of the appeal proceeding. b. Reolmning the Record. The City Council may reopen the record and consider new evidence on a limited basis, if such a request to reopen the record is made to the City Administrator together with the filing of the notice of appeal and the City Administrator determines prior to the Council appeal hearing that the requesting party has demonstrated one or more of the following. i, That the Planning Commission committed a procedural error, through no fault of the COMMUNITY DEVELOPMENT DEPARTMENT Til; 541-488-5305 51 WinbUrn Way Fav 541-552-2050 N Ashland, Oregon 97520 TTY: 800-735-2900 W11 wmv.ashlandmrms mr8a requesting party, that prejudiced the requesting party's Substantial rights and that reopening the record before the Council is the only means of correcting the error. ii. That a. factual error occurred before the COMI-niSSiOn through no fault of the requesting party which is relevant to an approval criterion and material to the decision. iii. That new evidence material to the decision on appeal exists which was unavailable, through no fault of the requesting party, when the record of the proceeding was open, and during the period when the requesting party could have requested reconsideration. A requesting party may only qualify for this exception if lie or she demonstrates that the new evidence is relevant to an approval criterion and material to the decision. This exception shall be strictly construed by the Council in order to ensure that only relevant evidence and testimony is submitted to the hearing body. iv. Re -opening the record for purposes of this section means the Submission of additional written testimony and evidence, not oral testimony or presentation of evidence before the Council, A_p.ppql_j1c4dng Procedure, The decision of the City Council is the final decision of the City on all appeal of a'"fype 11 decision, L1111CSS the decision is remanded to the Planning Commission. a. Or Arguinent. Oral argument on the appeal shall be permitted before the Council. Oral argument shall be Iiinited to ten minutes for the applicant, ten for the appellant, if different,, and three Minutes for any other party who participated below. A party shall not be permitted oral argument if written arguments have not been timely submitted. Written arguments shall be subs-nitted no less than ten days prior to the Council consideration of the appeal. Written and oral arguments on the appeal shall be limited to those issues clearly and distinctly set forth in the notice of appeal, similarly, oral argument shall be confined to the substance of the Written argument. b. Scope qfAly3eal Deliberations. Upon review, and except when limited reopening of the record is allowed, the Council shall not re-examine issues of fact and shall limit its review to determining whether there is Substantial evidence to support the Findings of the Planning Commission, or to determining if errors in law were committed by the Commission. Review shall in any event be limited to those issues clearly and distinctly set forth in the notice of appeal. No issue may be raised on appeal to the Council that was not raised before the Commission with sufficient specificity to enable the Commission and the parties to respond. c, Council Decision. The Council may affirm, reverse, modify, or remand the decision and may approve or deny the request,, or grant approval with conditions. "I "he Council shall make findings and conclusions, and make a decision based on the record before it as justification for its action. The Council shall cause copies of a final order to be sent to all parties participating in the appeal. Upon recommendation of the Administrator, the Council may elect to summarily remand the matter to the Planning Commission. If the Council elects to remand a decision to the Commission, either summarily or otherwise, the Commission decision shall be the final decision of the City, unless the Council calls the matter up pursuant to subsection M5.1.0600. 6. Record of the Public Hearing. For purposes Of City Council review, the notice of appeal and the written argurnents submitted by the parties to the appeal, and the oral arguments, if any, shall become part of the record of the appeal proceeding. The public hearing record shall include the following information, a. The notice of appeal and the written arguments submitted by the parties to the appeal, . .. . .......... COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 ftburm Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www,as10and,ol'AN b. Copies of all notices given as required by this chapter, and correspondence regarding the application that the City mailed or received. c. All materials considered by the hearings body including the application and all materials submitted with it, d. Documentary evidence, exhibits and materials submitted during the hearing or at other tunes when the record before the Planning Commission was open. c:. Recorded testimony (including DVDs when available). f All materials submitted by the Staff Advisor to the hearings body regarding the application; g. The minutes of the hearing. g. The final written decision of the Commission including findings and C011CILIsions. 7. Effective Date and Appeals to State Land Use Board of Appeals. City Council decisions on Type 11 applications are final the date the City mails the notice of decision. Appeals of Council decisions on Type 11 applications must be filed with the State Land Use Board of Appeals,, PLU'Suant to ORS 197.805 - 197.860. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 BEFORE THE PLANNING COMMISSION July 14, 2020 IN THE MATTER OF PA -T2-2020-00019, A REQUEST FOR SITE DESIGN REVIEW) APPROVAL TO CONSTRUCT THE THIRD AND FINAL PHASE OF THE FIRST ) PLACE SUBDIVISION FOR THE PROPERTY LOCATED AT THE CORNER OF ) LITHIA WAY AND FIRST STREET. THE PROPOSED PHASE THREE ) REQUESTS SITE DESIGN REVIEW APPROVAL TO CONSTRUCT A NEW THREE-) STORY, MIXED-USE BUILDING - THE APPLICANT'S "PLAZA NORTH" - ON ) LOTS #4 AND 45, TWO VACANT LOTS AT THE NORTHEAST CORNER OF ) THE SITE ALONG FIRST STREET, ACROSS FROM THE U.S. POST OFFICE. ) THE PROPOSAL INCLUDES CONSOLIDATION OF THE TWO LOTS AND ) CONSTRUCTION OF A 10,547 SQUARE FOOT, THREE-STORY MIXED USE ) FINDINGS, BUILDING INCLUDING GROUND FLOOR COMMERCIAL SPACE AND FOUR ) CONCLUSIONS RESIDENTIAL UNITS ON THE UPPER FLOORS. THE APPLICATION ) & ORDERS REQUESTS TO MODIFY THE COMMON AREA LANDSCAPING AND PARK- ) ING CONFIGURATION TO PROVIDE MORE EFFICIENT ACCESS FROM THE } ACCESSIBLE PARKING TO THE ENTRANCES, AND EXCEPTIONS TO THE } SITE DEVELOPMENT AND DESIGN STANDARDS' "DOWNTOWN DESIGN } STANDARDS" TO ALLOW A STAGGERED STREET SETBACK AND THE } UPPERFLOOR WINDOWS TO BE INSTALLED IN GROUPS OF THREE WHICH ) WHEN VIEWED TOGETHER ARE MORE HORIZONTAL THAN VERTICAL. } } APPLICANT/OWNER: Randy Jones for First Place Partners, LLC } RECITALS: 1) Tax lots 10104 and 10105 of Map 39 IE 09 BA are located on First Street across from the U.S. Post Office, and are Lots #4 and #5 within the First Place Subdivision. Both lots are zoned Commercial (C- 1). 2) The applicant is requesting Site Design Review approval to construct the third phase of the First Place Subdivision, which is located at the corner of Lithia Way and First Street. Phase One included the construction of a three-story 18,577 square foot mixed-use building (designated as "Plaza West" by the applicants) with basement parking, commercial space on the first floor, and ten residential units split between the ground, second and third floors. This building was approved for the subdivision's Lot ##1 by the Planning Commission in 2012, is now addressed as 175 Lithia Way, and is occupied by Pony Espresso Coffeehouse Cafe and Washington Federal Bank. Phase Two is now under construction and consists of a three-story mixed-use building, the applicant's "Plaza East", on Lots #2 and 43 of the subdivision, at the corner of Lithia Way and First Street. The PA -T2-2020-00019 July 14, 2020 Page 1 building is approximately 32,191 square feet, with basement parking, ground floor commercial, and 34 residential units providing artist housing for the Oregon Shakespeare Festival distributed between the ground, second and third floors. Phase Three proposed here involves a request to consolidate the subdivision's two remaining vacant lots (Lots #4 and 45) to construct a new 10,547 square foot, three-story mixed use building as the third and final phase of the First Place subdivision. The building's ground floor will be primarily commercial space, while the second floor will include three one -bedroom residential units and the third floor will have one two-bedroom residential unit. The proposal includes modifications to the common area landscaping and parking configuration to provide more efficient access from the accessible parking to the entrances, and two requests for Exceptions to the Site Design and Use Standards' Downtown Design Standards to allow for a staggered street setback and to allow vertical windows to be grouped in threes on the upper floor so that they appear to be more horizontal than vertical. Proposed site improvements are outlined on the plans on file at the Department of Community Development. 3) The criteria for Site Design 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, 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 Development and Design; and the exception requested is the minimum which would alleviate the difficulty; PA -T2-2020-00019 July 14, 2020 Page 2 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; or 3. There is no demonstrable difficulty in meeting the specific requirements for a cottage housing development, but granting the exception will result in a design that equally or better achieves the stated purpose of section 18.2.3090 (Ord. 3147 § 9, amended, .11/2.12017). 4) On April 15, 2020 Oregon Governor Kate Brown issued Executive Order #20-16 "Keep Government Working: Ordering Necessary Measures to Ensure Safe Public Meetings and Continued Operations by Local Government During Coronavirus (COV.ID-19) Outbreak." The Governor's Order required that public bodies hold public meetings by telephone, video, or through some other electronic or virtual means, whenever possible; that the public body make available a method by which the public can listen to or virtually attend the public meeting or hearing at the time it occurs; that the public body does not have to provide a physical space for the public to attend the meeting or hearing; that requirements that oral public testimony be taken during hearings be suspended, and that public bodies instead provide a means for submitting written testimony by e-mail or other electronic methods that the public body can consider in a timely manner. 5) The Planning Commission, following proper public notice, held an electronic public hearing on June 9, 2020 which was abbreviated due to technical difficulties with Rogue Valley Television's live broadcast. The hearing was therefor continued to June 23, 2020 and re -noticed accordingly. In keeping with Executive Order #20-16, this meeting was broadcast live on local television channel 9 and on Charter Communications channels 180 & 181, and was live -streamed over the internet on RVTV Prime at haps://rvtv.sou.edu. A copy of the application, including all documents, evidence and applicable criteria relied upon by the applicant, and a copy of the staff report were made available on-line at http://www.asMand.or.us/Agendas.asp?SectionID=O&CCBID=198 on June 2nd, and again. on June 16'h, seven days prior to the hearing dates. The applicant was required to submit any presentation materials for consideration at the June 23rd hearing continuation by 3:30 p.m. on June 22nd, and these materials were made available on-line and e-mailed to Commissioners. Those wishing to provide testimony were invited to submit written comments via e-mail to PC-public-testimonygashland.or.us with the subject line "June 23 PC Hearing Testimony" by 10:00 a.m. on Monday, June 22, 2020, for these comments to be made available on-line and e-mailed to Commissioners. The applicant was invited to provide written rebuttal to these public comments by 12:00 noon on Tuesday, June 23 Ib and as no public comments were received other than from the applicant, no rebuttal was provided. All written testimony received by the deadlines was made available for Commissioners to review before the hearing and has been included in the meeting record. As provided in the Governor's Executive Order #20-16, no oral public testimony was taken during the hearing. Following the close of the hearing, the Planning Commission approved the application subject to conditions pertaining to the appropriate development of the site. Now, therefore, the Planning Commission of the City of Ashland finds, concludes and recommends as follows - PA -T2-2020-00019 July 14, 2020 Page 3 SECTION 1. EXHIBITS For the purposes of reference to these Findings, the following index of exhibits, data and testimony is used: Staff Exhibits lettered with an "S" Proponent's Exhibits, lettered with a "P" Opponent's Exhibits, lettered with an "O" Hearing Minutes, Notices, and Miscellaneous Exhibits lettered with an "M" SECTION 2. CONCLUSORY FINDINGS 2.1 The Planning Commission fmds that it has received all information necessary to make a decision based on the Staff Report, and the public testimony and exhibits received electronically. 2.2 The Planning Commission finds that the proposal to construct the third and final phase of the First Place Subdivision for the property located at the corner of Lithia Way and First Street meets all applicable criteria for Site Design Review as described in AMC 18.5.2.050, and that the proposals for Exceptions to the Site Development and Design Standards' "Downtown Design Standards" meet all applicable criteria for an Exception to the Site Development and Design Standards described in AMC 18.5.2050.E. 2.3 The Planning Commission notes that the current application involves the development of the two remaining vacant lots created with the six -lot "First Place" subdivision of the parent parcels approved by the Planning Commission in October of 2012 as PA 42012-01122. In conjunction with that approval, a Site Review permit to construct a three-story 18,577 square foot mixed-use building with a basement consisting of basement parking, commercial and residential space on the first floor and residential space on the second and third floors was approved as Phase I. This building, now called "Plaza. West" by the applicants, is complete and occupied with a bank and coffee shop on the ground floor, and a total of ten residential units. The Commission further finds that site infrastructure including most utilities, paving of the driveway and parking areas, sidewalks, street trees, and streetlights were installed along both frontages with completion of the subdivision improvements and the subsequent development of Lot #1 as Plaza West. The Commission further notes that the proposed Phase Two of the First Place subdivision is now under construction and consists of a three-story mixed-use building, the applicants' "Plaza East", on Lots #2 and #3 of the subdivision, at the corner of Lithia Way and First Street. The building is approximately 32,191 square feet, with basement parking, ground floor commercial, and 34 units of artist housing for the Oregon Shakespeare Festival distributed between the ground, second and third floors. PA -T2-2020-00019 July 14, 2020 Page 4 The Commission finds that the proposed Phase Three of the First Place subdivision development requires Site Design Review approval to construct a new mixed-use building (the applicants' "Plaza North") on Lots #4 and #5 at the northeast corner of the site, with both lots fronting on First Street across from the U.S. Post Office parking area. The proposal includes consolidation of the two lots to construct a 10,547 square foot, three-story mixed-use building including ground floor commercial space and four residential units above. The application also includes requests to modify the common area landscaping and parking configuration to provide for more efficient circulation between the accessible parking and the building entrances by moving an accessible parking space nearer to the building and adding a walkway from the space to the First Street entrance, and two requests for Exceptions to the Site Design and Use Standards' Downtown Design Standards to allow for a staggered street setback and to allow vertical windows to be installed in groups of three on the upper floors in a manner that appears more horizontal than vertical. 2.4 The Planning Commission finds that the proposal involves a mix of permitted commercial uses (retail and office) and residential units. The commercial uses are outright permitted in the Retail Commercial (G1) district, and residential units are a special permitted use in the district, C-1 zoning regulations require a minimum of 65 percent of the gross floor area of the ground floor of the building be used for permitted or special permitted uses. Here, the proposal designates 81.4 percent of the ground floor area for Plaza North as commercial space, with the remaining 18.6 percent of the ground floor and the full second and third floors dedicated to accommodating the four residential units. With the current application and the first two phases (Plaza West and Plaza East), 41 units of the parent parcel's 43 -unit residential density will be built on site. The applicants propose to allocate parking between the proposed buildings, and have provided calculations demonstrating how the available 55 spaces of surface parking and 27 garage spaces are to be allocated between the buildings, as illustrated in the table below, along with calculations demonstrating that the 82 parking spaces as allocated will accommodate the proposed commercial and residential uses proposed. e commercial uses in addition to the proposed residential units. The proposed allocations are summarized in the table below. PA -12-2020-00019 July 14, 2020 Page 5 FIRST PLACE ION.::. 0CATx4NS BUILllING SURFACE PARKING GARAGEYARIC[NG RESIDENTIAL UNITS 55 Spaces Available 27 S aces Available 43 -Unit Available D! ) Plaza West .18,577 sQ 15 12 10 Plaza'East 32,7 1.s: 26 14 27* `Plaza'Nor th'(] 6447 s f) 14 1 1 4 ' : T[iTAL ... 55 27 �I- PA -12-2020-00019 July 14, 2020 Page 5 The Commission finds that a request for allocation of two on -street parking credits as part of this application is not presently necessary to reduce the required off-street parking spaces as the proposal accommodates needed parking on-site without the additional parking credits. In the event a change of use is proposed, which increases the number of parking spaces required, the allocation of available on street parking credits may be considered at that time. A condition has been recommended below requiring that revised parking allocation information be provided with each building permit as the commercial tenant spaces develop or tenant occupancies change to verify that the parking allocated will accommodate the parking required for all existing and proposed uses. The C-1 zoning district does not require standard setbacks from property lines unless a parcel abuts a residential zoning district, in which case a ten -foot per story rear yard setback and a ten -foot side yard setback are required. The Commission finds that as proposed, the building lots here do not directly abut the R-2 residential zoning district to the north, however the common area parcel north of Plaza North abuts the R-2 zoning district and there is at least a 38 -foot separation between the residential property and the proposed three-story Plaza North building. Section drawings have been included on the applicant's Sheet A.1 to demonstrate compliance with Solar Access Ordinance "Standard B" for the proposed Plaza North building. The proposed building height for the Plaza North building is 40 feet, which has been calculated based on an average of the finished grade on all four elevations. 40 feet is the maximum height permitted in the C-1 zone. The landscaping plan provided identifies 16.4 percent of the site as included in landscaped areas, which satisfies both the 15 percent requirement for the C-1 district and the required seven percent landscaping requirement for the parking area. In keeping with the requirements of the Site Review Chapter, the application materials provided identify that both the required 15 percent landscaping and seven percent parking lot landscaping are to be provided with completion of the project. The landscaping plans provided include full irrigation. plans. A new trash enclosure is illustrated in the parking lot behind Plaza North, and the application further notes that all lights are to be selected and placed to avoid direct illumination of adjacent residential properties. Conditions to ensure that these items are installed and maintained according to standards have been included below. The bicycle parking requirements in AMC 18.4.3.070 call for at least one bicycle parking space to be provided for every five automobile parking spaces, with fifty percent of these spaces to be covered, and that additional covered bicycle parking spaces be provided for each residential unit. For the 55 surface automobile parking spaces proposed, at least 11 bicycle parking spaces are required to be provided on site and half of these must be covered. Additionally, four covered spaces are required for the three residential units in Plaza North which do not have individual garages. As originally approved, the subdivision proposal identified five "inverted U" racks for ten bicycle parking spaces in the plaza space to the west of Plaza West and three "inverted U" racks for six bicycle parking spaces adjacent to the walkway north of what is to be Plaza North. These eight racks would provide 16 bicycle parking spaces, exceeding the amount required. As currently installed, only three racks for six spaces are in place adjacent to Plaza West and two PA -T2-2020-00019 July 14, 2020 Page 6 racks for four spaces are in place near the proposed Plaza North. A total of at least 15 spaces are required, and a total of ten of these much be covered. A condition has been added below to require that the additional bicycle parking and coverage in keeping with the requirements of AMC 18.4.3.070.1 & .3 be identified in the building permits and installed prior to occupancy of the building proposed here. The First Place subdivision lies within the Detail Site Review Zone, the Downtown Design Standards Zone, and the Downtown and Railroad historic districts. As a result, the application is subject to the Basic Site Review Standards for Commercial Development, Detail Site Review Standards, Additional Standards for Large Scale Projects, the Downtown Design Standards and Historic District Design Standards. The Planning Commission finds that because site layout, parking, pedestrian and vehicular access and circulation, and landscaping were largely addressed through the 2012 Subdivision and Site Review applications, the current review is focused largely on the design of the proposed new Plaza North building relative to the applicable design standards. The Commission finds that the proposed building designs meet the Basic Site Review Standards. Plaza North relates well to the First Street frontage. Streetscape and landscape amenities are being provided in conformance with standards. Parking and circulation axe placed behind the buildings, and requisite parking lot landscaping and screening are detailed in the plans provided in a manner consistent with the original approvals and minor modifications here. The application recognizes the requirements to address noise and glare, and notes that noise will be within limits typical of the permitted use and will not exceed standards, and that lighting will be appropriately placed and directed to avoid directly illuminating adjacent properties. The Commission also finds that the Detail Site Review Standards are fully addressed with the proposed Plaza North building. The project is subject to meeting at least a 0.50 Floor Area Ratio (FAR), and the application includes calculations demonstrating that with the full build -out proposed, the subdivision FAR will be at approximately 1.26, while the Plaza North property is at an approximately 2.0 FAR. The building's mass is divided into vertical bays, and it has strong entries from the sidewalk emphasized through design elements. Awnings are not proposed along the First Street fagade due to the stepped setbacks and use of landscaped areas, but 'instead relies on two recessed entries to provide protection from the elements. The Plaza North building is subject to Large Scale Design Standards, as its floor area is greater than 10,000 square feet. The application explains that the building complies with the 45,000 square foot floor area limitation as applied within the Downtown Design Standards Zone, noting that the proposed building consists of 10,547 square feet of gross floor area. The proposed building's design incorporates elements to the fayade that are articulated to relate to the human scale, with the building's length along First Street divided into six vertical bays in keeping with the historic downtown pattern, with two recessed entrances to provide pedestrians with protection froarn the elements and relate the building to a more human scale. The Large Scale requirements call for one square foot of plaza or public space to be provided for every 10 square feet PA -U-2020-00019 July 14, 2020 Page 7 of gross floor area. The application notes that the development as proposed, including the floor area of all buildings, will have a combined floor area of 61,551 square feet which would require 6,155 square feet of plaza or public space and that the project includes 6,211 square feet of public plaza space which is in excess of that required. The application also notes that the plaza space provided incorporates a mix of at least four of the six elements for plazas and public spaces as called for in the standards, with sitting areas, areas that provide sunlight and shade, protection from wind, trees, and potential outdoor eating areas. Trash and recycling facilities are to be provided in an enclosure within the common parking lot behind the building The Commission further finds that other than the Exceptions requested, which are discussed more fully below, the building's design complies with the Downtown Design Standards. The applicant has proposed multi -story, downtown -style buildings which extend from side lot line to side lot line placed generally at the back of the sidewalk, and which incorporate large street -level windows and transparent doors. The building incorporates horizontal and vertical rhythms through divisions on the fagade as required by the standards, and provides for some variation in parapet height to provide the traditional streetscape appearance sought by the standards. The building incorporates varied architectural and material treatments to provide a base for a sense of strength, flat roofs with parapets, and creates a varied streetscape with distinct character which is in keeping with the standards seeking to maintain the traditional rhythms of the historic downtown. The Planning Commission finds that the proposed building designs are generally in keeping with the height, scale, massing, setbacks, roof forms, and rhythm of openings typical of the surrounding area and sought in the Historic District and Downtown Design Standards. The Planning Commission finds that public facilities and utilities were installed with the subd'ivision's infrastructure following the Planning Commission's approval of the project in 2012. These included: • Some electric infrastructure was extended in association with the 2007 Subdivision approval, and the 2012 subdivision infrastructure work and subsequent development of Plaza West completed the installation of transformers necessary to serve the site and first building. Three- phase electrical service is available to the site, and the Electric Department has previously indicated that there is adequate power available to serve the full development of the property with the extension of the necessary individual services for each of the proposed buildings. • Existing four -inch water mains are available in both Lithia Way and First Streets, and a new eight -inch water line was extended to provide a connection to B Street as part of the subdivision improvements in 2007. Four -inch laterals were also extended to each of the individual lots with the 2007 subdivision work. • A six-inch sewer line in First Street was upgraded to eight -inches to serve the project as part of the 2007 subdivision improvements. • A private 12 -inch storm drain line was installed on site, and a new 12 -inch public storm drain line was installed in First Street to convey stormwater run-off from the site to the existing storm drain line at B and First Streets as part of subdivision improvements in 2007. With completion of the current request, 16.4 percent of the site is proposed to be landscaped, reducing run-off PA -12-2020-00019 July 14, 2020 Page 8 from the site, which was until the 2007 subdivision improvements entirely covered with pavement and buildings, and a bio-swale is to be installed in the northeastern portion of the common area lot to allow for on-site detention and filtration of stormwater before it enters the city storm sewer system. • Paved access is provided directly from First Street and to Pioneer Street via an easement through the existing City of Ashland public parking lot. With the subdivision's initial site work in 2007, two curb cuts were removed from Lithia Way and one from First Street in order to comply with city and state requirements for controlled access. • As part of the 2007 subdivision improvements, the existing public sidewalks along the project perimeter on both Lithia Way and First Street were widened. The installation of street trees, tree grates, irrigation and streetlights complying with downtown streetlight spacing requirements were completed in conjunction with Phase One. • There is an existing transit stop located along Lithia Way nearby, between First and Second Streets, a short walk from the subject property. The Planning Commission finds that water, sewer, paved access to and through the development site, electricity, urban storm drainage and adequate transportation to and through the subject property can and will be provided, with site utilities completed with the subdivision infrastructure and individual services to the proposed buildings to be completed under the current request; vehicular access provided from existing fully -improved streets; sidewalks which are to be widened to meet current street standards along Lithia Way; and easements which were provided with the subdivision to increase vehicular and pedestrian connectivity to and through the site. Conditions have been added below to require final electrical service and utility plans for the proposed building for the review and approval of the Planning, Building, Public Works and Electric Departments in conjunction with building permit review. 2.5 The proposed Plaza North building, as the applicants Phase Three, includes two requests for Exceptions to the Site Development and Design Standards' Downtown Design Standards. One of these would allow for a staggered street setback of the building relative to the First Street sidewalk, and the other would allow upper floor windows that are more horizontal than vertical. AMC 18.4.2.060.C.2.a states that, "Except for arcades, alcoves and other recessed features, buildings shall maintain a zero setback from the sidewalk or property line... Areas having public utility easements or similar restricting conditions shall be exempt from this standard." The proposed Plaza North building steps back from the sidewalk's edge, and the application explains that this is due to the property, which is otherwise rectangular, having an acute angle with First Street. The applicants go on to explain that this provided the opportunity to create a stepped fagade that works better with the lot shape and which creates a more interesting streetscape. The design places the corners of each step at or near the First Street sidewalk, steps back a prescribed distance, and then steps again at the point the front wall intersects with First Street sidewalk. The applicant asserts that this stepping of the facade eases the transition from the commercial zone to the residential zone, and further explains that the alternative, a flat fagade angled with the street, would be contrary to the character of the downtown. The applicant emphasizes that the design here is based on a traditional building setting in the downtown rather than the shape of the lot. Entrances are recessed in keeping with the standards (AMC t8.4.2.060.C.2.b) to emphasize their respective PA -T2-2020-00019 July 14, 2020 Page 9 locations, and landscaping will be provided in the stepped back areas. The applicants argue that the standard, and the majority of buildings in the downtown, are based on a 90 degree frontage and that the proposed design is an attempt to create a more traditional frontage treatment in response to what is roughly a 120 degree angled frontage, and which they believe is consistent with the intent of the standard in seeking to create an engaging pedestrian strectscape. The Planning Commission finds that the building design creating the stepping back of the fagade as proposed addresses a the unusual triangular configuration of the site in a manner that will not negatively impact adjacent properties, and results in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. The application also requests Exception from AMC 18.4.2.060.C.4.c, which states that "Upper floor window orientation shall primarily be vertical (height greater than width)." The applicant asserts that placing two or three vertical windows grouped in a single bay compliments the building's architecture, which is divided into vertical bays that step down as the building gets closer to the residential zone to the north, and helps to maintain the rhythm of openings sought in the standards. The applicant further suggests that the intent of the standard was to ensure that individual windows were more vertical. The application includes photos to illustrate similar groupings of vertical windows on historic buildings within the downtown. The Commission concurs, and finds that these windows do not overwhelm the character of the fagade. AMC Figure 18.4.2.060.C.1 and C.6, referenced as recommended treatments in the standard, both illustrate similar groupings of vertical windows. The Commission finds that the horizontal groupings of vertical windows as proposed results in a design that equally or better achieves the stated purpose of the Historic District Design Standards. The Commission further finds that the efforts to step the building's faradc back with the angled frontage while stepping the building's vertical mass down as it gets nearer to the adjacent residential neighborhood provide an appropriate and effective transition that will not negatively impact adjacent properties, and results in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. SECTION 3. DECISION 3.1 Based on the record of the Public Hearing on this natter, the Planning Commission concludes that the proposal for Site Design Review approval to construct the third and final phase of the First Place Subdivision and for Exceptions to the Site Design and Use Standards' Downtown Design Standards are supported by evidence contained within the whole record. The project poses a number of challenges in that it involves developing an entire block of the downtown under the same set of standards while maintaining contextual compatibility with a downtown that has developed and evolved organically over more than 150 years, and doing so while managing the transition between the intensity of the downtown core and an historic residential neighborhood literally just over the fence. PA -72-2020-00019 July 14, 2020 Page 10 During the 2012 review of the original Subdivision application and request for Site Review approval for Plaza West, it was noted that the project could result in a large, prominent downtown site which had stalled with the economy and languished for years developing to a degree beyond that required by city standards while providing increased vehicular and pedestrian connectivity, aesthetic improvements, and a significant reduction in stormwater run-off. It was further suggested that the first proposed building, with ten residential units including one affordable unit, could inject a new vitality into the Lithia Way corridor while at the same time the subdivision could provide for a smooth transition between the intense commercial uses of the downtown and the less intense, residential character of the adjacent neighborhood. With the Plaza West now occupied, Plaza East under construction with workforce housing for Oregon Shakespeare Festival's artists, and the proposed completion here of Plaza North as the final phase to complete development of the site, the Commission finds that the applicants have effectively met the challenges posed in designing buildings that, while compatible with one another, their surroundings and various design standards, still manage to maintain strong individual characters that contribute positively to the streetscape and the downtown. Plaza North manages to balance this design compatibility with the buildings along Lithia Way while stepping back with the angle of First Street and down with its slope to blend the entire project smoothly into the Railroad District. The site layout, parking, pedestrian and vehicular access and circulation, and landscaping were largely completed with the 2012 Subdivision and Site Review approvals, and the current review focuses on the design of Plaza North relative to the applicable design standards. For the Commission, the proposed Plaza North building can be found to satisfy the relevant approval criteria for Site Review and Exception to the Downtown Design Standards and merits approval. Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following conditions, we approve PA -T2-2020-00019. Further, if any one or more of the conditions below are found to be invalid, for any reason whatsoever, then PA -T2-2020-00019 is denied. The following are the conditions and they are attached to the approval: 1. That all proposals of the applicant are conditions of approval unless otherwise modified herein. 2. The windows on the ground floor of the proposed building shall not be tinted so as to prevent views from outside of the building into the interior of the building, and the commercial entrances adjacent to First Street shall remain functional and open to the public during all business hours. 3. That prior to site work, storage of materials or building permit issuance, tree protection measures shall be installed, inspected and approved on site by the Staff Advisor through a Tree Verification Permit. 4. That any necessary construction closure or detouring of the sidewalks shall be approved by the Ashland Engineering and Planning Departments prior to issuance of permits or work in the right-of-way. 5. That a Fire Prevention and Control Plan addressing the General Fuel Modification Area PA -12-2020-00019 July 14, 2020 Page i l requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use Ordinance shall be provided prior to bringing combustible materials onto the property, and any new landscaping proposed shall comply with these standards and shall not include plants listed on the Prohibited Flammable Plant List per Resolution 2018-028. b. To obtain priority building permit plan check processing as provided in AMC 15.04.092.2, the applicant shall provide the following documentation with the building permit submittals demonstrating the steps being taken in working towards LEED certification: a) hiring and retaining a LEED Accredited Professional (AP) as part of the project team, throughout design and construction of the project; and b) providing the LEED checklist indicating the credits that will be pursued. Building permit submittals must clearly specify the materials, systems and strategies to be used in achieving the credits. A final report shall be prepared by the LEED AP and presented to the City upon completion of the project verifying that the project has met the LEED standard. 7. Sign permits shall be obtained prior to installation of any new signage. All signage shall be consistent with the requirements of AMC 18.4.7. 8. That prior to the issuance of a building permit: a) The plans submitted for the building permit shall be in conformance with those approved here. if the plans submitted for the building permit are not in conformance with those approved as part of this application, an application to modify this Site Review approval shall be submitted and approved prior to issuance of a building permit. b) All easements shall be shown on the building permit submittals. C) That a final drainage plan shall be submitted at the time of a building permit for review and approval by the Engineering, Building, and Planning Divisions. Storm water from all new impervious surfaces and runoff associated with peak rainfalls must be collected on site and channeled to the City storm water collection system (i.e., curb gutter at public street, public storm pipe or public drainage way) or through an approved alternative in accordance with Ashland Building Division policy BD -PP -0029. On-site collection systems shall be detailed on the building permit submittals. d) A final utility plan for the project shall be reviewed and approved by the Planning, Engineering, and Building Divisions prior to issuance of a building permit. The utility plan shall include the location of connections to all public facilities in and adjacent to the development, including the locations of water lines and meter sizes, sewer mains and services, manholes and clean -outs, storm drainage pipes and catch basins. e) The applicant shall submit a final electric design and distribution plan including load calculations and locations of all primary and secondary services including transformers, cabinets and all other necessary equipment for each building. This plan must be reviewed and approved by the Electric Department prior to building permit submittals. Transformers, cabinets and vaults shall be located in areas least PA -T2-2020-00019 July 14, 2020 Page 12 visible from the street, while considering the access needs of the Electric Department. f) That mechanical equipment shall be screened from view from First Street. The location and screening of mechanical equipment shall be detailed on the building permit submittals. g) Exterior lighting shall be shown on the building permit submittals and appropriately shrouded so there is no direct illumination of surrounding properties. h) That the building materials and the exterior colors shall be identified in the building permit submittals. The information shall be consistent with the colors, texture, dimensions and shape of materials and building ,details proposed and approved as part of this land use application. Exterior building colors shall be muted colors, as described in the application. Bright or neon paint colors shall not be used in accordance with AMC 18.4.2.040.C.4.b in the Detail Site Review Standards. i) Building permit submittals shall identify all required bicycle parking installations. Inverted u -racks shall be used for the bicycle parking, and the building permit submittals shall verify that the bicycle parking spacing and coverage requirements are met in accordance with AMC 18.4.3.070.1 & J. A total of at least 11 bicycle parking spaces shall be provided on the common area of the project, and at least six of these must be covered. An additional four spaces of covered bicycle parking shall be identified and provided to serve the three residential units in Plaza North that do not have individual garages. j) Final solar setback calculations demonstrating that all new construction complies with Solar Setback Standard B in the formula [(Height — 16)1(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 shall be included in building permit submittals. k) Prior to any work within the public rights-of-way, all necessary permits must be obtained from the Public Works/Engineering Department. Prior to the issuance of permits or commencement of any site work in the Oregon Department of Transportation's (ODOT) right-of-way for Lithia Way, the applicant shall provide proof of also having obtained required approvals and permits froze ODOT. The applicants shall maintain a vision clearance triangle that complies with ODOT and City of Ashland standards. 1) Revised parking allocation information shall be provided with each building permit as the commercial tenant spaces develop and are occupied to verify that the parking allocated is sufficient for the uses proposed. 7) That prior to the issuance of a certificate of occupancy: a) All landscaping and irrigation shall be installed according to the approved plans, inspected and approved by the Staff Advisor. Landscaping and hardscaping in the PA -T2-2020-00019 July 14, 2020 Page 13 common area north of Plaza North which has not been maintained or has been damaged shall be replaced according to the approved plans, and the northernmost street tree on First Street shall be replaced prior to issuance of the certificate of occupancy. b) All bicycle parking shall be installed in accordance with design, placement, coverage and rack standards in AMC 18.4.3.070.1 & .J prior to the issuance of the certificate of occupancy. A total of at least 11 bicycle parking spaces are to be provided on the common area of the project, and at least six of these must be covered. An additional four covered bicycle parking spaces shall be provided for the three units in Plaza North which do not have individual garages. C) An opportunity to recycle site of equal or greater size than the solid waste receptacle for each building shall be included in the trash enclosure in accordance with the Recycling Requirements of AMC 18.4.4.040. d) That all exterior lighting shall be directed on the property and shall not directly illuminate adjacent proprieties. e) The requirements of the Building Department shall be satisfactorily addressed, including but not limited to that the mixed-use occupancy is required to be fire sprinkled, that construction may not cross property lines, and that the site and structures are required to meet all accessibility requirements. f) The requirements of the Fire Department shall be satisfactorily addressed, including approved addressing; fire apparatus access including angle of approach, necessary easements, and review of any obstructions such as fences or gates; fire flow; fire hydrant distance, spacing, flow and clearance; fire department connection; and a "Knox Box" key box. Fire Department requirements shall be included on the construction documents, and if a fire protection vault is required, the vault shall not be located in the sidewalk corridor. 4,14)00t-1 i July 14,2020 P a ' g Commission Approval Date PA -T2-2020-00019 July 14, 2020 Page 14 PA -T2-2020-00019 CASCADE DESIGN STUDIO 815-B ALDER CREEK DR MEDFORD, OR 97504 PA -T2-2020-00019 391 E09BA10100 FIRST PLACE PARTNERS LLC 815 ALDER CREEK DR MEDFORD, OR 97504 Plaza North (Lithia/First) 7115120 NOD 6 PA -T2-2020-00019 KSW ARCHITECTS JEROME WHITE 66 WATER ST, STE. 101 ASHLAND, OR 97520 PA -T2-2020-00019 MARQUESS & ASSOCIATES 1120 E. JACKSON MEDFORD, OR 97504 PA -T2-2020-00019 POLARIS LAND SURVEYING PO BOX 459 ASHLAND, OR 97520 PA -T2-2020-00019 TERRAIN LANDSCAPE ARCHITECT 174 HIDDEN LANE ASHLAND, OR 97520 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 July 15,20201 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA -T2-2020-00019, Vacant Tax Lots #101014 &#10105 on First Street (Across from the Post Office). mm n kgnature of Employee MUserrAmbda AFNHR0esktopWFIDAVIT OF MAILINGADa 711512020 June 2,3 PC Hearing Testimony Supplemental Testimony to June 9 Testimony MIRM1111110111, r -T 'I'll 11 rb Plaza NortV Prepared by Architect Jerome White for Owner/Applicant Randy Jones for First Place Partners, LLC June 18, 2020 In517E REVIEW PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 CC7urC8M I - dPciV ovprhang�ng tore property kine orfComrnGn Lot 6 Concern 2 - parking ENLARGED SITE PLAN A2 51 ek,"14'7 D ........ ...... . . .... . ... L 2102'TO CENTER UNE �.OF Lrn �o, WAY ENLARGED SITE PLAN A2 51 ek,"14'7 D ........ ...... . . .... . ... r,. Z-oncern I - deck overhanging the property line onto Common Lot 6: Recorded Subdivision CC P's include the following section to allow for this: 12.3 Member's Easements, The Declarant hereby grants to each Member an easement over the Common Property and over other tats far patio or decking overhangs, roof overhangs, awnings, driveways., fences, HVAC units, and other minor encroachments into the Common Property or other Lots arising from a Building or its accessory components having not been constructed, or not having been reconstructed, precisely within the Lot line; a right and nonexclusive easement of enjoyment in and to the Common Area and any easements shown on the final plot; and a nonexclusive easement for ingress and egress over and through the Common Area. This easement shall be perpetual and run with the land. In addition, the Declarant has an easement over the common property for purposes of carrying out the general plan of development including decoration and construction of the buildings. Section 12.2, Concern 2 — adonal "surplus' on-strelet parkinA The two on -street parking space credits are located on 1st Street beyond the 200 feet distance measured to the centerline of Lithia Way —the line between the C1 and CI -D Zones. These two on -street parking spaces have been included (and approved by the PC?) in every Type ll application since the inception of the Subdivision (Subdivision, Phase 1 and Phase 2 applications and approvals). The two on -street parking spaces for this Subdivision were included in this application to allow for a change of use to any of the commercial spaces, for the entire Subdivision, to a use that would require additional parking in excess of the previously approved amount. This provides for flexibility of potentiA tenants with uses different from that initially proposed or currently in place. Note that we have calculated the commercial parking requirement for this Phase 3 ground floor commercial at I space per 350 square feet. This allows for the potential for these spaces to be Retail Commercial as opposed to General Office which requires 1 space per SOO, square feet. At this point, we have had prospective tenants that would fallin the General Office category. Planning Department, 51 Wii-,..rn Way, Ashland, Oregon 975,20 CITY OF PFV 541-488-5305 Fax:5,41-552-2050 www.ashland.or.us TTY:1-800-735-2900 -ASHLAND PLANNING ACTION: PA -T2-2020-00019 SUBJECT PROPERTY: Vacant Tax Lots #10104 & #10105 on First Street (Across from the Post Office) OWNE R/APP LI CANT: Randy Jones for First Place Partners, LLC DESCRIPTION: A request to consolidate two vacant lots and construct a new 10,547 square foot, three-story mixed use building as the third and final phase of the First Place subdivision, The building's ground floor will be primarily commercial space, while the second floor will include three one -bedroom residential units and the third floor will have one two-bedroom residential unit. The proposal includes modifications to the common area landscaping and parking configuration to provide more efficient access from the accessible parking to the entrances, and two requests for Exceptions to the Site Development & Design Standards' "Downtown Design Standards" to allow for a staggered street setback and to allow vertical windows installed together in groups of three that are more horizontal than vertical, COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1; ASSESSOR'S MAP: 39 1 E 09BA; TAX LOTS: #10104 & #10105 ASHLAND PLANNING COMMISSION MEETING: Tuesdaj(June 23, 2020 at 7:100 PM, Ashland Civic Clonter, 1,175 East,Main Street Notice is hereby given that a PUBLIC HEARING with respect to the ASHLAND LAND USE ORDINANCE on the above described request will be conducted electronically by the ASHLAND PLANNING COMMISSION on the., r-neeting date and time shown above. In keeping wlth the Governor's Executive Order#20-16 ,this meeting will be field electronically. You can watch the meeting on local channel 9, on Charter Communications, channels 180 & 191, or you can stream the meeting via the internet by going to rvtv.sou.edu and selecting'RVTV Prime'. The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, or failure to provide sufficient specificity to afford the decision makers an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) Ml that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Commission to respond to the issue precludes an action for damages in circuit court. A copy of the application, including all documents, evidence and -applicable criteria relied upon by the applicant, and a copy of the staff report will be available on-line at litti)://wvi,w.,tsliind.ca, .LiIAL,ciidas.as )?SccfionlD=0&CCl31D=I98 seven days prior to the hearing. Anyone wishing to provide testimony can submit comments viae mail to ?C-ptiblic-testiriiony@aslilaiid.or.0 with the subject line "June 23 PC Hearing Testimony" by 10.00 a.m. on Monday, June 22, 2020. If the applicant wishes to provide a rebuttal to the testimony, they can submit the rebuttal via e-mail to 1�� C_p!!_bhctes i¢iiollyashland.or.us with the subject line 'June 23 PC Hearing Testimony" by 10:�00 a.m. on Tuesday, June 23, 2020. Written testimony received by these deadlines will be available for Commissioners to review before the heating and will be Included in the meeting minutes. In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact Vie City Administrator's office at 541-498- 6002 (TTY phone number 1-800-735-2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.-35.104 ADA Title 1). If you have questions or comments concerning this application, please feel free to contact Senior Planner Derek Severson at 5,41-488-5305 or via e-mail to plannLn ashLnd.or.us . g@a_ SITE DESIGN AND USE STANDARDS 18.5.2.05© The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards: The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards, C:lUsersllueasalAppBatall.ocalNicrosoillWindowsllNetCachelConlentQuilook1KY37ROS3TA-T2-2020-09019_, 2020-06-23.docx rivtm -11"V 11901 a ITA l+'11 I � 10! M M M W mominsymmmi"Llaellm The undersigned being first duly sworn states that: larn employed by the City of Ashland, 20, East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On June 12, 2020 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 -T2-2020-00019, First/Lithia, TL 10 104 & 19105. Signature of Employee Ducanent2 6d 1112020 PA -T2-2020-00019 391 E09BA9600 PA -T2-2020-00019 391 E09BA12300 PA -T2-2020-00019 391 E09BA9400 BROWN WILLARD L TRUSTEE ET AL DURTA HUFF JAYNE ELISABETH TR FINNEY ERICIERIN 630 LEONARD ST 15155 SW GEARHART DR 159 N SECOND S ASHLAND, OR 97520 BEAVERTON, OR 97007 ASHLAND, OR 97520 PA -T2-2020-00019 391 E09BA10100 FIRST PLACE PARTNERS LLC 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T2-2020-00019 391 E09BA9500 JORDAN CLAUDINE W TRUSTEE ET 153 N SECOND ST ASHLAND, OR 97520 PA -T2-2020-00019 391 E09BA9700 SCHULTZ & ASSOCIATES INC PO BOX 863 ASHLAND, OR 97520 PA -T2-2020-00019 391 E09BA5700 VAN HEUIT KATHLEEN R 1712 HIBBARD ST ALAMEDA, CA 94501 PA -T2-2020-00019 CASCADE DESIGN STUDIO 815-B ALDER CREEK DR MEDFORD, OR 97504 PA -T2-2020-00019 391 E09BA40001 FIRST PLACE PARTNERS LLC WASHINGTON FEDERAL #294RE 425 PIKE ST SEATTLE, WA 98101 PA -T2-2020-00019 391 E09BA10102 PLAZA EAST LLC MAHAR MICHAEL T 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T2-2020-00019 391 E09BA12400 SPIERINGS K A TRUSTEE FBO PO BOX 1315 PHOENIX, OR 97535 PA -T2-2020-00019 391 E09BA5600 HAJJE HANI H TRUSTEE ET AL 228 B ST ASHLAND, OR 97520 PA -T2-2020-00019 391 E09BA12500 ROGERS MICHAEL TRUSTEE ET AL 184BST ASHLAND, OR 97520 PA -T2-2020-00019 391 E09BA9900 UNITED STATES POSTAL SERV 8055 E TUFTS AVE #400 DENVER, CO 80237 PA -T2-2020-00019 PA -T2-2020-00019 KSW ARCHITECTS JEROME WHITE i POLARIS LAND SURVEYING 66 WATER ST, STE. 101 � PO BOX 459 ASHLAND, OR 97520 : ASHLAND, OR 97520 PA -T2-2020-00019 PA -T2-2020-00019 MARQUESS &ASSOCIATES TERRAIN LANDSCAPE ARCHITECT 1120 E. JACKSON 174 HIDDEN LANE MEDFORD, OR 97504 ASHLAND, OR 97520 Plaza North (Lithia/First) NOC #2 6/12/20 18 Aliez � av�ry c��abants� „r ,,., ,,,, Ukilisez Ie G1E��nt,Avery S1�0;f _ y ,, w . , <� "��f V J �y � i �� > r„ F � „, a ., q � y r r � ��" ,' � � .,, '�. r+ ,� ,,, � � ' :aG, .. ,i ! ., ,6 �� + / �., .r .., a f N, q /, S� e � A � f � ,.. i. � i >; ., 's y '; f i i ,., i i � i ,/ �� ' � 7 � Yi. k i ,� r• g p� ._ , � . L1, ,, -� , ��, ;, � ,fir i, � �, ,: j ,, „ , ,a ,. .� i m. r a�' „. �. -.,; �, �. ��b � «,"` k � pr > w96��,sy^; _ � ` �,,, 4 !r, i �� ; �,.' � wp0 ,v, �^ �� 'r,�n� 6,V � � , � .. ,,,,,.,,, l� , �� i � i ,,, , ��a�e�k9 �, -.�. ,,, x, ,. ; '_ a �� gyp, i ' �,,, - r a. ,.r�,��,fi i� i �. 'x�'�. ` o �.� t. ,, , 1 � 1, �, ,, ; i Jlune 9 PC Hearing Testimony Prepared by Architect Jerome White for Owner/Applica,nt Randy Jones for First Place Partners, LLC Y... ....... EXCEPTION 1 C. 2. Setback Exceptfor arcades, alcoves and other recessed features, buildings shall maintain a zero setback from the sidewalk or property line. Areas having public utility easements or similar restricting conditions shall be exempt from this standard. 2. There is no demonstrable difficulty in meeting the specific requirements but grant! the exception will result in a design that eqor better achiiev,es the stated piurpo of the Site Development and Design Standards. I The unique shape of the lot with the First Street frontage running at an acute angle in, respect to the otherwise rectangular parcel and Lithia Way, provided an opportunity to create a stepped fagade that works better with the lot shape and creates a more interesting streetscape that creates the appearance of smaller buildings grouped together. This stepping and offsetting of the facade eases the transition between the commercial and residential zones, The design places the corners of each step at or near the First Street sidewalk (up to the Utility easement), steps back a short distance, and then steps again at the point the front wall intersects with the First Street sidewalk. The two main entrances are then recessed from their respective facades, in accordance with the design standards, to emphasize their sense of entry. We contend that this alternative design better achieves the intent of the Downtown Design Standards as the alternative solution would be to design a building with an odd acute angle (hence another 'flat' fagade) at the southeast corner of the building (entrance to subdivision) that is not typically reflected in the Downtown's character. In fact, many of the buildings found in the Downtown are based on their underlying 90 -degree property lines where the subject property line is roughly 120 degrees based on the combination of the street and access corridor. As such, the proposed design is based more on the traditional building setting in the downtown and not the shape of the lot. The purpose Downtown Design Standards was to be as, compatible with the Downtown's historic building pattern, With this standard, the purpose was to ensure pedestrians and the users of the public space (i.e. sidewalks) have an opportunity to engage and that activities occurring within the interior spaces are visible through the storefront windows. The concept encourages walking as the opportunity is there to engage with the inside space and make the walk more enjoyable versus along a parking lot or field. In the end, the applicants contend the building still provides that opportunity, but also respects many of the other Downtown standards. Page 30 of 322 'ed lacade downsca�es � and creales appearance ler pedestr4n scale is for transiflon from wry zone to Resderta� inREVIEW PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 ENLARGED SITE PLAN A2 BY� EXCEPTION 2 C. 4. Openings a. Ground level elevations facing a street shall maintain a consistent proportion of transparency (i.e., windows) compatible with the pattern found' in the downtown area. The front elevation includes storefront windows and glass doors similar in size to other storefront widows found in the Downtown. b. Scale and' proportion of altered or added building elements, such as the size and relationship of new windows, doors, entrances, columns, and other building features shall be visually compatible with the original architectural character of the building. . . -- c., Upper floor window orientation shall primarily be vertical (height ............ greater than: width)......... Of the building's six front fagade 'bays', four have windows on the second and third floors that, when their individuai vertical windows are 'ganged' together, may appear more horizontal than they are vertical which requires an exception request according to City Planners. I hiumbly d'i'sagree that this requires an exception, but notwithstanding my disagreement with the need for the exception, the criteria and justification can be found in C. 11. Exception to Standards at the end of this section. vvrtAc;,W.Y Wirdow"7, at oaconcl fldrd flooro MaintAlrieJ a rc 111 t. cctu rm eArMAil and rtler, WC11 windowe� defined "IA4ItIIrIr-J or "cAp" trran6p (01i fn,"5) ae,ftr FT� C� t �4 M C I V E P Ul.r-31FATION (3 Figure 18.4.2.060.C.6. The Downtown Ashland Standard for Vertical Rhythms above clearly states "vertically proportioned windows at second ond thirdfloors" while showing a series of 'ganged' vertical Lwindows that have a horizontal a ,,2a-a n cesxcept or transom inows,wi0Ws `anofIria t"e ront p1a6`eo tliMuilWlng. The second and third floor windows are double hung'slicling' windows that only open up and down: and thereby do not break the front pllane of the building, e. Ground level entry doors shall be primarily transparent. The building's ground level entrance doors will be single lite entrance doors and doors will be transparent allowing visibility into the building. Page 21 of 32 (pizige frorn Appkcimt's Rndh-rgs) 11 "I'l %:I4—JLV AC7, P, t J!'J""'I .. ... .. . .. ........... 18.4.2.61 DOWNTOWNASHLAND '.4. Openings d. Upper Poor window orie n to tion shall primarily be vertical (h eight greater than, width). rr F 010�=FMR We are proposing in this design to create multiple stepped 'bays' along the First Street facade with varying widths, with 'ganged" windows that appear more horizontal than vertical as a group, but that's primarily to retain the rest of the building's window pattern. The design exception is mitigated by the fact the subject windows are divided into three or two 'vertical', historically compatible windows. There are also many examples of historic buildings in downtown, Ashland that have two -ganged windows that are visually square and three -ganged windows that are visually horizontal. Two -ganged visually square Three -ganged visually horizontal These windows all have 'vertical' windows, ganged together to form a wider grouping that is square or horizontal in appearance. The intent of this code item was to ensure that individual I'VII,",� D Page 31 of 32 (page froai Appkanfs Nndhigs ............ .......... _ . . . . . . . . ............ windows were more vertical as shown above. We believe the proposed design better achieves the purpose and intent of the Downtown Design Standards and Downtown Plan as the slightly more horizontal windows, when ganged within the single bays do not overwhelm the building's architecture, but instead compliment it as described above. In this case, the design maintains the rhythm of openings as desired by the Standards, specifically Section VI- E Horizontal Rhythms, In the end, the Architects feel, bolstered by Historic Commissions input, the design approach taken is superior and accomplishes the Design Standards, intent, The exception requested is the minimum necessary and the applicants have attempted to mitigate the request by designing the subject windows within Plaza North building with vertical window elements to give a more vertical window pattern appearance, The windows chosen for the design are tall, rectangular units with transoms on the first floor, and double hung units on the top two floors. The window widths are primarily 36" and are combined in multiples of two or three, Since the building is a singular design, the window pattern is the same throlughout. The glass utilized at the central brick elements are the same "ganged" double hung units with transoms added to provide; a special feature for the building. Page 32 of 32 (pag(" frairn Appkanl's F,iindhigs) I'VEDD 10" .`,,.:°,..,.v lndividua� windows are square and stacked hoilzontally and verticaHy - Av6d Cl�f'"Cl top Or "Q-qr" no"enof or Itivitiml en no vertic,,M breakat property line AVOIP Figure 18.4.2.060.,C,8. M3 onno convmulty of OPC"143 67zC, ropelocing, horizontal or Vertid-. _qrjf3pltIle"t b'al5e iG too hjjglj qtj6j tjot ILLU5TRATION 5 -VU miiW.Rl- linlit,cd oround floor- YI tra moparcncy Ig etv Z= 60.1 or chlangc IJAt 0f 11 aim niiateriall a i storefront & upper �3toiry aor,s F73T refle,cm the tradItIonal aymnic-try of openi"915 * 15pachle, rhyt,hm nr proportion AVOID ILLU5TRATION 3 Figure 18.4.2.060.0.3. Examples in Standards of windows to avoid e East Elevation (First Street): Consistent with the Downtown Design Standards and the ,general context of the downtown, building pattern, the approach is to orient the building towards First Street with its two ground floor commercial spaces entering directly from First Street and all vehicle access coming from the rear, via the subdivision's common parking lot area. The design respects the scale and proportions of a number of historic buildings in downtown Ashland while incorporating, modern materials and details. The front elevation has a variety of recessed and projecting areas to create surface relief and visual interest. Upper floor windows.. are traditional style double hung style ganged: in two and three groupings and the individual windows are proportioned vertically, either structurally or via a window grid system, and are kept to less than 50% of the total surface area. The ground: floor windows have a! slightly larger surface area to reinforce their commercial nature and the second and third floor windows are smaller with the intent to define a separate use from the first floor. The, design acknowledges historic traditions while offering a contemporary interpretation that is compatible within the historic district. Other than three minor deviations, the design is consistent with the adopted Downtown Design Standards. The design is substantially similar to the previous design submitted on November 7, 2014 and that was unanimously approved by the Ashland Historic Commission on December 3, 2014 and then approved through the Type I review process at the December 9 regular meeting of the Planning COMMiS5ion, M Tff IM 11 TIT Page 6 of 32 (page fironii AppkcawWs F`incflrng5) 'J .......... Planning Department, 51 Winburn Way, Ashland, Oregon 97520 C I T Y 0 F Wr 541-488,-5305 Fax: 541-552-2050 wwashland.or.us TTY: 1-800-735-2900 -ASHLAND I a 111110 ? I ki I ILI RyTt"! 01110] Lim E%N%11 lil11101 SUBJECT PROPERTY: Vacant Tax Lots #10104 &#10105 on First Street (North of Lithia Way, Across from the Post Office) OWN E,RIAPPLI CANT: Randy Jones for First Place Partners, LLC DESCRIPTION: A request to consolidate two vacant lots and construct a new 10,547 square foot, three-story mixed use building as the third and final phase of the First Place subdivision, The building's ground floor will be primarily commercial space, while the second floor will include three one -bedroom residential units and the third floor will have one two-bedroom residential unit. 'The proposal includes modificatlons, to the common area landscaping and parking configuration to provide more efficient access from the accessible parking to the entrances, and two requests for Exceptions, to the Site Development & Design Standards' "Downtown Design Standards" to allow for a staggered street setback and to allow vertical windows installed together in groups of three that are more horizontal than vertical. COMPREHENSIVE PLAN DESIGNATION: Commercial; ZONING: C-1; ASSESSOR'S MAP: 39 11 E 09BA-, TAX LOTS: #10104 & #10105 ASHLAND PLANNING COMMISSION El..EC TRONIIC MEE'I`ING: Tuesday, June 9, 2020 at 7:100 P'M Notice is hereby given that a PUBLIC HEARING with respect to the ASHLAND LAND USE ORDINANCE on the above described request will he conducted electronically by the ASHLAND PLANNING COMMISSION on the meeting date and time shown above, in keeping with the Governor's Executive Order#20-16, this meeting will be held electronically. YOU can watch the meeting an local channel 9, on Charter Communications channels 180 & 181, or you can strearn the meeting via the internet by going to http,slryty.sou.edu and selecting'RVTV Prime'. L_ - The ordinance criteria applicable to this application are., attached to this notice. Oregon law states that failure to raise an objection concerning this application, or failure to provide sufficient specificity to afford the decision makers an opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with s,ufficlent specificity to allow this Commission to respond to the issue precludes an. action for damages in circuit court. A copy of the application, including all docurnents, evidence and apriticable criteria relied upon by the applicant, and a copy of the staff report will be available on-line as an attachment to the agenda at litip ashland.oi.us/A, l.wi(las,a-il'?Sectioii[D=O&CC[3flD=198 seven days prior to the hearing. Anyone wishing to provide testimony can submit comments via e-mail to PC -public testhmortyC @Shia nd .2r. LIS With the subject line "June 9 PC Hearing Testimony" by I0 00 a.m on Monday, Julie 8, 2020. Written testimony received by this deadline will be available for Cornmissloners to review before the hearing and witl be included in the meeting record. 're w i wfll rint be taken In compliance with the American with Disabifties Act, if YOU need special assistance to participate in this meeting, please contact the City Administrator's office at 541-489- 6002 (TTY phone number 1-800-735-2900), Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CIFIR 35,1(92,-35.104 ADA Title 1). If you have questions or comments concerning this application, please feet free to contact the assigned staff planner Derek Severson at 541-488-5305 or via e-mail to dei,�Lf(.seversoii(Tzkshlranq.or.kis , CrkUSCVS%Sfltithda.AFKK,)-",1Apr)l)ol,,i\l,oe,,ihN�icro,01)fRl',Vijidotv,q\lNcrCaclie\Co�itent.0hitlockTP63,IZS9\r,A-T2 1020-00019 notice e nitg.doex SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application, A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18,2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. & Overlay Zones: The proposal complies with applicable overlay zone requirements (part 183). 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. C:\Users\smilhda.AFi IHLVAppDala\Local\rybcrosolt\WindowslTNelCachelContenlAatlook\PPb34ZS91PA-T2-2020-00019 notice �mtg.docx AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that. - 1 , hat: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department, 2. On May 27, 2020 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 -T2-2020-00019, Plaza North, TL 10104 & 10105. qllll-?� Wnt�rce M 1 of Employee C:IU5ers16appADesklop4TemplalesVAFFIUAVIT OF MAILING_Regan.dou 5!2712620 •-e 1�end along line to expose Pop-up Edge (3o to avery.com/templates Use Avely Template 51650 1 PA -T2-2020-00019 391E09BA5600 PA -T2-2020-00019 391 E09BA9600 PA -T2-2020-00019 391 E09BA9700 HAJJE HANI H TRUSTEE ET AL BROWN WILLARD L TRUSTEE ET AL SCHULTZ & ASSOCIATES INC 228 B ST 630 LEONARD ST PO BOX 863 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T2-2020-00019 391 E09BA9800 CORNITIUS LLC 1355 CORA LN AUBURN, CA 95603 PA -T2-2020-00019 391 E09BA40003 FIRST PLACE PARTNERS LLC 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T2-2020-00019 391 E09BA9500 JORDAN CLAUDINE W TRUSTEE ET 153 N SECOND ST ASHLAND, OR 97520 PA -T2-2020-00019 391E09BA12400 SPIERINGS K A TRUSTEE FBO PO BOX 1315 PHOENIX, OR 97535 PA -T2-2020-00019 391 E09BA40001 FIRST PLACE PARTNERS LLC 425 PIKE ST SEATTLE, WA 98101 PA -T2-2020-00019 391 E09BA10000 UNITED STATES POSTAL SERV 8055 E TUFTS AVE #400 DENVER, CO 80237 PA -T2-2020-00019 391 E09BA5700 VAN HEUIT KATHLEEN R 1712 HIBBARD ST ALAMEDA, CA 94501 PA -T2-2020-00019 391 E09BA10100 FIRST PLACE PARTNERS LLC 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T2-2020-00019 391 E09BA12500 ROGERS MICHAEL TRUSTEE ET AL 184 B ST ASHLAND, OR 97520 PA -T2-2020-00019 KSW Architects; Jerome White 66 Water Street Suite 101 Ashland, OR 97520 PA -T2-2020-00019 391 E09BA12300 DURTA HUFF JAYNE ELISABETH TR 15155 SW GEARHART DR BEAVERTON, OR 97007 PA -T2-2020-00019 391 E09BA9400 FINNEY ERIC/ERIN 159 N SECOND ST ASHLAND, OR 97520 PA -T2-2020-00019 391 E09BA10102 PLAZA EAST LLC 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T2-2020-00019 391 E09BA40000 PLAZA WEST AT FIRST PLACE CON 815 ALDER CREEK DR MEDFORD, OR 97504 PA -T2-2020-00019 Polaris Land Surveying PO Box 459 Ashland, OR 97520 PA -T2-2020-00019 PA -T2-2020-00019 PA -T2-2020-00019 Cascade Design Studio Marquess & Associates Terrain Landscape Architect 815 -B Alder Creek Dr 1120 E. Jackson 174 Hidden Lane MEDFORD, OR 97504 MEDFORD, OR 97504 Ashland, OR 97520 NOC 21 Plaza North — TL 10104 & 10105 5.27.2020 Etiquettes d'adresse Easy Peel" Repiiez 6 is hachure An de reveler le retard Pop-up f Planning Division ZONING PERMIT APPLICATION CF nbu51 Wirn Way, Ashland OR 97520 ITY OE# ASHLAND 541-4,98-5305 Fax 541-488-606 FIL0 DESCRIPTION OF PROJECT 3 -Story mixed-use (4) dwelling unit residential over (2) commercial spaces. Combine two lots. DESCRIPTION OF PROPERTY Pursuing LEED@Certification? IN YES 0 NO Street Addres1st Street (Address not assigned) across from United States Post Office Assessor's klap%.391E 09BA APe-LICANI Name Randy Jones Address 815 Alder Creek Drive .. offl 1 1. . 11M First Place Partners, LLC Tax Lot(s) Comp Plan Designation Commercial Phone (541) 776-1200 E -Mail randy@maharhornes.com Phone (541) 776-1200 E -Mail randy@maliarhorTies.com Address 815 Alder Creek Drive City Medford, OR .___ZiP97504 SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title Architect Name KSW Architects, Jerome White Phone (541) 944-9904 E -Mail jerome@kisliersma��white.coni Address Tille Surveyor Name Polaris Land Surveying City Ashland, OR Phone (541) 482-5009 E -Mail shawn@polarissurvey,corn Ci ty Ashland, OR Zip 97520 I hereby certify that the statements and information contained in this application, inctuding the enclosed drawings and the required findings of (act, are in all respects, trace and correct I understand that all property pins triust be shown an the drawings and visible upon the site inspection, In the event the pins are not shown or their locotibn found to be incorrect, the owner assumes full responsibifily. I further understand that it this request is subsequently contested, the burden will be on ine to establish: 1) that I produced sufficient factual evidence at the hearing to support this request 2) that the,findings of fact furnishedfustifies the granting afore reqoest; 3) that the fin&gs of fact furnished by me are adequate; and further 4) that all structures or improvenronts are properly located on the ground, failure lrl tai will result m a only the request being set aside, but also possibly in try structures being built it) reliance thereon being required to 'be rerno 07 hav I arra advised to seek competent professional advice and assttnca, A, ign Date As owner of the properly involved in P is request, I have read and understood the complete application and its consequences to me as a property (7 Proper,.tl ttilt aired) Date lam0. q,o be wmp�e�cd by Uy S�afq 601 Ft IJ dngt� Date ReceivegZoning Permit Typ e 2 j OVER �O yyM1% Of hOUZ ry Regan Trapp From: Jerome White <jerome@kistlersmallwhite.com> Sent: Monday, May 11, 2020 8:24 AM To: Regan Trapp Subject: PLAZA NORTH: Fee calculation [EXTERNAL SENDER] 10,547sf x $125.00/sf x.005 = $6591.88 Jerome White kistler small t white architects 66 Water Street Suite 101 Ashland, OR 97520 P 541.488.8200 ext 14 ierome[a)kistlersmallwhite.com PLAZA NORTH - FIRS PLACE SUBDIVISION PHASE 3 05/07/20 ON-SITE LOT 1 LOT 2-3 LOT 4-5 COMMON TOTALS COMMENTS AREAS c.a. 125,71 was 15,2% PROPOSED 315.2% 302.7% LOT AREA 7,943 14,431 5,273 35,411 63,058, n.a. n.a. n.a. n.a. No restriclions within Historic Districts PUBLIC SPACE AREAS 13.91 decrease (was 32.5%' Lot 4-5 Changes from previous approval BASEMENT 6,508 11,204 0 0 17,712 3,247 1ST FLOOR 5,794 10,578 3,626 0 19,998 146 sf increase (was 3480 sf; 2ND FLOOR 6,478 10,947 3,799 a 21,224 57 sf increase (was 3742 sf',` 3RD FLOOR 6,260 10,947 3,122 0 20,329 737 at increase (was 2385 sf" TOTAL 25,040 43,676 10,547 a 79,2B3 940 sf unoToase ( was 9,607 sf; AREA w10 BASEMENT 18,532 32,472 10,547 0 61,551 FLOOR AREA RATIO Lot 4-5 Changes from provIous approval ON-SITE Lot 4-5 Changes from previous approval Lot 4-5 Changes from previous approval PROPOSED 39.71/. 69.3% 161% c.a. 125,71 was 15,2% PROPOSED 315.2% 302.7% 200.0% n.s. '125.7% was 18,2.2% REQUIRED a.a. n.a. n.a. n.a. n.a. No restriclions within Historic Districts PUBLIC SPACE AREAS 13.91 decrease (was 32.5%' TOTAL 5,794 10,578 3,626 Lot 4-5 Changes frorn previous approval REQUIRED 1,853 3,247 1,055 0 8,155 94 sf increase (was 961 sf) PROPOSED ON LOT 0 0 0 0 0 2BEDROOM (1.751unit) PROPOSED ON COMMON LOT 1,853 3,247 1,055 56 6,211 94 sf increase (was 961 5f) TOTAL FOR LOT 1,853 3,247 1,055 56 6,211 94 sf increase (;was 961 0), DIFFERENCE 0 0 0 0 56 94 sf decrease (was 150 sf) RESIDENTIAL DENSITY (max) 2 sp 30 D.C. / acre In CI District LOT ACREAGE 0.182 ac 0.331 ac 0.121 as 0.813 ac 1.448 ac DWELLING UNITS (D.U.) 10 27* 4 a 41 Proposed Dweting Units ALLOWED (D.U.) 43 Allowed D.U.'s based on total area of all lots DIFFERENCE -2 *(28 x.75) + 6 = 27 AFFORDABLE UNITS REQUIRED 1 a 0 0 1 GROUND FLOOR USE AREAS Lot 4-5 Changes from provIous approval ON-SITE Lot 4-5 Changes from previous approval COMMERCIAL AREA 3800 7064 2951 rl.a. 113,815 602 st increase (was 2349 sr % GROUND FLOOR 65.6% 66.8% 81.4% n.a. 69A% 13.9% increase (was 67.5%' RESiDENTIAL AREA 1994 3514 675 n.a, 6"183 456 sf decrease (was 11311 s,r' % GROUND FLOOR 34.4% 33,2% 18.6% a.a. 30.9% 13.91 decrease (was 32.5%' TOTAL 5,794 10,578 3,626 119,998 1146 sf increase (was 3480 sf AUTO PARKING ALLOCATIONS PROPOSED PARKING: Lot 4-5 Changes from provIous approval ON-SITE 15 so 26 so 14 sp 0 sp 55 Sip I sp increase (wag 13 sp° ON STREET' 2 sp 2 sp no change BASEMENT GARAGES 12 sp 14 sp 1 sp 0 so 27 so I sp decrease (was 2 so TOTAL ALLOCATED 27 sp 40 sp 15 sp 2 sp 84 sp no change 0.0 REQUIRED PARKING: COMMERCIAL - GENI. OFFICE 0.0 4.0 0.0 n.a. 4 sp COMMERCIAL- RETAIL 5.0 12.0 84 n.a. 25 sp COMMERCIAL - CAFE 7.0 0.0 0.0 n1a, 7 sp STUDIO < 500 a,f, (I.Wurnt) 0.0 '18.2 0.0 n.a. 18 sp STUDIO > 500q.f (1.61unit) 11.0 3.9 0.0 n.a. 5 so 1BEDROOM <500s.f. (1/unit) 0,0 0.0 0 0 n.a, 0 sp 1 BEDROOM > 500 s.f. (1.5/unit) 10.5 1.19 3.0 n.a. 15 sp 2BEDROOM (1.751unit) 3.5 0.0 3.5 n.a. 7 sp 3BFDROOM (2Vrinit) 010 0,0 0:.O n.a. 0 sp TOTAL REQUIRED 27 so 40 sp 15 sp 82 51'N DIFFERENCE 05P 0 s osp 2 sp 2 sp no change 1.7 so increase (was 6 7 sp no change no change no change no change no change no change no change 2 sp Increase (was 13 sp, 2 sp decrease (was, 2 sp; R E1015 20 L SITE REVIEW SUBMITTAL PROJECT DESCRIPTION & FINDINGS OF FACT SUBMITTED TO Q&%161A�iAw& KISTLER SMALL WHITE ARCHITECTS, LLC. 66 WATER STREET SUITE 101 ASHLAND, OR 97520 1�j 1, f0m,4" THMAY 7 2020 R CE El I. PROJECT INFORMATION: PROJECT NAME: "First Place Subdivision — Plaza North" ADDRESS & LEGAL DESCRIPTION: First Street; Map #391E 09BA, Tax Lots 10104 & 10105. APPLICANTS & OWNERS: First Place Partners, LLC 815 Alder Creek Drive Medford, OR 97504 LAND USE PLANNING KSW Architects 66 Water St. Ste. 101 Ashland, OR 97520 LANDSCAPE ARCHITECT Terrain Landscape Architect Hidden Lane Ashland, OR 97'520 •1 all- �],IFITF 111, iii ARCHITECT: KSW Architects 66 Water St. Ste. 101 Ashland, OR 97520 DESIGNER: Cascade Design Stufflo 815-B Alder Creek Dr. Medford, OR 97504 ZONING DESIGNATION: C-1 (Retail Commercial District) LOT AREA: Lot #1: 7,943 sq. ft. Lots #4 & 5: 5,273 sq. ft., Total' Area: 63,058 sq. ft Lots #2 & 1 Common Area: (1.44 acres) APPLICABLE ORDINANCES: Site Development and Design Standards Non -Residential Development (Basic & Detail) Historic District Development Standards Downtown Ashland Standards Landscaping, Lighting& Screening Standards Site Design Approval Criteria SURVEYOR: Polaris Land Surveying P.O. Box 459 Ashland, Oregon 97520 CIVIL ENGINEER: Marquess & Associates 1120 E. Jackson Medford, OR 97504 14,431 sq. ft. 35,411 sq. ft. AMC 18.4.2 AMC 18.4.2.040.B&C AMC 18,42050 AMC 18.4.2,060 AMC 18.4.4 AMC 18.5.2,0501 ""R1 EON (p ik Permitted: 43 Proposed: 29 Lot #1: 10 (Plaza West) Lots #2&3: 27 (Plaza East) Affordable: I One affordable unit in Plaza West WEST: {- 1; City Parking Lot EAST: [-I; First Street 8^ U.S. Post Office SOUTH: C-2.[;Lithia Way 8'Commercial, Professional and Mixed -Use NORTH: R-2; Residential HISTORY QFSITE: Prior toZO&6 the property was used osaLumber Yard (Copeland Lumber) and an office condominium complex called Tempest Court (see photos below). Between the years of 2006 — 2009, the entitlement activity on this property was fairly active which included g well- publicized denial, changes of ownership, new applications and various approvals from the Planning Commission, followed by permits for building demolition, site excavation, plumbing, electric and right-of-way innprovernents. Unfortunately, during the final stages of the site's final preparations, the property was foreclosed upon and sat vacant and in a derelict state of chaos with all previous approvals expired leaving few [terns remaining to be completed such as street trees, a few street lights and in some areas the final installation of transformers, Old Copeland Lumber Buildings Old Tempest Court (Post Office in background) In October mf2012,the Ashland Planning Commission approved Planning Action #2012-01122, which included the reconfiglu ration of property lines and a Site Review Permit to construct a three- story 18,577 sq. ft. mixed-use bui|dim8. The building has been named "Plaza West" and its �� It construction isUOxvcomplete (See Photos Below), R1� y� � � /' U3 111")"A Page 3 of 32 Plaza West Plaza West includes 3,800 square feet of commercial office,/ retail space and two residential units on the ground floor, plus four residential units on both second and third floors. Plaza West also included an affordable residential unit and the majority of the subdivision's common area amenities including the plaza space directly to its west (between the City parking lot and the building) and a large breezeway that connects a planned pedestrian path linking lower First Street through various properties and eventually to the upper Hargadine Street Parking lot. Plaza West /,Y rx" IN Page 4 of 32 I�URQMEIJ I I a Proposal: The applicants are requesting approval for the third phase of the First Place mixed use subdivision which includes a Site Review Permit for the development's two remaining lots along First Street, Lots #4 and #5 (The second phase, Plaza East Lots #2 and #13 along the corner of Lithia Way and First Street, was approved for construction in the fall of 2019 and is currently under construction). The proposed building has been named Plaza North due to its northerly location within the First Place Subdivision. The proposal includes a consolidation of the property line between Lots #4 and #5 in order to construct a 10,,547 sq. ft. three-story mixed-use building similar in concept, function and quality as Plaza West and Plaza (East currently under construction.. The application also includes two exception requests from the Downtown Design Standards to: 1), allow for a staggered street setback and 2) allow for 'ganging' of three vertical windows that when combined together, are more horizontal than vertical as a whole. The step back exception is primarily due to the front property line's reverse angle creating a somewhat unique design platform. The window exception is primarily to maintain the rest of the building's rhythm: of window openings,. Finally, the proposal also involves a request to modify minor common landscaping and parking areas to better accommodate the proposal. Site: The subject property is part of the First Place Subdivision located on the northwest corner of Lithia Way and First Street, directly across from the U.S. Post Office, and zoned Commercial (C-1). The two lots in question consist of two small parcels consisting of 2,186 sq. ft. and 3,0187 sq. ft, (.05 acres and .07 acres respectively) which will be consolidated as part of this planning action. The property fronts onto First Street and there is a private access easement along the south side of the subject building that extends from First Street over to Pioneer Street through the City's existing parking lot. The property slopes approximately 3% from south to north and has no significant natural elements such as trees or rock outcroppings. Full sidewalk improvements have been installed as well as street trees in tree grates in accordance with City standards. Proposed Use: The majority of the ground level will consist of two commercial spaces designed for General Business use. The remaining space is defflcated to one single car garage, a residential lobby, stair, and elevator. The second floor will consist of three one -bedroom residential units and the third floor will have one two-bedroom residential unit. Building Design: The design of the building is traditional with a contemporary use of materials. The design is largely driven due to the physical conditions of the property's re angle along First Street combined with its gentle south to north slope. The natural response to these conditions was to design a building that is divided into multiple vertical 'bays' that step back at 90 -degree angles as the front property line angles inward (see site plan). Page 5 of 32 ° East Elevation (First Street): Consistent with the Douvmtpvun Design Standards and the general context ofthe downtown building p�attern,the approa,chis toorient the building towards First Street with its two ground floor commercial spaces entering directly from First Street and all vehicle access coming from the rear, via the subdivision's common parking lot area. The design respects the scale and proportions of number of historic buildings in downtown Ashland while incorporating modern materials and details. The front elevation has a variety of recessed and projecting areas to create surface relief and visual interest. Upper floor windows are traditional style double hung style ganged intwo and three groupings and the individual windows are proportioned vertically, either structurally or via a window grid system, and are kept to less than SO96ofthe total surface area. The ground floor windows have oslightly larger surface area toreinforce their commercial nature and the seoomdand third floor windows are smaller with the intent to define a separate use from the first floor. The design acknowledges historic traditions while offering a contemporary interpretation that is compatible within the historic district. {}therthan three minor deviations, the design isconsistent with the adopted Downtown Design Standards. The design is substantially similar tothe previous design submitted on November 7, 2014 and that was unanimously approved by the Ashland Historic Commission mnDecember S,2014and then approved through the Type | review process atthe December 9regular meeting ofthe Planning Commission. �� qo�� ,�/K�«��"~ � Page 6 of 32 - South Elevation (facing access drive - visible from Lithia Way): The south elevation continues the window alignment and material patterns from the front side as the south side is also highly visible from: Lithia Way and the one-way street traffic along First Street. - North Elevation (facing public plaza — storm water retention pond): The north elevation also wraps the window alignment and material patterns found on the rest of the building's four sides. The north elevation will primarily be seen from pedestrians either walking up First Street or through the pedestrian path that extends through the common plaza area adjacent to the building. The north elevation also includes a smaH deck second floor overlooking the common area. EM ID, IDlu - West Elevation (facing rear parking lot): The west elevation, or 'rear' elevation in relation to the Is' Street facing elevation, also matches the material and window patterns found around the rest of the building but is generally more utilitarian as this area serves a garage, pedestrian entry access, and utilities. M ni> iia G I %/)� %?' Page 7 of 32 Site Design Review Standards - Two Exceptions: As noted, the proposal does include two minor exceptions from the Downtown Design Standards. In accordance with the Approval Criteria Section 18.S.2.050 E. Exception to the Site Development and Design Standards, exceptions were contemplated with the adoption of the Standards primarily due to the fact the City Council and Downtown Design Standards' Committee understood that each site is unique and that the nature of architecture cannot be too regulated as it would discourage architectural creativity. The two exceptions proposed by this project herein are as follows (Exception criteria and explanation follow at the end of these Findings of Fact): EXCEPTION 1 - DOWNTOWN ASHLAND SECTION 18.4.2.60 C. 2. Setback states: "Except for arcades, alcoves and other recessed features, buildings shall maintain a zero setback from the sidewalk or property line. Areas having public utility easements or similar restricting conditions shall be exempt from this standard." The proposed building does, step back from the sidewalk's edge at various points, with four corner points touching the easement line behind the sidewalk, primarily due to the fact the property is uniquely shaped with the First Street frontage running at an acute angle with respect to the otherwise rectangular parcel, This provided an opportunity to create a stepped fagade that works better with the lot shape and creates a more interesting streetscape by providing for a series of relief steps mandated by other sections of the design standards. The design places the corners of each step at or near the First Street utility easement just behind the sidewalk, steps back a prescribed distance, and then steps again at the point the front wall intersects with the First Street sidewalk. The entrances are then recessed to emphasize their respective locations and strengthen the sense of entry. EXCEPTION 2 - DOWNTOWN ASHLAND SECTION 18.4.2.61 C.4. Openings states: "Upper floor window orientation shall primarily be vertical (height greater than width).' Since the building is a single design, the window pattern (alignment of) is the same from elevation to elevation and from 'bay'to 'bay'. Because there are multiple stepped 'bays' in the east facing First Street facade with varying widths, the combined vertical windows in the second, third, and fourth 'bays' (from right to left) appear more horizontal than vertical when the individual vertical windows are, 'ganged' together. This is done primarily to retain the rest of the building's window pattern. The design exception is mitigated by the fact the subject windows are divided into three giving each ?window' a vertical appearance. Within downtown there are a number of historic buildings that 'gang' two or three windows together creating a more horizontal appearance. Overall, the project Architects, Designers and property owner's desire to design and construct buildings that are everlasting and appreciated for their attractiveness, quality, and compatibility within the Downtown Ashland building environment. The variations and quantity of materials proposed provide for a striking and complex palate of materials. In, this regard, the two exceptions requested do not dramatically depart from the code's intended direction, but instead slightly deviate in response to the property's shape. In the end, the applicants befley, t1o, purpose of the Downtown Design Standards is being met.E A j Yomm, M F ,/Ok, Page 8 of 32 J, Ity, Vehicular Access: Similar to Plaza West and Plaza East, vehicular ingress and egress will continue to occur via First Street or through the City's parking lot fronting Lithia Way and Pioneer Streets. A 22 foot wide Public Access Easement was provided at the time of the subdivision from First Street through the City's parking lot (over which the applicant holds an access easement). This off-street circulation pattern provides for alternative vehicular movements without adding to unnecessary trips, curb cuts or turning movements within Lithia Way. Vehicular parking spaces are located within the center of the site — primarily screened from the adjacent rights-of-way. The parking spaces will be shared parking spaces with each lot having an allocated amount. Common Area: In addition to the subdivision's shared parking arrangement a I located at the time of the property's subdivision, the project includes shared common area in various locations dispersed throughout the site. These ind'ude the "two" plaza spaces to the west of Plaza West, the internal pedestrian breezeway through Plaza West and the bio -sale / meandering pathway at the north end of the property adjacent to First Street and the subject building. Note: The bio- Swale is intended to provide for storm water detention; improvements such as filtering roof and parking lot run-off that often includes oil and metal particles. In addition to the bio-swole being a visual and environmental amenity to the project, the bio-swole's meandering pedestrian path links with the breezeway through Plaza West which eventually aligns with a pathway system leading up to the Horgodine Street public parking lot. Lastly, it should be clearly understood that as a subdivision with the common area platted, planned, owned, and maintained under the ownership of the remaining lot owners, the common area's open space, landscaping and parking lot landscaping is equally owned and equally allocated to each buildable lot so that each clot already meets its minimum landscaping and plaza space requirements required in the C-1 zone and Site Design and Use Standards. Modified Landscape/Parking Plan: The, proposal includes a request to modify a small area of the site's parking and landscaping plan. This modification is to relocate one of the existing two accessible parking spaces within the north parking area behind the proposed building closer to the building to allow for a shorter distance to the First Street entrances for persons with mobility issues. We are also proposing to add a sidewalk on the north side of the building to further accommodate a shortened accessible route to the First Street entrances. The end result with the proposed modification is an improved site plan layout. Parking: The previous application (PA -2014-01956) proposed a total of 56 surface parking spaces, with 54 on-site and two parking spaces along First Street as on -street parking credits. The current proposal also proposes 56, open parking spaces. As such, 55 spaces are proposed to be "open" and an additional 27 are to be located within the footprints of the three buildings. Plaza West has 12 enclosed basement parking spaces, Plaza East will have 14 enclosed basement parking spaces and Plaza North one enclosed parking space for a total of 82 on-site parking spaces. With the two on -street parking credits along First Street, a total of 84 parking spaces are available.q�,%M 'w"I", : M § I fu'a,lz OT, "K Ov g/ A F I A' 4H, Page 9 of 32 The parking on site and within the buildings has now been fully allocated in this final Phase 3 of the First Place Subdivision. Basic Parking Table* Building Name Commercial Residential Total Surplus Parking Demand Parking Demand Parking Parking (1:350) (AMC 18.92.030 A.) Demand Allocation ...... . ... . . .. . ........ ............ .. .. Plaza West . ...____. . ......... 3,800 sq. ft. (12) 10 units (15) 27 0 Plaza East 7,064 sq. ft, (16) 34 units (37) 40** 0 Plaza North 2,951 sq. ft. (8.4) 4 units (6.5) is a Total (84 spaces) 1 82 2 * See Planning Summary on Sheet 43-1 for detailed building area, parking space and use details. "Planning PA -T2-20,19-00010 approved a 65Y6 reduction for the residential parking requirement thereby requiring 40 spaces for Plaza East, Bike Parking: Bike parking was provided at the time of the subdivision's improvements and is dispersed throughout the project site. A total of eight bike parking spaces are required based on one space per every five required commercial parking spaces (all residential units have enclosed storage or garage spaces). A six -space bike parking area is located northwest Plaza West and three existing bike spaces are located on the east side of Plaza North. Ground Floor Area Usage: In accordance with AMC 18.32.025 D., "at least 55% of the total gross floor area, or at least 50% of the total lot area if there ore multiple buildings shall be designated for permitted or speciol permitted uses, excluding residential". In this case, Plaza North's ground floor area is 3,626 sq. ft. with 2,951 sq, ft, dedicated to commercial space (81 .4%) and 675 sq. ft., including the garage, Lobby, stairwell and elevator, dedicated to residential space (18.61%). Utilities: All key facilities are available to service the proposed building. The design team has met with all of the utility departments to review and verify if there were remaining issues. The result of the meetings were that adequate City facilities existed, all permits for, recent work were applied for and that such work was inspected and approved. Any future installations or modificatuons to such utilities will be completed under permit. F J ('�AV i r yp Page 10 of 32 The following information has been provided by the applicants to help the Planning Staff, Planning Commission and neighbors better understand the proposed project. In addition, the required findings of fact have been provided to ensure the proposed project meets the requirements and procedures outlined in the Ashland Municipal Code (AMC) pertaining to the Site Review Chapter 18.72 and Site Review Design; Standards. For clarity reasons, the following documentation has been formatted' in "outline" form with the City's approval criteria noted in BOLD font and the applicant's response in regular font. Also, there are a number of responses that are repeated in order to ensure that the findings of fact are complete. t 1�# r ' = M 71 W., N- - B. Basic Site Review Standards 1. Orientation and Scale a. Buildings shall, have their primary orientation toward the street and not a parking area. Automobile circulation or off-street parking is not allowed between the building and the street. Parking areas shall be located behind buildings, or to one side... COMPLIES: The primary orientation of the building is toward First Street. b. A building falgade or multiple building facades shall occupy a large majority of a project's street frontage as illustrated in Figure 18.4.2.040.13, and avoid site design that incorporates extensive gaps between building frontages created through a combination of driveway aprons, parking areas, or vehicle aisles. This can be addressed by, but not limited to, positioning the wider side of the building rather than the narrow side of the building toward the street. In the case of a corner lot, this standard applies to both street frontages. Spaces between buildings shall consist of landscaping and hard durable surface materials to highlight pedestrian areas. COMPLIES: Plaza East and Plaza, North combined, including the Common subdivision property between them and to the north of Plaza North, occupy 52% of their combined 30:7.64 -foot First Street frontage. The gap between the two buildings includes landscaping, two pedestrian walkways, and a driveway— all pre -established at the time the subdivision was created. To the north of Plaza North is a storm water retention pond and a Public Space with a pedestrian walkway. c. Building entrances shall be, oriented toward the street and shall be accessed from a public sidewalk. The entrance shall be designed to be clearly visible, functional, and shall] be open to the public during all business hours. See Figure 18.42.Q40,13.1. 121t 0", , 6 Page 11 of 32 Ji J" COMPLIES: The two primary ground floor commercial entrances are oriented toward First Street and are clearly visible with recessed entries and shall be open to the public during all business hours excepting in the age of the COVID 19 pandemic. d. Building entrances shall be located within 20 feet of the public right of way to which they are required to be oriented. Exceptions may be granted for topographic constraints, lot configuration, designs where a greater setback results in an improved access or for sites with multiple buildings, such as shopping centers, where other buildings meet this standard. COMPLIES: Entrances are located within 20 feet of the sidewalk. e. Where a building is located on a corner lot, its entrance shall be oriented toward the higher order street or to the lot corner at the intersection of the streets. The building shall be located as close to the intersection corner as, practicable. NOT APPLICABLE: Building is not on a corner lot. f. Public sidewalks shall be provided adjacent to a public street along the street frontage. COMPLIES: An 11 feet sidewalk is currently in place along First Street and will remain. g. The standards in a -d, above, may be waived if the building is not accessed by pedestrians, such as warehouses and industrial buildings without attached offices, and automotive service stations. NOT APPLICABLE B.2. Streetscape One street tree chosen from the street tree list shall be placed for each 30 feet of frontage for that portion of the development fronting the street pursuant to subsection 18.4.4.03O.E. COMPLIES: Ali of the site's street trees along First Street were installed at the time of Plaza West's construction and, although less than 6 inches diameter at breast height, will be protected by construction fencing running down the sidewalk just behind the existing tree well. (See L1.0 TREE PRESERVATION plan) B.3. Landscaping a. Landscape areas at least ten feet in width shall buffer buildings adjacent to streets, except the buffer is not required in the Detail Site Review, Historic District, and Pedestrian Place overlays. NOT APPLICABLE: The project site is in the Historic District and Detail Site Review overlays. b. Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18.4.4. COMPLIES: Existing recycle/refuse disposal area is enclosed and screened pursuant to Chapter 18.4,4, Y"R 40,4,, 40 J Page 12 of 32 B. 4. Designated Creek Protection. Where a project is proposed adjacent to a designated creek protection area, the project shall incorporate the creek into the design while maintaining required setbacks and buffering and complying water quality protection standards. The developer shall plant native riparian plants in and adjacent to the creek protection zone. NOT APPLICABLE: Project is not within riparian zone. B. S. Noise and Glare. Artificial lighting shall meet the requirements of section 18.4.4.050. Compliance with AMC9.08.170.c and AMC 9,08,08,175 related to, noise is required. COMPLIES: The proposed uses permitted in this zone (restaurant, office, retail, residential, etc.) will not generate noise beyond what is legally permitted. The applicants are proposing under canopy lights, strategically located cylindrical wall clowndghts, and recessed walkway lights around the south, west, and north elevations. Lighting is designed to comply with Section 18.72.110. Building Owner and Tenants agree to abide by the noise Codes cited. B. 6. Expansions of Existing Sites and Buildings. For sites that do not conform to the standards of section 18.2.040 (i.e., nonconforming developments), an equal percentage of the site must be made to comply with the standards of this section as the percentage of building expansion. For example, if a building area is expanded by 25 percent, then 25 percent of the site must be brought up to the standards required by this document. NOT APPLICABLE: The site conforms to the adopted Site Design Standards and common areas remain in compliance with, all conditions of approval. The site is not expanding, and all infrastructure, landscaping, and site work was installed after approval of the subdivision. However, we are modifying and replanting some of the landscape areas that have been damaged during construction of Plaza East. The proposed building on Lots 4 & 5 was designed as part of a three -phased development, previously approved, and now being resubmitted for Site Review. C. Detailed Site Review Standards. Development that is within the Detail Site Review overlay shall, in addition to the complying with, the standards for Basic Site Review in 18.4.2.040.13, above, conform to the following standards. See conceptual site plan of detail site review development in Figure 18.,4.2.040.0.1 and maps of the Detail Site Review overlay in Figures 18.4.2.040,.C.2. 1. Orientation and Scale a. Developments shall have a minimum Floor Area Ratio (FAR) of 0.50. Where a site is one half an acre or greater in size, the FAR requirement may be met through a phased development plan or a shadow plan that demonstrates how development may be intensified over time to meet the minimum FAR. See shadow plan example in Figure 18.4.2.040.C.1a. Plazas and pedestrian areas shall count as floor area for the purposes of meeting the minimum FAR. COMPLIES: The overall site is 1.44 acres in area with a minimum FARof v,7,7 nTqs,,",,,of to,' subject property (31,363 square feet). Plaza West's FAR is 3151 of its pact t t J Page 13 of 32 entire subdivision, including the common area. Plaza East and Plaza North will have an FAR of 303% and 200% respectively for their parcels or 69% and 16,71 of the entire subdivision. In the end, the entire site's FAR will be 125.,7%. b. Building frontages greater than 100 feet in length shall have offsets, jogs, or have other distinctive changes in the building fa§ade. COMPLIES: The proposed building frontage is roughly 80' but nevertheless, the front fagade has multiple offsets, jogs and distinctive changes in the building fagade as regulated by the Downtown Design Standards, Section VI -C. The architecture incorporates a number of distinctive elements such as pronounced entrances, changes of materials, windows, various architectural relief components, and horizontal band features. (See sheets A7 — A14) c. Any wall which is within 30 feet of the street, plaza or other public open space shall contain at least 20% of the wall area facing the street in display areas, windows, or doorways. Windows must allow view into, working areas or lobbies, pedestrian entrances or displays areas. Blank walls within 30 feet of the street are prohibited. Up to 40% of the length of the building perimeter can be exempted for this standard if oriented toward loading or service areas. COMPLIES: Because of the building's various stepped 'bays', the walls, windows and doors have a varying distance from the edge of the First Street sidewalk. Nevertheless, the submitted eievations illustrate how the windows and doors comply with the above standard with significantly more than 20% of the street facing facade in glazed windows and doors. (See sheets A7 — A14) d. Buildings shall incorporate lighting and changes in mass, surface, or finish to give emphasis to entrances. COMPLIES: As illustrated with the elevation plans, the proposed building facade provide for various recessed and projecting architectural details, changes in materials as well as surface material changes to give emphasis to the entrances and architectural interest to the building. (See sheets A3, A7, & All) e. Infill or buildings, adjacent to public sidewalks, in existing parking lots is encouraged and desirable. COMPLIES: The proposed building is part of a master planned subdivision attempting to line Lithia Way and First Street with attractive buildings along the sidewalk that encourage pedestrian activity and streetscape interest. The overall vision of the plan was to create a continuous street facade similar to many of the other buildings found in the Downtown core. (See sheet Al) f. Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings that protect pedestrians from the rain and sun. /,poot""o The proposed design incorporates two recessed covered entrances for rainA to pedestrians. As a second, lower, order street compared to Lithia V t4flf` less likely to have tenants that are 'retail' in nature and are more likely to h ave e, stin ,tion 't 'ql n � , aLo� J businesses such as offices, banks etc. The intent of this design standard was to provide Y Page 14 of 32 protection from the elements of pedestrians for'window shopping'. And so, we have limited the alcoves to the entries. We believe that this is in keeping with the intent of this standard. (See sheets A3, A7, All, & Al2) C. 2. Streetscape a. Hardscape (paving material) shall be utilized to designate "people" areas. Sample materials could be unit masonry, scored and colored concrete, grass -trete, or combinations of the above. COMPLIES: A portion of the sidewalk along the front is private property but appearing as public sidewalk space. This area is intended to be wider in order to create a more inviting and comfortable environment for pedestrian usage and congregation. The sidewalk's color will match the color palette required for the Downtown area designating "people" area per the streetscape standard. b. A building shall be setback not more than 5 feet from a public sidewalk unless the area is used for pedestrian activities such as plazas or outside eating areas, or for a required public utility easement. This standard shall apply to both street frontage's on cornier lots. If more than one structure is proposed for a site, at least 65% of the aggregate building frontage shall be within 5 feet of the sidewalk. As noted, the buildingjogs and steps back from the sidewalk due to the acute angle orientation of the property line. Nevertheless, the, triangular areas in the front of the building and the sidewalk are landscaped and include planter areas. Further, considering the property is part of an overall master plan, common areas have been dispersed throughout the property for pedestrian activities. Lastly, the subject building frontage is roughly 80' and the combined street frontage from Plaza West to Plaza East is roughly 240' or 67% of the entire site's building frontage along the ls' Street public sidewalk. (See sheets A2 & A3) C. 3. Buffering and Screening a. Landscape buffers and screening shall be located between incompatible uses on an adjacent lot. Those buffers can consist or either plant material or building materials and must be compatible with proposed buildings. b. Parking lots shall be buffered from the main street, cross streets, and screened from residentially zoned land. COMPLIES: The common parking lot has perimeter landscaping buffers designed as a part of the subdivision's master plan. In addition, there is an existing 6-8' cinderblock, wall between the neighboring residential property to the east. The subject building is roughly 50' from the nearest adjacent property. C. 4. Building Materials a. Buildings shall include changes in relief such as cornices, bases, fenestration, fluted masonry, for at least 15% of the exterior wall area. wqgv�, , "I �7, COMPLIES: The submitted elevations show a building fagade with great , , _,s than 15% of the exterior wall area. (See sheets A11—A14) Page 15 of 32 b. Bright or neon paint color's used extensively to attract attention to the building or use are prohibited. Buildings may not incorporate glass as most of the building skin. COMPLIES: The proposed colors for the building will be primarily earth tone colors. The majority of the building's skin will be concrete masonry units, brick masonry, and cement plaster. Refer to plans for architectural details. Di. Additional Standards for Large Scale Projects In the Detail Site Review overlay, developments that are greater than 10iOiOO square feet in! gross to area or contain more than 1010 feet of building frontage shall, in addition to complying with the standards for Basic (18.4.2.040.13), and Detail (18.4.2.040.C) Site Review, above, conform to the following standards,. See conceptual elevation of large- scale development in Figure 18.4.2.040.D.1 and conceptual site plan of large-scale development in Figure 18.,4.2.040.,D.2. 1. Orientation and Scale a. Developments shall divide large building masses into heights and sizes that relate to human scale by incorporating changes in building masses or direction, sheltering roofs, a distinct pattern of divisions on surfaces, windows, trees, and small-scale lighting. COMPLIES: The proposed building design incorporates elements to the facade that are articulating and within a human scale. There are very distinct changes in mass, recessed entry alcoves, sheltering roofs (decks), and pattern of divisions on the surfaces, and windows. (See sheets Al1— A 14) b. Outside of the Downtown Design Standards Zone, new buildings, or expansions of existing buildings in the Detail Site Review Zone shall conform to, the following standards: NOT APPLICABLE: The proposed building is within the Downtown Design Standards Zone (see below standard for applicability). c. Inside the Downtown Design Standards Zone, new buildings or expansions of existing buildings shall not exceed a building footprint area of 45,0010 square feet or a gross floor area of 45,000 square feet, including roof top parking, with the following exception. Automobile parking areas locate within the building footprint and in the basement shalll not count toward the total gross floor area. For the purpose of this section, basement means any floor level below the first story in a building. First story shall have the same meaning as provided in the building code. COMPLIES: The proposed building is less than 45,000 sq. ft. D. 2. Public Spaces a. One square foot of plaza or public space shall be required for every 10 square feet of gross floor area. " F,a COMPLIES: As noted on Sheet Al, the subject building, as well as Plaza Wesfand`Pla"a '"d' f have a combined gross floor area, exclusive of basement, totaling 61,551 square feet Page 16 of 32 requiring 6,155 square feet (10,%) of plaza or public space, The project currently includes 6,211 square feet of public plaza space or a surplus of 56 square feet. b. A plaza or public spaces shall incorporate at least 4 of the 6 following elements: L Sitting Space — at least one sitting space for each 500 square feet shall be included in the plaza. Seating shall be a minimum of 16 inches in height and 30 inches in width. Ledge benches shall have a minimum depth of 30 inches. ii. A mixture of areas that provide both sunlight & shade. iii:. Protection from wind by screens and buildings,. iv. Trees — provided in proportion to the space at a minimum of 1 tree per 50O square feet, at least 2 inches in diameter at breast height. v. Water features or public art. vi. Outdoor eating areas or food vendors. COMPLIES: The existing plaza space(s) were approved and installed during the construction of Plaza West and are currently installed and in use. D. 3. Transit Amenities Transit amenities, bus, shelters, pullouts, and designated bike Manes shall be required in accordance with the City's Transportation Plain and guidelines established by the Rogue Valley Transportation District. COMPLIES: There is a bus shelter and pull-out along Lithia Way just south of the post office, within approximately 200' from the subject subdivision. There are no plans to relocate the shelter according to the City's Transportation Plan and Rogue Valley Transit District (RVTD) staff. In fact, the applicants had been in previous contact with City and RVTD staff during the original subdivision planning stage and during the Site Review phase for Plaza West. To our knowledge there have been no changes to the City's TP or to RVTD existing shelter location. B. Historic District Design Standards. In addition to the standards of part 18.4, the approval authority uses the following standards for new construction, and restoration and rehabilitation of existing buildings within the Historic District overlay. 1. Transitional Areas., For projects located at the boundary between zones or overlays, appropriate adjustments to building form, massing, height, scale, placement,, or architectural and material treatment may be considered to address compatibility with the transitional area while not losing sight of the underlying standards or requirements, applicable tothe subject property. A"N COMPLIES: Building steps down in height closer to the Residential Zone to t4l"I"I'll,"I", 6, �N the massing of the building is scaled down using the setback 'bays. U yj" Page 17 of 32 B. 2. Height. Construct new buildings to a height within the range of historic building heights on and across the street. COMPLIES: Building isthre,e stories adjacent to the three-story building at Plaza West and steps down in the last bay on the north to, two stories as a transition to the Residential zone. The single -story USPS building across First Street is a historic anomaly and is underdeveloped for the City's intended expansion of the downtown district. B. 3. Scale. Height, width, and massing of new buildings conform to historic buildings in the immediate vicinity. COMPLIES: The building is in a transition zone between Commercial and Residential zones and strives to seek a balance in scale between the adjacent building in the immediate vicinity. That balance is created by appearing commercial in style and stepping the height (and therefor the scale) as it approaches the residential zone to the north. B. 4. Massing. Small, varied masses consistent with historic building's in the immediate vicinity. COMPLIES: The stepping of the fa�acle into six 'bays' helps this building address the varied masses concept required by this code section. B. S. Setback. Front walls of new buildings are in the same plane as, facades of adjacent historic buildings. NOT APPLICABLE: Downtown Ashland Standards supersede this section and require the building to be set at the sidewalk. B. 6. Roof. Roof shape, pitches, and materials consistent with historic buildings in the immediate vicinity. COMPLIES:, The building has a flat roof like a significant majority the buildings in the overlying Downtown Commercial zone that this building falls within. B. 7. Rhythm of Openings. Pattern or rhythm of wall to door/window openings on the primary fai§ade or other visually prominent elevation is maintained. Maintain compatible width-to-hieight ratio of bays in the fa§ade. COMPLIES. The door/window openings on the First Street fagade, and indeed all four facades, maintain a consistent width to height ratio throughout as exhibited in the elevations. B. R. Base. A clearly defined base, or platform characteristic of historic buildings in the immediate vicinity. COMPLIES: The building has a clearly defined concrete masonry base that is like other buildings found in the Downtown District. This base extends from the ground level up to the second floor to further break up the massing through a change in material. B. 9. Form. Form (i.e., vertical/horizontal emphasis of building) that is consistent with that of adjacent historic buildings. COMPLIES: Again, the form of this building is consistent with buildings in if Jv rig Downtown zone. Page 18 of 32 B.10. Entrances. Well-defined primary entrances with covered porches, porticos, and other architectural features compatible but not imitative of historic counterparts. COMPLIES: The two primary entrances facing First Street are set back in alcoves to address the Downtown Design Standards that require that entrances be recessed. B. 11. Imitation of Historic Features. ...New construction, including additions, that is clearly contemporary in design, which enhances but does not compete visually, with adjacent historic buildings. COMPLIES: This new building is historic in massing and scale but uses modern materials that present a clearly contemporary design. B. 12. Additions. NOT APPLICABLE: New construction. B.12.Garages. Garage placed behind the primary historic building with access from aside street or alley if available. COMPLIES: The single car garage door is placed at the rear of the building facing the existing parking lot and does not face First Street. C. Downtown Design Standards. 1. Height. Building height shall vary from adjacent buildings, using either "stepped" parapets or slightly dissimilar overall height to maintain the traditional "staggered" streetscape appearance. An exception to this standard would be buildings that have a distinctive vertical division/facade treatment that "visually" separates it from adjacent building. The proposed building is a stand-alone building unlike the "common wall" buildings along Lithia Way or Main Street, However, the building does provide three stepped heights primarily to address the building's architecture, solar access and sloping street grade. The 20,14 approved design, incorporated five changes in height. We felt that this, in conjunction with the series of setbacks to the fagade, created a chaotic design. We are simplifying the design by providing just three steps in height. 2. Setback a,. Except for arcades, alcoves and other recessed features, buildings shall maintain a zero setback from, the sidewalk or property line. Areas having public utility easements or similar restricting conditions, shall be exempt from this standard. The applicants are requesting an exception to this standard (not a Variance) due to the fact the property is uniquely shaped with the First Street frontage running at an acut,Q w an I J" """' & h, respect to the otherwise rectangular parcel. This provided an opporturiitytocreat' ite", p fagade that works better with the lot shape, creates a more interesting streetscape, and Page 19 of 32 provides for a more pedestrian scaled street environment. The design places the corners of each step at the utility easement line just 19 inches inside of the First Street sidewalk, steps back a prescribed distance, and then steps again at the point the front wall intersects with the First Street utility easement line. The entries were then recessed to emphasize the 'sense of entry'. These setbacks create a facade that give the appearance of a series of smaller buildings in bulk and scale that relates to the adjacent residential neighborhood,. This feature, combined with the commercial appearance of the building, serves to ease the transition of the property from the higher density commercial zone to the less dense residential zone. b. Ground level entries are encouraged to be recessed from the public right-of-way to create a "sense of entry" through design or use of materials. The building has two primary commercial entrances both with features that create a "sense of entry" as envisioned by the Standards, such as recessed covered entrances as well as obvious surface treatments leading to the doors. c. Recessed or projection balconies, verandas, or other useable space above the ground level on existing and new buildings shall not be incorporated in a street facing MRIMM, A balcony is proposed along the side of the building and is not part of the front fagade. Also, an upper floor deck is also proposed, but it is enclosed with roof and walls. a. The width of a building shall extend from side lot line to side lot line. An exception to this standard would be, an area specifically designed as plaza space, courtyard space, dining space or rear access for pedestrian walkways. The width of the building extends from side property line to side property line other than where required handicap access occurs along the south side to access the rear parking lot. b. Lots greater than 80' in width shall respect the traditional width of buildings in the downtown area, by incorporation a rhythmic division of the facade in the build'ing's design. The two lots are intended to be consolidated into a single lot with roughly 89' of frontage along First Street. As such, the Architect has designed the building with multiple vertical 'bays' that reflect the forced step back issue noted previously. The vertical 'bays', along with strong horizontal components make for an attractive traditional fagade. The fagade honors the traditional rhythmic divisions by dividing the fagade into six 'storefronts,' that provides for a more pedestrian scale. 414, 4 3 S T"J" Y Page 20 of 32 C. 4. Openings a. Ground level elevations facing a street shall maintain a consistent proportion of transparency (ie.,windows) compatible with the pattern found in the downtown area. The front elevation includes storefront vx�ndows and glass doors similar in size to nthe�r storefront widows found in the Downtown. b. Scale, and proportion of altered or added building elements,, such as the size and relationship ofnew windows, doors, entrances, columns, and other buUd'ingfeatures shall be visually compatible with the original architectural character of the building. Not applicable asthe building is new. c. Upp,erfloor window orientation shall' primarily bevertical (height greater than width\. Of the building's six fromtfegade 'bays', four have vvindVsm on the second and third floors that when their individual vertical windows are 'ganged' together, may appear more hurizmntal than they are vertical which requires an exception request according to City Planners. | humbly disagree that this requires an exception, but notwithstanding nnV d�sagreennemtuvith the need for the exception, the criteria and justification can be found in C. 11. Exception to Standards at the end ofthis section. verm�-ypurrorMonvd ~InJmwo third floorb WeR Mrdow" I PI M 11 TcorrOce. trall6parency�� redeetrVAM bcrorc a her KcC0wMswoEo num5MaT!8w0 rigwre1��C.6. The Downtown Ashland Standard for Vertical Rhythms above clearly states "vertically proportioned windows mtsecondand thirdwhile showing aseries mf'gamged'vertical windows that have ahorizontal appearance, d. Except! for transom windows, windows shall not break the front plane ofthe building. Thesecomdamdthirdf|oorvv|mdoyoaredoubiehumg'a|iding'uviodowvsthatonlynpenmpand down and thereby donot break the fromtplane ufthe building. e` Ground level entry doors shall be primarilytramspanemt. The building's ground level entrance doors will be single lite e0tra 6c'e �d 6'rs The' M d o� and doors will betransparent allowing visibility into the building. Page 21 of 32 f. Windows and' other, features of interest to pedestrians such as decorative columns or decorative corbeling shall be provided adjacent to the sidewalk. Blank walls adjacent to a public sidewalk is prohibited. The building's architecture provides for a variety of architectural interest such as the variation of materials, a corbeled horizontal band at the top of the concrete masonry 'base', multiple bays, sloped projecting window sills, distinct header above windows and doors, and the staggering setbacks of the 'bays. The building will have transparent windows and doors on the ground level facing First Street and therefor are not blank. C. 5. Horizontal Rhythms a. Prominent horizontal lines at similar levels along the street 's street front shall be maintained. The submitted elevations show a mixed-use building with prominent horizontal lines reinforced by the horizontal alignment of windows on each floor, and horizontal cornice treatments at the top of the 'base' and at parapets. b. A clear visual division shall be maintained between ground level floor and upper floors. The proposed building facades show a clear visual division between the ground floor and two upper floors. The division is created due to the horizontal elements such as the difference in ground floor height vs. upper floors, change in materials and colors, window alignment and awnings, c. Buildings shall provide a foundation or base, typically from ground to the bottom of the lower windowsills, with changes in volume or, material, to give the building a "'sense of strength". The design of the building base is shown extending the full height of the first floor, but the standard is written more as a recommendation ("typically"). In this case, due to the change in grade at the building perimeter and the multiple floor elevations needed to meet accessibility requirements, a truncated base at the lower window sills is not a practical or viable solution. Instead, a material has been chosen for the first story, a ground faced concrete block that will suggest a cut stone look, and provide the desired "sense of strength". Quarried stone has been utilized as a base extending the height of the first story in other historical buildings in the past not only in Ashland, but other main street environments and accomplishes the same intent. The 'ground face' concrete masonry block will have a distinct separation from the materials used on the upper floors by use of a double stepped corbel at the concrete masonry top that continues around the entire exterior of the building. The full height base will better address the varying grades and first floor heights that occur on this unique site. k Page 22 of 32 C. 6. Vertical Rhythms a. New construction or storefront remodels shall reflect a vertical orientation, either through actual volumes or the use of surface details to divide large walls, to reflect the underlying historic property lines. Plaza North's vertical bays reflect the vertical rhythms intended by this standard. The vertical bays, combined with the horizontal elements noted previously, provide for a very traditional and attractive main street building within the Downtown. b. Storefront remodeling or upper -story additions shall reflect the traditional structural system of the volume by matching the spacing and rhythm of historic openings and surface detailing. Sloped or residential style roof forms are discouraged in the downtown area unless visually screened for the right! -of -way by either a parapet or a false front. The false front shall incorporate a well-defined cornice line or "cap"' along all primary elevations. The elevation drawings show a stepping parapet wall with defined "cornices" generally consistent with other buildings found in the Downtown area. C. 8. Materials a. Exterior building materials shall consist of traditional building materials found in the downtown area including block, brick, painted wood, smooth stucco, or natural stone. The exterior building materials are consistent with building materials found within the Downtown core with most of the building's skin being 'ground face' concrete masonry, cement plaster (stucco), and brick masonry, b. To add visual interest, buildings are encouraged to incorporate complex "paneled" exteriors with columns, framed', bays, transoms, and windows to created multiple surface levels. The proposed design incorporates multiple surface materials for added visual interest as well as a framed entrance, recessed and projecting entrances, transom windows, etc. C. 9. Awnings, Marquees or Simillar Pedestrian Shelters a. Awnings, marquee, or similar pedestrian shelters shall be proportionate to the building and shall not obscure the building's architectural details. If mezzanine or transom windows exist, awning placement shall be placed below the mezzanine or transom windows where feasible... ll, Awnings are proposed on the south fagade and on the east facing fagade at rir0sonry', Page 23 of 32 'bays' and are proportioned to not obscure architectural details. b. Except for marquees - similar pedestrian shelters such as awnings shall be placed between the pilasters. No awnings are proposed at the first floor east facing fagade along First Street. c., Sidewalk coverings along storefronts shall have prominent horizontal lines at similar levels as illustrated... Plaza North's prominent horizontal lines are maintained by the windows and cornices. No awnings or, sidewalk coverings are proposed primarily due to the budding's design configuration. a. Non -street or alley facing elevations are less significant than street facing elevations. Rear and sidewalls of buildings, should therefore be fairly simple, i.e., wood, block, brick, stucco, cast stone, masonry clad, with or without windows. The rear elevations are relatively simple compared to the First Street fagade., However, the north south, and west facing fagade's design maintains a respectful appearance as, it is visible from adjacent neighbors and the parking lot. In addition, considering the location of the site, its welcoming pedestrian pattern and the likely high volume of pedestrian activity, the design incorporates rear and side second and third story balconies that provide a "sense of security" for pedestrians, customers, tenants and employees accessing to and through the site. b. Visual integrity of the original building shall be maintained when altering or adding building elements. This shall include such features as the vertical lines of columns, piers, the horizontal definition of spandrels and cornices and, and other primary structural and decorative elements. Not applicable as the property is currently vacant. c. Restoration, rehabilitation, or remodeling projects shall incorporate, whenever possible, original design elements that were previously removed, remodeled, or covered over. Not applicable as the property is currently vacant. d. Parking lots adjacent to the pedestrian path are prohibited (Refer to, Design and Use Standards, Section 11-11), for Parking Lot Landscaping and Screening Standards). An exception to this standard would be paths required for handicapped accessibility. The project does exactly what this standard is attempting to create; replace unattractive surface parking lots that previously existed with attractive buildings along the sidewalk that encourage pedestrian activity. '40 e. Pedestrian amenities such as broad sidewalks, surface details on sidewalk ,' c'a de s;" alcoves, colonnades,, porticoes, awnings, and sidewalk seating shall be provided Where Page 24 of 32 possible and feasible. The proposed building virtually incorporates all these elements. f. Uses which are exclusively automotive such as service stations, drive -up windows, auto sales, and tire stores are discouraged in the downtown. The city shall use its discretionary powers, such as Conditional Use Permits, to deny new uses, although improvements to existing facilities may be permitted. The proposal does not include any uses that are automotive in nature or would require a Conditional Use Permit. The planned uses for the building include professional offices, retai@, and residential space. C. 11. Exception to Standards. An exception, to the Downtown Design Standards may be granted pursuant to 18.5.2.050.1, Exception to the Site Development and Design Standards. Two Exceptions are hieing requested: 18.4.2.60 DOWNTOWN ASHLAND C. 2. Setback a. Except for arcades, alcoves and other recessed features, buildings shall maintain a zero setback from the sidewalk or property line, Areas having public utility easements or similar restricting conditions shall be exempt from this standard. 18.4.2.60 DOWNTOWN ASHLAND C. 4. Openings c. Upper floor window orientation shall primarily be vertical (height greater than width), A. General Landscape Standard. All portions of a lot not otherwise developed with buildings, accessory structures, vehicle maneuvering areas, parking, or other approved hardscapes shall be landscaped pursuant to this chapter. WILL COMPLY: Most of the site was previously landscaped in Phase 1 during the construction of Plaza West, Landscaping behind Plaza West will be installed this winter during completion of construction. The remaining landscaping, as shown on the submitted Landscape Plans, will be installed with this project. B. Minimum Landscape Area and Coverage. All lots shall conform to the minimum landscape area: standards of the applicable zoning district (see Table 18.2.5.030.A - C for residential zones and Table 18.2.6.030 for non-residential zones). Except as otherwise provided by this chapter, areas proposed to be covered with plant materials shall have plant coverage of not less than 50 percent coverage within one year and 90 percent coverage within five years of planting. Page 25 of 32 COMPLIES: As noted on Sheet Al, the subdivision will have 10,745 sq. ft. or 17% of the entire subdivision coverage in landscaped area. C. Landscape Design and Plant Selection. The landscape design and selection of Plants shall be based on all the following standards: COMPLIES: Landscaping, as shown on Sheet L3.0, meets the requirements of sections 1-6. D. Tree Preservation, Protection, and Removal. See chapter 18.,4.5 for, Tree Protection and Preservation and chapter, 18.5.7 for Tree Removal Permit requirements. COMPLIES: Although no existing trees on site are of the diameter to be protected, including the existing street trees, they will be protected according to sheet Ll. Tree Preservation. E. Street Trees. The purpose of street trees is, to form a deciduous canopy over the street. The same, effect is also desired in parking lots and internal circulation streets; rows of street trees should be included in these areas where feasible. COMPLIES: Tree grates and street trees were installed in accordance with the ordinance in place at the time of installation of the subdivision improvements. One tree was not installed along First Street (furthest north) and will be installed as part of this project. F. Parking Lot Landscaping and Screening. Parking lot landscaping, including areas of vehicle maneuvering, parking, and loading, shall meet the following requirements. COMPLIES: The project site follows items 1 and 2 of this code sections as follows: The property abutting the rear and side property is screened by a 6' to 8' concrete masonry wall and a minimum 5' landscape strip, and for most of the property a much greater width, Approximately 8% of the parking area consists of landscaping with approximately three trees per seven parking spaces to provide parking lot shading. Most of the parking lot's trees were installed at the time Plaza West was completed and the existing parking lot upgraded. The trees were chosen by a professional Landscape Architect with the intent to provide shade and a canopy effect over parked automobiles. All trees were chosen from the City's adopted street tree list which included a variety of tree species recommended for parking lots and urban environments. The project's parking areas are screened from the adjacent rights-of-way by the buildings and landscaping. All new trees to be planted near a hard surface area will be setback at least 2'. All new or revised landscaping will be installed by a licensed local landscaping company familiar with the above standard. The proposed parking lot landscaping plans were completed by a professional a ape architect with the intent to provide for an attractive landscaped site that also, C6mp/ es with the above standard, 'J Iill V Page 26 of 32 All the previously approved landscaping was installed by a licensed local landscaping company familiar with the above coverage, requirements. Any new or modified landscape areas will also be installed in accordance with the above standard. The existing and proposed landscape plan shows the parking lot landscaping being evenly distributed throughout the parking lot. All landscaping has and will continue to be installed by a licensed local liandscaping company familiar with the above standard. All parking lot landscaping and screening was installed at the time of the original subdivision construction. It is our understanding that Planning Staff used this project as an example when they were revising ordinance sections relating to parking, landscaping, and screening, G. Other Screening Requirements. Screening is required for refuse and recycle containers, outdoor storage areas, loading and service corridors, mechanical equipment, and the City may require screening other situations, pursuant with the requirements of this ordinance. 1. Recycle and Refuse Container Screen. Recycle and refuse containers or disposal areas shall be screened from view by placement of a solid wood fence or masonry wall five to eight feet in height to limit the view from adjacent properties or public rights-of-way. All recycle and refuse materials shall be contained within the screened area. COMPLIES: Construction of Plaza East includes the construction of a large enclosed trash/recycle area that will be shared by Plaza North, 2. Outdoor Storage., Outdoor storage areas shall be screened from view, except such screening is not required in the IM -1 zone. NOT APPLICABLE: No outdoor storage is proposed. 3. Loading Facilities and Service, Corridors. Commercial and industrial loading facilities and service corridors shall be screened when adjacent to residential zones. Siting and design of such service areas shall reduce the adverse effects of noise, odor, and visual clutter upon adjacent residential uses. NOT APPLICABLE: No loading facilities or service corridors are proposed. 4. Mechanical Equipment. Mechanical equipment shall be screened by placement of features at least equal in height to the equipment to limit view from public rights-of- way, except alleys, and adjacent residentially zoned property. Mechanical equipment meeting the requirements of this section satisfy the screening requirements in 18.5,.2.020.C.4. a. Roof -mounted Equipment, Screening for roof -mounted equipment shall be C� constructed of materials used in the building's exterior constru loh a6d,10clOdO I f ! , , � features such as a parapet, wall, or other sight -blocking featuires" ." 11166f-ri'dUnted'solar Page 27 of 32 collection devices are exempt from this requirement pursuant to subsection 18.5.2.0�20.C.4. COMPLIES: Roof mounted equipment is to be located towards the center of the roof and is screened from view by parapets, b. Other Mechanical Equipment. Screening for other mechanical equipment (e.g., installed at ground levell) include features such as a solid wood fence, masonry wall, or hedge screen. NOT APPLICABLE: There is no ground level equipment proposed. H. Irrigation. Irrigation systems shall be installed to ensure landscape success. If a landscape area is proposed without irrigation, a landscape professional shall certify the area can be maintained and survive without artificial irrigation. Irrigation plans are reviewed through a Ministerial process at the time of building permit submittals. COMPLIES: Irrigation has been designed by a profession Landscape Architect and will be installed by a licensed landscape contractor to ensure success of this landscaping. The existing landscaping, installed in 2015, has a proven record of success, I. Water Conserving Landscaping. The following standards are intended to conserve water while encouraging attractive landscaping. Further, requirements are aimed at reducing water demand when water is most scarce, during the dry late summer months when water reserves are low. COMPLIES: Irrigation has been designed by a profession Landscape Architect and will be installed by a licensed landscape contractor to ensure success of this landscaping. The existing landscaping, installed in 2015, has a proven record of success. 18.,4.4.040 Recycling and Refuse Disposal Areas COMPLIES: The previously approved trash/recycle enclosure on site will be constructed with the Plaza North building. 18.4.4.050 Outdoor Lighting COMPLIES: Existing parking lot lighting was installed with, the subdivision and complies with this code. New wall lighting will be directed downward and will not project onto the neighboring residential property. Recessed wall lights will be installed that project light down to the sidewalk to light the sidewalks along the south, west, and north sides of the building. 18.4.4.060 Fences and Walls NOT APPLICABLE: Existing fences were previously installed at the time of th e ubdivis ' "I"o rt'� construction and comply with this standard. No new fences are proposed. Page 28 of 32 Section 18.5.2.050 Approval Criteria An application for Site Design Review shall be approved if the proposal meets the criteria in subsections A, B, C, and D below. The approval authority may, in approving the application, impose conditions of approval, consistent with the applicable criteria. A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying zone (part 18.,2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. COMPLIES: As exhibited by the design drawings and as described in these Findings of Fact, the proposed project complies with all the applicable standard's for the C-1 Commercial Zone. B. Overlay Zones. 'The proposal complies with applicable overlay zone requirements (part 18.3). COMPLIES: The following overlay zones apply to this project: 18.3.12,030 Detail Site Review Overlay, 18.312.040 Downtown Design Standards Overlay, and 18.3,12.050 Historic District Overlay. All requirements of these overlay zones have or will be complied with as described in these Findings of Fact and the design drawings submitted for approval. 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. COMPLIES: As exhibited by the design drawings and as described in these Findings of Fact, the proposed project complies with all the applicable standards detailed in the Site Development and Design Standards. D. City Facilities. The proposal complies with the applicable standards in section 18.4.6 Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property, and adequate transportation can and will be provided to the subject property. COMPLIES: All key facilities are available to service the proposed lots and were installed dUringthe completion of the subdivision or are currently being installed as part of the ongoing construction for Plaza North (Fire Vault). The applicants have met with all the utility departments to verify if there were any capacity issues. The results of the meeting were that adequate City facilities are avalilaWe to the subject site 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. Two exceptions are being requested from the Downtown Ashland design standards." They are as follow: Page 29 of 32 C 2. Setback Except for arcades, alcoves and other recessed features, buildings shall maintain a zero setback from the sidewalk or property line. Areas having public utility easements or similar restricting conditions shall be exempt from this standard. 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. The unique shape of the lot with the First Street frontage running at an acute angle in respect to the otherwise rectangular parcel and Lithia Way, provided an opportunity to create a stepped fagade that works better with the lot shape and creates a more interesting streetscape that creates the appearance of smaller buildings grouped together. This stepping and offsetting of the facade eases the transition between the commercial and residential zones. The design places the corners of each step at or near the First Street sidewalk (up to the Utility easement), steps back a short distance, and then steps again at the point the front wall intersects with the First Street sidewalk. The two main entrances are then recessed from their respective facades, in accordance with the design standards, to emphasize their sense of entry, We contend that this alternative design better achieves the intent of the Downtown Design Standards as the alternative solution Would be to design a building with an odd acute angle (hence another 'flat' fagade) at the southeast corner of the building (entrance to subdivision) that is not typically reflected in the Downtown's character, In fact, many of the buildings found in the Downtown are based on their underlying 90 -degree property lines where the subject property line is roughly 120 degrees based on the combination of the street and access corridor, As such, the proposed design, is based more on the traditional building setting in the downtown and not the shape of the lot. The purpose Downtown Design Standards was to be as compatible with the Downtown's historic building pattern. With this standard, the purpose was to ensure, pedestrians and the users of the public space (i.e. sidewalks) have an opportunity to engage and that activities occurring within the interior spaces are visible through: the storefront windows. The concept encourages walking as the opportunity is there to engage with the inside space and make the walk more enjoyable versus along a parking lot or field. In the end, the applicants contend the building still provides that opportunity, but also respects many of the other Downtown standards, r -Ar -1- 1 lully Z Page 30 of 32 18.4.2.61 DOWNTOWNASHLAND C 4. Openings d. Upper floor window orientation shall primarily be vertical (height greater than width). 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. We are proposing in this design to create multiple stepped 'bays' along the First Street facade with varying widths, with 'ganged' windows that appear more horizontal than vertical as a group, but that's primarily to retain the rest of the building's window pattern. The design exception is mitigated by the fact the subject windows are divided into three or two 'vertical', historically compatible windows. There are also many examples of historic buildings in downtown Ashland that have two -ganged windows that are visually square and three -ganged windows that are visually horizontal, Two -ganged visually square Three -ganged visually horizontal These windows all have 'vertical' windows ganged together to form a, wider grPylaing""th a"""' tJ s square or horizontal in appearance. The intent of this code item was to ensure thkinclivid"U�al windows were more vertical as shown above. Page 31 of 32 We believe the proposed design better achieves the purpose and intent of the Downtown Design Standards and Downtown Plan as the slightly more horizontal windows, when ganged within the single bays do not overwhelm the b�uilding'sorchitp(turc, but instead compliment it as described above. Inthis case, the clesign maintains the rhythm of openings as desired bythe Standards, specifically Section VI -E Horizontal Rhythms. In the end, the Architects feel, bolstered by Historic Commissions input, the design approach taken is superior and accomplishes the Design Standards intent, The exception requested is the minimum necessary amdthe applicants have attempted to mitigate the request by designing the subject windows within Plaza North building with, vertical vviindouvelements to give a more vertical window pattern appearance. The windows chosen for the design are tall, rectangular units with transoms onthe first floor, and double hung units om the top two floors. The window widths are prinnari3y36" and are combined in multiples of two or three. Since the building is a singular design, the window pattern is the same throughout. The glass utilized at the centraI brick elements are the sarne "ganged"' double hung units with transoms added tVprovide aspecial feature, for the building. Page 32 of 32 je�romie@kistiersma;,Ilwhite.cii0m From: Chris maharh,omes.com <chris@maharhomes.com> Sent: Wednesday, May 6, 2020 158 PM To: Jerome White Cc: 'Fred Gant' Subject: Fw: Thank you for your LEER Project Registration Jerome, In case you did not receive this LEER registration, here it is again. Chris Brown Project Manager Mahar Homes Inc. 815 Alder Creek Dr. Medford, Oregon 97504 Cell: 541-625-3470 chris@maharhomes.com, From: LEER Info <Ieedinfo@usgbc,org> Sent: Wednesday, May 6, 2020 1:45 PM To: Chris maharhomes.com <chris@maharhomes.corn> Subject: Thank you for your LEEK Project Registration [U.S. Green Building Council]<hittp://wwwusgbc.org> [http://www.usgbc.org/Docs/Arc!hive/Embedded_lmages/Docs6241.gif]l [http://www.usgbc.org/Docs/Archive/Embedded_lmages/Docs6237.jpg] [https://www.usgbc.org/sites/alU/assets/logos/ll:eed_logo_gray.gif] <http://wwwleedonline.com> Dear Chris Brown, Your LEED project has been successfully registered in LEED Onl:in,e, Project ID :1000131213 Project Title : Plaza North Project Rating System :LEEDv40+M:MF Registration Type individual Project Registration Date 05/06/2020 Project Location AshlandORUS,97520 You may now log into LEER Online to manage your project and begin the application process.The first time you log in, you will be presented with a set of 'Getting Started' information that will help you kick off the certification process. 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(GBCI) at: Phone :1-800-795-1746 Email : http://www.gbci.org/contact<http://www.gbci.org/contact> Please note, only projects registered through LEED Online v3 will be visible in your LEED Online v3 project list.lf you have previously registered a project under LM, you will only be able to access those projects in LEED Online v2. Thank you, GBCI *This is an automatically generated email. Please do not reply to this message.* [http://www. usgbc.o rg/Docs/Arch ive/Em bed ded_l mages/Docs6238.jpgj T CQMEVNEU BUILDING AREAS: RCIPIUSEU, CTT AREAS & PARFC,ING 61CY„CSE PARI�I,q GrYN SITE eA,6RMEN°r ,,i;';V ffW 19as5°� EASEMENTIstL.©OR. r'.7,T1r",I PARKIING-0T AREA 79,521 si A7L0(AfCOBJS Alts 3sr P�Rsp �' LOTT-s 13 s� zs v6sp.. A',, 1.,;111-... COMMERCIAL (69 5/.P 'I', 3,©91 s( AREA PROPOSED 9,951 0 LOT 2-3 14,411 sf d0 Ep H P 4 sP v 4J a, LOT 4-5 5,'2T3 of 15 9 pfjMMID F- G ..P 2 -EQ ' B REFIDENTIAL (31,0%{ 6,eu4 si 95%OF LOT 9A55 sf p COM qY syn 9 P 3 _N FACE dF.:1UILOING 20,095 sf DIFFERENCE +Sdf9 s7 d HLOOE OGMMaNAlEEA 9 41, sf 95p arouk.,:Gcirvrk�oe Fa. '.sacswssoux ":P ✓' ��: /R MSEC"LION nd FLOOR 21,124 zf IMPER'+lIU}US SURFACES: Tf}7nL Lq"CAREA , 6E,058,1 &ISP +.'n+rcsnsM.. r.serre srnc.Fs: s. � A RESIDENTIAL 20"329 I .inc= sassen"en rwwc LD TAREA i'1 PERVIOUS AREAS E 63,058 x•995 sf w rvc os.�4th % �. TOTAL AREA 79',9 0 f50, [l ®sf Sl1k3L"*IV151G7N' PARKING SRFe,CFS:,,..-' -_ 159305. PUBLIC SPACE cRW6HE17fi20CIiPA41NG 41x57 " TOTAL PERVIOUS, 1P;45.,sf (E) ON SITE 90JRFAa.F.: 5: SIr a,.F;vsmsalvl3. �. -,I w. �y TOTAL BUILDINGARPA' 61,5,,l sl (Ntl CA SEMES.UR'rAC;E 5S,On ,✓ +. y w NATURAL GRADE ' PRECENTAGE PERVIOUS 1. t.07" {E.}BASEMENT 28 SP' D SOLAR SECTION AREA REpUIREp +'10"0} 8,155 sf - I (NI BASEMENT a sP (Ej ON STREET 5,,W) 26o- tr :+,rwn,wzttarvnr nReAs AREA Pito}V3[7EP1 ON LOTS OT' 1 ❑ sdIMPERVIOUS'S'U6LYBYISIGN P4'I'RY, E41 Sp AREA'PROVIDED ON L , 23 A9 v[ ASPHALT PAVIIilO MIRAGE 19998 of ..may., ♦ .,.L EVILG7IN!' CCYAVIN I' rAL IMI AR EA CN LO IS 4-5 0sf CCYNCRE P'E. PAVING r .52111 \ �9T.y7' AREA ONcalmoapNLET 5 1111 sr t g y uu wlaaa11 PERCENTAGE GE IMPERVIOUS 58030/n yy +1 { TOTAL PUBLIC' PAOE py2'11 s'! IERVLOUS x.11"1. �. �.y-, � . PROPOSED F.A.R. A WCATIONS:, FIPSIfJENTIAL DENSITY: ,� � � , IN � �`\� '�,.� LUT 5 v.. � I voce + eIJILCYINQ AREA". F.A.R, Mi ACREAGE OW Etl.L INC UN S �1 $G S( _._ FAOE OF SUILC)IhtlG LETT 26A 0sY 3J_PY4 LOT 4.187. AG 16 + (fL1 SECTION LU'1 2 2&,41J0 nt 4'I 9% LOT 2 17:EFJ1 AC. 13 LOTS 16,2"l9 sf 3'Y.V% LOTS 0.150Ar 14 LC)T4 8,x82 mC 102aY LOT4 0071VAC cy LOT 'S �I.115 st C8.5%o LOT f'YM5I7 AC h __.0-1,xcran `ry t r✓' L7 TOTAL 79,7.93d 125.T% COMMON ,+2,'8r�c Plth 1 1r'u) G a -__— — - 169ft 50i' CO'rAL 1,4v48 AC 411' + I ca +avre - TOTAL IOTAREA 63059 t r,u Dj. I I I �"Ni4 38 D U IAC IN C:.1 DISTRICT ALLOWED U.U.=Q em "' 1591 LW l Lnru r as.a wpe sea . enm ¢n +,.w s.,raa c.osx'd>ur AFFORDABLE UNITS T2E]N4RE1 n ', - "" sicar+.mmi�uxrrcx f -a- III a.m. n.mamrvn I� " NATURAL GRACE (Ra SOI AIR SECTION i NLI inn 1,,pP,�r vas I+v v,A v - r .fi H„df dP1ti CIJP.B Tk ✓ t 1'\ F UNDER 'CONSTRUCTION i� nr nen. -.1 -- FACE or GELDING {, SECTION C7 189H 50, -- NAfUFALGR,ADE P @.SMAR SECTION SOLAR SECTIONS SITE REVIEW 5.7.2070 PLAZA NORTH -1 FIRST PLACE SUBDIVISIONPHASE PLAZA NORTH BUILDING SUMMARY WILDING AREA - GROSS AREA. 1 ST F4 OOR 3,625 si 2NO FLOOR (EXCLUDES BALCONIES) 8 (00 sf 9RD FLOOR UNCLUOFS LANAI) M? f TWAL 10"547 s,1 BUILDING HEIGHT - LUCA1"ILDN SEE PLAN: ELEVATION PCt INT A 489 POINT B t0a7 30' ED, POINT C t-09618' POINT O 1984 58" AVE ORI 199725' MAX BUILDING HEIGHT 133/.25 CONSTRUCTION TYPE: TYRE VB FULLY S�PRINKLERE] OCCUPANCY TYPES i9f FLOOR ARES 6 BUSINESS 7 251 .. R-2 RE MIENTIAL 675 sf 2NO FLOOR (EXCLUDES BALCONIES) R-2 RC5'TOENTIAL 33955 0 ERB FLOOR (INCLUDES LANA IT RL2 RESIDENT IAL 3,122 0 v/,,;,''I 1 t i'f RALL SITE PLAN , T i e SgTE REVIEW 5.7,2020 GENERAL OFFICE d RETAIL " TENANT102 1674 SF ELEv.+7sss 50 FIFE lll9Q:6a irL 63a SGi.FT. i '�, •�. � ,,.tet IFI FIRE HYIRANT "n 1 76 uo� Ir ' FE24WPF;TY RA CO Y I PRJPERrY LANDSCAPINC3 (:DRNER A80i!E L1NF. INf &tIhA LLA I N)B PUBLIC SPACE 1728,,f AINCLUDES 911 .M LANDSCAPE 1 A REA 527%6y SEATS FORPUBLIC: . GAS MEIE S C urm 1895 fEJ PI,IF' B B I RROI,, Rn V d1NE.B — 1 {, A,C. PARKING B B RALCally k AervEl FNARY+ �� /I PA, TA.LL ACGL551R4,g P1Rll.' i ANG ACCESS AIFLE 12, GENERAL OFFICE d RETAIL " TENANT102 1674 SF ELEv.+7sss 50 FIFE lll9Q:6a irL 63a SGi.FT. i '�, •�. � ,,.tet IFI FIRE HYIRANT "n 1 76 uo� Ir ' FE24WPF;TY RA CO Y I PRJPERrY LANDSCAPINC3 (:DRNER A80i!E L1NF. INf &tIhA LLA I N)B 2.4' 3 ; 3-7; 4 iIn C PROPERTY UNE BOLLARDS -rrP. BALCONY ABOVE �_ P2OPERTI 1 p PJi@Y ;a, BALCONY I PROPERTY cONCRUE WALK CORNER- _ C/3NQBiF.TIF WALKPROPERTY LINVE I i �', ABOVE CORNER � q/ I f . CAS METERS SITE REVIEW 5,7.20, N 3625 SQUARE FEET LEGEND CEN[RAL ❑�FVGEf R[TAIL —.__..__� GENERA,I. OFi=ICFlf2.E'fnlL RF_80ENTIAL PSE5111Ml'-l_CiRCULATfpN .. .. ........ LEGEND .1 ........... RE S IDE N TAL. I I M I -L C 1.1.1- 11. 11 PLAN - LEVEL 2 A4 A B N SITE REVIEW 51,2020 3.122 SOFARr FEET PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 LFGFND GENERA- OFFICE M RETAIL .1N1RA1 FFIOl I F{1-1111 RESMI.-IlAll RFSMENTIAL CIRCJI ATICH JTl Tr"F�� ICALIE III'= I' -T goolin MEMMENIMEM 2-1" I' -l - PLAN - LEVEL 3 A5 3" 63.7) KEYNOTES - ROOF PLAN IPVC MEMBRANE ROOFING 2 CRICKE7 SKYLI I E 4 ELEVA MPENMOUSE 5, PARAPET F L KEYNOTES - EXTERIOR ELEVATIONS -•...__ 1 I IBRICKVEN ER 2CE MENTIPLASTFIR$TUIOCC 3 rRDUND FACE CMIJ VENEER 4 AI, UJI N L)M CLAD WOOD NNDDVV 6ALILMINL7M STDREF ONT ENTRY 6 SICEET METAL DO INC; TINSULATED METAL GARAGE DOOR a BALCONY WITH STEEL WBE GLARD RAIL 9ELECTRICALSERVICE CAN iNEr JU BRICK SOLDIER COURSE UNIEL 12 G,AN Sn, E.T�E-k D 11 CANVAS AWN I AG... OOLO R T.B.U. 1A OPEN SITE REVIEW 5.7 ?020 PLAZA NORTH ® FIRST PLACE SUBDIVISION PHASE 3 DP OF PARAPET 939.63) 41-4' AX. ROOF HE10LIT A 937 25r) 38'91' , v T.O.PLATEA (1932,17) 33'-8 E LEVEL 3 )1'922,85'} 24'-4" LEVEL_2. . A , .................. (1911.50°) ._ . .w) 13Lw.. IF LEVEL I I AIL, LEVEL 1 (189MID) T -o" LEVEL 00, J 4, "T % FIRST STREET ELEVATION A7 MJ ' s 4� PROPERTY ( � (�.• � I N 1 LINE f I ....... _ . pIF I IL II r, llt l I i dlll 'z.I 0 „ n a � _ AVE. GRADE 1_L�EVAl ON, (1897..25') 9' SITE REVIEW 577,020 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 LFVrl _. .......... (1J22.83) 24'4" 5 LEVEL 2. g...,. (191"E 517) 13" _011 . CVEL re v n9 I 16()Us" ,.... . LEVEL_4�_. _ -7-0" KEYNOTES - EXTERIOR ELEVATIONS 16R ICK VENEER 2CEMEN"F PLAS'I"ER STUCGCu PGROUND FACE CMU VENEER 6 ALUMINUM CLAD WbC© WINDOW SALUMINUM STOREFRONT ENTRY - EHEFT METAL COPING. A 7 INSULATE❑ METAL GA: AGE nOOR t Tl 11 6RALCONY WITH STEEL TUBE C,UARU}IL. EEV,ECTP2ICAL SERVICE CAHINE1 In RRI CR SOLDIER COURSE LINTEL II FINISH GRACE I 17 GAS METERS 13 CA VAS AWNING - COLOR I 3.C. A OPEN .TQR 0.F FAPAPET ...... , (1939.83') 41-4" ... _. MAX ROOF HEIGH'C,,, (,1937.25') 33.9° ,,. .. _.. .....T G ELATE r-.. .......... (1932.97) LFVrl _. .......... (1J22.83) 24'4" 5 LEVEL 2. g...,. (191"E 517) 13" _011 . CVEL re v n9 I 16()Us" ,.... . LEVEL_4�_. _ -7-0" KEYNOTES - EXTERIOR ELEVATIONS 1.4 2 3 (3.V, (4 2 1 8 RICK VENEER C5M � AT PL STUCCO n GROUND FACE CMU VENEER 4 ALUMINUM CLAD, NOOD WINDOW A UMINUMSTOREFRONN ENTRY C.SHEET ME 'Al COPING 7INSUI ATED METAL (MRAGE DOOR 9 SAL ONY WITH S71HELTU3E GUARD RAIL 9 E ECIRICAL5EWCECASINET 10 RRICW) KLOIE CIOURSFUNTEL, 11 FINISH QRADF 117AS METERS 2 CA VAAAVVNINQ ECLOR7.13j) 14 OPEN . .... . 70P OF PARAPkr ( 1339 .83) 31' -4" MAX. ROOF HEIGHT — - — -------- - - - (1937,25') 36-9" T.O.PLATE ---------- 1932 1 r) n PROPERTY LINE worm AVE GRADE ELEVAI ION . . . ..... . ........ SITE REVIEW 572020 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 . ... . ...... . . LEVEL 3 (1922.83')- 244" PROFERT� LINE LEVEL 2--�� 50') 19-U" _FvEl I -I LEVEL I g E'IN8 50') T-0' -0 LEVEL0.4 n, ON" rry WEST ELEVATION A9 AVE. GRAI E I -EVAT 0 (183'7.25') ) .... .. .................. KEYNOTES - EXTERIOR ELEVATIONS -- -FPARAPET 33 ) 41'-4" �� w Mr HEIGH] awl 25) 38'-9" ' T.0,PLATE 32.17 ) 33'-F LEVEL 3 ?2.83"j 24'-4' LEVEL 2 11,5u) 13'-D" LEV El. 1 m,, EVEL --L -7-A SITE REVIEW PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 NORTH ELEVATION Al I BR ICK VENEER 2 CEMENT PLASTER STUCCO 3 GROUND FACE CMU VF,,NFTR 4 ALUMINUM CLADWOOD WINDOW 61 AT DMINUM STOREFRONT ENTRY 6 SHEET METAL COPING A I B C 7 INSULATED ME' AL EEGARAGE DOOR D 8 BALCONY VVITH STL TUBE GUARD ML 9 ELECTRICAL BERViCE CASINE ERICK SOLDIER COURSE LIN rEL �U I T IMSH GRACE 1 ?. GAS METERS 13 CANVA8AWNING COLOR I.B.D 4 OPEN -FPARAPET 33 ) 41'-4" �� w Mr HEIGH] awl 25) 38'-9" ' T.0,PLATE 32.17 ) 33'-F LEVEL 3 ?2.83"j 24'-4' LEVEL 2 11,5u) 13'-D" LEV El. 1 m,, EVEL --L -7-A SITE REVIEW PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 NORTH ELEVATION Al SITE REVIEW 5.1.2,020 011 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 SOUTH EAST VIEW Al, SITE REVIEW 5,7.2020 I'M PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE, 3 NORTH - EAST VIEW Al -2 SITE REVIEW 5.7.2V20 JWLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 SOUTH - WEST VIEW A13 SITE REVIEW 5.72020 ',:"'LAZA NORTH -1 FIRST PLACE SUBDIVISION PHASE , 3 NORTH - WEST VIEW A14 A.3 MF AL-� GTFEET 77 ALUMINUM CLA NOUD DDUBLE HUNG VVINDO" STUCCO TRIM STUCCO FINISr ALEN UNUM CLP Mau COUBLE HUNG WINDOV, S"I UCCO 7RI10 BUSINESS SILO CMU 1,301-DIER CURSE UE STOREFRONT ENTRY DOORS WITH TRAII CONC EDEMA (CMU)VENEER. TYPICAL WALL SECTION PARTIAL ELEVATILON 0 2 SITE REVIEW PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 A TOP OF PARAPET /777 Jl MAX. R0-0-`.1-IEIq�I-IT (1937.25') 38'-9" , r„%/�CANVASAWNINU LATE MCK$OLD ER COURSE I INTEL ALUMINJIN1 CIAD WOOD D0J5I, F HUNG WINDDW APARTMENT BRICK SILL DRITK VENEER LEVEL 3 Al 24'-4”' CANVAS AWN)ING IRCK SLDIER COIURSECILINTEL ta ALUMINUM SLAG, VVDOEJ DOUBLE - HUNG WINDOW APARTMENT BRICK Sh L .-LE.VEL 2 CQNQRI77EMA50NRYUEJrT JCMU)VENEER 0 USOLDIER GCURSE LINT EL III TENANT' SPACE ALUMINUM CLAD WOOD'S NCQN CMU 581.L MW LEVE . ..... . . . . B .. . . . ..... . ......... A., ............. TYPICAL WALL SECTION 318" 1 �FALL SECTION & ELEVATION SITE REVIEW 4,162021 a"! 21) 10 D 20 40 ---- SCALE: I" = 20' STORMWKfER NOTES I ED ORMWAIBEIR FROM NEWEI SITE. WILL BE DETAINEDAN5TRBA7ED M FXISnI`K3 STORMWAIUR FACJI.ITY THATWAS DESIGNED WITH CAPACITY FOR COMPILE FE PROJECT SITE. 2 ROOF DRAINS FROM NEWI WBUILDING LL BE P)PEDINTO THE EXISTING SLORm DRAIN pi PING BEFORE ITENrFERS STORMWATER DE71ENTON FACILITY UILTY NOTES I. COMESTf , WATER SERVNCE FORD IE NEW BUILDING' WILL BE PROVIDED BY PC EXISTING U BIJOL, WATEIN R MAIN RUNMG ALONG N 1:STSIREE], I"HE METER SIZE FOR THE NEW ED I -DINGS, WILL BE DETERMINED DURING FINAL DESIGN OF THE PROJECT 2"IFF SERVICIFFORSPRINKLER5WILI BE PIPF0 FROM FXISTING VAULT ON ADUACENF PROJECT 'SOUTH OF NEW BUILDING, 3 SANITARY SEWER SERVICE FOR THE NEW BUILDING WILL TAP HNFoIIFFFXI.9IING SANITARY SEWER MMN ALONG THE NORTH &DE OF THE PROPERTY 4 ELECTRIC SERVICE WILL COME: FROM EMSTING TRANSFORMER LOCATED INHE IN LANDSCAPE AREA WEST OF NEBUILDING IR IJ AN WILL BE RUN TO BUILDING 5]'IT FRONT'AG'E',F RE, ORE EXISV ING TELEPHONE AND CAI V ILL d I I TS RUNNING OVERHEAD ALONG THE FRONT'AG'E', OF THE PPOPi',RTY CONNECtl(:NS((JIHEsEUI"ILITIESVVILLEECOORDINATED WIF TH F INDINMUIAL.5ERVICIF PROVIDER DURING I HE FINAL, PROJECT DESIGN PHASE LEGEND OF ABBREVIATIONS (EI -EX E ISTING FEATURE P PROPOSED FEATURE {96.DQ} E)QSTING GRADE FL FLOW LINEqmt ON,LS,, PZO 9Q02 T TOP OF GRATE S'WK SIDEWALK 541-1 241I5 olt� E MI 1�040f9 ADD 1300 00 10 FLEVAI IONS 10 112U J�6a GB 'Ir ACTUAL El EVATION MA C CH." 9 I AMN444L KIWI OR, 57501 CONCEPTUAL GRADING DRAINAGE PLAN NO ERFE FXILDPS AT THIS LOCATION- N CN EW TREE PER SHORT 1,30 A F Iii , --------------- < 0 Un PROPOSED BUILDING 'N y 1 % HE Fe— PROPOSED BUILDING LOCATE PROTECTION FENCII THE BACKSIDE OF THE EKISTIH TREE VYELLSICRATFS. ""'--EXISTING TREES (2) IN THIS ISLAND ARE UNCER 6 CAL ANSI ARE NOT IN GOOD I HEALD L IT IESE WILL BE REPLACED AS'SHOWN ON SHEET L 3 0 C D R I V E W AY "TREE PROTECTION AND REMOVAL NOTES T P `IOR To DELIVERING EXCAVATION EQUIPMENT OR COMMENCING A14Y CMNSTRUCIfON ACTWITIES ON THE SITE. LHIEFFENERAd CONTRACICIR SHALL CONTACT THE LANDSCAPE ARCHITECT FOR A PRE CONSIFUCT`ON MEETING I ITT I PH�V LANDSCAPE ARCHITECT AND EXCAVATION SUPERVISOR PRIOR 10 COMMENCING ANY WORK ON TNF ITE. t I, LANDSCAPFARCI T I k TE OF SHABE NOTIFIED BY ITIF CON ACTOR 48 FIRS IN ADVANCE FOP, ALL SITE VISITS REO( )FSI ED, CONTR ACTOR SHALL OBTAIN 'WRITTEN APPROVAL FROM THE OWNER'S REPRESENTATIVE THAT Go NSTRUCIVON MAY BDON AFHEP ALL OF THE DESCRIBED FENCING 15 IN PLATTE FENCIFFELOTAULREmAIII IN PLACE UNTIL THE PROJECT IS COMPLETED. 2 FENCES IW BE ERECTED TO PROTECIPTREEs To BE PRESERVED ASSHOWN IN EIAGRAM FFNCING5HALLBEL TALL TEMPORARY CHIA N L N INSTALLED PANELS STALLEC MIT METAL CONTFC [TONS TO ALL PANES AREA INTEGRATED. THESE S SHALL 2C1 M7.01F S FAILED so THAT IT DOES NOT ALLOW PASSAGE OF PPIDESTREANS ANW OR VEHICLES IHR 711tH T ` FENCES DEFT EA SIC FROTECTION ZONE FOR EACH TREE OR GROUP OFIRTES FENCEPARETO REMAIN UNT1 ALL SITE WORK HAS BEEN COMPLETED. FENCES MAY NOT BE RELOCATED OR REMOVED WITHOUT THE PERMISSION OF THE LANDSCAPE ARCHITECT 3 CONS III ION TRAILERS, I RATED AND. TORAGE AREAS MUSE REMAIN[ UTSIDE FENCED I RF� PRorEGlION ZONES AT ALL TIMES SEE DETAIL #I "TREE PRESERVATION FENCING' FOR ADDITION& RLYRUIREMETT's 4 ALL PROPOSED UNDERGROUND UTILITIES AND DRAIN OR IRRICAT ION I INE5 SHALL BE ROUTED OUTSIDE TI IS TREE P Rol ER C IT ONZONE, IF LINES MUST TRANSVERSE THE PRIDIO-TION AREA. THEY SHALL BETUNNRFD OR BORED UNDER THE I REEROOTS NOTIFY ]HE IANDSCAPE ARCHITECT IAMBDUNIELY IF ANY PROJECT PLANS CONFLICT WITH THIS R r DQUIREMENT, 5 NO MAT ERVNILS EQUIPMEN1 5PO11. OR WASTE ORWA5HOIST WATER MAY BE DEPOSITED, STORED..DR PARKED WTTIIN 7HE TREE PROTECTION ZONE [FENCED AREAJ. 61 NOTIFY BE LANDSCAPE ARCHtTFCT IF TREE FRUNING IS REQUIRED FOR CONEWLIC TION CLFARAINCIE, IF SNJJXRY SlI OCCUR T JY IREE' DLIRFNG CONSTRUCTION, HIGHLY THE LANDSCAPE ARCHITECT IMMFCAATFLY Al L DAMAGE. CAUSED BY CONSIRUCIRON 10 EXISTING TREES SHALL BE CGMPFNSAlETl FOR BY THE O5FD,CIN(-, PARTY, REFOR[.. ITHI PRO TET -t WHIZ BE CONSIDCRED CPSVPLETE H NATERIFJ(SCHUETIJTE WATERII PROTECTED WEEP 51 HAITI, TO[ JOW THESE STANDARDS. To W EVER PERIODS OF EArR FME HEAT WIND RAINFALL OR DROUGHT MAY REQUIRE MORE OR LESS WATER PHAN RECOMMENDED IN I IPSE HOPES, A. MOSTSPECLES; I TIME PERMCNHH DINING IPRIGALONSEASIDN (USUALLY MARCH THROUGH SEFTEMBER) DEEP WATER ITIMAY AND SEPTEMBER. DO NOT WATER DURING OTHER MONViS. FOR OAKS ALREADY IN THE YGINITY OF LEN GATEDCONDITIONS AUTOMATIC DpRJNNAFR5 OR REGULAR WATERING SHALL NOT BE Al iOWEDTO SPRAY ON OR WITHIN 3 HEFT Cr7HETRUNK. TE WATER SHAII-NOVIFF ALLOWED TO POOL CUR DRAIN TOW AR65TI-IFIROLIK. C WATERING METHODAN DWATERR4C'7SYSlE%5 RECO,41ENCED FO R TREES THIATARE PARE OFA DEVROPMHAT PRSTJ HEAT "AT MUST `I` IAL-�Rt 1) C N51JRF TREE SURV , VAT DURINGE, I' COJiRSF OF CONSTRUCTION UNTIL AUIOWATIC IRRIGATION IS INSTALLED, 9 S I oslc,,N CON TROT DEV,iCF,.S SUCH AS SILT FENCING, DEBRIS KASIhP, AND WATER DIVERSION STWUC TUBES SHALL BE I'D STALLS ON THE UPTIll I SIO H OF THE TREE PROILC I ION 2OFFE 10 PRE, Y FLI $43AIIIJIN ANE'j/ OR EROSION WITHIN TITLE TREE PRCTl.CNF)IJ ZONE 12 DSFOF; GRADING. FAD PREPARATION OR EXCAVATION FOR THE FOUNDATIONS, FOOTINGS WALLS. OR TRENCHING ANY' FREFS WI I HIN THE SPECIFIC, CL" NSIRUCIRD 4 ZONE SHAIA BE, ROD] PRUNED I TOO] OUTSIDE THE TREE PROTECTION ZONE, 81 CurYiNG, ALL ROOTS CLEANLY AT A 90 UEGREE ANGLE TO A DEPTH OF 24 INCHES. ROOTS 5HALL BE cvr BY MANTA LY OIGG4<; A FRENCH AND CULTINGEXPOSED ROC IS WITH A SAW VIBRAYING KNIFE, ROCK SAW, NARROW TRENCHER WCH SHARE BLADES OR OIHER APPROVED RCOI PRUMNG PQLIPMENT 13 ANY ROOTS DAMAGED DURING GRADING OR CONSTRUCTION HALL BE EXPOSED TO SOUND ISSUE AND CUT CLEANLY Al ARID DEGREE AT1*1LIF 10 THE ROOT WITH A$AW, FOCI, IDA L'.EPTHEQIALIN(3TI%FEXISTING F Nl,'HC,HADFWITHi,+4HOldRF,DFCUES BEING MAPi. d4 IF TEMPORARY HAUL OR ACCESS ROADS MUST PASS DV ER THE ROOT AREA OF TREES 70 BE RETAINED, A PLEAD BED OF6 NINE LIES OF nOOTT MUF(E- OR (,RAVEF SCAT L BE CREATED TO PROTECT THE SOL LHEROADOED MATERIAL STAILIF BE REFI DSI HED AS NECESSARY PO MAINTAIN A tail 6pqCHDFPJIH IS SPOIL PROM TRENCHES, BASEMENTS. OR OIHER EyrAvAliONS DRALL NOT SIB SIACED WITHIN THE TREE RO[ECTION ZONE. SETTER TEMPOWFWLOR PERMANENTLY 16 NO BURN FINDS OR DBRIS PTT ESSHAT L BE PLACED WITHIN THE IEEE PROTECTION ZONE NO 65HES, I OR GARBAGE MAI BE LUMPED OR SERIES, WITHIN THE TREE PROTECTION ZONE, 17 MAINTAI N FIRISSARE AREAS AROUNDIFIENCEE AREA ALSO, NO NSA,[ SC)II FLAMB, IGNIIIJONSOURCEH OR SMOKINF(�, IS ALLOWED NEAR MULCH OR TREES, JR. DO NOT (RAISE THE SOIL LEVEL WITHIN THE DR2F LINES TO ACHIEVE POSITIVE DRAINAGE. EXCEPT To MATCH GRACES WITH SIDEWALKS AND CURBS, ANE IN THOSE AREAS FEATHER THE ADDED 1OP301L BACK 10 LXEI INGGRADE AT APPROXIMA UFEY 3:1 SLOPE, 19. RTAAOVE THE ROOrWAD FOR EACH TREE THAT IS INDICATED ON THE PL/,N AS BEING REMOVED. 11, EXCEPYIONS 10 THE MEE PROTECTION SPECIFICATIONS MAY ONLY BE GRANTED IN EXTRAORDINARY CIRCHM5TANCEP WITH WRITTEN APPROVAL FROM THE LAND.SCAPF, ARCHIP POP PROD 10 ANY WORK COMM,NCING, 21 AS A PROTEC FIVE MEASURE TO COMPENSATE FOR CONSTRUCTION' IMPACTS TWO TO SIX WEEKS PRIOR TO �-'ONSI RUCTION ALL RETAN4ECTREES SHOWN ON LEE PLAN SHAH RECFIFF I, AN APPI CATION OF MMCOAFPtY ALL UR `Q.�FSOIUBNE PER MANUFACTURERS INSTRUCTIONS, I HIS MYCONRILIZAH PRODUCT 13 A SPPCIAIA Y FrRMUI.ITEDNAlk)RALF.D,DIBIDSTIM�. IJLAKIT�HICHIdHANCESTHFAgSCJRPTIVE5'JRFACEARrAOFnIF.IV,EF.'! NO OrSYSTEMS , THIS PROMOTES AND IMPROVES NUIRIHNI AND WATER UPTAKE CA ABILITO, OF THE REMAINING RED ID T SIR UCTURF, UISTRIBUUF MYCOAPPLY EVENLY WITHIN IT IF ACTIVE ROOT ZONE OF RETAINED TREES. APPLY 30 GALS OF SDLUTInlqESP rREFOLEH AND GREATER, A MINIMUM OF 4" BELOW SOIL SURFACE IN QUANTITIES Of 1/2 GALLON AT EACI O POINT OF ANIL [CATION, LOCATE THE ACTIVE ROOT ZONES WITH LANDSCAPE ARCHITECT PRESENT. myCOAPPLY IS AVAILABLE FROM MYCORRIIIIAL APPLICATION, INC. PHONE 15411 =17 6.3985. 'FREE PROTECTION PLAN LEGEND DRIPLINE OF TREE TO ZONE (T€) REMAIN TREE PR01ECIION a TPZ FENCING -c TERRAIN IAN011�1 �-HUI—IE tFA Ilidd— L—,ALIT,E: p Al 076 TURRARARCH C01M (y) Lli 0 V) u Li CL F— V) LL 00 0) IF- Lij 0 0 LLJ , 7— 11" 70 < CL < ry L/I E < IST, 409 es C. Love KBSUYGcRR REVISION5 P BATE DESCRIP70IN PROJECT STATUS TREE PRESERVATION L10 FROJECT NO. 2020 05,07,2020 TEAM' JCL E%]STING CF.AV WALL EXISTING STORMWATER PACO.PT Y APPROXIMATE LOCATION OF EXISTING CONTROLLER C 1 --EXISTING TRE"- ALONG RELATED ITEMS PRIOR lb HECANNING LANDSCAPE INSTALLh TONT 1ST STPo CT ARE ON TNE'; YV EXPS rING FRRIG'AricN InESCREPtION SYSTEM NOIILE MAD FLOW RAT E (GPNr) —111 _-1 ..EXISTING 9IDE`NALK k lIJNTFR C^RrBU MP A{]TF.TGR I9CD R' 011,0,21,0 44 S FULL KUNTER PRS30 NIT ROMA FOR 1 O 10 0 135 d 77 0.54 _.. I'I 7 IM TEL t,% FULL HIJFILR 4'R540 FAP RO0 AIOR 1000 _ 14 0IR, 0.78.1175 J END. CFNIER, PUNTER ROAD NP R:ITATOR STRIP STRIP h Ff xX PUNIER RZwS 1&25 -CR' 1 DR�yy V C W p Y V 14 I..,, Y R. 1'% iF'A 1 FROPL E',D SIGNAGE'. H,Y01 HERS, IRRIGATION PIAN LEGEND Hur+TE,c.PczTOIIDa1P}_.._.. _.. _ ....,.. ....... ...... -- - - -- MAIN IFLE SCH 466 PVC (EXIS(INaG1112 VERILY CN NRI D) - ILAY'RAL LINES SHALL BE SCB 401" PVC IUNLIECE OTHERWISE NOTE01 ... _ .._.._. — — TSLfEVES 4"SCM GO . QU Cr. COUPLING VALVE -HUNTER a4RC. )CQNTROILEE EXLSIING CON i ROLLERTO. EE USED VEFFY:MGDEL 0N51'E DURING PRC 510 I - ZONE IG I 4PM (UAFPIICATO L - VALVERDE FOC. .. .... 1 E POINT OF QCONNICTION CONFECT 10 EXISTING 1 I/7 MAINUNG IVERFk SIZE IN FIELD) 4 n DRIP IRRIGATION HUNTER PI D D4-1 P 02 ROW SF ACIT,-G). IRRIGATION SPRAY REACT KEW 13ALL. SPRINE.LER HEADS ALONG SIDEWALKS SHALL SE TWO INCHES PROM RELATED ITEMS PRIOR lb HECANNING LANDSCAPE INSTALLh TONT SICEWALR5. 7 MAIPVPAIM AT JOB SI ONE (II COPY OF 04A`N1HOS. SPECIFICATIONS, SYMBOL InESCREPtION MesoeE 4'I I) NOIILE MAD FLOW RAT E (GPNr) —111 _-1 `A t ✓ Y FUEL _ lIJNTFR C^RrBU MP A{]TF.TGR I9CD R' 011,0,21,0 44 S FULL KUNTER PRS30 NIT ROMA FOR 1 O 10 0 135 d 77 0.54 _.. I'I 7 IM TEL t,% FULL HIJFILR 4'R540 FAP RO0 AIOR 1000 _ 14 0IR, 0.78.1175 J END. CFNIER, PUNTER ROAD NP R:ITATOR STRIP STRIP R IW E38 ,.. Ff Rz WS PUNIER RZwS 1&25 -CR' _. _.... 02,.... _... I_ THE CITY Of ASHLANOT'ORVrW AND APPROVE ALL L TROSL.APE 13ALL. SPRINE.LER HEADS ALONG SIDEWALKS SHALL SE TWO INCHES PROM RELATED ITEMS PRIOR lb HECANNING LANDSCAPE INSTALLh TONT SICEWALR5. 7 MAIPVPAIM AT JOB SI ONE (II COPY OF 04A`N1HOS. SPECIFICATIONS, 14 PEEUEPTH LATERALLNES. 121RICHMINYMLIM:MAINEINE ISINCH ADEEP RA AND APPROVED SHOP DRAWINGS CHANGE ORD PSANT) MNIMUYl OTHER PROJECT DOCUMENT la ECTNGNM.]F TRENCHES AND BACS.FILLM1F7Ek{ALSNALL EVE.FaECE Y RECnRDAC UALLaCAt CDN Car RILLL".OpWCiAL i7 LfJMwfiNFRIT u. PCCLODS AND OTHER SHARP OBJECTS SNAKE PIPE RROMSI{'E p IPING SYSTEM CONDUIT AND+ELME LOCATIONS KEEP THIS TO SIDE AT TRENCH BOTTOM TO ALLOW EXPANSION. DOCUMENT CURRENT_ DCI NOT>ERMANENRY CONCEAL ANY WORK 9JN'11Lf;,fCJJL'ry ED CIFI'.Y,flMATll7N 1RA$ SEEN kE'U.ORDLl7_ FURNISH IVY012) 16. DONOF INS[AI.d, HEADS UNITIL LINES HAVE BEEN]HCLXOUG HLT FLUSHCD COAL ESIOFRCTCIR'Du RAWINQ,.TOUFF Y] WNEk_ RE'RNJ'CTONECO[`Y' AND PRESSURE TESTED. OF RECO D DRAWING TO FIT INSDE CONTROLLER LID. LAPRINArE. REDUCED COP, 17, SMUT OFF VAL;USE ARE RFIDI)'IRECl AT EACH ROLM OF CONNECIION, `,!ALVFRV%; AMC/ATGVTRYI.00A7TON WITRETHEMAINLYNE PASSES 4. ALL WORK SHALL BE NST ALL ED 3 CCJMP'EFENT WORKMEP! UNDER 2L) FEET OF PAVDMrNT, FRPFR'IENCED IN TRADE IN A NEAT AND ORDF,RO MANNER ACCFPTAEFE 1C THE OWNER S REPRESENTATIVE, IA AMANUAI DEAN MIST EF INSTAL LED AT THE LOW SECA OF EACH 7ONE.7NE .R AIN DECULD BE,A BRASS. M,ANIJ,AL ANGLE VALVE WITH T' 4 CONFORM TO ALL PERI'IRENY CODES AND REODUTIFDN -QD PLY' STFM, DRAINS IOCA'[ED FON LATERAL. I INES 511 All, OE i'51F APT t 1 5 I LAi S' RIFLED OF THE RATIONAL ELECTRICAL CODE AND THE AMLRIGAN MASTER PLUMBER., CODE, 19 C\OORDtlNA7E WIRE ANF? CONDUIT LOCATIONS RT FEN ELECTREC CONTR17L VALVES AND THE EIECTR{C CONTRQIA.P.R. 6 VERIFY PLAT FYLD1-n[ADd1IONS ARE AS INDICATED LIN DRA.WING'�5. NC9lIRY TrIE qY4, IDR'b REPRESEtITA 11VE, DISCREPCNC[E,S ARE 20 UPON CON,P LETIOiq Of AE.1- SY57EMS, THE CONTRACTOR SHALL OBSERVED. PERiORM A COVERAE I LSI 10 DETERMINE THAT wATTR S, EFING APP[ULD CORRECTLY Aha ALECUA:[E Y LOAD. PLANTINGS CILANCE 7 NOTE%Y OWNERS BPRLSENIATIVE 4&HOURS VN AQVANCE OF ALI. SITE ANY FIEA3 NOZZLES OR OFIFiCES A MAY BE REGUIPRED TO PRCV1DE {',ASERVATI7N V50S RfC'E IRE 11x7 ECWw FRS EPLESENTANVE THE �' V�EAGEA IN IC',AfED QH THE RAMNGS. PRONPTIVADJUS7 c.gNIRAl.7✓Ja^, iF AIL RE PRP PMi AT EACH 517. f]BSEkVAiION VI.1!.. HEADS fi KEEP WAFEROF%EURDIfdGa AND S1 RUCIURES 81IN MlNiMAL. kFCUIREE VISITS INC LUDT PRESSURE TEST AFTER MAINLYNE LAIC AFTER SPRAY ON PAVED SURFACFS, NCJFR Pk ES UNILEt> ONES P91C7R fC RACItFlI,L ACdD FINAL ND F`EIIA11G2'TI CF ALI.MRRIc,AT14NSTAIEON511f(LUUINr„-,fiFA 70 F,AC)COWERAGE- 21. ALL SPRAY I°IEAPS AD.IACENTLD MAR05GAPE TORE ON 6'PUr-UPS. ALL OTHER SPRAY HEAD5 TO BE CHI T2 POP JN$, E IRRIGATION PIPE, HEALS, VALVES. EACY,FICJW FFVtC'E AS NDf DCN I CLxC-nl Er . IJ 51 FF t . ?" C41TRAC7r)f SHA 1. V7R4EY SLEEWI' v L7fA IONS AND CCGR]INfE 9 VER(FY LOCATION OF EXIS RNG VTILRIES PRIOR TO BEGINNING AORk. WITH THE OWNSRS REPRESENTATIVE. SLEEVES ARE Ti RE PROVMOF!D 8'Y r'ENERAL CONTRACTOR IT) PIPINID LAYOUT IS DIAGRAMMATIC ONLY. R 117 PIPING IN PtAMTE,RS 29 CO,,,RL IHAIE IHT IIRSIALIDPlION COT ELLE MICAL SERVICE AN'D AND,AVC)LJUTIUFIES AND SIRUCWICS, LAYOUT.9NALLNJILDWA9 CONDUF TO THE LOCAION OF THE PROPOSED IRRIGATION CLOSELY AS PRACTICAL 7HPSCHEVAllC DES[fN ON THE DRAWINGS, CONTROLLER, MAKE NO SURSTANTIAt CHANCES WITHOUT PRLOA APPROVAL FROM 74E 0' HER 5 RTER RESENTATVF. 11. ALL I.ATE i k A, PYP F I VA IL B E I INS,ITT U NLESS 0 TH ER W ISE I P 4 DI C', AT GD O NI THE PIAN. 12.. COORDINATE Al I. TPRIG'ATfON EQUIPMENT I OCAT1(IN.S WITH OTHER CONTRACTORS HOTIFYTH`C'w NERSRFPRE&ENTA,TIVEIFCO.lFN.1CT5 ARE ENCOUNTERED, SCALE I- LVO' ml 1 Z TERRAIN N ALE R 111 1tl A,11-0. U E.YI TCRRn+IaRrH raM c LILL z 0 F� 00 In I R- V) ri LL, V V Z r !✓ I— FAN IST k 409 OREGON REVISIONS 11 4 DAIS ELESC.MPTION I`O J FCT STATUS LANDSCAPE IRRIGATION L 2.0 FROJECT NEO.. .2020 05,07.2020 TEAM- JCI.. IEXLTIMGI 5 MAINIINEPROM MEATA 4 �N FN NI41N.1 EXRUNG 1 NY IPFIGARCN INSTALLER -E,NI$TINP; WATER M 1ER- IRRIGATION ONIY VERIFY ON CIVIL PLAN Pr>INFCCCCNNECIICM TC FxISnNG'SrSTEM LII EXISTING PRESSURE REGULATOR VALVE EXISTING I.9' DOUBLE CHECK VALVE .+� LS"I@OLA LION BALL VALVE 15" IR4GAHON P.O.C. 11NTO LANDSCAPING BM rc;1TWFR5 K� �- HARPaSCAwc SURFACE 5 I I S^ NYN MOM BACEFILL AS IFuTF,RFLRD CLEAN g "H sm I LrNE -- PRESSURE SUPPLY LINE IiIRF.l';:4 BVRIAI. C.(iW VUL'fAGEC©PJTIRUL WIRES Ff✓ _ _ PVC SLEEVE DR APPRO VIED EQUAL. N f?tE5 T. n F iNDIC.AI EI) MIN, UNE DEPTHS APPLT'1'0 BOTH TRENCH AND SLEEVE APPLICATIONS. 2. COOROINiA'I'E INSTALLATION CIF PIPING AND WR ES .UNDER VEHICULAR PAVEMENT A'EAS WITH. OTI'ISE TRADES. B_ ALL SLEEVES TO BP A"SCH 40 PVC LNLfi,55 Oj HFRW'SE APPROVED. C ALL SLEEVES TO RUN 12' IMIM.I PA57 EDGE NES IIARD}!,'APF. CAPF kM3S OP SLEEVES UPON INSTALLATION AND STAKE ENDS IE BACKNLUNG 01:CVRS P" IOR I D IRRIGATION NORK, NOTES I. IN5NV L I71 ONE VALVE PER BOX g, PGAC'F CHR57YSIO TAG WRFISTATICIlCIU M1 EY �NVAIVES. E . SEC VAI VE BOXES PARALLEL AND LEVEL TO EACH OFFER NvmFM EEMSLF1 & P RPENDIONLAR TO HAROSCAFE EDGES. d. SETTOP O' VAI VE FI USW PLASTIC VALVE BOX W TEI T -TCP / [f2"C LAWN NoN-LACCHING LID. / 1 BASIL I,CB BED ADIJ 11NLIIORADE t I I NSELSE rL FINISH GRADE CN BARK MULCH CONTROL IMIIEE REMOTE CONTROLVALVE .. DRXP REMOTE CONTRDL RCIE I 50I ®OPVC NIPPLIF _ - r,% 7, -t..._._ MANUAL ANGLE VALVT SAM ESP,L"' II 4 1 4 4 H H` OASCNrP LVALVE ;cr SPRINKLERS III ILII `I �I , ANDSCAPF FABRIC EIRAPPED ( f j Y pe WNDCRI� AhID VP ALL 5TCE'S. ADAPIFR 6' FOUND VALVEBOX — I n'.I..CRIGY -ALH {TYPE SUFPCRT ITYP.J _ z NII SUPPLY LINE MAIN LINE FIRING' aye CLEAN GRAVEL. d'4' DEPTH . W2 IN LAWN ARF:.S T" IN PLANT AREAS ROUND NASTIC: VALVE.. BOX HN LI GRADE &5101LATI N BAN VAEVR NNE SIZE ISEC sPECBIC.AODN51 SCH, SO PVC MALE. ADAPFOR5 NOTE INSTALL 15CILAT C J BALL VALVE. WHER/IE A NEW MAIN LINE YS IAINS ED :'F, EMIETING IN51AU ON NE'v LINE. PROVL)E IXl BRICK SJPFC•RTS A1EA, VAI YE LOCAP N. P/d" AGGREGAIL BASE (_j' IRRIGATION POINT OF CONNECTION /" SECTION - TRENCHING / SLEEVING @ PAVING ....- ...... 3"` SECTION -'REMOTE CONTROL VALVE 4\, SECTION - ISOLATION BALL VALVE ry l - .............. ...,.,, �.RtiT'o„W: r�. ...------ .. ...----- .......... -. - s F+ ti a _.1� 5Cgl*�.: M.T.S. � ,� Scale'. N.T.S. 1 ticalB. N,. T_S_ ° -._ J Srale N: 5. 5 l PLAN MAGRAM - LANDSCAPE @RIP LINE LAYOUT r G� SECTION: - DRIP' LINE. SOURCE CONNECTION SECTION - DRIP LINE FLUSH VALVE � 8� SECTION - POP-UP SPRAY HEAD -.... f i 9eslc IT FS. .. 5raleu, h.T.a Sw.r=':: N: CS. ..... yule. Na3. -. , NSELSE rL FINISH GRADE CN BARK MULCH .. DRXP REMOTE CONTRDL RCIE 4 VALVE r,% 7, -t..._._ _ C.OMUIPIALON TWO IVAY TEE 4 1 4 4 H IVC OR ®d AMR DRIP LIPCE SUPPLY HEADER INSTALLED PARA[ I EL S47 + T I a} a a a DRIP LINE_''I UBING PER PLAN CARIP LNE START CONNECTION MALE. I ( f j CHECK VALVE pe D4' S NID6 FFC.M%FACEOF. ADAPIFR 6' FOUND VALVEBOX X' -- DRIP LINE 'LA, ERAL'I"--u'XNG (SPACING AS I� BARK MULCH ___. �.,, .........:—.... _....._._. y,. PVC: SCH BE NIPPLE' LNLifCA'I'ELT ON IKRI"v'AtfOhr, PLAN } - FIN15H1 C,ttADc 7 FLAPPING SOIL (INCLUDED} I'IN151°I GRADE� BARK MULCH .........-. 9f4SOP 80 PV4 NIPPLE I_ ....... -- PLANTING AREA PERIMETER -INS"PALL PVC TEC L ..'I _....._.. DRIPLINE 8 12' FROM EDGE CF' .., Le"vl EHAL LR,NE _—- - RZMIS I:SANISTER'. ADJACENT HA'RDSCAP'E' 1 PUNTER" RZWS-'1 8-25 I I-'--- PVC OR BLANK DRIPLWE EXHAUST ' BUBBLER) WITH RISER GR'ATE. " +, HLADE"R R LINE R UAHINC VALVE VALVE, AND BASK EL ... L ------ PE7IMFTEP. LATERALS A Y� SECTfON. RZWS 1NATERING SYSTEM -_ COMPRE"SSK)N RIP40 YCCATE VNINILIM Q! IU FROM I LANI'ER - � � ( m PERIMETER. I �I I { — . ...... FLUSH VALVE PLUMBED TO PVC CP W k. BLANK DRIPLINE AT END OE SYSTEv1 5 l PLAN MAGRAM - LANDSCAPE @RIP LINE LAYOUT r G� SECTION: - DRIP' LINE. SOURCE CONNECTION SECTION - DRIP LINE FLUSH VALVE � 8� SECTION - POP-UP SPRAY HEAD -.... f i 9eslc IT FS. .. 5raleu, h.T.a Sw.r=':: N: CS. ..... yule. Na3. -. , NSELSE rL FINISH GRADE CN BARK MULCH ..__ RCIE 4 }} r,% 7, -t..._._ _ C.OMUIPIALON TWO IVAY TEE 4 1 4 4 H INSTALLED PARA[ I EL S47 + T I a} a a a DRIP LINE_''I UBING PER PLAN + d ( f j CHECK VALVE pe D4' S NID6 FFC.M%FACEOF. .. FINISH GRADE 6' FOUND VALVEBOX X' ONCE - ALL BNILCINGS 5 -I - �h BARK MULCH ___. �.,, .........:—.... _....._._. y,. PVC: SCH BE NIPPLE' - ( - FIN15H1 C,ttADc 7 FLAPPING SOIL (INCLUDED} I'IN151°I GRADE� BARK MULCH .........-. 9f4SOP 80 PV4 NIPPLE Y," 90' PVC TEC L ..'I _....._.. - rOr PIPE T(I .., Le"vl EHAL LR,NE _—- 5 l PLAN MAGRAM - LANDSCAPE @RIP LINE LAYOUT r G� SECTION: - DRIP' LINE. SOURCE CONNECTION SECTION - DRIP LINE FLUSH VALVE � 8� SECTION - POP-UP SPRAY HEAD -.... f i 9eslc IT FS. .. 5raleu, h.T.a Sw.r=':: N: CS. ..... yule. Na3. -. , NSELSE rL LUDEGp ..__ RCIE VF f ALL FRAY HE/iLl 7C BEh.EPTA J FACTORY INSTALLED PARA[ I EL S47 C MIN OPd"OFF ALL HARDSCAPE PROPOSED SLOP ( f j CHECK VALVE D4' S NID6 FFC.M%FACEOF. .. FINISH GRADE 6' FOUND VALVEBOX X' ONCE - ALL BNILCINGS 5 -I - �h BARK MULCH ___. �.,, .........:—.... _....._._. y,. PVC: SCH BE NIPPLE' � HARD.,CAPFsukF1 CF (INCLUDED} I'IN151°I GRADE� BARK MULCH Y," 90' L IRRIGATICSN PVC .., Le"vl EHAL LR,NE _—- - RZMIS I:SANISTER'. I NC)TE: PUNTER" RZWS-'1 8-25 (INCLUDES (0.25 GPNPu ' BUBBLER) WITH RISER GR'ATE. " R LINE R UAHINC VALVE VALVE, AND BASK EL ... D Y� SECTfON. RZWS 1NATERING SYSTEM -_ COMPRE"SSK)N RIP40 - � � ( m �I I { — MIF -LIP SPRAY HEAD ---BLANK DRIP LINE TUBING W k. FQ " 4 117 FLEXIBLE SWING FIND: F,A o nl d 1C _ -.- .... ............ _...... .. BRICK, SUPPOWS IMIN. IHREIE( ..- i Dser-mYTls,a� I+.Ar,Fa'Pors) I_ _ r S -. —...-- PEA GRAVEL SL"MIf (MIN. ONF C.'iBIC r"DoT} - - PVC LATERAL r f 5 l PLAN MAGRAM - LANDSCAPE @RIP LINE LAYOUT r G� SECTION: - DRIP' LINE. SOURCE CONNECTION SECTION - DRIP LINE FLUSH VALVE � 8� SECTION - POP-UP SPRAY HEAD -.... f i 9eslc IT FS. .. 5raleu, h.T.a Sw.r=':: N: CS. ..... yule. Na3. -. , . LAr+ascAee AIFC111Fa Ci1ARC IIA FI dJ L�nu A,hlnrvtl,. C' g o n Aw I KIFti TPuxnxc'u com LLI V) � I z 0 LI w u IL F— 0 0) LL 0 LL1 � 7 MS7��" . n atips es C. Lo 0 - *5`I` tlnarsa REV'ISI()NS 4 DATE REESC:RIPPON PROJECT STATUS IRRIGATION DETAILS AILS L 2.1 PROJECT NO.. 2020 05 07.2.02.0 TEAM: JCL. NSELSE rL LUDEGp _ )SYSTETNCLUDED( OWATERIG VF RZW5 CANISTERS TJ BE J FACTORY INSTALLED PARA[ I EL S47 C INS-rALLED HCV PROPOSED SLOP ( f j CHECK VALVE t .. FINISH GRADE 5 -I - �h BARK MULCH ___. �.,, .........:—.... _....._._. y,. PVC: SCH BE NIPPLE' I (INCLUDED} Y," 90' IIN4_LUDEDI IRRIGATICSN PVC .., Le"vl EHAL LR,NE _—- - RZMIS I:SANISTER'. I NC)TE: PUNTER" RZWS-'1 8-25 (INCLUDES (0.25 GPNPu ' BUBBLER) WITH RISER GR'ATE. SWINGAS5ERABLY./z MALE NPT INLET', HCV CHECK. - VALVE, AND BASK EL CANISTER.) Y� SECTfON. RZWS 1NATERING SYSTEM . LAr+ascAee AIFC111Fa Ci1ARC IIA FI dJ L�nu A,hlnrvtl,. C' g o n Aw I KIFti TPuxnxc'u com LLI V) � I z 0 LI w u IL F— 0 0) LL 0 LL1 � 7 MS7��" . n atips es C. Lo 0 - *5`I` tlnarsa REV'ISI()NS 4 DATE REESC:RIPPON PROJECT STATUS IRRIGATION DETAILS AILS L 2.1 PROJECT NO.. 2020 05 07.2.02.0 TEAM: JCL. ($y HOS HAW (22.) PFANI HAM GAR PRE ROS F IAN C, "Ill CAN A X, EX SI ING rREES ALONG .......... ... STREET TO REMARN (1) CER CKL (3) RI -K) PANTVE LAE, FIR 29" 0 T EDGE OF LODI PUR lill MAH QQM, IT EXISTING SIDEWALK SIDEWALK. PROVIDE 1 ",2' (2)�l Iy CPU MEXICAN BLACK PEBBLE I IG rE.x 10 A DEPTH OF. ', SEE OTIL. 4/l L. 3..'E 'S MULCH To 5E APPLIED TO ALL -A FLANETE "S AEJACEN r 10 1 HE STRUCTUIRE. ENSTA L TO 3" DEP TH. (i) PRE —lllj� . ............ t/l IT LIOTEX A 11A 1 111' EXISTINGPLANTING IFF)RF IPIN X37 LOR PUR 0)LIG IG TEX :. 45b 4IEL 17RIi 1,2) ANE ;7 rAfl it 14) 1 OIL PUR H I ....... . . . 0 TEX T II) RHA Py� (2� PAR STONE MULCH THROUCiHOUr PA KINGFLPNTER P PEN HAM (1) DAP SUM D R I V E W A Y MNAN MON SIGN: BY NOTE MATURE C . MFTF&F,,HAI , EF ADDED TO THE TOPSOIL OF F,,,C�SCAP,K, AIFFS AT A IRTME OF THREE CII AAPI OF CCYM POST FEE I,-1 HE LFFDDDF�All— AREA 1. I111U ... . . ....... GENERAL LANDSCAPE NOTES 8.ALL ��ALID CAPE TLATINTIC AMPAS SHALL RFCC,IL D EA, NMD� LOANT TOPSOIL TOP, -41-M DEFTH OF 12" 'R AS NCITE3 oll PI ANT ADDII — L NALL3 ILL F—IIAR��-S ��LT 5��RFFARDE PER THE 0-0 AI� OVIDINED IT ItIlASILLAHE, TPAN I ,oPYINAINCEIZIAND, TL440P, I, ,It 1,11ITILSE3 AP 51 ALI IRTCLIFIEFF" Of T,D5FII En ORGAMC IEFZIILI Pl,TIHA— E EVONt 5'FPOM ItIL IACI OF -1 iY,NPINF`GiINZ C AlITINGARS AS 111HIN 5 O� A 31 HAING 5TIAL L HEUIDE 1 DEI —1 -k-11 BLACK PEBIRL3,'10MI lAl 3, AII P 'A' AlI 'Al F ITTIF' AEIl DIDI A GIADLIT11 1R1 E -E. — 0 ENI NEREE 111 1S41I' I Ell"Ll --L.IVNI�111A , t RDI PREEIIGDFL 4 rF[ NUINERICA'""' IIUA1171H OF PLAIITSFL10.11 ON 'HE PLAN ARE CORTILE I. 1I'�—.NlLNILlCL LIP IIHL INI FILE TJ AATLRIML KKL ')"I AIAO SILIN, OIL PLA"IFS �'LALIL C EEA iTTERFDATT-LEARTFIN —FHIS5ISAN FRO. ME [ILLILII11.CINII,�I)IONCCI.IL�101,IFI11111,IC INENTSTAILIET. L 11111-1- 11 Al I INEI'll 1111 k] lIC17 IF Tc, LIFE 0-V t REPRESENTAT .FPIDICATINO THAT, HAl -11 C—I S — LANIIIIGAIL LILDDf,M,ESTICWA7FRM,7f.RA,"S]AClITOTASHLANOAPPROVED �A-1 1— ELLVTCL HL lkk—AIUN -TO0 -L FIREVIEF A !NFLP A0roMAIIC R'RIGATOP, ��>LFREIIER — YSa DEFT THE R�QUIRSNFENI5 AE L ODE III THE ASHIPAND LAND TAS D�D NANCE CHAPTER SCALE I' 0 5 10, ED 3D' NN :n TERRA lAlIEIlCAPEFRCFFIITEClURE 1,L H,ddA , AIN— I o 5,10,1,076 TE FAIFD,RCA CQM CIE) U -i z 0 L -i u V) 1211 0 F— he u -i 0 0 tu ry L— ('0 N F— C� vii CL LL < rw c. " It OREGON REVISIONS ti DATE DESCRIPTION PROJECT STATUS LANDSCAPE PLANTING L 3.0 PROTECT NC 2020 05.07.2020 "FAM: CL __PERI P 1. BUILDING EXrERS3RSIDIETG BOTTOM OF BUILDING FXTFRIOR SIDING FACING OR 12 O.C. MUtCH TAPER TO D DEPTH AT FACE 18 O.0 OFRUPIERNG 2 [2.C. r72Li0 ,9 0 c PROVIDE TOPSOIL DEPTH AS NOTED ON E LAN AND IN SPECIFICATIONS. R6 EJ C. SIDENALR 481, O.c . . ..... . ................ STONE MULCH -,NBULDING SCIL NIN15 IT GRADE 9 2r, MIN S FOPS AWAY FROM BLDG, TO NEAREST DRAIN OR HARDSCAPF NOTE: COMPACT PREPARED TOP50IL TO TIOR DENSITY PRIOR 70 IN57ALLINIG MLACH NNISH GRADE OF SOIL SHALL BE 2" BELOW TOP OF CURB OR ADJACENT HAVING ........ .. . ..... . ........ _ CURB, EDGE OF PAVING DR PROPERTY LINE IN PLANTERS & FE'OR LES& PPnOVIDE GROWN IN GEN TER EVEN W/ ADJACENT PLARDSCAPE f. --r— Fil Nil —11 D'Eill—IlEd — 11 ROIL FIWI IT GRADE - STOPE 'k 5 MIN, EPROVIDITSIRGITITCROWN El I FOALL PARKING MSrDsI NOTE: COMPACT PREPARED TOPSOIL TO EB)7 DFJWY AND F1 :)AT$FFDFD PIANTING ARFA5 TOY AND SHEELER PLANTING AREAS 70 2" BELOW AT) ACENT HARDSCAPE FEATURE. TAPER BARK MULCH TO 2'Al PERIMETER OF PI AWIER. PLANT SPACINC MULTJPL[gplLON TABLE: FACING X FACEOR 12 O.C. I.156 IS AFEFA'J 18 O.0 0.513 2 [2.C. r72Li0 ,9 0 c R6 EJ C. 4;x'120 481, O.c . . ..... . ................ 0.072 NOTES: ,KFEQ,t SOIL SHALE BE FREE OF A RGANSC MATERIALS OF V`AND GFR. )KEN LIMAS OF SHRUBS ARE TO BE ANLYCUT 101HENEAREST N DAMAGED TISNUE, I OF RnOTBALL 15 TO BE INSIALLED KS 1 TO ART SOIL AND NO L RABHO OOrBAUE AR MACE , I'DEPTH OVER ROOTBALL ALL OTHER AREAS HIGPX & WIDE ROUND TOPPED SOL ERM ABOVE R,. OF BALI. SURFACE SFAIA E CONSTRUCTED AROUND TH,E ROOT ALL, BERM SMALL BEGIN A' ROCI BALL BRIPHERY 1, 3X CM4TAiNER DIA I, NISILE GgADE MOR 10 JLAHLIZKITCNOT ITILY TAMP OIL AROULIE) THE ROOT RATE IN 6' FEB ADD GRANULAR FERTILIZER IND MYCCC.)RLIIZAE TO SACKFILL SECTION - SOIL PROFILE § BUILDING FACE -E, = _V4 ITS OF DISTANCE SPACING AS NOTED NO IED T 0 LtiO V� 'T, EDGE OF PLANTING AREA NOTES: ,KFEQ,t SOIL SHALE BE FREE OF A RGANSC MATERIALS OF V`AND GFR. )KEN LIMAS OF SHRUBS ARE TO BE ANLYCUT 101HENEAREST N DAMAGED TISNUE, I OF RnOTBALL 15 TO BE INSIALLED KS 1 TO ART SOIL AND NO L RABHO OOrBAUE AR MACE , I'DEPTH OVER ROOTBALL ALL OTHER AREAS HIGPX & WIDE ROUND TOPPED SOL ERM ABOVE R,. OF BALI. SURFACE SFAIA E CONSTRUCTED AROUND TH,E ROOT ALL, BERM SMALL BEGIN A' ROCI BALL BRIPHERY 1, 3X CM4TAiNER DIA I, NISILE GgADE MOR 10 JLAHLIZKITCNOT ITILY TAMP OIL AROULIE) THE ROOT RATE IN 6' FEB ADD GRANULAR FERTILIZER IND MYCCC.)RLIIZAE TO SACKFILL SECTION - SOIL PROFILE § BUILDING FACE -E, = _V4 SECTION - SOIL PROFILE IN ISOLATED PLANTERS ... ..... r_j),SEC710N� GROUNDCOVER PLANTING LAYOUT SECTION: SHRUB PLANTING 'o",3Rrzoon116,Sib T —REIE4FDRCEDRIJBBER TIE IPJ 9611RE EIGHT NAILED TO 'TAKE (TTP.} REDFOmrEO REESER IE IN FIGURE LICH I NAILED TO STAKE (TIP.) 171 7, �C.0 0 STAKE, SET PLUMP NOIFS I SET FI,UME (3) 7 .2 K8 D RAE, NOTE USEO ATED SCREWS TOJCfN BOARD TO I TRIFF 511AF L BE 517CURFrd EALTH 2 S [A ' DaNdPRUNING TO THE TRE P UNLESS COMMERCIAL TIRS5PACEFC IFSDEGREES 2 ANN FOR THERMAL EXPANSION 31 E PFCrED B) AND UNDER THE 5E)PFOASION OF APART TREE ANSI STAKES 5MAL T FIAND LEAVIFIG GAPS IN THE SLIP JOINTS OR AA THE fANR,7)CAPB ARCHITECT. PUPMR, HE END OFA RUIN. 3 DO NOLSO TO, THROUGH SUP JOINJIM I TRADER BOARD TO BL EITHER PRESSURE . .... SEI PLANTS THAT THE 7UNK FLARE IS VINIBILE TFLE A7FTEORC�EDEARUNIESS METAL AT I HEIOP OF THE ROOT BALL ANDIHE ROO" PALL IS FLUSH TO ADJACENT GRADE, CC HOT II BADE R SYS Ooh C B E IN G ENS TAILED PLACE SOP OVER THE ROOF' BALL, LE 3DEPTH OF MULCH IN ALI. AREA& TAPER FROM MEXICAN BLACK PEBBLES BERM TO A 2'l-LEAR ZOrI. q.' THE TRUNK .. . ..... ................... I F, 6" CEDAR OR lXe'PT. SIN' TO EDGE OF SEW BOARD (OR METAL HEADER 4 COMPACTED BERMS EDGE OF PLANTIR,G 5 Y5TENN ---1--- 1101 E BARK MULCH 1 . ................ PACKFAILMIXPRIPTILF, SPECIFICATI0N5 III TIC 1 I I Sf OPE ON SIDES OF PITANIBIFIG HOLE FERTII.IRER'tl['MY,-ORFIIBAF.Pl.AC[rAI j ROOT BALL NEER PEANLINO SPECIFICATIONS 7-T 1171111 1 NOTE REMOVE ALLT-INE ROFE AND IRE 12" PLASTIC. STAKE, 1. 3 O,C. FROM THE FOP HALF OF THE ROOT BALL FISC PLATED DECK APPROX 2X SCREWS FOR ATTACHMENT KCRb MALI DIAR•LE:TELR "1 PLACE PIECE PAT L ON IJl,IFXCAVA7Fn OR SECDON - TREE PLANTING TAMPED SOIL SECTION -HEADER BOARD 9 SIDEWALK . .... .... NFdR: N.1 S. c 0 m Q) u -i 0 w ry F-_ V) ckf S�T T P 409 47- oR.Er,ON � REVVSIONS it [DATE DESCRIPTION PROJECT STATUS PLANTING DETAILS L 3.1 PROJECT NO 2020 05.07.2020 TEAM: JCL T. CqM_RIWEO I QILQINGAREAS� INM PE F�f-,9UNWE-BL MOPOSEILLqLARIEAS & PARKING LL— BICYCLE PARKING: 1926,6T BASEMENI 17 712 f ED AREA ALLOCKUONS� LOF RFUD ON S TO EI PARKING I OT AREA sf AREA PARKING, LOUT 135P 3 p L072 22N, 4 14 l':p 1,A FLOOR LU 14,431 7: 943 d 4:3 COMMERCIAL 0 891 Si AREA PROPOSED 9AW f 10 23 4 Q 1 40 S LOT b 6 2 SIP p RESIDENTIAL, pu%) 6 204,�t 15% OF LOT 9459 ��f LOU 4, -S 5,27a Iss COMMON T9 p TOTAL A11F 94R 32 sp yy FACE OF BULINNU 20,09I5,if DIFFERENCE 08 p JNA[ I COATED 2 S @ SEc PON 2nd FLOOR COMMON ARFA BSTl V OSI C RESIDENTIAL 21 224 f 2BI FLOG IMPERVIO,�LS SURF&QIES: TOTAL LOT AREA 63,058 ,f 54 Sp A RE&SENTIAL xu 629 F¢ D 1898 50 TOTAL AREA 79,360 d LOT AREA 63,058 V PERVIOUS AREAS - LANDSCAPE 10,335 Sk �5UEQIVISION PARKING EACE�� NB ',q,., CRUSHED RUCK PAVING EUBLIC SPACE REQUIREMENT T' TOTAL PERVIOUS �E� ON S&IE SURFACE 55 Sp NATURALGRA E TOTAL BUII DING ARFAI IN) ON SITE SURFACE OSP z, APEAREQUIRED Ilu%) C.1 SOLAR SEC I�CN E, PRECIENTAOF PLROK)US 17u% �E PASEMENI 268p NDBASEMENT sp AREA PRO DIED ON LOT 1 0 --f IMPERVIOUS AREAS IE) ON SIR�E '1l �t StIOID 28P I AREA PROVIDED ON LOTS 2-3 11 BE LDING COVER AGE 19998sf SUDDII TOTAL F.S.Sp AREA ON LOTS 4-6 G Si CONCRETE PAVING 1a $74 at I n37 AREA ON COMMON LOT 6 21 1�y- ASPHALT PAVING 19,521 d x, I TO AL PUBLIC & 1.1 PACE" 6,211 d TOTAL. IMPERVIOUS wRP uE Maros 'EXC.1 PERCENTAGE IMPERVIOUS 830% A H. PROPOSED F.A Ft. ALL.00ATIONS: RESMENTIAL DENSITY:11 LOT 5 218E sf BUILDING ME LOT ACREAGE UNITS FACED OF BUILDING LOT 1 25,040 st 3A.7% EEL I 0..782 AG 10 7" LO 2 26 2 g 'Ec, fl— 4000 4 OT 0:1111 AC 13 LOT3 17,276x1 27.4% LLO 1 3 0.150AD 14 p L074 IC2% QT� E a oTt AC 2 IE) PU5 B Lol 4,115,p� PEM LDT5 50 AD 2 TOTAL 75.2" M 1257% COMMON 0 Bl 3 AC TOTAL 1 448 AC 41 F,A — ------ --- TOTAL 10; ARFA 63,05B M Ib" 30 D.UJA0 IN U-� DISTRICT ALL C WED D UL 43 flu AI 'jpfd PLAZA NORTH rQ ry UILDING MSU� ARY L - BUILDING AREA - ICAll V11— V,l 211MMI1" M 1 7 7 l'7 I F V� IT -l' 64'-O 5RCSS AREA 15T FLOOR BALCONIES) 2ND FLOOR FL � DRIP, GOP INCLUDESLANAI) 3,525 If 3799.� 12-2 1EXCULI 10 MAI. 10.547 5f BUILDING HEI(3HT - LOCATION (SVE MAN): ELEVATION POINI A 1698.66' A - POINT B 1697.301 POINT C IWFABI POINT D 189653' T-1 71 j AVE, GRADE I697.25' MAX. BUILDINO'HEIGHT 193725' 'I CONSTRUCTION YPE TYPE VR FUl LY SPRINKLERED OCCUPANCY TYPES: T, 1FT FLOOR AREAS 5 BUSINESS 2.951 f R..2 RESIDENTIAL 675 d SND FLOOR IEXCLUDES BALCONIES) R-2 RESIDENTIAL 3,799,1 3RC FLOOR dINGLUDES LANAI) R-1 RESIDENTIAL 3.'12'2 SI AFFORDABLE UNITS REOURED 2 lI --,T. *FORDABLE UNITS PROVIDED 2 NATURAL GRACE 3 7 7 'A. ' iyk SOLAR.SFCTGN PLAZA NbRTH. ........... T FACE Or BUIL53ING (R SECTION 9..996.50" &.e 1893 1111111- SPACE @ SOLARSECTION FACE OF BUILDING LOSECTICIO D 1696 sq,, ... . . ...... . . SDIAR SECTION SOLAR SECTIONS SITE REVIEW 5 T.202o 1 Ll . . .... .. I Iv -01 J 0 , I 0 "' V! T F, f, 'jpfd ICAll V11— V,l 211MMI1" M 1 7 7 l'7 I F V� IT -l' 64'-O A OVERALL SITE PLAN All SITE REVIEW 57 �070 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 ENLARGED SITE PLAN A2 SEATS FOR LJBLJC TENANT102 1674 SIF ELEV +1898 50' EN my 10 i PUE LINE A.�. PARKING SITE REVIEW 57 �070 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 ENLARGED SITE PLAN A2 SITE REVIEW 5.72020 3;626 SQUARE FEET' j SCALE: 111', 1'1' LE'GE'ND GENERAL OFFICE I RETAIL. GENERAL OFFICE I RETAIL 1111111 111 IAL µ;E6'IDEfNT'IAL'OIRGIPLAI'IDN FLAN - LEVEL 1 SITE REVIEW 57.2o2c 3.790 SQUARE FEET PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 EG Nd ..... .. . .... GENERAL OFFGE ! RE FAXL . ... ....... . SO AIE: 111" = 9'R" immil m PLAN - LEVEL 2 A4 SITE REVIEW 57 2020 3 422 SQUARE FEET PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 LESENIJ GENERA.. OFFICE mE,rAU CENERAL OFFICE I RETAIL FS111-fl.L 111�511111TI4I, G IRCULAT1,111 SCALE: 14" � 14' 2'11 MI ll' -U" 8',O^ 16 Ia" PLAN - LEVEL 3 A5 C D 2j 2.a 3 SITE REVIEW 5 7 702D PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 1,17) Ii KEYNOTES - ROOF PLAN 1 P C MEMBf�ANE 100PING CRICKET 8 YLIIE 4 ELEW�'Ok PENTHOUSE PARAPET AINNING BFILOIN T VA[ CORY BELOW a ROOF SCUPPER Th ROUGH PAPAPET 9 DOWNSPOUT ID HVAC CONDENSINC UNIT II ROOF PLAN A6 / q �j "t i 1l'3 YL (1.4 7', � KEYNOTES - EXTERIOR ELEVATIONS - r I I BISON. VENEEFR. 7 CEMENTPLASFERS UCCO 3 GRLU NDFAGECMU VENEER 4 ALUMINUM CLAD WOOD WYNDDW 5 ALUMINUM STCREPRONTEN FRY B SHELF` ' METAL. COPING T INSULF1'TEB METAL GARAGE CODR 8 EALCONY WITH SSTFELTuBE GUARD RAIL 9 ELECTRICAL SERVICE CAMNET' iD BRI CIS SOLDIER COURSE LINTEL II FINISH GRACE 12 GAS METERS 3 CANVA'AWNING -COLOR I`. R.U. 14 OPEN SITE REVIEW 99:7.2020 PLAZA NORTH TH ® FIRST PLACE SUBDIVISION PHASE DI' OF P'ARA'PET , 93933') 41'-4" ._ AX.. R.00F HEIQ.FIT. X337.25') 3k1'-9 . _T_.G.PLATE 1..11932.1x'} E LEVEL3 (1922..$3') 24%4` ... LEVEL 2 (191 b �q') 13 q ........ , LIEVF;E 1.1 LCUEL 9 (98985g) .._ LEVEL q _?o FIRST STREET ELEVATION D PROPENTY LINE AVE.GRADF ELEVk I IION (1897.25') c SITE REVIEW 512�20 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 13') KEYNOTES -EXTERIOR ELEVATIONS - (j) I 11RICK V "NEER 2 CEMENT PLAS IER STUCCO 3GROUND FACE CMU VENEER 4 ALUM�NUIM CIAO WOOD WINDOW 5 ALUMINUM CTDkEFRDNT ENTRY 6 SWEET METAL CURING 7 INSIJ[-ATED METAL GARAGE DOOR 8 RAI,EONY WITLI STEEL I LIGE GUARD RAIL 9 ELECTRICAL SERVICE CABINE r � G BRICK SOLDIER COURSE LIN I EL I FINISH GRAD 12 GAS METERS 3 CANVAS AWNING . COLOR"131L 4 0 FEN JQP OF 1ARAPET (1939.83') 41-4' MAX. ROOF HEIGHT (1937.25') 38--9" 7.0.11ELATE (1932.17) 33'-8` ..... . ..... mL (1922.83) 24�4' " F LE VEL 2 IM lav v LEV.ELIAA LEVEL. SOUTH ELEVATION A8 ......... . — — . . . ..... fi "T . .. ..... . . ..... . .... ........... . . . . . .. ................._.LEVEL . ... . .... (1922,83') 24P-4" Ivy PR()PFFTY LINE PROPERTY GINE LFVEL2 SITE REVIEW PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 LEVEL 1.1 A , LEVEL I LEVELS -2'0" WEST ELEVATION A9 KEYNOTES - EXTERIOR ELEVATIONS, 3 (3.7", 4 1 BRICKVENEER 2 CEmaN FPL 8TIER &rUCCC 3 GROUND FACE CMU VENEER 4 ALUMINUM CI -AD WOOD WINOI 5 AL UMINUM8POREFRONTIFINTRY 6 smEET ME'GAL COMING 7 INSULATED METAL GARAGE EDGE 8 A LOONY WI C-1 STEEL EEL TUBE BURRO RAIL 9 ELEC fRICAI. SERVICE CABINET 10 BRICK SOLDIER COURSE I INTEL. 11 TPOSH GRACE 2 GASME ERS 13 CANVAS AWNING -COLOR T B.L. A OPEN JOP QF jARAPET �1939,83) �V-4` MAX, ROOF HEIGHT — — -------- (193 38,_" T 0 PLATE ......... . — — . . . ..... fi "T . .. ..... . . ..... . .... ........... . . . . . .. ................._.LEVEL . ... . .... (1922,83') 24P-4" Ivy PR()PFFTY LINE PROPERTY GINE LFVEL2 SITE REVIEW PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 LEVEL 1.1 A , LEVEL I LEVELS -2'0" WEST ELEVATION A9 AVE. GRAI ELEVATIO j1897.26) .................... SITE REVIEW 5.7.222 A,i g 1 C DJ 1 KEYNOTES -EXTERIOR ELEVATIONS `0 1E:RIOKVENEER 2'. GEkJI.ENTP'.AETE STUCOG 3 GROUND BAOE.CMu V'ENFER 4 ALUMINUMGLFDWJOCDWINOOW 5. ALUMINUMS"I'OHEFRON"f ENTRY 8. SHE ET METAL COPING 7 INSUITA`f EU METAL GARAGO D00R 8 IBALGCHY WI14 S I EEI TUBE,' GUARD FRAIL. ® IEL£C.TRBCAL SERVI CIE CABINET LD SROK SOLDIER COURSE LIN TEL 11 FINISH GRADE 12 GAS METERS iS CANVASAANING-COLORTB.U,. 14 OPEN }E PAfPA.PET IV S3,j 41,4„ ROOF 'HEIGHT 25 j 38,_g, T.O.PLATE A . 32.9) 33• ��.... LEVEL 3 22.$3] 28-4' ..... LEVEl.2...... 11.50') 99'-w LEVEL 1 90.50�j a 0" LEVELD _4 jr FORTH ELEVATION SITE REVIEW 5.72020 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 SOUTH -EAST VIEW Al SITE REVIEW 512020 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 NORTH - EAST VIEW Al2 MUMMMAM" ��LAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 SOUTH - WEST VIEVV A13 SITE REVIEW S. 72,02 0 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 NORTH - WEST VIEW Al4ij A B) (A.3' SHEET BET'AL-I ALUMINUM GLA WOOD DOUBLE HUNG AUND Vv S71Cco TRIM S'fUGCO EINISA ALUMINUM CL WOOD DOUBLE HUNG WINQOA 8TUC00 TRIM. RUSINESS SIGF OMU SOLDIER COURSE I IN7E STORFFRONT ENTM'.W COORS WITH TRANSOP SONG NM SEES A (CMu}VENEER TYPICAL WALL SECTION _ _.._. w `ARTIAL ELEVATvI.00 SITE REVIEW E.x �azN PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 a 1A1 .. TOP OF PARAPET SHEET MErAI cclRuaG ". - .- , / / (1939.63) 41 4" , CANVAS AWNING RHICNSOIOIER COQNSF LINTSL,.- ALUMINUM CLAIJ -------------. -_ -- WOOD DOOR[ E - HUNG W INDM% APARTMENT BRICK SILL BRIc'K VE�NFFR LEVEL 3 AiI. 741" I NVA UR ,ARING B 'AIUK'SOLDIER ..._._.._ _ � COURSE LINTEL ALUMINUM CD%D ......... ------- WOOD DOUBLE - HUNG WINCOW APARTMENT ERICK SILL r/ LEVEL2 cDU),VE�n�AsoNRvUNIT -- �'/ CMU VENEER ......_ ....._a / 1 VA i r��jV I lE CDB SOLU'ER COURSE LINTEL �. TENANT SPACE ALUMINUM CI -AE WOOD WINDOW CMI.ISILL — p � I LEVEL 1 ... ... — - E Aja" TYPICAL WALL SECTION WALL ,SECTION & ELEVATION GO .,�IAI PET Hrlou snY`FTk' r. y,P, . 1 �P E) in �" �' �v - � •. MRI I 1 GRAIN "F CARpagS �� m�f !cPlsawrnaY � 1y ', -I°6621swx y � _� E C �a IN•/' • �VM1° f - I 5 gV GE' 3 - :'- r " /I E HYRR4,4T (PIS Wv TOG' - t+ IGN fTYPI (EI0.5PKA[T f ERVIe Iy1 1 1 jI TCH Ln 1 (P) SECON6ARY I1�, 135121 F! ` E GIUftH 8 GETTER l,U \"✓A' I �/��+ f- /F EEQ i{Il 1 elx SDP N y1�1 r' bllblNc f-\� - - x rRULT I / cd cR aas PI WAl ER1 HT1 1 ��' � r4 [[[ G• � la � - � '�A� t �Rv N rtC�rF�1 �' .I I -I9a osl Tae 1 f�Fs961 EL{ '� es so swRl 1Cf) ��. 1 — 510EWFLK se �.�-I'.':- J-.fP7F'RE tiY 'Is9,9219! 1�1y 1 { }PRIMARY .V`5�� .o..��`' r2�-_^t: r-�� { •, - �'J -. � � S a Pnc L y \ I r f_ .1 a r i c i r Yr _ ~ \ � �' � reu, "f r- �.:✓ erFxazir 11 :!� 1 111 � ``v _' � . �. I.. N 1. .✓ i'" � C.,..�' _. �.�' / �4:,,,.rr '. 1 `' - 11 1 —7943- I �" � L1TH1A WAY SITE REVIEW 4.18,2020 20 10 D 20 SCALE: 1" — 20' 40 STDRMWATER NOTES' 1- STORMI FROM NEW BUILDING SITE WILL BE DETAINED AND TREATED IN EXISTING STORMWATER FACILITY THAT WAS DESIGNED WITH CAPACITY FOR COMPLETE PROJECT SITE 2. ROOF GRAINS FROM NEW BUILDING WILL BE PIPED INTO THE EXISTING STORM GRAIN PIPING BEFORE IT ENTERS STORMWATER DETENTION FACILITY. UTILITY NOTES: 1- DOMESTIC WATHR SERVICE FOR THE NEW BUILDING WILL BE PROVIDED BY AN EXUSTING PUBLIC WATER MAIN RUNNING AL" NG N. IST STREET. THE METER SIZE FOR THE NEW BUILDINGS WILL BE DETERMINED DURING FINAL DESIGN OF THE PROJECT. 2. FIRE SERVICE FOR SPRINKLERS WILL BE PIPED FROM EXISTING VAULT ON ADJACENT PROJECT SOUTH OF NEW BUILDING. 3. SANITARY SEWER SERVICE FOR THE NEW BUILDING Wi.L TAP INTO THE EXISTING SANJTARY SEWER MAIN ALONG THE NORTH SIDE OF THE PROPERTY. 4. ELECTRIC SERVICE WILL COME FROM EXISTING TRANSFORMER LOCATED IN THE LANDSCAPE AREA WEST OF NEW BU3LDING. AN UNDERGROUND SERVICE WILL BE RUN TO BUILDING. 5. THERE ARE EXISTING TELEPHONE AND CATV UTILITIES RUNNING OVERHEAD ALONG THE FRONTAGE OF THE LL PROPERTY, CONNECTIONS TO THESE UTILITIES WIBE COORDINATED V11TH THE INDIVIDUAL SERVICE PROVIDER DURING THE FINAL PROJECT DESIGN PHASE. LEGEND OF AB8REVIATION5 EXISTENG FEATURE (P} PROPOSED FEATURE {96,06} E1(IGTING GRADE FL FLOW LINE TOG TOP OF GRATE MN Project Nwn6er: P215062 SWK SIDEWALK P: 541-772-7135 F: 541-779-0079 TO ELEVATIONS TO MA ,j[ ��55'�]]77 SS A �EFO GET ACTUAL ELEVATION GET ACTUAL ,,[[]]`` C Box 090 a w A1edlord, OR, 975P1 PLAZA NORTH - FIRST PLACE SUBDIVISION PHASE 3 CONCEPTUAL GRADING C 1 & DRAINAGE PLAN TREE PROTECTION AND REMOVAL NOTES 1. PRIOR TO DELIVERING EXCAVATION EQUIPMENT OR COMMENCING ANY CONSTRUCTION ACTIVITIES ON THE SITE, THE GENERAL CONTRACTOR SHALL CONTACT THE LANDSCAPE ARCHITECT FOR A PRE -CONSTRUCTION MEETING WITH THE I ANDSCAPE ARCHITECT AND EXCAVATION SUPERVISOR PRIOR TO COMMENCING ANY WORK ON THE SITE. THE LANDSCAPE ARCHITECT SHALL BE NOTIFIED BY THE CONTRACTOR 48 HRS_ IN ADVANCE FOR ALL SITE VISITS REQUESTED. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FROM THE OWNER'S REPRESENTATIVE THAT CONSTRUCTION MAY BEGIN AFTER ALL OFTHE DESCRIBED FENCING IS IN PLACE- FENCING SHALL REMAIN IN PLACE UNTIL 1HE PROJECT IS COMPLETED. 2. FENCES MUST BE ERECTED TO PROTECT TREES TO BE PRESERVED AS SHOWN IN DIAGRAM. FENCING SHALE BE 6' TALL TEMPORARY CHAIN LINK PANELS INSTALLED WITH METAL CONNEGTIONS TO ALL PANELS AREA INTEGRATED. THESE FENCES SHALL BE INSTALLED SO THAT IT DOES NOT ALLOW PASSAGE OF PEDESTRIANS AND/ OR VEHICLES THROUGH IT. FENCES DEFINE A SPECIFIC PROTECTION ZONE FOR EACH TREE OR GROUP OF TREES. FENCES ARE TO REMAIN UNTIL ALL SITE WORK HAS BEEN COMPLETED. FENCES MAY NOT BE RELOCATED OR REMOVED WITHOUT THE PERMISSION OF THE LANDSCAPE ARCHITECT_ 3. CONSTRUCTION TRAILERS, TRAFFIC AND STORAGE AREAS MUST REMAIN OUTSIDE FENCED TREE PROTECTION ZONES AT ALLTIMES. SEE DETAIL PI'TREE PRESERVATION FENCING" FOR ADDITIONAL REGUIREMENTS. 4, ALL PROPOSED UNDERGROUND UTILITIES AND DRA€N OR IRRIGATION LINES SHALL BE ROUTED OUTSIDE THE TREE PROTECTION ZONE_ IF ONES MUST TRANSVERSE THE PROTECTION AREA, THEY SHALL BE TUNNELED OR BORED UNDER THE TREE�ROOTS. NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY IFANY PROJECT PLANS CONFLICT WITH THIS REQUIREMENT. 5. NO MATERIALS, EQUIPMENT, SPOIL. OR WASTE OR WASHOUT WATER MAY BE DEPOSITED, STORED. OR PARKED WITHIN THE TREE F ROTECT€ON ZONE (FENCED AREAj. 6- NOT€FY THE LANDSCAPE ARCHITECT IF TREE PRUNING IS REQUIRED FOR CONSTRUCTION CLEARANCE. 7. IF INJURY SHOULD OCCUR TO ANY TREE DURING CONSTRUCT€ON, NOTIFY THE LANDSCAPE ARCHT7FCT 1MMEDIAIELY, ALL DAMAGE CAUSED BY CONSTRUCTION TO EXISTING TREES SHALL BE COMPENSATED FOR BY THE OFFENDING PARTY. BEFORE THE PROJECT WILL BE CONSIDERED COMPLETE. e. WATERING SCHEDULE: WATERING PROTECTED TREES SHALL FOLLOW THESE STANDARDS. HOWEVER PERIOD$ OF EXTREME HEAT, WIND, RAW FALL CR DROUGHT MAY REQUIRE MORE OR LESS WATER THAN RECOMMENDED IN THESE N07ES. A. MOST SP ECMS: 1 TiME PER MONTH DURING IRRIGATION SEASON IUS DALLY MARCH THROUGH SEPTEMBER; B_ QUERCUS/OAK: DEEP WATER IN MAY AND SEPTEMBER. DO NOT WATER DURING OTHER MONTHS. FOR OAKS ALREADY IN THE VICINITY OF IRRIGATED CONDITION$, AUTOMATIC SPRINKLERS OR REGULAR WATERING SHALL NOT HE ALLOWED TO SPRAY ON OR WITHIN 3 FEET OF THE TRUNK. THE WATER SHALL NOT BE ALLOWED TO POOL OR DRAIN TOWARDS THE TRUNK. C- WATERING METHOD: HAND WATERING SYSTEMS. RECOMMENDED FOR TREES THAT ARE PART OFA DEVELOPMENT PROJECT THAT MUST BE WATERED TO INSURE TREE SURVIVAL DURING THE COURSE OF CONSTRUOON UNTIL AUTOMATIC IRRIGATION IS INSTALLED. 9, EROSION CONTROL DEVICES SUCH AS SILT FENCING, DEBRIS BASINS, AND WATER DIVERSION STRUCTURES SHALL BE INSTALLED ON THE UPHILL SIDE OF THE TREE PROTECTION ZONE TO PREVENT SILTATION AND/ OR EROSION WITHIN THE TREE PROTECTION ZONE. 12, BEFORE GRADING, PAD PREPARATION. OR EXCAVATION FOR THE FOUNDATIONS, FOOTINGS, WALLS, OR TRENCHING, ANY TREES WITHIN THE SPECIFIC CONSTRUCTION ZONE SHALL BE ROOT PRUNED 1 FOOT OUTSIDE THE TREEPROTECTION ZONE BY CUTTING ALL ROOTS CLEANLY AT A 90 DEGREE ANGLE TO A DEPTH OF 24 INCHES. ROOI IS SHALL BE CUT BY MANUALLY DIGGNG A TRENCH AND CUTTING EXPOSFD ROOTS WITH A SAW, VIBRATING KNIFE. ROCK SAW, NARROW 1RENCHER WTH SHARP BLADES. OR OTHER APPROVED ROOT,PRUN€NG EQUIPMENT. 13, A14Y ROOTS DAMAGED DURING GRADING OR CONSTRUCTION SHALL BF. EXPOSED TO SOUND TISSUEAND CUT CLEANLY AT A 9G DEGREE ANGLE TO THE ROOT WITH A SAW. PLACE DAMP SOIL AROUND ALL CUT ROOTS TO A DEPTH EQUA0'41, THE EXISTING FINISH GRADE WIN -UN 4 HOURS OF CUTS BEING MADE, 14, IF TEMPORARY HAUL OR ACCESS ROADS MUST PASS OYER THE ROOT AREA OF TREES TO BE RETAINED, A ROAD BED DF6-8INCHES OF WOOD MULCH OR GRAVELSHALL BE CREATED TO PROTECT THE SOIL. THE ROAD BTO MATERIAL SHALL BE REPLENISHED AS NECESSARY 10 MAINTAIN A MIN. 6 INCH DEPTH. 15. SPOIL FROM TRENC>5. HES, BASEMENOR OTHER EXCAVATIONS SHALL NOT BE PLACED WITHIN THE TREE PROTECTION ZONE, EITHER TEMPORARILY OR PERMANENTLY. 16. ND BURN PILES OR DEBRIS PILES SHALL BE PLACED WITH:`I THE TREE PROTECTION ZONE. NO ASHES. DEBRIS, OR GARBAGE MAY BE DUMPED OR BURIED WITHIN THE TREE PROTECTION ZONE. 17, MAINTAIN FIRE-SAFEARFAS AROUND FENCED AREA, ALSO. NO HEAT SOURCES. FLAMES. IGNITION SOURCES. OR SMOKING IS ALLOWED NEAR MULCH OR TREES. 18, DG NOT RAISE THE SOIL LEVEL WITHIN THE DRIP LINES TO ACHIEVE POSITIVE DRAINAGE. EXCEPT TO MATCH GRADES WITH SIDEWALKS AND CURBS, AND IN THOSE AREAS. FEATHER THE ADDED TOPSOIL BACK TO EXISTING GRADE AT APPROXIMATELY 3:1 SLOPE. T9. REMOVE THE ROOT WAD FOR EACH TREE 7HAT IS INDICATED ON THE PLAN AS BEING REMOVED - 20. EXCEPTIONS 10 THE TREE PROTECTION SPECIHCAT€ONS MAY ONLY BE GRANTED IN EXTRAORDINARY CIRCUMSTANCES WITH WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO ANY WORK COMMENCING. 21. AS A PROTECTIVE MEASURE TO COMPENSATE FOR CONSTRUCTION IMPACTS. TWO TO SIX WEEKS PRIOR TO C ON5IRUCTION, ALL RETAINED TREES SHOWN ON THIS PLAN SHALL RECEV E AN APPLICATION OF MYCOAPPLY ALL PURPOSE SOLUBLE PER MANUFACTURER'S INSTRUCTIONS. THIS MYCORRH:IAE PRODUCT IS A SPEMLLY FORMULATED NATURAL ROOT BIOSIIMULANI WHICH ENHANCES THE ABSORPTIVE SURFACE AREA OF THE TREES' RO DTSYSTEMS. THIS PROMOTES AND IMPROVES NUTRIENT AND WATER UPTAKE CAPABILITIES OF THE REMAINING ROOT STRUCTURE. DISTRIBUTE MYCOAPPLY EVENLY WITHIN THEACPVE ROCTZDNE OF RETAINED TREES. APPLY 30 GALS_ OF SOLUTION PER TREE 6" DBH AND GREATER. A MINIMUM OF 4" BELOW SOIL SURFACE IN QUANTITIES OF 112 GALLO N A AT EACH POINT OF APPLICATION, LOCATE THE CTIVE ROOT ZONES WITH LANDSCAPE ARCHITECT PRESFNT_ MYCOAPPLY IS AVAILABLE FROM MYCORRHIZAL APPLICATION. INC., PHONE (541} 476-7985. TREE PROTECTION PLAN LEGEND / 1 TRF£ PROTECTION4':,_ PRIFLINE OF TREE TO TFZ FENCING 1 ZONE ITPZ) REMAIN 6 SCALE: 1-10' 9' 777%—NI o' 5 10' 20 30' w9l TERRACN NCE t:11 and. 04 a a o URE 5eI 5 i2AAAINARCIE.RCH.COM I c u Q I -L- I i Z O m w U Q I— LJ_ � I O V1 Lu Q ' LLI Q Z N F— Cl u Q ST4. #40 r Y C. L— At OREGON C�Pg Ag� REVISIONS #_, DATE.. DESCRIPTION PROJECT STATUS .................................................................... TREE PRESERVATION L 1.0 PRQJECT NO. 2020 05,07,2020__ TEAM: JCL APPROXIMATE LOCATED OF EXISTING CONTROLLER a 13. ALL SPRINKLER HEADS ALONG 51DF_WALKS SHALL BE TWO INCHES FROM EXIS 762 1 SYS' EXISTING 11 _ V. NDIILE --- EXISTING CMU WALL STORMWATER FACILITY 762 41}[. FULL _- \ 7/ II 1 0.11,9.21.0.64 ` m'� 2.0 1 V 10 0.135. D.2Z.054 DRIP Y FULL V' MP ROTATOR 1000 l4 EI 'Ll FIT m F4 END CENTER ;;.uwTR PR540 _ V `_ • -_STRIP OC.I ISTI ZONE THE DRAM SHOULD BEA BRASS MANUAL ANGLE VALVE WIfH'T' RI 5 HUNTER RIw518-25. CV- 4 025 19. COORDINATE WIRE AND CONDUIT LOCATIONS BETWEEN ELECTRIC APPROXIMATE LOCATED OF EXISTING CONTROLLER a DRIVEWAY a PROPOSED SIGNAGE BY OTHERS. IRRIGATION PLAN LEGEND SYMBOL DESCRIPTION �\ HU NEER ICV-I91G {$PRAY) V HUNFERPC21D3 (DRIPI ------- MAIN LINE: SCH 40 PVC( EXISTING I 17T'. VERIFY IN FIELD] --- i4 ERAL LINES SHAD,€BESCH 401 PVC (UNLESS OTHH2WISE NOTEDI I RR3GA710N SPRAY HEAD KEY 13. ALL SPRINKLER HEADS ALONG 51DF_WALKS SHALL BE TWO INCHES FROM EXIS 762 2, MAINTAIN AT JOB SETE ONE jlj COPY OF DRAWINGS,SPEC :FICAIEONS, SYS' DESCRIPTION SPRAY NDIILE --- RAD_7 1 762 41}[. FULL _- HUNTER PR53U MP,ROTA OF ]000 SPRAY 0.11,9.21.0.64 ` m'� 2.0 MP.ROTA'OR 1000 10 0.135. D.2Z.054 DRIP Y FULL V' MP ROTATOR 1000 l4 019. U.35. 075 m F4 END CENTER ;;.uwTR PR540 _ MP RCATOR STRIP -_STRIP D19, D38 ZONE THE DRAM SHOULD BEA BRASS MANUAL ANGLE VALVE WIfH'T' RI 5 HUNTER RIw518-25. CV- DRIVEWAY a PROPOSED SIGNAGE BY OTHERS. IRRIGATION PLAN LEGEND SYMBOL DESCRIPTION �\ HU NEER ICV-I91G {$PRAY) V HUNFERPC21D3 (DRIPI ------- MAIN LINE: SCH 40 PVC( EXISTING I 17T'. VERIFY IN FIELD] --- i4 ERAL LINES SHAD,€BESCH 401 PVC (UNLESS OTHH2WISE NOTEDI I RR3GA710N SPRAY HEAD KEY 13. ALL SPRINKLER HEADS ALONG 51DF_WALKS SHALL BE TWO INCHES FROM EXIS SIDEWALKS. 2, MAINTAIN AT JOB SETE ONE jlj COPY OF DRAWINGS,SPEC :FICAIEONS, SYS' DESCRIPTION MODEL[•)[^) NDIILE --- RAD_7 1 . \ A • _-_ 41}[. FULL _- HUNTER PR53U MP,ROTA OF ]000 r 0.11,9.21.0.64 ` m'� � V MP.ROTA'OR 1000 10 0.135. D.2Z.054 Ll (7 ■ Y FULL V' MP ROTATOR 1000 l4 019. U.35. 075 m F4 DRIVEWAY a PROPOSED SIGNAGE BY OTHERS. IRRIGATION PLAN LEGEND SYMBOL DESCRIPTION �\ HU NEER ICV-I91G {$PRAY) V HUNFERPC21D3 (DRIPI ------- MAIN LINE: SCH 40 PVC( EXISTING I 17T'. VERIFY IN FIELD] --- i4 ERAL LINES SHAD,€BESCH 401 PVC (UNLESS OTHH2WISE NOTEDI I RR3GA710N SPRAY HEAD KEY 13. ALL SPRINKLER HEADS ALONG 51DF_WALKS SHALL BE TWO INCHES FROM REIATED ITEMS PRIOR TO BEGINNING LANDSCAPEINSTALLATION SIDEWALKS. 2, MAINTAIN AT JOB SETE ONE jlj COPY OF DRAWINGS,SPEC :FICAIEONS, S7AAADL DESCRIPTION MODEL[•)[^) NDIILE --- RAD_7 ROW RATE(GPM) . \ A • _-_ 41}[. FULL _- HUNTER PR53U MP,ROTA OF ]000 ....8 0.11,9.21.0.64 Y.Y '/..FULL HUNTER PR530 MP.ROTA'OR 1000 10 0.135. D.2Z.054 Ll (7 ■ Y FULL HJNTER PR540 MP ROTATOR 1000 l4 019. U.35. 075 m F4 END CENTER ;;.uwTR PR540 _ MP RCATOR STRIP -_STRIP D19, D38 ZONE THE DRAM SHOULD BEA BRASS MANUAL ANGLE VALVE WIfH'T' RI 5 HUNTER RIw518-25. CV- WITH THE LATEST RULES OF THE NATIONAL ELECTRICATCOOE AND THE 025 1, THECITY OF ASHLAND TO REVIEW AND APPROVE ALL LANDSCAPE 13. ALL SPRINKLER HEADS ALONG 51DF_WALKS SHALL BE TWO INCHES FROM REIATED ITEMS PRIOR TO BEGINNING LANDSCAPEINSTALLATION SIDEWALKS. 2, MAINTAIN AT JOB SETE ONE jlj COPY OF DRAWINGS,SPEC :FICAIEONS, 14, PIPECEPTH-LATERAL LINES- 12 INCH MINIMUM; MAINLINE -IS NCH ADDENDA, AND APPROVED SHOP CRAMNGS CHANGE ORCERS.AND MINIMUM. OTHER PROJECT DOCUMENTS. 15, BOTTOM OF TRENCHES AND BAC:KRLL MATERIAL SHALL BE FREE OF 3. RECORD ACTUAL LOCATION OF ALL CONCEALED COMPONENTS. O 07"ER HARP OBJECTS_ SNAKE NPE FROM SIDE ROCKS CLODS. ANP _ S PIPING SYSTEM. CONDUIT AND SLEEVE LOCATIONS. KEEP IH15 TO SIDE AT FRENCH BOTTOM IO ALLOW EXPANSION_ DOCUMENT CURRENT. DO NOT PERMANENTLY CONCEAL, ANY WORK UNTIL REQUIRED INFORMATION HAS BEEN RECORDED, FURNISH TWO 121 16. DO NOT INSTALL HEADS UNTIL LINES HAVE BEEN THOROUGHLY FLUSHED COPIES OF RECORD DRAWINGS -0 THE OWNER. REDUCE ONE COPY AND PRESSURE TESTED, OFRECORDD,2AW NGTOPTINSIDECONTROLLERLID. LAMINATE REDUCED COPY. 17. SHUT OFF VALVES ARE REQUIRED AT EACH POINT OF CONNECTION. VALVE 90X. AND AT EVERY LOCATION WHERE THE MAINLINE PASSES 4. ALL WORK SHALL BE ENSIALLED BY COMPETENT WOR]:MEN UNDER 20 FEET OF PAVEMENT, EXPERIENCED IN TRADE IN A NEAT AND ORDERLY MANNER ACCEPTABLE TO THE OWNER'S REPRESENTATIVE. 18. AMA UAL GRAIN MUST BE INSTALLED ATTER Law SPOT OF EACH ZONE THE DRAM SHOULD BEA BRASS MANUAL ANGLE VALVE WIfH'T' 5. CONFORM TOALLPERTINENTCODESANDREGULA.T]ONS_COMPLY SEEM. DRAINS LOCATED ON LATERAL LINES SHALL BET SIZE WITH THE LATEST RULES OF THE NATIONAL ELECTRICATCOOE AND THE AMERICAN MAETFR PLUMBERS CODE. 19. COORDINATE WIRE AND CONDUIT LOCATIONS BETWEEN ELECTRIC CONTROL VALVES AND THE ELECTRIC CONTROLLER. 6. VERIFY THAT HELD CONDITIONS ARE AS INDIOA*ED ON DRAWINGS_ NOTIFY THE OWNER'S REPRESENTATIVE IF DISCREPENCIES ARE 20. UPON COMPLETION OF ALL SYSTEMS, THE CONTRACTOR SHALL OBSERVED, PERFORM A COVERAGE TEST TO DETERMINE THAT WATER IS BEING PLIED ORRECTLY AND ADEQUATELY TO ALL PLANTINGS. CHANGE AP C 7. NOTIFY CWNER'5 REPRESENTATIVE 48 HOURS IN ADVANCE OF ALL SEE ANY HEADS, NOZZLES. OR ORIFICES AS MAY BE REQUIRED TO PROVIDE OBSERVATION VISITS REQUIRED BY THE OWNER'S REPRESENTATIVE, THE COVERAGE AS INDICATED ON THE DRAWINGS. PROMPTLY ADJUST CONTRACTOR SHALL BE FRESEN! AT EACH SITE OBSERVATION VISIT. HEADS TO KEEP WATER OFF BUILDINGS ANU5TRUI WITH MIMMAL REGUIRE0 VISITS INCLUDE.', PRESSURE TESL AFTER MAINLINE LAID, AFTER SPRAY ON PAVED SURFACES. NON -PRESSURIZED EINES PRIOR TO BACKFLL. AND FINAL OPERA`ION OF ALL'.RRIGATION STATIONS INCLUDING TREADLE) HEAD COVERAGE. 21. ALL SPRAY HEADS ADJACENTTO HARDSCAPE TO BE ON E'PO?-UPS. ALL OTHER SPRAY HEADS TO HE ON 12" POP-UP5. B, IRROA110N PIPE, HEADS. VALVES, BACKFLOW DEVICE AS NOTED ON LEGEND_ SiEEV]NG� 22. CONTRACTOR SHALL VERIFY SLEEVING LOCATIONS AND CCORDNA?E 9, VER'7FY LOCATION OF EXISTING UTILITIES PRIOR TO BEGBJNiNG WORK. W] NTHECWNER'SREPRESENTA?IVF SLEEVES ARE TO BE PROVIDED BY GENERAL CONTRACTOR_ 10. PIPING LAYOUT IS DIAGRAMMATIC ONLY. .RCUTE PIPING IN PLANTERS 23. COOROINATETEE INSTALLATION OF ELECTRICAL SERVICE AND AND AVOID UTP_ISIES AND STRUCTURE. LAYOUT SHALL FOLLOW AS CONDUIT TO THE LOCATION OF THE PROPOSED IRRIGATION CLOSELYASPRACICAL THE SCHEMATI C DESIGN ON THE DRAWING5. CONTROLLER. MAKE NO SUS"FANIIAL CHANGES WlTHCUT PRIOR APPROVAL FROM THE OWNER'S REPRESENTATIVE_ 11. ALL LATERAL PIPE SHALL BE I"IN SIZE UNLESS OTHERWISE INDICATED ON THE PLAN. 12. COORDINATE ALL IRRIGATION EQUIPMENT LOCATIONS WITH OTHER CONTRACTORS_ NOTIFY THE OWNERS REPRESENTATIvEIFCONFUCIS ARE ENCCENTERED SCALE. I"= 10'19' 20' 30' TERRAIN LA]EOSR nRC HIIEIN 174 V dd Lane Elo d. 0IT P 5 15WF77 FRIT NARC co, I m I Lu IL Z' 0 m T) uJ U'. Q J � I LL Q I F O Lu O Z F Q (n fV i- [:� LET C =a 4� r FES C. Lova iA OREWN REVISIONS EP DATE DESCRIPTION ....... ........................................ _. PROJECT STATUS ................................................................ LANDSCAPE IRRIGATION L 2.0 PROJECT NO. 2620 05,07,2029. _ TEAM: JCL —EXISTING 1.5"MAINL€NE FROM M ER EXISTING \ NEW MAIN \ EXISPNG BY IRRIGAIEON INSTALLER EXISTING WATER MELEE-IRRIGATfON ONLYVERIFY ON CIVIL PLANS. PDINT OF CONNECTION TO EXIS7NG SYSTEM 0 ExSTING PRESSURE REGULATOR VALVE E%ISTINGI.S'DDUBLECHECKVALVE I.5•• IS D LATIO N BALL VALVE I S"IRPIGATICN P.O.C. STUB INTO LANDSCAPING BY OTHERS r NOTES. ---- ' _.. INSTALL II ] CNE VALVEAER BOX. '- 2 2. PLA ITH STATION NUMBER ON VALVES. G HARDSCAPE SURFACE S. SETBDx Es PARALLEL VALVE BOXES PARA LEL VALVE AN ANC LEVEL TO EACH OTHER (WHEN B. FEASIBLE] B PERPENDICUTAY TO HARLSCAPE EDGES, f 4. SFTOPOFVAI,VEFIUSH. n MIN. CLEAN BACK€ILLAS REG'. ` "--- � — � E I -IIT CB LAWN I Cs'SHRUa BEo _ O—�— NON -PRESSURE LATERAL LINE 1 3/4SCH 00 PVC NIPPLE 1 PRESSURESUPPLY LINE n III {JI —PLANTING AREA PERIMETER - INSTALL � \T _ DIRECT BURIAL. LOW ;T'l VOLTAGE CONTROL WIRES i _-[_, i I CO SPRINKLERS Al ' 'L!�I /i PVCSLEEVEOR APPROVED EQUAL 2'�� _�� u1�i NOTES i :7 %.`. I- THE INDICATED MIN. LINE DEPTHS APPLY TO BOTH TRENCH AND SLEEVE APPLICATIONS. 2. COORDINATE INSTALLATION OF PIPING AND WIRES UNDER VEHICULAR PAVEMENT _- � AREAS W ITH OYHER TRADES. �� .__,_. _---- .,1 3, ALLSLEVES TO HEA'SCH uI PVC UK: LESS OTHERWISE APPROVED. L 4. ALL SLEEVES TO RUN IZ'IMIN-] PAST EDGE OF HARDSCAPE. TAPE ENDS OF SLEEVES UPON BLANK DRIP EINE TUBING { iN$TALLATION AND STAKE ENDS IF BACKFILLING OCCURS PRIOR FO IRRIGATION WORK. LOCATE PFRIMFTFR LATERALS A MINIMUM OF 10' FROM PLANTER 1 PLASTIC VALVE BOX WITH T -TOP NON -LATCHING LID, AD]. FINISH GRADE CONTROL WIRE REMCTE CCNTROL VALVE SCH. BU PVC NIPPLE MANUAL. ANGLE VALVE, SAMESIZE AS CONTROL VALVE. LANDSCAPE FABRIC WRAPPED UNDERNEATH AND UP ALL S€DES, ITYP.) BRICK SUPPORT ITYP.) MAIN SUPPLY LINE MAIN LINE FITTING CLEAN GRAVEL s 4" DEPTH t17 1N LAWN AREAS I"IN PLANT AREAS ROUND, PLASTIC VALVE BOX FINISH GRADE ISOLATION BALL VALVE. LINE SIZE (SEE 5PECIFICAUONS) SCIS- 80 PVC MALE ALAP70RS NOTE: INSTALL ISCLAIION BALL VALVE W HEREIIF A NEW MAIN LINE U INSTALLED OFF EXISTING. INSTALL ON NEW LINE. PROVIDE (2) BRICK SUPPORTS AT EA. VALVE EOCARON, 3!4" AGGREGATE BASE 1 IRRIGATION POINT OF CONNECTION SECTION - TRENCHING SLEEVING @PAVING g SECTION - REMOTE CONTROL VALVE 4 SECTION - ISOLATION BALL VALVE W ._ Score N.T.S. Scale: N.T.S. usl�ve a ScaleN.T.S. o -°^"c °c�°""' 5oale: N.T.S. o-lso-nv.rn+� r FIN€SH GRADE @BANK MULCH ---- ' NOTE: ALl SPRAY HFACS FO BE KEPI A ------ DRIP REMOTE CONTROL VALVE ------- pVC OR BLANK DRIP LINE SUPPLY HEADER --- DRIP LINE START CONNECTION MALE ..-..... HUNTER RZWS-18-25 + + r + + +T +++ + F + + i + + + + + 't + " + + + +++ COMBINATION TWO WAY TEE + + +++FF I ++4++ys+ DRIP EINE TITHING PER PLAN ADAPTER I - - VALVE, AND BASKET --- DRIP LINE LATERAL TURING (SPACING AS 6" ROUND VALVE BOX FINISH GRADE GV PLANTING SOIL --:- Z' --- 3/4SCH 00 PVC NIPPLE INDICATED ON IRRIGATION PLAN FINISH GRADE :^¢ BARK MULCH n III {JI —PLANTING AREA PERIMETER - INSTALL � PVC PIPING MULCH rw DRIPLINE B" - 17FROM EDGE OF i I ' ADJACENT HARDSCAPE LINE FLUSHING VALVE i COMPRESSION RING --- PVC OR BLANK DRIPLINE EXHAUST HEADER POP -VP SPRAY HEAD BLANK DRIP EINE TUBING { LOCATE PFRIMFTFR LATERALS A MINIMUM OF 10' FROM PLANTER r p PERIMETER. ----112' FLEXIBLE SWING PIPE: !. ------- FLUSH VALVE PLUMBED TO PVC OR ed I 1 - F BRICK SUPPORTS (MIN. THREE] IW'-suQ Spec otiI \ BLANK DRIPLINE AT END OF SYSTEM r FIN€SH GRADE @BANK MULCH I '''. NOTE: ALl SPRAY HFACS FO BE KEPI A +7I+ + + + ++ ..-..... HUNTER RZWS-18-25 + + r + + +T +++ + F + + i + + + + + 't + " + + + +++ COMBINATION TWO WAY TEE + + +++FF BUBBLER:) WITH RISER. GRATE ++4++ys+ DRIP EINE TITHING PER PLAN i EDGES AND 6" FROM FACE; OF NPT INLET, HCV CHECK - - VALVE, AND BASKET ALL BU:LCINGB. 6" ROUND VALVE BOX FINISH GRADE GV PLANTING SOIL --:- Z' --- 3/4SCH 00 PVC NIPPLE HARDSCAPE SURFACE FINISH GRADE :^¢ BARK MULCH n {JI -..PVC TEE PVC PIPING 5 PLAN DIAGRAM - LANDSCAPE DRIP LINE LAYOUT 6 SECTION - DRIP LINE SOURCE CONNECTION 7 SECTION - DRIP LINE PLUSH VALVE nSECTION POP-UP SPRAY HEAD Scale: N.T,S.� SCale: NTS 3TAITAT EDGE OF POOL JIN RZWS CANISTERS TO BALL ;_R GRATE TERIN PED] Fill, SU88LER (INCLUDED] OOTWATERING YSTEM Wl FACTORY INSTALLED PARALLEL TO INSTALLED HCV I PROPOSED SLOPE-_ ! �� r I CHECK VALVE f -FINISH GRADE BARK MULCH PVC SCM 80 NIPPLE {INCLUDED] 90° ELBOW : � {INfCLL'DED] IRRIGATION PVC J LATERAL LINE .... ----RZWS CANISTER I '''. NOTE: ALl SPRAY HFACS FO BE KEPI A :'. ..-..... HUNTER RZWS-18-25 MIN, OF 2' OFF ALL HARMCAPE BUBBLER:) WITH RISER. GRATE SWING ASSEMBLY. Yi'MALE i EDGES AND 6" FROM FACE; OF NPT INLET, HCV CHECK - - VALVE, AND BASKET ALL BU:LCINGB. 6" ROUND VALVE BOX HARDSCAPE SURFACE FINISH GRADE :^¢ BARK MULCH .- MULCH — ' LINE FLUSHING VALVE i COMPRESSION RING -1 POP -VP SPRAY HEAD BLANK DRIP EINE TUBING Elo — p ----112' FLEXIBLE SWING PIPE: ed I 1 - F BRICK SUPPORTS (MIN. THREE] IW'-suQ Spec otiI \ PEA GRAVEL SUMP [MIN. ONE— CUBIC FOOT] ----- PVC LATERAL 5 PLAN DIAGRAM - LANDSCAPE DRIP LINE LAYOUT 6 SECTION - DRIP LINE SOURCE CONNECTION 7 SECTION - DRIP LINE PLUSH VALVE nSECTION POP-UP SPRAY HEAD Scale: N.T,S.� SCale: NTS 3TAITAT EDGE OF POOL JIN RZWS CANISTERS TO BALL ;_R GRATE TERIN PED] Fill, SU88LER (INCLUDED] OOTWATERING YSTEM Wl FACTORY INSTALLED PARALLEL TO INSTALLED HCV I PROPOSED SLOPE-_ ! �� r I CHECK VALVE f -FINISH GRADE BARK MULCH PVC SCM 80 NIPPLE {INCLUDED] 90° ELBOW : � {INfCLL'DED] I TPERRACN ANDtlCAnE Lene - Azhlond. 0 o o S 47 '(F'RRAAI NAka0.CHC,Or+, co uj Q IL Z O Cl] m I w U Q IL F— (1? LL � I Q o'IIL0 LuZ Q N J ll�L/7 Li Q IST�� 4 . X409 C OREGON tib Llnvsa ti' .q.p� ..... Ag,�` REVISIONS # DATE DESCRIPTION PROJECT STATUS IRRIGATION DETAILS L 2.1 PROJEC.T.P Q ,2020....,..,. D5.07.2020 .. ... TEAM: JCL_ _. IRRIGATION PVC J LATERAL LINE .... ----RZWS CANISTER I '''. Nore :'. ..-..... HUNTER RZWS-18-25 (INCLUDES ]0.25 GPM) BUBBLER:) WITH RISER. GRATE SWING ASSEMBLY. Yi'MALE .' --� NPT INLET, HCV CHECK - - VALVE, AND BASKET CANISTER.] 9 SECTION: RZWS WATERING SYSTEM I TPERRACN ANDtlCAnE Lene - Azhlond. 0 o o S 47 '(F'RRAAI NAka0.CHC,Or+, co uj Q IL Z O Cl] m I w U Q IL F— (1? LL � I Q o'IIL0 LuZ Q N J ll�L/7 Li Q IST�� 4 . X409 C OREGON tib Llnvsa ti' .q.p� ..... Ag,�` REVISIONS # DATE DESCRIPTION PROJECT STATUS IRRIGATION DETAILS L 2.1 PROJEC.T.P Q ,2020....,..,. D5.07.2020 .. ... TEAM: JCL_ _. COR ESA BET D11R ) MAH COM ) ROS HAM ROS HAN ❑UEFRA R\ x x �• � .r P - e - R x x x x x xx x P x x x P P PPP t 17 }D (5) h PA KING PLANTER F on s ml sel J q L . ...... (5)PFN HAM , - (I CAP SUM BET OUR HAN R 1 P P P x \(1) D, SUM D a H I R Bch 2 col Imulti ..._,_.. .., ... CER OKL Cercis reatorms Oklahoma' -Oklahoma Red6ud 36 box QllE FRA Quercus fralretto'Sch tl" x 5 g I. ULM PAR Ulmus parv"o4D 1 '`e`" :�✓� � % x % x x % x pahalc NnNbprk 3gI RHA 1'E .Rham us colfoTrico'Eves CDse (Eves Case Cofieebelry x • x x x x x R O pJM Rhod d ndren PJM .R PJM Rh d don (2U)VIB OAV (27) HEM STE T • O Q O O 4 2 gal Rig SAN Rbes g urn- i 3g SYMSCA Symahe earpes Scodel Peprl SC.T.IP IS berry 3gal vEs oqv - vlbu+nvhT as rni - - EXISTING TREES ALONG s gal _ � 57 STREET TO REMAIN �iVn—Patens _ _ r0.wGNL,yRush.. Li Cpe rt1v5COTl 1lytDr€ (3J RHA EVE - /� 2ubc C IyC no des_ Creep ng ITT NFIe 18 (3) RHO PJM 2a o c. HEADER 2E" O F EDGE OF {3I LOR PUR EXISTING SIDEWALK j14 CONI; - SIDEWALK- PROVIDE 1 2' 1 �. {21 PHY OPU W 'I MEXICAN BLACK PEBBLE (2) LIG TEX TOA DEPTH OF 3". SEE (71 HEL OW —' D]'L. 9VL 3.1 4 � 1 11"�" MEXICAN CLACK PEBBLE STONE MULCH TO BE APPLIED TO ALL PLANTERSADJACENTTOTHE STRUCTURE. INSTALL 7O 3W DEPTH _ i (3) LOR FUR _- un (1) LIG TEX (S))MEL ORI (1) ANE WH 1 III II:I' • •III 1 : I (3) LOft pl1R - -- - EXISTING PLANTING TO RE N I {i}LIGTEX L5} HEL ORI W. 12}ANE WHI (4} LOR PUR / n r • •/• • • (6) HEM STE __ (T}LIG 7EX d (1 HEM STE .. ` (7)RHA EVE 3 121 llLM P� AR STONE MI l3LCH THROUGHOUT ,. ...,. ..P - - - PA KING PLANTER F on s ml sel J q L . ...... (5)PFN HAM , - (I CAP SUM COMMON NAME DRIVEWAY (5)NAN_N TREES (2)ANE WHI iORPUR . CAR TES SIGN BY PLANT LEGEND F on s ml sel J q L 5:'MBOL BOTAN LAL hAM_ COMMON NAME $IZ3: TREES wpxleoFP t Bu DUE B 1- la 9 D H 1 D a H I R Bch 2 col Imulti ..._,_.. .., ... CER OKL Cercis reatorms Oklahoma' -Oklahoma Red6ud 36 box QllE FRA Quercus fralretto'Sch tl" F est G en 5 g I. ULM PAR Ulmus parv"o4D Chinese Elm 7 al GAR FRE 1; ry r I F on s ml sel J q L MEM STE H mer 51 II d 0 SteAo de 0-0 Dayhly 3 g I LIG fEY UQWFruill l P cum T num wpxleoFP t OR PUP Lorop Fa! cIli e P rple poydream 1 P p, OWIP,ain FrInge Flowe, 58 I. .MAH COM M no 5 f I m C p tD C p CI O egOn Grape ]gal NAN MON N ,di- m M 1 5 a 5 5 g I. PEN HAM P ni et 0-11-P--TOIdeS Hirnelm p aIf F nt0. G—, 1 g.1, °HY OPu Physc p plash >110 pahalc NnNbprk 3gI RHA 1'E .Rham us colfoTrico'Eves CDse (Eves Case Cofieebelry SScI , R O pJM Rhod d ndren PJM .R PJM Rh d don 591l RCS HAN R- g H Hansa R g Rb - 2 gal Rig SAN Rbes g urn- Retl FIC engC ant 3g SYMSCA Symahe earpes Scodel Peprl SC.T.IP IS berry 3gal vEs oqv - vlbu+nvhT as rni - - D id v oPmHm s gal _GRO'JN➢COVER � �iVn—Patens _ _ r0.wGNL,yRush.. Li Cpe rt1v5COTl 1lytDr€ 18 1 gac /� 2ubc C IyC no des_ Creep ng ITT NFIe 18 2a o c. NOTE: MA%URECOMPOSTSHALLBEADDEDi THETOPSOILOFUNDSCANNGAREASATARATEDF7NCEECUBICYARDSOP COMPOST PER I.osU SQUARE FEET OF LANDSCAPING AREA :O eE PUN?EO. GENERAL LANDSCAPE NOTES _ NDSCAPEVUNTwG ARFs.S SNs.fLREG¢vE CLEN,SANO:'LOPi-PSOILTOA MINIMUM DEPTH OF 12"Oft AS NOTED DN1HEPIAN_ADITIO^tA—ALLFLA INGARCA&WILL BEPREPARap PER THE PROCEDURES AsCUTi—IN THEASHLAND usFDRDNAHC E CHAPTEa LIT 0.YJ. IANLNG ARV-SHALLRECFv 3 O SEt EO ORGANICIN PLANTER AREAS BEYOND 5FROM THE FAC'_ OFA BUL DrvG. aLLPIA NnNG AREAS wP O_ B LUING SHALL R"- EIVE C'OF 1"-i MEXLCANBLACReE9BLESTONF. AREAS SHALL BE lREA ED w iH A G#AM1II W R PAFEMERGEH7 HERMIDE SVCH AS SVRE W N PRO, CR OWER COMMEL GRADE PRE-BwFRCENr_ uMHF cal IE T gUANIH'r OF PLANIs SHowN ON THE PLAN ARE FOR THE INFIEI.D CDNYN15NCE OF THE 1NSTAUER. THE aGNTRALLTLDRIBRESFQNSIBLE FOR PRCVIELNG A- ILVAITING THE GUA.d EY OF PLANT MATERIALS THAT ARE GRAPHICALLY s HOwNI_jFE P.AN TfDANER ES AND si[s DT PLANTS SHAD NOT BE ALTERED WITHOUT'A'RSrtEN PERMISSION FROM THE GONER � FPRES iI1E_ 5. ALL PLANTMAZER AL SHP.LL3E WARRAMED FOR iwELYE 12 MGHkBUPONCOMPCAFN OPTP. NG.THE:NSTALLING CONTRACTOR SHELL SU9MIE wRIPEN NOnCE 101F'E owNFR'S REPRE5ENIAIIVE LwpIGARNG THAI PkANTNG HAS BEEN CLLP L TEP - 6. BAC4FLCW FREVFAS SHALLDE BE SERVED By A PFS cruglED 3:' DOMESTIC WAFER METER ANDA CRY OFAEMUND APPADVED SACRFLCA PREVENT ON DEVICE, �. 1HEIRRIGATION S'STEASwIILPROV PEA FlIIL"AurOMA. G RO CONFROLLER THAT WILL. M'cEI THE REQUIREM[NiS AS ^,v OTED IN "HfASHWND LANA USFORPINANCECHAP „?o_ ^ SCALE', 1" - 1 D'-0" 6' 5' 10' 2g' 39' 7� ��m TERRAIN LANDSCAPE ARCHITEIN 374 Hlatlen I,cne AZM1I°nd. Sc1,5)DA776 n IERR Rc Co c*] LL L� Q Q Z 0 0 LL U CL I— LL LL 2 V! F- Lu 0 Q) 0 LLJ Z Q Q a- LL Q IST es C.L— W OREGON lVt3r91 .... .......................... REVISIONS t1 DATE. _DESCRIP'TION PROJECT STATUS LANDSCAPE PLANTING L 3.0 PROJEM No. 2020 ....................................... . 05.07.2029 ............................. TEAM: JCL BUILDING EXTERIOR SIDING ------- BOTTOM OF BUILDING EXTERIOR SIDING OR FLASHING .MULCH - TAPER TO 0" DEPTH AT FACE OF BUILDING PROVIDE TOPSOIL DEPTH AS NOTED ON PLAN AND IN SPEGFICAPONS, PER PLAN / o � STONE MULCH 3 BUILDING SOIL FINISH GRADE 2 2% MIN. SLOPEAWAY FROM 8LDG, TO NEAREST DRAIN OR HARDSCAPE NOTE COMPACT PREPARED TOPSOIL TO 807, DENSITY PRIOR TO INSTALLING MULCH FINISH GRACE OF SOIL SHALL BE 2" 9ELO W TOP OF CURB OR ADJACENT PAVING C'JRB. EDGE OF PAVING, OR PROPER i1' LINE IN PLANTERS s' B' OR LESS, PROVIDE CRO W N IN CEN DR EVEN W f ADJACENT HARDSCAPE. -11 SOIL FINISH GRADE -SLOP @:5% 5% ¢ MIN, PROVIDE SLIGHT CROWN— ' SO ALL PARKING ISLANDS, < NOTE COMPACT PREPARED TOPSOIL TO 8U% DENSITY AND FLOAT SPEEDED PLANTING AREAS TO z" ANO SI IROS PLANTING AREAS TO 7" BELOW ADJACENT HA RDSCAPE FEATURE, TAPER BARK MULCH TO TEAT PERIMETER OF PLANTER. PLANT SPACING MULTIPLICATION TABLE SPACING X FACTOR 12' d.C. 1.356 IX AREA; IE"O.C. 0.513 24" D.C. 0.286 SIT D.C. 0.184 36' D.C. 0,128 48" O.C. 0.072 112 OF DISTANCE SPACING AS NOTED NOTED l'V [ IT O Q t Dza � EDGE OF PLANTING AREA 3X CONTAINER DIA. PRIOR TO MULCHING. LIGH'LY LAMP SOIL AROUND THE ROOT BALLiN 6" LIFTS, ADDGRANUTAREERYLZE'R AND MYCCORHIZAE FO BACKFILL. 1 SECTION - SOIL PROFILE @ BUILDING FACE 2 SECTION - SOIL PROFILE IN ISOLATED PLANTERS 3 SECTION: GROUNDCOVER PLANTING LAYOUT 4 SECTION: SHRUB PLANTING 'Scale: 1"-1'-4" xso��axvnc Scalm: I"=E'6'• oso��,e, or,c Scale: N.T,S. _cxM1_a1.cr« T cote:l"=1' o-sxw.,aa,.orc I ' REINFORCED RUBBER TIE IN FIGURE EIGHT NAILED TO STAKE {TYP,; REINFORCED RUBBER TIE IN FIGURE EIGHT _ / NAILED TO STAKE ITYP.j � 2 7 2"SB'-0"AAKF.SET PLUMB li/ I .x NOTES: /r N07E2"x6'-0"STAKE SEI PLUMB NOTE: I, STAKE. TED SCREWS 70 JOIN BOARD TO / I�OEFr, - 1 TREE SHALL BBSECURED WITH 2 STAKE. I DO NOPRUNIN3TOTHE1.RREEUNLESS COMMERCIAL TIES SPACED 1800FGRE5 2. ALLOW FOR THERMAL EXPANSION BY DIRECTED 9Y AND UNDER THE SUPERVISION OF APART. TREE AND STAKES SHALL STAND LEAVING GAPS IN THE SLIP 3 INTS OR Al IRE LANDSCAPE ARCHITECT. PLUMB, THE END OF A RUN. 3- DO NOT SCREW THROUGH SLIP JOINTS, SETPLANTSOTHATTHETRUNK F LAREISVIS:BLE 4- HEADER O ARD TO BEEITHER PRESSURE / A METAL ATTHETOP OE THE ROOT gALLANO THE ROOT TREATED OR EM IS BEING N I S TALLER HEADER SYSTEM 1S 9EING INSi ALLEC BALL 15 FL1181170 ADJACENT GRAB& OO NOT PLACE SOIL OVER THE ROOT BALL. i - ---------- MEXICAN BLACK PEBBLE c f.........---3"DEPTH OF MULCH IN' ALL AREA.`; TAPER FROM / BERM TO A Z'CIEAR ZONE 6 THE TRUNK BO CEDAR E LHE�16A. 26'TO ECG;; OF SfW BOARD TOR METAL HEADER 4" COMPACTED BERM S EDGE OF PLANTING / SYSTEMI HOLE/ {// �9RRK MULCH Y-; 1111 L....._...... BACKTLLMIX PER THE SPECIFICATIONS 1. I SL OPE ON SIDE OF PLANTING HOLE 7113 r AHT;_ •1 =1 I I,'— r NOTE: REMOVE, ALL TW€NF.. ROPE. AND w€RE 1 } �� - lF PERTILPIR AND M1CO11HI2AE PLACED AT � I API 1 l l .ROOT BALL PER PLANSENG SPEGIFIGATiONS 513C S1AKE ra 3'O.C- 1— I �'` F2OM THE TOP FALF PFTHE ROOT BALI. MAX- USE PLATED DECK PROX. 2X \ N UNE%CAVATED OR SCREWS PORATTACHMENE _......... .may ROOTBALL DIAMETER 'I —PLACE ROOT BALL O TAMPED SOIL 5 SECTION - TREE PLANTING o-TREaa.ono 6 SECTION - HEARER BOARD SIDEWALKROBFReCq ,wrL Scale: 772'=Y-0" Scale: NTS. ' r� TERRAIN wUSCA PE—CII 1Ta yiaaen Leae -Ashland, o e 7 n 541 SP IERRAINAICH CN COM LLJ (11) T< o' >1 ,LiJ V Q J � I H O 0) Q Lu 0 01 LU Z J I1 I% Q Vi,s � Y C. Lo- &1 OREGON tSl rl nsse ti cqp �g REVISIONS R DATE.DESCRIPTION .......................................... ................................................................. PROJECT STATUS .................................................................. PLANTI N G DETAILS L 3.1 PROJECT Ivo. 2020 05.07,2020 7FAM:JCL gores: 3, BACXFI USOELSHALL BE FREE OF PEON ORGANIC MATERiAIS OF 3" AND LARGER - 2. BROKEN LIMBS OF SHRUBS ARE TORE CLEANIY CUTTO THF NEAREST NON DTISSUE 3. JOBOFFROOTRR00TBALi 15 To BE INSTALLED FLLUSH TO ADJ. SOIL AND NOT RAISED. m - _RCGTBALL SHARK MULCH -3" DEPT404ER FOOTBALL. AREAS , --� 4' HIGH X S" WIDE ROUND -TOPPED 503E 4IGH XW H BERM ABOVE 2047 BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL, BERM SHALL BEGIN AT ROOT BALL PERIPHERY. :... ... .... FINISH GRADE 3X CONTAINER DIA. PRIOR TO MULCHING. LIGH'LY LAMP SOIL AROUND THE ROOT BALLiN 6" LIFTS, ADDGRANUTAREERYLZE'R AND MYCCORHIZAE FO BACKFILL. 1 SECTION - SOIL PROFILE @ BUILDING FACE 2 SECTION - SOIL PROFILE IN ISOLATED PLANTERS 3 SECTION: GROUNDCOVER PLANTING LAYOUT 4 SECTION: SHRUB PLANTING 'Scale: 1"-1'-4" xso��axvnc Scalm: I"=E'6'• oso��,e, or,c Scale: N.T,S. _cxM1_a1.cr« T cote:l"=1' o-sxw.,aa,.orc I ' REINFORCED RUBBER TIE IN FIGURE EIGHT NAILED TO STAKE {TYP,; REINFORCED RUBBER TIE IN FIGURE EIGHT _ / NAILED TO STAKE ITYP.j � 2 7 2"SB'-0"AAKF.SET PLUMB li/ I .x NOTES: /r N07E2"x6'-0"STAKE SEI PLUMB NOTE: I, STAKE. TED SCREWS 70 JOIN BOARD TO / I�OEFr, - 1 TREE SHALL BBSECURED WITH 2 STAKE. I DO NOPRUNIN3TOTHE1.RREEUNLESS COMMERCIAL TIES SPACED 1800FGRE5 2. ALLOW FOR THERMAL EXPANSION BY DIRECTED 9Y AND UNDER THE SUPERVISION OF APART. TREE AND STAKES SHALL STAND LEAVING GAPS IN THE SLIP 3 INTS OR Al IRE LANDSCAPE ARCHITECT. PLUMB, THE END OF A RUN. 3- DO NOT SCREW THROUGH SLIP JOINTS, SETPLANTSOTHATTHETRUNK F LAREISVIS:BLE 4- HEADER O ARD TO BEEITHER PRESSURE / A METAL ATTHETOP OE THE ROOT gALLANO THE ROOT TREATED OR EM IS BEING N I S TALLER HEADER SYSTEM 1S 9EING INSi ALLEC BALL 15 FL1181170 ADJACENT GRAB& OO NOT PLACE SOIL OVER THE ROOT BALL. i - ---------- MEXICAN BLACK PEBBLE c f.........---3"DEPTH OF MULCH IN' ALL AREA.`; TAPER FROM / BERM TO A Z'CIEAR ZONE 6 THE TRUNK BO CEDAR E LHE�16A. 26'TO ECG;; OF SfW BOARD TOR METAL HEADER 4" COMPACTED BERM S EDGE OF PLANTING / SYSTEMI HOLE/ {// �9RRK MULCH Y-; 1111 L....._...... BACKTLLMIX PER THE SPECIFICATIONS 1. I SL OPE ON SIDE OF PLANTING HOLE 7113 r AHT;_ •1 =1 I I,'— r NOTE: REMOVE, ALL TW€NF.. ROPE. AND w€RE 1 } �� - lF PERTILPIR AND M1CO11HI2AE PLACED AT � I API 1 l l .ROOT BALL PER PLANSENG SPEGIFIGATiONS 513C S1AKE ra 3'O.C- 1— I �'` F2OM THE TOP FALF PFTHE ROOT BALI. MAX- USE PLATED DECK PROX. 2X \ N UNE%CAVATED OR SCREWS PORATTACHMENE _......... .may ROOTBALL DIAMETER 'I —PLACE ROOT BALL O TAMPED SOIL 5 SECTION - TREE PLANTING o-TREaa.ono 6 SECTION - HEARER BOARD SIDEWALKROBFReCq ,wrL Scale: 772'=Y-0" Scale: NTS. ' r� TERRAIN wUSCA PE—CII 1Ta yiaaen Leae -Ashland, o e 7 n 541 SP IERRAINAICH CN COM LLJ (11) T< o' >1 ,LiJ V Q J � I H O 0) Q Lu 0 01 LU Z J I1 I% Q Vi,s � Y C. Lo- &1 OREGON tSl rl nsse ti cqp �g REVISIONS R DATE.DESCRIPTION .......................................... ................................................................. PROJECT STATUS .................................................................. PLANTI N G DETAILS L 3.1 PROJECT Ivo. 2020 05.07,2020 7FAM:JCL