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Home My WebLink AboutTolman_640_Independent_Way_PA-T2-2020-00025H w m m IN III D rn CD 11K D > CD < CD . Cn 73 k, M: m IN BEFORE THE PLANNING COMMISSION April 13, 2021 IN THE MATTER OF PLANNING ACTION #PA -T2-2020-00025, A REQUEST FOR ) SITE DESIGN REVIEW APPROVAL TO CONSTRUCT TWO NEW COMMERCIAL/ ) INDUSTRIAL BUILDINGS ON THE VACANT TAX LOT 4600 ON INDEPENDENT ) WAY, THE NEWLY CONSTRUCTED PUBLIC STREET BETWEEN WASHINGTON ) STREET AND TOLMAN CREEK ROAD. BOTH BUILDINGS WOULD BE PART OF ) THE IPCO DEVELOPMENT CORPORATION SERVICE BUILDING COMPLEX AND FINDINGS, WOULD SHARE DRIVEWAY ACCESSES, PARKING AREAS AND LANDSCAPING.) CONCLUSIONS, THE FIRST BUILDING IS PROPOSED TO BE 9,919 SQUARE FEET AND WOULD ) & ORDERS BE CONSTRUCTED ADJACENT TO INDEPENDENT WAY. THE SECOND WOULD) BE 17,8581/2 SQUARE FEET AND WOULD BE NEAR THE SOUTH PROPERTY LINE.) APPLICANT/O'WIVERS: Rogue Planning & Development Services, LLC/ ) IPCO Development Corporation } } RECITALS: 1) Tax lot 4600 of Map 39 1E 14BA is a vacant 2.07 acre parcel and is zoned Employment (E-1). 2) The applicant is requesting Site Design Review approval for the construction of two new commercial/industrial buildings on Tax Lot 9600 adjacent to Independent Way, the newly installed public street between Washington Street and Tolman Creels Road. Both buildings would be part of the IPCO Development Corporation service building complex, and would share driveway accesses, parking areas and landscaped areas. The applicant's `Building 6' is proposed to be 9,919 square feet and would be constructed adjacent to Independent Way. The applicant's proposed `Building 5' would be 17,858'/2 square feet and would be placed behind `Building 6', near the south property line. The application initially included a request for an Exception to the Site Development and Design Standards (AMC 18A.2.040.B.3.a) which call for a ten -foot wide landscape buffer between the building and the street, but this component of the request was withdrawn through the hearing process. The proposal is outlined in plans on file at the Department of Community Development. 3) The criteria for Site Design Review approval are detailed in AMC 18.5.2.050 as follows: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 98.2), 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 (pari 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 98.4, except as provided by subsection E, below. PA -T2-2020-00025 April 13, 2021 Page 1 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. 4) On April 15, 2020 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 (COVID-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. The subsequently -adopted House Bill #4212 further authorized governing bodies in Oregon to conduct all public meetings using telephone or video conferencing technology or through other electronic or virtual means. 8) The Planning Commission, following proper public notice, held an electronic public hearing on February 9, 2020. In keeping with Executive Order #20-16 and subsequent House Bill 44212, this meeting was broadcast live on local television channel 9 and on Charter Communications channels 180 & 181, and was live -streamed over the intcrnet on RVTV Prime at http:I/www.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 seven days prior to the hearing. Those wishing to provide written testimony were able to submit it via e-mail in advance of the hearing, as detailed in the mailed and posted notices, and all written testimony received by the deadlines was made available for Commissioners to review before the hearing and was included in the meeting minutes. In addition, those wishing to participate during the hearing could arrange to provide oral testimony by arranging to do so in advance of the meeting. PA -T2-2020-00025 April 13, 2021 Page 2 Prior to the closing of the public hearing on February 9, 2021 the applicant requested that the record be left open for seven days pursuant to ORS 197.763. Because the applicant was the only participant in the hearing, the Planning Commission left the record open for seven days, until the end of business on February 16, 2021 and continued the meeting to a date and time certain at 7:00 p.m. on Tuesday, February 23, 2021, The Planning Commission reconvened for deliberations on February 23, 2021 and after considering the materials received - including written submittals from the applicant while the record was open - and the testimony presented, the Planning Commission denied the application, noting that the Exception requested was not merited and that the Commission could not redesign the project to comply with standards through the imposition of conditions. Subsequent to this decision, but before the written findings formalizing the denial were adopted, the applicant submitted a revised proposal modifying their application by removing the request for an Exception to the Site Development and Design Standards and asking that the Planning Commission reopen the public hearing to review the application as modified. The Planning Commission, following proper public notice, reopened the electronic public hearing on March 23, 2021 at which time written testimony submitted in advance of the hearing was considered and new oral testimony was presented. Following the closing of the public hearing and the record, the Planning Commission considered the materials received and testimony presented and approved the project, subject to a number of conditions pertaining to the appropriate development of the site. Now, therefore, the Planning Commission of the City of Ashland finds, concludes and recommends as follows: SECTION 1. EXHIBITS For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony will be used. Staff Exhibits lettered with an "S" Proponent's Exhibits, lettered with a "P" Opponent's Exhibits, lettered with an "0" Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M" SECTION 2. FINDINGS & CONCLUSIONS 2.1 The Planning Commission finds that it has received all information necessary to make a decision based on the application materials, staff report, public testimony and exhibits received. The Planning Commission farther finds that the applicant submitted a revised proposal during the public hearing process which modified their application by removing the request for an Exception to the Site PA -72-2020-00025 April 13, 2021 Page 3 Development and Design Standards and asked that the Planning Commission reopen the public hearing to review the application as modified. The applicant's modifications were submitted subsequent to the Commission's initial decision to deny the application, but before the written findings formalizing that denial were adopted, and proper public notice was provided that the hearing was to be re -opened. The Planning Commission fids that this was not a reconsideration as described in AMC 18.5.1.060.11, which only occurs following the adoption of findings formalizing a decision and the subsequent mailing of a Notice of Decision to the parties. The Commission's re -opening the hearing to consider additional modifications offered by the applicant prior to adopting a final decision was in response to new evidence in the form of a modified request provided during the land use hearing process. 2.2 The Planning Commission finds that the proposal for Site Design Review approval as revised during the hearing process meets the applicable criteria for Site Design Review described in AMC 18.5.2.050. 2.3 The Planning Commission concludes that the proposal satisfies all applicable criteria for Site Design Review approval. The first approval criterion for Site Design Review approval addresses the requirements of the underlying zone, requiring that, "The proposal complies with all of the applicable provisions of the underlying zone (part I8.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. " The application materials explain that the subject property and all adjacent properties are zoned E-1 (Employment). There are no minimum setbacks within the &-1 zone, and the application explains that the proposed setbacks are the minimum necessary. Along the newly constructed street Independent Way, the applicant's Building 6 is proposed to have a ten -foot setback from the public street to provide the requisite landscape buffer, and has been designed to comply with Solar Access Standard B, which allows the structure to cast the same shadow that would be cast by a 16 -foot tall fence constructed on the north property line. Within the E-1 zoning district, 40 feet is the maximum building height; here, Building 6 is proposed at just over 20 feet in height, while Building 5 is proposed to be 22 feet tall. The application materials further explain that the proposed lot coverage is less than the allowed 85 percent in the zone, as the 2.07 -acre parcel is proposed to have total lot coverage of approximately 69,493 square feet, or 77.08 percent. 28,775 square feet of this coverage is building footprints, while approximately 40,718 square feet is paved. There will be approximately 4,952 square feet of new landscaped areas within the parking areas proposed. The property is not located within a Residential -overlay, and as such no residences are proposed and residential density is not considered. Similarly, Floor Area Ratios (FAR) are not considered outside of the Detail Site Review zone. Building 6 occupies the majority of the property frontage, placing the wider side of the building to the street, and is accessed directly from the sidewalk via a centralized stairway that extends from the sidewalk to the raised walkway along the structure's facade. The building has architectural details common to metal buildings in the Employment zoning district. The application materials further note that to allow for potential intensification of uses, at the front of the building an PA -T2-2020-00025 April 13, 2021 Page 4 entry/exit door is framed but not installed to preserve the future possibility of creating an additional tenant space, and on the south side of Building 6, area for future windows has been accommodated in the design. Building 5 is substantially more than 20 -feet from the public street, and as such is not required to be oriented to Independent Way. Building 5 incorporates additional areas for openings for roll -up doors and pedestrian entrances on both its front facade (north side) and cast side. The Planning Commission finds that the building and yard setbacks and other applicable standards have been evaluated to ensure consistency with the applicable provisions of part 18.2, and all regulations of the underlying E-1 zoning will be satisfied. The second approval criterion deals with overlay zones, and requires that, "The proposal complies with applicable overlay zone requirements (part 18.3). " The Planning Commission finds that the property contains a reach of Hamilton Creek near the east property line, and as such is subject to both the Physical & Environmental Constraints Overlay (AMC 18.3.10.080) for flood plain corridor lands and to the Water Resources Protection Zones Overlay (AMC 18.3.11) for Hamilton Creek as an "Intermittent and Ephemeral Stream.." The Planning Commission further finds that the property is contains wildfire lands and as such is subject to the standards in AMC 18.3.10.100. The application materials explain that the property contains a Water Resource Protection Zone (WRPZ) and a FEMA Special Flood Hazard Area floodplain for Hamilton Creek, and further notes that Hamilton Creek exits from a 60 -inch culvert along the east property line. The proposed development, excepting very small areas of the driving and parking area, is setback more than 30 -feet from the mapped centerline of Hamilton Creek. The application further notes that the 2015 Site Review application (PA #2015- 00422) which approved the installation of Independent Way included a Limited Activities and Uses permit for the bridge crossing and also permitted a small area of encroachment into the WRPZ to accommodate an area of the drive aisle curbing and a bio-swale/detention area. The Planning Commission finds that the proposal complies with the 2015 approval, and that there are no additional impacts to the WRPZ or floodplain with the development proposed. The Planning Commission finds that the subject property is also subject to the Physical & Environmental Constraints Overlay standards for wildfire lands, and as such a Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3.10.100.A.2 will need to be provided for the review of the Fire Marshal prior to bringing combustible materials onto the property, and any new landscaping proposed will need to comply with these standards and shall not include plants listed on the `Prohibited Flammable Plant List' per Resolution #2018-028. A condition has been included below to require a final Fire Prevention and Control Plan and plant list be provided for the review and approval of the Fire Marshal prior to the issuance of a building permit or to bringing any combustibles onto the site. Based on the foregoing, the Planning Commission finds that this criterion dealing with overlay zone requirements is satisfied with the proposal. PA -T2-2020-00025 April 13, 2021 Page 5 The third criterion addresses the Site Development and Design Standards, requiring that "The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. " In this instance, the subject property is outside of the Detail Site Review and Historic District overlay zones, and as such the applicable standards are the `Building Placement, Orientation and Design Standards" from. Chapter 18.4.2, and specifically the standards for Non - Residential Development in AMC 18.4.2.040; the Parking, Access & Circulation standards in Chapter 18.43; the Landscaping, Lighting and Screening standards in Chapter 18.4.4; and the Tree Preservation and Protection standards in Chapter 18.4.5. Basic Site Review Standards for Non -Residential Development (AMC 18.4.2.040) In addressing these standards, the application materials note that proposed Building 6 is oriented towards Independent Way which is newly constructed with sidewalks and parkrow planting strips with street trees in place. The proposed design provides for direct pedestrian access from the public street to the entrances of the building. The pedestrian entrances are accessed via a raised walkway served by a wide, central stair that leads directly from the public sidewalk to the walkway and entrances. Each pedestrian entrance is clearly visible from the street with commercial entry doors, sidelight windows, awnings to provide pedestrian coverage from sun and rain, and lighting that all enhance the sense of entry to the tenant spaces. There is no automobile circulation or off-street parking between the building and the street. Parking areas are proposed to be placed to the side and rear of the street -fronting building. The majority of the property's street frontage is occupied by the proposed Building 6, and the driveways are to the sides of the building allowing positioning of the wider side of the building to the street with no gaps in the frontage. Driveway aprons, vehicle aisles and parking areas are to the sides and rear of the building. The Planning Commission finds that as modified during the hearing process, the proposed site plan includes the required ten -foot landscape buffer adjacent to the street, and further finds that a size-, species- and planting -specific landscape and irrigation plan will be provided for the review and approval of the Staff Advisor with the building permit submittal. Refuse and recycle containers are to be located within the buildings and placed outside for pickup on garbage day each week. The application explains that this is how the majority of the tenants of the property operate, that the arrangement is formalized in the lease agreements, and that this has worked well for the both the property owner and for Recology. The application materials point out that proposed exterior lights are to be "dusk to dawn" LED lights recessed under the awnings and downward directed to avoid directly illuminating adjacent properties. Noises generated by the site are anticipated to be consistent with what can be expected in an Employment zone where permitted uses include production, manufacturing, and repair. Parking, Access & Circulation (AMC 18.4.3) The parking ratio industrial, manufacturing, production, warehousing, and freight uses is the lesser of one parking space per 1,000 square feet of gross floor area or one space for every two employees, plus one space for a company vehicle. Based on the 27,778 square feet of new building area proposed, a PA -T2-2020-00025 April 13, 2021 Page 6 total of 28 parking spaces are required (27,77811,000 = 27.778). The application materials note that 31 off-street parking spaces are proposed to address the parking demand here, along with an additional eight spaces proposed to serve the applicant's Building 1 on the adjacent property. The application materials note that the minimum required back-up area of 22 -feet is available for each parking space, and that the parking area will be developed to address requirements for landscaping, shade trees, micro - climatic impacts and storm water quality management farther explaining that the parking lot has been designed to minimize adverse environmental impacts through the use of a bio-swale filtration as provided in the Rogue Valley Stormwater Design Manual. While the application materials indicate that the design minimizes the micro -climatic and environmental impacts of the parking area, the Commission finds that it is unclear which of the strategies in AMC 18.4.3.080.B.5.a is proposed, and a condition has accordingly been added to require that the building permit submittal clearly address which of these standards (i.e. light-colored or porous paving, additional shade through structures or extra trees) is to be relied upon in the final design. All of the IPCO Development Corporation Service Building sites are interconnected and accommodate semi -truck and other vehicular traffic through the properties. The new parking area is proposed to be accessed from the driveways that extend from Independent Way. With the new development, pedestrian access is extended from Independent Way along both sides of the proposed Service Building 96 and extends to the entrances of Service Building #5. The sidewalks are raised when crossing drive aisles as required by code. The parking areas provide for adequate back-up and turn around area is provided for on the site plans. The application materials further note that the area along the curb adjacent to the Hamilton Creek corridor are intended to provide for semi-truek staging on-site, but have the potential to be restriped for parking if the use of the property were to intensify. Bicycle parking is proposed to be located within the buildings. Tree Preservation & Protection (AMC 184.5) The application explains that in addition to the newly -planted street trees, there are parking lot shade trees along the west property line that will be protected from construction impacts. There are also existing trees in the riparian drainage area on the east side of the driveway and parking area. A tree protection fencing plan has been provided to address the three trees in the parking area. The application details the placement of requisite tree protection fencing in the form of six-foot tall, chain link fencing at the driplines of the trees identified on the provided tree inventory, and further notes that silt fencing will be provided to prevent erosion into the Water Resource Protection Zone before site disturbance. The application recognizes that fencing will need to be installed flush with grade and inspected by the Staff Advisor prior to any site work, and further indicates that no construction activity or excavation will occur within the identified tree protection zones and that no building supplies, soil, equipment, vehicle parking or waste, including chemically injurious materials or liquids, construction debris, run- off, or excess concrete excess, will be allowed in the tree protection zones. The Commission finds that the newly -planted street trees in the park row planting strip on Independent Way will also need protection during site development, and a condition has been required to require a PA -T2-2020-00025 April 13, 2021 Page 7 revised tree protection plan which also addresses the street trees shall be provided for the review and approval of the Staff Advisor with the building permit submittals. Based on the foregoing, the Planning Commission concludes that the proposal complies with the applicable Site Development and Design Standards of part 18.4. The fourth approval criterion addresses city facilities, specifically requiring that, "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. " The application indicates that public infrastructure was extended with the construction of Independent Way to serve the subject property, noting that required improvements for a neighborhood commercial collector street including pavement, curb, gutter, a six-foot sidewalk, a seven -foot -wide landscape park row with street trees, and streetlights were installed and utilities were extended. The application materials further detail that utilities in place include an eight -inch water main, an eight -inch sanitary sewer main and a 12 -inch stop --n sewer main within the Independent Way right-of-way. In addition, the application indicates that large electric transformers were installed with previous site work as well as the street installation, providing sufficient electric service capacity to support underground electric service to serve development of the property, and that associated private utility easements were extended through the property with these installations. The application concludes by noting that the installation of adequate utilities to serve the property was contemplated with the development of Independent Way, and the civil engineer who designed the street extension is also the engineer of record for the current application. Public Works and Engineering staff have confirmed that adequate capacity of utilities to enable the envisioned development of the site was planned and installed with the Independent Way project. The Planning Commission finds that the site's utilities will be extended to and through the subject property from public utility easements and street right-of-way adjacent to the site, and that based on the findings and conceptual plans provided, adequate key city facilities are available within the adjacent rights-of-way and will be extended by the applicant to serve the proposed development. Conditions have been included below to require that final electric service, utility and civil plans be provided for the review and approval of the Staff Advisor and city departments in conjunction with the building permit submittals, and that civil infrastructure be installed by the applicants, inspected and approved prior to final project approval. The Planning Commission finds that adequate capacity of city facilities, paved access to and throughout the property, and adequate transportation can and will be provided to the subject property. The Commission concludes that this criterion has been satisfied. The final criterion for Site Design Review approval addresses "Exception to the Site Development and Design Standards." The application originally included a request for a single Exception to the Site Development and Design Standard in AMC 18.4.2.040.13.1a, which requires that, "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." This Exception request was PA -T2-2020-00025 April 13, 2021 Page 8 withdrawn by the applicant during the hearing process, and as such the application includes no Exceptions. The Planning Commission concludes that as detailed above and with the conditions discussed, the proposal complies with the requirements for Site Design Review approval. SECTION 3. DECISION 3.1 Based on the record of the Public Hearing on this matter, the Planning Commission concludes that the proposal for Site Design Review approval to construct two new industrial buildings along the newly - constructed Independent Way is supported by evidence contained in the whole record. The Commission finds that the proposed Building #6 sits above the sidewalk and will positively contribute to the pedestrian streetscape with the required landscaping buffer to soften the building's retaining wall and enhance the pedestrian experience. Both new buildings provide needed new employment space within the applicant's existing service building complex. With that, the Commission concludes that the development merits approval with the conditions detailed below. Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following conditions, we approve Planning Action #PA -T2-2021-00025. Further, if any one or more of the conditions below are found to be invalid, for any reason whatsoever, then Planning Action #2021-00025 is denied. The following are the conditions and they are attached to the approval: 1. That all proposals of the applicant shall be conditions of approval unless otherwise modified herein, including but not limited to providing the full ten -foot width landscape buffer between the building and the sidewalk required in the Site Development and Design Standards. 2. That the plans submitted for the building permit shall be in substantial conformance with those approved as part of this application. If the plans submitted for the building permit are not in substantial conformance with those approved as part of this application, an application to modify this Site Design Review approval shall be submitted and approved prior to issuance of a building permit. 3. That any new addresses shall be assigned by City of Ashland Engineering Department. 4. That permits shall be obtained from the Ashland Public Works Department prior to any work in the public right of way, including but not limited to permits for new driveway approaches or any necessary encroachments. 5. That the windows on the ground floor shall not be tinted so as to prevent views from into the interior of the building. 6. That the front entrances adjacent to Independent Way shall remain functional and open to the public during all business hours. 7. That a sign permit shall be obtained prior to installation of any new signage. Signage shall meet the requirements of Chapter 18.4.7. 8. That the applicant shall provide evidence of the right to use the eight parking spaces on the subject property to serve the building on the contiguous property currently under the applicant's ownership (39 IE 14BA Tax Lot 48001640 Tolman. Creek Road) in the form of a deed, lease, easement or similar written instrument establishing such right of use, for the duration of the use. PA -T2-2020-00025 April 13, 2021 Page 9 Should these spaces ever become unavailable for that building, the applicant shall provide notice to the Planning Department so that they may assess the remaining parking for compliance with applicable parking requirements. 9. That the building permit submittal shall include: a. Identification, of all easements, including public and private utility easements, public pedestrian access easements, and fire apparatus access easements. b. Solar setback calculations demonstrating that all new construction complies with Solar Setback Standard B in the formula [(Height — 16)/(0.445 + Slope) = Required Solar Setback] and elevations or cross section drawings clearly identifying the highest shadow producing point(s) and the height(s) from natural grade. C. Final lot coverage calculations including all building footprints; driveways, parking, and circulation areas; and any other areas other than natural landscaping. Lot coverage shall be limited to no more than 85 percent as required in AMC 18.2.6.030. d. Final electric service, utility and civil engineering plans including grading, erosion control and drainage. All civil infrastructure shall be installed by the applicants, inspected and approved prior to final inspection/occupancy approval. e. The final utility plan shall include the location of connections to all public facilities including the locations of water lines and meter sizes, fire hydrants, sanitary sewer mains and services, manholes and clean -outs, and storm drainage pipes and catch basins, along with any backflow prevention measures required by the Water Department. Any required private or public utility easements shall be delineated on the civil plans. f. The final electric design and distribution plan shall include load calculations and locations of all primary and secondary services including transformers, cabinets and all other necessary equipment with the Final Plan application. This plan must be reviewed and approved by the Electric Department prior to the signature of the final survey plat. Transformers and cabinets shall be located in areas least visible from streets and outside of vision clearance areas, while considering the access needs of the Electric Department. g. That 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. The storm drainage plan shall detail the location and final engineering for all storm drainage improvements associated with the project, and shall be submitted for review and approval by the Departments of Public Works, Planning and Building Divisions. The storm drainage plan shall demonstrate that post -development peak flows are less than or equal to the pre -development peak flow for the site as a whole, and that storm water quality mitigation has been addressed through the final design. h. Final site lighting details. i. A final size- and species-specific landscaping plan including irrigation details satisfying the Water Conserving Landscaping Guideline in AMC 18.4.4.030.1. New landscaping shall comply with the General Fuel Modification Area requirements and shall not include plants listed on the Prohibited Flammable Plant List adopted by Resolution 92018-028. PA -T2-2020-00025 April 13, 2021 Page 10 All landscaping shall be installed according to the approved plan, and tied into the existing irrigation system, inspected and approved prior to the issuance of a certificate of occupancy. j. That a revised Tree Protection Plan consistent with the standards described in 18.4.5 be submitted for review and approval of the Staff Advisor prior to the issuance of a building permit. The plan shall identify the location and placement of fencing around the drip lines of trees identified for preservation and shall include the newly planted street trees in the parkrow planting strip in front of the proposed Building 6 along Independent Way. The amount of fill and grading within the drip line shall be minimized. Cuts within the drip line shall be noted on the tree protection plan, and shall be executed by handsaw and kept to a minimum. No fill shall be placed around the trunk/crown root. k. That the requirements of the Ashland Fire Department relating to approved addressing; fire apparatus access and turn -around; a firefightcr access pathway; fire flow; hydrant installation, spacing and clearance; work area; applicable fire sprinkler requirements; fire department connection; key box; extinguishers; limitations on obstructions to fire access; and wildfire hazard area and vegetation requirements shall be satisfactorily addressed in the permit submittals. 1. A Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3.10.100.A.2 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' adopted with Resolution #2018-028. M. The building permit submittals shall verify that the bicycle parking, spacing and coverage requirements are met in accordance with 18.4.3.070.1. Inverted U -racks shall be used for the bicycle parking, and all bicycle parking shall be installed in accordance with design and rack standards in 18.4.3.070.1 and J, inspected and approved by the Staff Advisor prior to the issuance of the certificate of occupancy. If bicycle parking is to be provided within the proposed buildings, final interior dimensions of the dedicated bicycle parking areas shall be detailed on the building permit plans to insure adequate space has been provided. A bicycle parking space located inside of a building shall be a minimum of six feet long by three feet wide by four feet high, shall be accessible without moving another bicycle, and shall be clearly marked as reserved for bicycle parking only. n. The building permit submittals shall clearly identify which of the strategies in AMC 18.4.3.080.B.5.a is being utilized to minimize the environmental and micro -climatic impacts of the paved areas (i.e. light colored paving, porous paving, or additional shade through added tree canopy or structures). 10. That prior to the issuance of a building permit: a. That a Tree Verification Permit shall be applied for and approved by the Staff Advisor prior to permit issuance, tree removal, or any site work including demolition, staging, storage of materials, or excavation. The Tree Verification Permit is to inspect the identification of the tree to be removed and the installation of tree protection fencing for PA -T2-2020-00025 April 13, 2021 Page l l the trees to be protected on and adjacent to the site. The tree protection shall be chain link fencing six feet tall and installed in accordance with AMC 18.4.5.030. b. Silt fencing or other approved means of stream corridor protection and erosion shall be installed on-site, inspected in conjunction with the Tree Verification Permit, and approved by the Staff Advisor prior to permit issuance or any site work. 11. That prior to the final inspection approval or issuance of a certificate of occupancy: a. That all landscaping in the new landscaped areas, and the irrigation system, shall be installed according to the approved plan, inspected and approved by the Staff Advisor. b. Any modifications to the driveway curb-cuts/approaches shall be installed under permit from the Public Works Department and in accordance with the approved plan, inspected and approved prior to the submittal of the final survey plat for signature. The driveway curb cut, apron and entry area shall be sized to standard turn -around dimensions as illustrated in AMC 1$.4.6.040.6.5. c. Civil improvements including but not limited to utility installations shall be completed according to approved plans, inspected and approved d. That all exterior lighting shall be selected, placed and dawn-directed/shrouded so as not directly illuminate adjacent proprieties. Compliance shall be site -verified by the Staff Advisory prior to final inspection approval or issuance of a certificate of occupancy. e. That the bicycle parking facilities shall be installed according to the approved plan, inspected and approved by the Staff Advisor. Haywood rton, Chair Planning Commission Approval April 14, 2021 Date PA -T2-2020-00025 April 13, 2021 Page 12 CITY OF -ASHLAND April 14, 2021 Notice of Final Decision The Ashland Planning Coniniission has approved the request for the following: Planning Action: PA -T2-2020-00025 Subject Property: Tax Lot #600 on the newly constructed Independent Way Applicant: Rogue Planning & Development Services/IPCO Development Corporation Description: A request fair Site Design Review approval for the construction of two new commercial/industrial buildings cin Tax Lot 4600 adjacent to Independent Way, the newly installed public street between Washington Street and'fohnan Creek Road. Both buildings would be part of the IPCO Development Corporation service building complex, and would share driveway accesses, parking areas and landscaped areas. The first building is proposed to be 10,919 square feet and would be constructed adjacent to Independent Way. The second proposed building would be 17,859 square feet and would be near the South property line. The application includes a request for an Exception to the Site Development and Design Standards (AMC 18.4.2.0�40.B.3,a) which call for a ten -foot wide landscape buffer between the building and the street, COMPREHENSIVE PLAN DESIGNATION. Employment; ZONING: E- 1; ASSESSOR'S MAP 4: 3 9 1 E 1, 4BA - TAX LOT: 600 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 IS months and all conditions of approval identified on the attached Findings are required to be inet prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. This decision may be appealed to the Ashland City Council if a Notice of Appeal is filed prior to the effective date of the decision and with the required fee ($325), in accordance with section 18.5.1.060.1 of the Ashland Municipal Code, which is also attached. The appeal may not be made directly to the Oregon [,and 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: IPCO Development Corporation Rogue Planning & Development Services Project'feam. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Whburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 .................... SECTION 18.5.1.060.1 1. Appeal of Typeff Decision. The City Council may call up a Type 11 decision pursuant to section 18.5.1.06t1..1. A Type ll decision may also be appealed to the Council as follows. I. Whq_May Ap filed by parties, to the planning action, "Pat -ties" shall be .p..pqt Appeals may only be F defined as the following, a. The applicant. b. Persons who participated in the public hearing, either orally or in writing, failure to participate in the public hearing, either orally or in writing, precludes the right of appeal to the Council. c. Persons who were entitled to receive notice of the action but did not receive notice due to error. 2. Appeal. Filing Procedure. a. Nolice of'ApIgeal. Any person with standing to appeal, as provided in subsection l 8.5.1.060.1.1, 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. Tinwfor Filing. The notice of appeal shall be Filed with the City Administrator within ten days of the date the notice of decision is mailed. c. Content of Notice oj'Aj)j)eul. The notice shall include the appellant's name, address, a reference to the decision sought to be reviewed, a statement as to how the appellant qualifies as a party, the date of the decision being appealed, and a clear and distinct identification of the specific grounds for which the decision should be reversed or modified, based on identified applicable criteria or procedural irregularity. d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as ajurisdictional defect and will not be heard or considered. 3. Mailed Notice. The City shall mail the notice of appeal together with a notice of the date, time, and place to consider the appeal by the City Council to the parties, as provided in Subsection 1,8.5,1.060.1-1.1, at least 20 days prior to the meeting. 4. Scope of Appeal. a. Except upon the election to reopen the record as set forth in subsection 1f`,.5.1.060.1.4.16, below, the review of a decision of the Planning Commission by the City Council shall be confined to the record of the proceeding before the Commission. The record shall consist of the application and all materials submitted with it; documentary evidence, exhibits, and materials submitted during the hearing or at other times when the record before the Commission was open; recorded testimony; (including DVDs, 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 argurnents, if any, shall become part of the record of the appeal proceeding. b. Reoj.)ening the Recorcl.The City Council may reopen the record and consider new evidence on a limited basis, if such a request to reopen the record is made to the City Administrator together with the filing of the notice of appeal and the City Administrator determines prior to the Council appeal hearing that the requesting party has demonstrated one or more of the following. i. That the Planning Commission committed a procedural error, through no fault of the COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 mvw.'ashland.or.us FW requesting party, that prejudiced the requesting party's substantial rights and, that reopening the record before the Council is the only ineans of correcting the error. ii. That a factual error occurred before the Commission through no fault of the requesting party which is relevant to an approval criterion and material to tl.-ie decision. 61. 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 enStr1re that only relevant evidence and testimony is submitted to the hearing body. iv. Ike -opening the record for ptirposes, of this section means the submission of additional written testimony and evidence, not oral testimony or presentation of evidence before the Council. Apl)cal ..Hearin Procedure, The decision of the City COLHICil is the final decision of the City on an appeal of a Type 11 decision, unless the decision is remanded to the Planning Commission. a. Oral Argument. Oral argument on the appeal shall be permitted before the Council. Oral argument shall be limited to ten minutes for the applicant, ten for the appellant, if different, and three minutes for any other party who participated below. A party shall not be permitted oral argurnent if written arguments have not been timely Submitted. Written arguments shall be submitted no less than ten days prior to the Council consideration of the appeal. Written and oral arguments on the appeal shall be limited to those issues clearly and distinctly set forth in the notice of appeal; similarly, oral argument shall be confined to the substance of the written argument. b, Sco],)e (#"Apjeal.Deflberaflons. Upon review, and except when limited reopening of the record is allowed, the Council shall not re-examine issues of fact and shall limit its review to determining whether there is substantial evidence to support the findings of the Planning Commission, or to determining if errors in law were committed by the Commission. Review shall in any event be limited to those issues, clearly and distinctly set forth in the notice of appeal, No issue may be raised on appeal to the COUncil that was not raised before the Commission with sufficient specificity to enable the Commission and the parties to, respond. c. Council Decision. The Council may affirm, reverse, modify, or remand the decision and may approve or deny the request, or grant approval with conditions. The Council shall make findings and conclusions, and snake 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 I 8.5.1.060.J, 6. Record of the Public Hearin . For purposes of City Council review, the notice of appeal and the written arguments submitted by the parties to the appeal, and the oral arguments, if any, shall become part of the record of the appeal proceeding. The public hearing record shall include the following information. a. The notice of appeal and the written arguments submitted by the parties to the appeal, COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541ABS-5305 51 Winburn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 owl""""'g,"M 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 times when the record before the Planning Commission was open. e. 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 conclusions. 7. Effective Date andlAeq&_to State Land LJse 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, pursuant to ORS 197,805 - 197.860. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winburn Way Fav 541-552-2050 Ashland, Oregon 57520 TTY. 800-735-2900 PA -T2-2020-00025 ROGUE PLANNING & DEVELOPMENT 33 CENTRAL AVE STE 213 MEDFORD, OR 97501 PA -T2-2020-00025 JB STEEL PO BOX 4460 MEDFORD, OR 97501 PA -T2-2020-00025 INDEPENDENT PRINTING CO INC TRINA SANFORD 1425 GREEN MEADOWS WAY ASHLAND, OR 97520 04/14/2021 640 Tolman Creek (Independent Way) NOD 4 PA -T2-2020-00025 THORNTON DALEY ENGINEERING PO BOX 476 THIRD ST JACKSONVILLE, OR 97530 The undersigned being first duly sworn states that: 1. l am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On April 14, 2021 1 caused to be mailed, by regular mail', in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA -T2-2020-00025, 640 Tolman (independent Way). 4 . .. . .. . .. . .. . .. . .. "'4Y �, Srignature of Employee C:Wserslsnlithda AFNHDDesktopkAFHDAV]T OF MAILING.don 404021 Planning Department, 51 Winbuit, Way, Ashland, Oregon 97520 CITY OF 541-488-53015 Fax; 541-552-2050 www.ashland.or.us TTY:1-800-735-2900 ASHLAND 1:1 W-11 I I 0I I 111147341 fif] 0IIIIIIIII 99FIRKININI1M SUBJECT PROPERTY: Tax Lot #600 on the newly constructed Independent Way APPLICANTIOWNER: Rogue Planning & Development Services/IPCO Development Corporation DESCRIPTION: The Planning Commission will re -open the public hearing to consider proposed modifications to a request for Site Design Review approval for the construction of two new commercial/industrial buildings on Tax Lot #600 adjacent to Independent Way, the newly installed public street between Washington Street and Tolman Creek Road, Both buildings would be part of the IPCO Development Corporation service building complex, and would share driveway accesses, parking areas and landscaped areas. The first building is proposed to be 10,919 square feet and would be constructed adjacent to Independent Way, The second proposed building would be 17,,859 square feet and would be near the south property line, The application previously included a request for an Exception to the Site Development and Design Standards (AMC 18,4.2,040,B.3,a) which call for a ten -foot wide landscape buffer between the building and the street. Since the initial public hearing in February, the Exception request has been removed from the proposal and the Commission will revisit the application in light of this change, COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; ASSESSOR'S MAP: 39 1 E 14BA; TAX LOT #: 600, ELECTRONIC ASHLAND PLANNING COMMISSION MEETING: Tttesda,y MatMch 23, 2021 at 7PM AcflonsTAs by &rcdV1 Uohnan CreekNTdmanCreek 640TA T2 202D-00025%NoticingIndependent—TI 000,_PA-1 2-1020-0025_NOPH 2.(Ik)vx Notice is hereby given that the Ashland Planning Commission will hold an electronic public hearing on the above described planning action on the meeting date and time shown above. You can watch the meeting on local channel 9, on Charter Communications channels 180 & 181, or you can stream the meeting via the internet by going to rvtv.S0LJ.edu and selecting `RVTV Prime.' The ordinance criteria applicable to this planning action 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. Faiiure of the applicant to raise constitutionall or other issues reiating 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. Because of the COV0-19 pandemic, application materials are provided online and written comments will be accepted by email. Alternative arrangements for reviewing the application or submitting comments can be made by contacting (541) 488-5305 or pLaLi n r.us. �J n�a s h I �an d. o� 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 www.ashland.or.us/'PCpa,ckets seven days prior to the hearing. Copies of application materials will be provided at reasonable cost, if requested. Under extenuating circumstances, application materials may be requested to be reviewed in-person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre -arranged appointment by calling (541) 488-5305 or emailing 121anninanashiand.or. us. Anyone wishing to submit comments can do so by sending an e-maii to PC- publ ic-testi mppl@ash land. or. LIS with the subject line "March 23, 2021 PC Hearing Testimony" by 10:010 a,m. on Monday,, March 22, 2021. If the applicant wishes to provide a rebuttal to the testimony, they can submit the rebuttal via e-mail to IP,C-r)ublic-test�imonvCcbashlaiid,or.us with the subject line "March 23, 2021 PH Hearing Testimony" by 10:00 am. on Tuesday, March 23, 2021. Written testimony received by these deadlines will be available for Planning Commissioners to review before the hearing and will be included in the meeting minutes. Oral testimony will be taken during the electronic public hearing. If YOU wish to provide oral testimony during the electronic meeting, send an email to PC -Public -testimony a)ashland. or. us by 10:00 a.m. on Monday, March 22, 2021. In order to provide testimony at the public hearing, please provide the following information: 1) make the subject line of the email "March 23 Speaker Request", 2) include your name, 3) the agenda item on which you wish to speak on, 4) specify if You will be participating by computer or telephone, and 5) the name you wik use if participating by computer or the telephone number you will use if participating by telephone. In compliance with, the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Administrator's office at 541-488-6002 (TTY phone number 1-800-735-2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35,102.- 35.104 ADA Title 1). If you have questions or comments concerning this request, please feel free to contact staff project pianner Derek Severson at 541-535-5305 or dei,ek.severson,PD_acshiand..or. us. AcOonqTAs by StrcerVIVI'attnan CrcckATo1manCreek_6101PA T2 ?020-00025\Not�d5ig\itidepeiident TL,600 PA-T2-2020-60025,_N0PH 2.docx SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards: The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. GAccmm-devlpla=fi1 Planning Actions`PAs by Street\IATolman Creek\TolmanCreek_640\PA-T2-2020-900251Noticin,-Vndependent_TL600 PA-T2-2020-00025_NOPH 2.dccx County of Jaickson The undersigned beingfirst duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On 3/12/21 1 caused to be mailed, by regular mail, in a sealed envelope person listed on the attached mailing list at such addresses as set forth on this list II I Sigi,natuve of Employee L Wcomm-devWanningTlanning AdonsTAs by SVeeffRTolman Creek%TclmanCreek3404PA-T2-2O2O.00O25Votdng\?ndependent TL60Q-PA-T2-2020-00025-NOPH 2-AffudavilofMall!,ing.docx3il2]2O2I PA -T2-2020-00025 391 E14AB2000 PA -T2-2020-00025 391 E14AB1200 PA -T2-2020-00025 391 E14BA800 ARO PARTNERS EQUITY TRUST COMPANY CUST FBO INDEPENDENT PRINTING CO INC 1015 CHESTNUT AVE #A3 100 S FOOTHILL RD 1425 GREEN MEADOWS WAY CARLSBAD, CA 92008 MEDFORD, OR 97504 ASHLAND, OR 97520 PA -T2-2020-00025 391 E14AB2100 LOVETENNIS LLC 735 JEFFERSON AVE ASHLAND, OR 97520 PA -T2-2020-00025 391E14AB600 WASHINGTON PROFESSIONAL PLAZA 574 WASHINGTON ST ASHLAND, OR 97520 PA -T2-2020-00025 391E14AB1100 MORNINGSTAR HOWARD W/SUE M 534 WASHINGTON ST ASHLAND, OR 97520 PA -T2-2020-00025 391 E 14BA100 OPTIONS FOR HOMELESS RESIDENT PO BOX 1133 ASHLAND, OR 97520 Independent Way, TL 600 NOC #2 3/12/21 7 February 15, 2021 City of Ashland Planning Commission 20 East Main Street Ashland, OR 97520 Dear Commissioners: The property owners have been the owners of the IPCO properties since 1967 with a long established, large acre Employment zoned property. Over the years the Brombacher's vision of the property as a service center for high-quality, business tenant locations with excellent freeway access and site access for trucks. In 2012 when the city of Ashland approached the property owners to purchase the land area for Independent Way, of the negotiations were for not only the purchase of the future right-of-way but the riparian buffer area enhancement requirements. It was in those negotiations that the landscape area credits were determined because the roadway improvements proposed by the city kept getting wider and wider. Though today, the city does not stand behind those negotiations, the property owners want the record to be clear the property owners were led to believe the city was negotiating in good faith and that the city would work with the property owners towards the creation of a master plan, and on the future site development. The Brombacher's do not believe that has been the case and, now that Independent Way is installed, the city is unwilling to grant an exception to the landscape buffer. The proposed non-residential structures along a public street that offers no on -street parking thus limiting customer traffic from public sidewalk will provide a positive contribution to the streetscape while completing a multi -generational, multi -decade of development and establishment of a commercial 1 employment center development. The landscape buffer primary function is to improve the project's appearance, enhance the City's streetscape, lessen the visual and climatic impact of parking areas, and to screen adjacent residential uses from the adverse impacts which commercial uses may cause. There are no residential uses in the area and the development of the site with a three-foot buffer vs. a ten -foot buffer causes no undue harm and that even with a reduced buffer, the proposal results in a high- quality development that makes a positive contribution to the streetscape. On behalf of the Brombacher family, Am u ter CC. Trina Sanford Kurt Brombacher Zach Brombacher 1 Exception to the Site Design Standards. AMC 18.5.2.050.E. 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; According to the purpose and intent of the Site Design Standards, strict adherence to the standards in areas that are visible from highly traveled arterial streets and that are in the Historic District are held to a higher development standard than projects that are in manufacturing and industrial areas. The proposal seeks to reduce the landscape buffer between the building and sidewalk from ten feet to three feet. This is due to the city's negotiations with the property owners and their understanding of the ten -foot buffer required between the building and the street, additionally, the reduced landscape buffer along the facade of the building equally achieves the stated purpose which is to promote high quality, commercial frontage. The proposal achieves a ten - foot buffer incorporating the area behind the curb, between the building and the street. There is a seven -foot parkrow and three additional feet of landscape area. The graphic below from the Ashland municipal code showing a conceptual, basic site reviewed, employment zoned site (evidenced by RR tracks), there is no landscape buffer between the building and the street and truck traffic loading is shown as the prominent use of the site, like the subject property. u v Screened traalr and recycling u „ u 4 R Covered MAP parking 1T Vsitar parAing Prornlnent antry From street —/ Additional Information for the record PA -2020-00025 Specific to building orientation and design, the proposed structure without a 10 -foot landscape buffer, but with a three-foot buffer (materials presented at February 9, 2021 Planning Commission Hearing), allows for the continued development of a business environment that is safe and comfortable. The layout allows for parking at the rear of the proposed buildings, and wide drive aisles that allow for fire apparatus access and two-way vehicle travel. Along the street, the proposed layout allows for natural surveillance of public spaces, or "eyes on the street". The reduced landscape area decreases potable water consumption on landscape irrigation to support resource conservation. The proposed development provides a large scale, employment zoned, commercial warehousing space that continues an existing development pattern and fosters a safe and comfortable business environment. The reduced landscape buffer between the building and the sidewalk will not detract from the ability of citizens to walk or cycle to the businesses. The reduced landscape buffer width does not dimmish that the proposed building and site layout is a high-quality development of in demand warehouse spaces. Though a three-foot landscape buffer is not a wide area, there is adequate width for vegetation. The landscape area is on the north side of the structure and will be shaded from the most intense heat of the day. As with all of the landscape areas on the IPCO Development Corporation owned properties the landscaping will be maintained in a good, weed free, irrigated condition to promote plant growth. Parking and Easement Discussion: There are eight spaces on the site plan in the parking area to the east of TL 600 that are for IPCO Service Building #1. There are numerous cross access easements and shared parking agreements on the properties owned in common by the IPCO Development Corporation. When Independent Way was dedicated, tax lots owned by the IPCO Development Corp were split by the right-of-way. There are large private and public utilities on the properties as well that have cross easement for access and use. Following the development of proposed structures, property line adjustments will be made to adjust property lines and all easements, including but not limited to parking, access, maintenance, and utility, will be addressed and recorded with the revised legal descriptions. Additional Information for the record PA -2020-00025 CITY OF ASHLAND 20 E MAIN ST ASHLAND, OR 97520 Affidavit of Publication ***THIS IS NOT A BILL*** State of Oregon. CASE NO. County of Jackson I, Sarah Lucien , being first duly sworn, depose and say that I am the principal clerk of Medford Mail Tribune, a newspaper of general circulation, as defined by ORS 193.010 and 153.020; Pruinted-at Medford -in --the- aforesa°i.d county andrl`state;- that the - _— W PUBLIC NOTICE a printed copy of which is hereto annexed, was published inthe entire issue of said newspaper for 1 successive and consecutive insartion(s) in the following issues .2/1/2021 (HERE SET FORTH DATES OF ISSUE) Subscribed and sworn to befor-e,me.-this day of b• 2021, e. OFFICIAL NOTARY PUBLICo Co WsSI?4-OREGON • 979444 NOTARY UBDIC FOR OREGON �Y Cflkl>t�l&SIGN EXPIRES SEPTI INBi R 24, 202? — - -- - -- My commission expires day of , -20 Z� - Rosebud Media - Mail Tribune - Ashland Tidings 111 N Fir St Medford, OR 97501 PUBLICATION I EXPIRE DATE ASHLAND 2/1/2021 TIDINGS AD CAPTION #( TIMES ELECTRONIC 1 PUBLIC HEARING _AMOUNT PO 43.43 12011.3 ELECTRONIC PUBLIC HEARING NOTICE - or, February 9, 2021 the Ashland planning Commission will hold an electronic public hearing to consider a request for Site Design Review approval for the construction of two now commercialfindustrial buildings on Tax Lot #600 adjacent to independent Way, the newly installed public streat between Washington Street and Tolman Creek Road. Both buildings would be part of The IPCO Development Corporation service building complex, and would share driveway accesses, parking areas and landscaped areas. The first building Is proposed to be 10,910 square foot and would be constructed adja- cent to Independent Way. The second proposed building would be 17,859 square feat and would be near the south property line. The application Includes a request for an Ex- ception to the Site Development and Design Standards (AMC 18A.2.040.t3,3.a) which call for a ten -foot wide landscape buffer between the building and the street. The etecironic public hearing will be held at 7:00 P.M. on February'g, 2021. The Meet - in will be televised on local channel 9 or channels 180 and 181 for Charter Communic- ations customers or will also be available live stream by going to rvtv.sou.edu and se- lacting RVTV Prime. Written testimony will be accepted via email to -testimorvv(@.?tshlpnd,or.ua with the subject litre "02109 Planning Commission Meotln9 Testimony" by 10:00 a.m. on Monday, February 8, 2021. Written testimony received by the deadline will be avall- abte to the planning Commission before the meeting and will be included in the meeting minutes. Oral testimony will be taken during the electronic meeting for public forum and the pub- lic hearing, it you wish to provide oral testimony during the electronic meeting, send an email to s by 10.00 a.m. on Tuesday, February 9, 2021. In order to provide testimony at the public hearing, please provide the followingg in• formation: 1) make the subject line of the email "0210Speaker Request", 2) Include your name, 3) the agenda Item you want to speak on, 4) specify if you will be participat- ing by computer or telephone, and 5) the name you will use If participating by computor or the telephone number you will use It participating by telephone. By the order of Bill Molnar, Community Development Director In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Admtnlstrator's office at (541) 488- 6002 (TTY phone number 1-800-735.2900). Notification 72 hours brior 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).-- -t— February 1, 2021 Ranning Department, 51 Vftbui Way, Ashland, Oregon 97520 CITY OF 541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900, -ASHLAND PLANNING ACTION: PA -T2-2020-00025 SUBJECT PROPERTY: Tax Lot #600 on the newly constructed Independent Way APPLICANT/OWNER: Rogue Planning & Development Services/IPCO Development Corporation DESCRIPTION: A request for Site Design Review approval for the construction of two new commercial/industrial buildings on Tax Lot #600 adjacent to Independent Way, the newly installed public street between Washington Street and Tolman Creek Road, Both buildings would be part of the I PCO Development Corporation service building complex, and would share driveway accesses, parking areas and landscaped areas,, The first building is proposed to be 10,919 square feet and would be constructed adjacent to Independent Way, The second proposed building would be 17,859 square feet and wound be near the south property line. The application includes a request for an Exception to the Site Development and Design Standards (AMC 18.4,2.040.B,3,a) which call for a ten -foot wide landscape buffer between the building and the street. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-11; ASSESSOR'S MAP #: 391 E14BA; TAX LOT: 600 4 PA -T2-2020-00025 Tax Lot #600, Independent Way Subject Property C;.lcarnrrn-devlplusnniat�,'kPlarrnin A6onsTAs by StreeOTVFolman CrtekTalnl;ITICeek 640\PA-T2-2020-00025YNaticiiigV'folriiaci (Independant Way) 611t)_,I'A-'1'2-2020-0002.5_NOPH daux Notice is hereby given that the Ashlanu Planning Commission will hold an electronic public hearing on the above described planning action on the meeting date and time shown above. You can watch the meeting on local channel 9, on Charter Communications channels 180 & 181, or you can stream, the meeting via the internet by going to rvtv,sou,edu and selecting 'RVTV Prime.' The ordinance criteria appflcable to this planning action 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 constitutbrial, 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. Because of the COVID-19 pandemic, application materials are provided oniine and written comments will be accepted by email. Alternative arrangements for reviewing the application or submitting comments can be made by contacting (541) 488-5305 orrjIanninQ(@ashIand.or.US. A copy of the apphoation, 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 www.ashIand.or.US1PCpackets seven days prior to the hearing. Copies of application materials wiH be provided at reasonable cost, if requested. Under extenuating circumstances, application materials may be requested to be reviewed in-person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre -arranged appointment by calling (541) 488-5305 or emailing planningCdashlaind.or. LIS, Anyone wishing to submit comments can do so by sending an e-mail to PC-r)ublic-testij�non�ash�laqd.or. us with the subject line "February 9, 2021 PC Hearing Testimony" by 10:00 a.m, on Monday, February 8, 2021. If the applicant wishes to provide a rebuttal to the testimony, they can submit the rebuttal via e-mail to PC -public testimony ash land, or, Lis with the subject line "February 9, 2021 PH Hearing Testimony" by 10:00 a.m. on Tuesday, February 9, 2021. Written testimony received by these deadflnes will be available for Planning Commissioners to review before the hearing and wills be included in the meeting minutes. Oral testimony will be taken during the electronic public hearing. If you wish to provide oral testimony during the electronic meeting, send an email to PC -VU bl ic-testirTi onyC@ash land. or. us by I0:00 a.m. on Tuesday February 9, 2021. In order to provide testinnony at the public hearing, please provide the following information: 1) make the subject line of the ernail "February 9 Speaker Request", 2) include your name, 3) the agenda item on which you wish to speak on, 4) specify if you will be participating by computer or telephone, and 5) the name you will use if participating by computer or the telephone number you will use if participating by telephone. In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Administrator's office at 541-488-6002 (TTY phone number 1-800-735-2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35,102.- 35.104 ADA Title I). If you have questions or comments concerning this request, please feel free to contact staff project planner Derek Severson at 541-535-5305 or derek. severson (@,ash land, or. us. AckionsTA5 by SneeMATolman 0eekV1VnqanCreek 640NPA-T2-2020-00025�NC ,ticijig'Tala,i (InJependantWay)...640 PA-12-202000025_N0PH.docx SITE DESIGN AND USE STANDARDS 18.5.2.050 The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18A.8 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. 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 There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. G'heomm-devlpianniogSPlanning ActionsTAs by Street\Mclman Creek\TolmanCreek_6401PA-T2-2020-000251Nolicing\Tolman (Independant Way)„ 640 PA-T2-2020-00025_NOPH.docx Itl;1;1Ioi-Ar1110]0J11_1IIIzLei STATE OF OREGON ) County of Jackson ) The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On January27, 2021 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #PA -T2-2020-00025, Formally 688 Tolman, soon to be Independent Way Address. Signature of Employee Gtomm-davlplanningTIanMng AagonsWAs by 51€eaffftlman C€eaklTo€manCreak_6401PA-T2-2020-000251NoGtinglTotman (lndependanf Way) _640_PA-T2-2020-06G5_NOPH_AFFIDAVIT OF MAILING.dou 112712021 onsj!jeqe5/e:)'fUGAeT PA-T2-2020-00025 391E14BA600 LOVETENNIS LLC 735 JEFFERSON AVE ASHLAND, OR 97520 PA -T2-2020-00025 391E14BA600 MORNINGSTAR HOWARD W/SUE M 534 WASHINGTON ST ASHLAND, OR 97520 PA -T2-2020-00025 391E14BA600 ARO PARTNERS 1015 CHESTNUT AVE ##A3 CARLSBAD, CA 92008 PA -T2-2020-00025 391E14BA600 JB STEEL PO BOX 4460 MEDFORD, OR 97501 PA -T2-2020-00025 391E14BA600 IPCO DEVELOPMENT CORP 1425 GREEN MEADOWS WAY ASHLAND, OR 97520 PA -T2-2020-00025 391E14BA600 EQUITY TRUST COMPANY CUST FBO 100 S FOOTHILL RD MEDFORD, OR 97504 PA -T2-2020-00025 391E14BA600 ROGEU PLANNING & DEVELOPMENT 1314-B CENTER DR PMB 457 MEDFORD, OR 97501 Independent Way / 640 Tolman 01/27/2021 10 PA -T2-2020-00025 391E14BA600 SHREE JALARAM HOSPITALITY LLC 2350 ASHLAND ST ASHLAND, OR 97520 PA -T2-2020-00025 391E14BA600 WASHINGTON PROFESSIONAL PLAZA 574 WASHINGTON ST ASHLAND, OR 97520 PA -T2-2020-00025 391E14BA600 THORNTON DALEY ENGINEERING PO BOX 476 JACKSONVILLE, OR 97530 PCO DEVELOPMENT SERVICE CENTERS 5 & 6 A PROPOSED DEVELOPMENT LOCATED IN: 39 1E 14BA, T.L. #600 ASHLAND, JACKSON COUNTY, OREGON SCHEDULE OF DRAWINGS Cf . COVF_R SHEET C2 StTEPLAN C3 GRADING PLAN C4 UPLfry PLAN C5 BrOSWALE PLAN AND P,90PLE C5OETAIL SHEET MPr WRRZ AND FFOOR.ALAfN MAP ECT EROSION ANO SEDIMENT C0!VTRCL COVER SHEET EC21 EROSION AND SEDiMENt CONTROL COVET' SHEET EC3 EROSION AND SEDIMENT CONTROL COVER SHEET PLAN NOTES rThese plans are o reprod✓c4orr of the orioina! e!E°etrartrc document These dm wings ore not to be reD od,cec without the permissron of the engineer- They are to be used ort TMs project oney. .Any other use without the written perrnrss7on of the engrnser is stric_Hy prohibited. UTILITY LEGEND ""-�----'-'-'"-- EXT 3rwrl FIBER OPTIC LINE Ex6TING CAS - EXISTliVO FELEaHONE - EXISTING ELCOP4lC '--- EXISTING CAR{,E 7V EXIS70VC IRRlGATlON -- EXISTING STORM ORA1N EXISPNG SANITARY SEWER EXISTING WATER NEW STORM DRAIN -� NEW SANITARY SEWER '"'�^•^�•m•^m•• NEN WATER SURVEY NOTES BASIS OF 6FARWOS BEARINGS 8.4SE'O ON FILED SURVEY NO. 16744 ELEVATION DATUM ELEVATIONS EASED 0,V FEMA 3ENCHMARK RMI, COV.WL lTY PANEL NO. 410090 0001 8 PUBLISHED ELEVAAON FOR RMI fS 1,743.64, THE CfTY OF ASHLAND DATUM fN THIS ARES !S 0.05 FEET LOWER THAN THE PEVA UAT04 ABBREVIATIONS & SYMBOLS A. 0. ASPHALTIC CONCRETE VIN MINA40M 6C, BACK OF (:!,RR MH MANHOLE B, C,R. BEGfNVtNC OF CURB RETURN 00 ORIGINAL GROUND C.7. CURB INLET' OHF' OVERHEAD POWER CENTER UNE R PROPERTY LINE CLR CLEAR PUE POOLiC UTILITY EASEMENT CONC CONCRETE R/W RIGHT-OF-WAY 0/IN DRNEWAY SS 5ANITA.RY 3EWE4 E.C.R. END OF CURB RETURN SSL SANITARY SEWF,R LATERAL EL ELEVATION 5/W 51OEWALX EXIST EXISTING STO STANDARD OG ORIGINAL GRADE SD STORM ORAIN FC FINISH GRADE TBC TOPOF BOX Cl/L'✓E:•4T FH FIRE HYDRANT TC TOP OF CURB FOL F76ER OPTIC LINE TW 70P OF WALL INV INVERT OF PIPE WM WATER MEFER MAX MAXIMUM WV 'NATER VALVE IPCO DEVELOPMENT SER VICE CENTER 5 & 6 a ap ea SCALt7' 7--50' CONSULTANTS/OWNERS OWNER STREMISTORM/SANYFARY IPCO DEVELOPMENT CORP ASHLAND ENGINEERING DEPARTMENT 1425 CREEN MEADOWS WAY 51 WINBURN WAY ASHLANO, OREGON 97520 ASHLAND, OREGON 97520 541-621-415f(T irtO Sanford) (541) 488-5347 541-944- f94S (tach Brombacher) CFVIIr ENGINEER SURVEYOR THORNTON EVGINEERINC, INC, POLARIS LAND S0RI/EYhli9 LLC P.O. BOX 476 P.O. BOX 459 JACKSONOLLE, OR 975.30 ASHLAND, OR 37520 (541) 899-1489 (54 7) 482-5009 UA'ARt �cn�� PLAN 86T DN9CRll'170N 7-!4-2f X PRELIM- PLANS - TE/CL'ENT PU?N RE✓rEW RECORD DRAWINGS © COPYRIGHT - THORNTON ENGINEERING THESE DRAWINGS AND THE DESIGNS INCORPORATED HEREIN[ ARE NOT TO BE REPRODCCTM TrTi'HOUT THE PERMLSSION OF THE ENGINKER, THEY ARE TO M USED ON THIS PROJECT ONLY, ANY OTHER USE WITHOUT THE wRTITEN PERfISSiON OP THE ENGINEER IS STRICTLY PRORTF TED- �CA�LLF'OR UTILITY LOCATE 48 HOURSXCAVATION — 1-800-332-2344' VICINITY MAP a a 9 o g% F .� SITE GENERAL NOTES I_ Alf warkmonshrL, and mater;als sh0 conform to the Aravlsrons of the 2015 5t11doM 5pecifi'av?ions for Peon,, Worcs Cons%✓vcNon pvbtished by the Oregon Chapter pf APWA, and the rr c ent a endts of the City of Ashland, 2. the Contractor shard determ/ne the ?—F— or aflatllitiesmmen n scry t. ample[' the work_ The Engineer does not guarantee the --'y of the fvcad— or im an each of the utilities shathe plans. .`h= contractor shat! pae•hofe existing 'tNeres and notify Engineer of onrvy discr'pvncivs with Mese" na -5. the COntraatar and subcontractors snarl be -7"W6— W6- with the City orAshland prior to a y c nstrvctfon within City right-Of-,cy_ The Contractor'nodi submit R trgfr, Control plan aria -7—appravaf of the pT" from the City at least (5) working days J or to ing work. 5.rar,�e Cvntracror shad not perform work without the Agency inspectians where i ections o repuimd by the a'pecrpcatians. 6 Requests by the contractor far changes to the plans .rust be hP-110a by tha oconsuftrngr engineer end the Agency's e'g<'neer before the changes are implerrrenfed. 7 tvhert permrming -- 6-5, the Ill.—tor chuff comply wish the o of OAS 757.5d! to 757.571, which ;hcfude requirements that the contractor hand -expose (pothole) 'a encare underground racit;tias d v ble to ovoid damaging Them, 3. the Engi'e'r does not either expressly or by rmpl;cotron seek 1b establish or delrhaates the" ropety and right-vf-way bbundon's The Engine nay rnclvded the bounden.' o The drawing fa o en! thy roc 6- or the rv,rk only. The Engme r has drawn centedine and existing property line facvfians based an c boundary & topagnhphrc s rvey ora v;d^d by Pblaris Land Surveying. The ;znh,t- naN oanfact a ry yar to estabtfsl hot-M'i and vertical c rot for the omfect- 9. Granular materia'' shall be obtained from a approved by The City of Ashland rhe eoneractor shelf nolr�� The Cty Engineer of The mvtenv! s e pnor fo any grtnurar material placement and shaft not chcnge material Baume w;thove lopravvl. tp, A11 'ancrod' nvlf b.331 psi 9 28 days anfe55 'Jlhe,w 902cfied. 1 t- The private sis s n & . lines 'half be IVC conforming;o fa ASTM 0-3034. EOR 35. At ;nts shoo wa be eertignt- 12. Pubfic '[cirri diot, rine' shad be NOPE (ADS N-12 ar egaivaienf} unless ofherw;se opted on the plans All joints shall be waterbghe 13. Public sanitary s er fines shall be PyC —F—,q to ASTM 0-303x, 5DR 35. AP pints 'half be watertight. I4- pipe lengths and slopes shown on the pions are 6'-1 " the distance from renter of manhole ar structure (or face or curb far ISraoilers). The Contractor shaft c n±act the respective Utility Companies fv coordinate relocation or reconstruction ,r any utifrU- 16. The Contractor shaft rtofify th- fallowing 45 hours prior tv srartinq the work: Crty of Ashivnd Engrneering r7epartment 541 -48B -5J47 Oregon U6frty Notrfi"u- Center f-800-332-2344 Thornton Engineering 541-699-14+19 17. Pfocement or storage bf 'Forel' is not permitted on hard surface streets within pubfr'c right-pf-way. Soviets stored in &h- than rigor -o( -way o shall be ro-ered to pre eat e re. The Contmctor shall be respansihle to Clean ana/or rnlain 'xis Ong publ;c streets of sari c other debris deposited by construcfian oP'7,T ns and r _ it m0 streets damuyea by cansfrvct:bn operations it a timet' mannsr to avoid incrnve're'ces ar hazards to the public. F9. ff "soR" r weak subgrade mvteriafs a entered they shelf be re vee and replaced wile cp pactea trgg-g.te sob -base nroferral. a scry 10 achieve a compacted end stab[' subarade. If significant'aborad. arv- are soft' contact the geptechnica! engineer to revieex The situafion For odd;t-ta design cohsidel t -l. 20 ihvmtan Engine ring, Inc, riot providing con5ultriag seces regarding Subsurface ";f and y ---conditions f this project Rre contrapipr 'half stop work and contact the owner ;mmedratefy it grvvndrva!e� is 'ncountared. or ;f unus—fly soft ar ursta5.ra sal ond'b— exist an the site. 21. Cortfracfor sholf obtain any n ^ Bary buifdihq permifs pnor to c nstmct�an or verify that the —,hos done s 22. Sanitary s er laterals sha« be marked in the field by a 2,4 —s' painted white- Starm drat' laterals shalf be amarked o the Feld by a 2x4 pose pointed green - 23_ Sanitary Sewer w—'locations shall he p--flymarked by a fetter 'E" slumped rn the trip of curb. 24. City f,,chlorinate and test w 'elfines. No chlorination lees rsrq,fred by Contrbotor. Contractor is !o provide pig. 25. Gty fo rnstod water lveerals and air rereuse valves Contractor sh,N provide excava!iorr, bcckfifl end surfacing. 2E. 0—rll- iron water ane shah be clusa 52, domestic b5A_ brand, 27. Fire Hydrants shall be Kennedy K6ID, fyprcvl. 28. A!! Wotan irna joints snarl by restrained w;th MJ TRllax or ERAA iron Mega tug. 24. A minimum 6 -;nen separctran shoo 6e maintained between all water, storm dram ands nitory s Ings Any cr ";rigs +Re fess than 6 -rich separation shaft reaurre a concrete separation as P. --d by PWD, Af(w water lanai 55 crossings shaft onform to OAR Chppler 333 (I8" as requiredj. 3C. Ali &—or, aria 'oddment con6ol measures must be frt pfa— before cgnsfruc±;en pegins. PERMIT NOTE Oeleloper aria cantrac for respcnsibfe for obtOn,,g ail applicable permits irtcrudmq. -Clfy of Ashland -Oregon Deportment of Enrrortmerkv! Our,Gty (Erosion Controf) JCB I . 20-01, [ FELE. 6AEEMAp.DwO ?ozl �\ E��9,nRaFeso� T'`�r(I'ORNTON p.o. bac sonville,60 north o egon 3rdstreet REV15IONs s,9,a p LI INE RING INC. (541) 899-1489 I5411 899-3419 fax PRELIMINARY C O V E FR S HE=— E—= T r OREt.ON SERVICE CENTERS 5 & 6 SHEET yp2' IPCO DEVELOPEMENT CORPORATION cJ' oP 640 TCLMAN CREEK ROAD RENEVIAL DAr¢ASHLAND, OREGON PCO DEVELOPMENT SERVICE CENTERS 5 & 6 A PROPOSED DEVELOPMENT LOCATED IN: 39 1E 14BA, T.L. #600 ASHLAND, JACKSON COUNTY, OREGON SCHEDULE OF DRAWINGS C1 COVER SHEET 02 SITEPLAN C3 GRADfiVC PLAN C4 UTILrTY PLAN C5 B10SVJALE PLAN AND PROFILE C6 CETAIL SHE'EF MPI WRRZ AND PLOOOPLAiN MAP ECI EROSION AND SE,1OldEN7 CONTROL COVER SHEEF EC21 EROSION ANO SEOMEN7 CONTROL COVER SHEET EC3 EiZ0314N ANO SEDIMCNr CONTROL COVER SHEET PLAN NOTES I, These Dfans ore a reproducfron of the oriafnal electrorrfc document_ These drawings ore not to be reorad,,ea without the permission of the angrneer- They ore to be used on this project only. Any other se without the wriftefr permission of the engineer is strictly prohibited UTTLITY LEGEND EXISTING FIBER OPTIC LINE EXISTING CAS - EXISTING TELEPHONE — Exl5rwc ELEOMIC E"XISRNC CABLE rV "-- LX(SRNC lRRICATlCN "-'— EXISTING STORM 0RA1N F_X15FIN C .SAN)TARY SEWER FNIST(N , V✓A FFA' NEN STORM DRAIN - -- -- NEN SANITARY SEWER .°^....^.-�...-.... NEW WA FFR SURVEY NOTES BASIS OF BFARINGS BEARINGS BASSO ON 17LEO SUPVE)' NG. 16744 EE'/APON OATUM ELEVATIONS BASED ON FEMA 9ENCHMARK R,41, CCMMUN(TY PANEL NO. 410099 0001 8 PUBLfSNEO ELEVATION FOR R41 lS 1,74J.15 4.7717 CITY OF ASHLAND DATUM IN THIS AREA f5 0.05 FEET LOWF..R THAN TrZ FEMA OArU,14 ABBREVIATIONS & SYMBOLS A. C. ASPHALTIC CONCRETE MIN MAVMUQ FC BACK OF CURR M _ MANHOLE B. C, R. R,EOINNINC OF CURB RETURN OGh'ORfCINAL GROUND C. CURB INLET DNP OVERHE40 POWER CENTER UNC PROPE-77Y LINE CLR CLEAR pUE PUBLIC UTrLITY EASEMENT CONC CONCRETE R/W R(GHr-OF- WAY D%N ORIVEWAY S5 SANITARY SEWER F. C..R. END OF CURB RETURN SSL SANITARY SEWCR LATERAL Fl. ELEVATION S/W SIDEWALK EX1ST EXISTING SI'D EFANOARD OG ORIC1hAi GRADE SD STORM CRAIN FG FINISH GRADE IBC TOP OF BOX CULVERT FN FIRE HYDRANT Tc TOP OF CURB FOL FIBER OPRC UNE fW TOP OF WAf L INV IN'✓ERT OF PIPE WIV WATER VEF£'R MAX MAXIMUM WV WATER VALVE di ul TOLMAN CREEK ROAD IPCO DEVELOPMENT SERVICE CENTER 5 & 6 7Z �¢ 0 80 I60 SCHLE1"=80' CONSULTANTS/OWNERS OWNER STREETS/STORM/SANUARY IPCO DEVELOPMENT CORP ASHLAND ENGINEERING OEPARFMENF 1425 GREFN MEAOOWS WAY 51 WfNBURN 'NAY ASHL4NO, OREGON 97520 ASHLAND, OREGON 97520 541--621-4151 (wino Sonrvrd) (541) 488-5347 541-844-1945 (Tach 8rombc^her) REITEwAT DATES e2/s/202: , CIVM EIVGINFFR SURVEYOR THORNFGN ENGINEERING, (NC. POLARIS LAND SURVEYiNg LLC P.O. BOX 476 P.O. BOX 459 dACKSONVI!LE OR 97530 ASHkNiD, OR 97520 (341) 899-1469 (541) 482-5009 AAT& C, KHT PLAN SRT 099cA '170N 1-f4-21 X f PRECLW_ PrAPIS - TE/CLiENT PLAN REVIEW RECORD DRAWINGS © COPTRIGHT - THORNTON ENGINEERING THESE ORATRNGS AND THE DESIGNS INCORPORATED HEREIN ARE NOT TO D Tl BE REPROT)UCETMQIJT THE PERMLS81ON OF THE ENGBTEER, TREY ARE TO ES USED ON THIS PROJECT ONLY. ANY OTHER u5E MTXOUT THE NRTITEN PERMISSION OC THE ENGINEER 15 STRICTLY PROH3MT. CALL FOR UTIL7Y LOCATE 48�HOORSPRIOR 7G EXCAVA ON - 1-800-3 VICINI`T'Y MAP ��\tE��9 P�pFFss,��q bg73p WARY HORN ON P.D. boxn60 north 97530eet T TONac soville,Oregon NGIN RING INC [541)899-1489 20899-3419 fax 4WPRELI 021 o ��! SITE C O V E FR S HE=— E=— T SERVICE CENTERS 5 & 6 sHeEr', IPCO DEVELOPENIENT CORPORATION 640 TOLMAN CREEK ROAD ASHLAND, OREGON j GENERAL NOTES I. Alf wvrkn-,vnship end mater;afs sh.li c a the Provisions Of the 2018 Standard Specif'ca'ivns for Pvbh, wodcs Cons,`ruction pvbFshed by fhe Oregon Chapter pf APWA, —d the r, crit a endmenfs of the City of Ashland. 2. rhe Contactor shay( determine the loco — cf aNJrvtliite- .cry Co compete the work_ The C',ineer does nvE guarantee fhe racy of .he rotation ar depth of the ut;rfties shown on the piens, ,,e Contractor sh,il pat.hole existing Utirit;es and notify Eq- -y d'screpvn weth mesa, 'Ions. 3. ,`heCOnfracfpr and svbcsnfmctors shaf( be pre—qualified with the City of Ashrvnd arra' t. any c nstrvction within city right—Of—way 4 'he Corttrectvr soar! submit 0 traffic centroplan grid sec_re approval of the pian fpm 'ha CG, at least {5) warkina days prior r starting work, 5. Rre Contractor s6QJ nal perform wgrk without fhe Agency "'acct'— .hare ecin tions v e required by the specrficetivns. 6. Requests by the conlrvctor far changes to the pb— must be approved by M, U— engineer end the Agency's engineer before the changes are implemenfed. >. When performing excvvcNvns. the cvnirvctor shah amply with the provisions of 0175 157.541 is 757.571, which :--rrclude .egvireme.nts that the cpnfrac[or hood—expose (pothole) underground facit;Fies end use lea onable cure to avoid dam+aging fhem, 8. 'he Engineer does not either expressly or by impl,cat— seek fa esipbfish yr delnevt .the property end right—of—way bbundanes. The E grocer hos ;rtcfvdad the boundaries on the drawing fo anent the iocati- of the —,* vnfy. The Engfne r hos drown ceneedirie end existing property Foe 1-6-- bd on a boundary & fopogrvphic survey provided by .IN— Lcnd 5urveyrng, The Cvntrvctor shaf+ Lonfoc[ v rveypr fo establish hcrievntvr cod verLcai c'ol'or for the project_ 9. Crenurar materials shinj be obtained from v approved by the City of Ashland, The contractpr shall riot" fy fhe City L"ngineer of fhe material s e prior b any granular matenalvpiv..—e end shaf! oat change mateno1 source without apprvvvl. 10. All COrtCrete shall Oe 3300 pet ® 28 days unle,s Mherwige specified. 11. rhe'twats rm drain & ss. lines Shari be ?VC :errfprmir•g to ASTM 0-3034, SDR 35. Ali loin is .hail be wafertigr. t. 12. Pvbrrc storm d—, lines sh.d be NOPE (AOS N-12 ar equivafeat) unless otherwise -N'd on fhe pians All fvin[s droll be —'Foght' l3. Pudlic sanitary s er lines Thal! be PVC a00f—,q to ASrV D—.303q SOR J5. A0 joints .nali be watertight I4. pipe lengths end s(vpes .shown on the '0— are bOTed pn fhC diatQRCe r— Center of manhole or fr-t— (or race of CVrb fpr curb "niers) I5. Th. contra shoo contact the respective Utdiry Cvmpanfes N ... rdinate r.r... bon or recanstruct:bn of any 'Hi"r"es. 15. Ti,, Cvntrvctor Shoff notify the Fallowing 48 hours prior tvsrsrhng !ha nark.' City of AN—d 8',9-6,g Depar,'ment 541--488-5347 Dregbn U1;fity rVobfica6arr Center f-800-332-2344 T?I—cea Ertgime... q $4I-899-1489 r7. Placement or 5e—p of spoils is oat permitted an hod surface streets withn publ'o nght—af—way. Sports stared in other fhon 'g" -w -way oleos .heti be covered tc --t —.- 0.'t—t- Contractor shall be responsible fo clean and%vr mvinta+n existing public streets vF soif o other debris deposited by construcbvrt vperao— and r rr al( streets damaged by canstrvchvn vperahons rn v timely manner to avoid incvnv„nrences or hazards tv ere public. 19, ff"soft" xeak TU bgrade metria'. ore encou iered they shelf be removed end replaced with Compacted aggregate sob—base mvferiaf. as no: sssvry fo achieve c compacted and .:etre svovrade if srgnff-,t subgrade -w- ore "soft" can?vcr the ge techn;cai "pl-r tb review the situation for additinnvl design considerations. 20 rhorntort Eng—ing, not providing ccasuW q service, regardog Subsurface s end groundwater —dH,— r r this project The cortvvpfpr .half stop —'k and contact the owner immedivfary if 9—dwater ;s encountered. or if unusually soft or J —Wt sail onditions exist vn ?hQ sft` 2l. C—r- 01f v6t0;r; any n sary buifdinq P—permits Pto c nstrucfion pr verify that M,awl er hos done s 22. San aryl s er roferai' shall be marked ;n the field by a 2,4 post pointed white. Storm drain 07—rQ shpN be marked o the field by v 2x4 post pvin£ed greev- 23 Sanitary sewer rvfemi locations shot! be permvnent(y marked by a letter S' stomped in the tap of curb. 24. City fo chionnpfe and test woterfirtes. No chlorination lees required by Contractor Contractor is fv provrda pig. 25. C,ly to Instv(r water laterals end air reiease valves COnbvc[pr sh'ff provide b-60 and surfacing. 26 O—Dfe Iran waver l;ne shoes be cies. 52, domestic USA brand 27. Fire Hydrants shaft be Kennedy KS ID, fypc—1 28. AN Wa,— iine flints shall be restrained wlth MJ FRflex or ERA4 iron Mega L- 24. A minimum 6—inch separation shah be maintained between v!1 w m dra and sanitary s Any crossings with ,ass fhon 6—inch sep—fipn sham rapvire v concrete separation cs app—_d by -WO. Air wo—tarondr SS rcrvssirtgs .hail conform to OAR L'.hOpter 333 (18" o required). 3G. An erasran end Tedi.ment cbntror meas.... must be in place before canstructicn Cegins. PERMIT NOTE De>,eicper orrd contractor responsible for obtotn+ng ❑fl opplicobis permits r'cfudlrg: -city Of Ashicnd -Oregon Cepar±rr, e.nf o{ Er+virarmento! Cucfty (Erosion Con tro!) JOB NO 20-047 FLE 943EMAp.OWC ��\tE��9 P�pFFss,��q bg73p WARY HORN ON P.D. boxn60 north 97530eet T TONac soville,Oregon NGIN RING INC [541)899-1489 20899-3419 fax 4WPRELI 021 �EvisioNs C O V E FR S HE=— E=— T SERVICE CENTERS 5 & 6 sHeEr', IPCO DEVELOPENIENT CORPORATION 640 TOLMAN CREEK ROAD ASHLAND, OREGON j REITEwAT DATES e2/s/202: , l e ^�/ N RCrAWWO WALL i \ WALL F WA / - Aml- IF i h. j /y M1 y S t - E E "i 'Y 4 E E WALL i ,sAGENFRAL NOTFS i, Ail warkmansdip and m rrols shalt c - to the pm an r the 2015 Standard Specificofi— for Publ;c Works C—tructroh p blfshed by the Oregon Chapter of APWA, Hund rm the c« eat vameridments of the City of Ashland. 2. The Contractor shelf determ e trre 1—ti— of afl rutrhtres necessary to complete the work. rhe Engineer does mt guarantee the are�mry of the iecatibn ar depth of the e.tfVbe5 Shawn Pn the pfans- The Cont—t" 5(}a!I path,,?e exlsfing ltdit'es —d noiffy Engineer of ay d;s reppnc w;fh these plvn5- $The Carttroctor ands oconvlctors shay? be pia -a hrifed with the City or ASFi—d no, to 1ny c nsfructon within Crty right of way. l. the C—!—,tor chari sabmrt a traffre control pian and secure app—1 of the plan from the Cly at ?east (5) wo'krng days prior to v q' :starting rvark, 5. 7h_ Contractor sh0 not perform work without the Agency ;rtsAectipes where inspect+Pas cr¢ re'Iwred by the spec,ficahvns- " i E j{ gists b the ant—tor r than es tv the f us! ba approved b the corrsvitin ear and the A e ,s_u o equ y o g pons m y g engin g ncy's ang;neer - sb f re the chcnges a e Implemented, 7 e?hen perinry exco.oti— the contractor ;ha(! comply with the pmwsions of Dpc 757541 to 757571, which rnclvde t 1 t - equ+'gime-its that the can tractor hand expose {pothole) underground flcit%ties oed use reo noble cur= to are;d dcmagrng them 0 ,t, ,,tv 8 The E gfn¢¢r does not e, th er exprgs5ly ar by ,mp?%co Non seek to estahhsh or dK,—ote [he property and nght-of-wvy bo,ndarres. e Engineer hos included the bavndari0s on Lhe drlwing to o est the iacat'on of the work ore?y. the Enq�-rre_w' hos Jru wn centen'ne E, w d existing property line I1calilns b—d un v boundary & topographic survey provided by polo— Land Surveying. The CPntractar y shall aanta.-t Q surveyor to establish h—o'tal and vertical control for the P-j—f. .it9 Gronurvr —'—h, shau be obtained from a source approved by the City of Ashland. rhe cantracbr snail notify the City Engineer ^'z of re mafana! source Grier to a y 9—for—teriaf placement and sh nl! not rnan ge material source W;th—t opproial_ 11 a '.. x4, , !D- All concn_te shat? be 3700 ps ® 25 days vales otherwise sAOcihvd the pnrote statin o"i, & s. s- fines shaft be AVC cc,f,=,,g to ASTM D-30.;4, SCR 35. A+? Joints shai( be watertight. 12 Publicstorm drain linos she!( be HDPE !ADS N l2 or equrvolent) veless otherwise rioted on the plans. A!1 joints shoo ba ?tight V 13 ❑untie sonitvry sewer Tues shod be PVC vouformrng to ASTM 0-3034, SDR 3- AN joints shad be wctertrght, 0 '" y. !4- Pape lengths and '/apes 5hpwn on the pians ata basad on the distvnce from cenler h( rr anho?e or structure far face of curb fu �cKcn _ 3 15 Iha Contractor shed contact the reepeahve uhhty Companies to ccoNinQ[e e'fhl-tion ar r2annolf'oon of any ahI't;es. 16. 7e Centred,,? sha7 —Yry the folicw;ng 48 Hours para' to stortrng the work City or Asntand Engrneenng Department 54i-496-5.347 x, Oregon 'Utility MPf h atie" ..enter 1 -ZZ -332-2.344 rhomtons g;neenrg 547 -H99 -f4,59 y ?7. Ph -,-hent or forage of spoils is eat permitted an hard urface meets within public nghfcar-way Spoils stared in otter than n h[ of w hobe 1 Bred fo vert e g ay 1 pre �� (8. ?Fie Contractor 1 1 c7 be resp nsi6fe to crevn end/vr amtvM esrsting public streets of soil 7r other debns Ceovsrted Jv or r ,n l n r v id inllnven en..e1 <cnstrvct,on c erafions end re err a1f streets dame ed b cortstrualron P e afrans a tme mo rte to a c p P q Y P Y ha a ils z fP ,`he ud c 0 A l9 ff 'soft' r elk sib rode m .,Huls a r'ed the -heti be r veil and re faced with c coed a ate sub bcse E 9 Y ' p nrP g9reg r � / " n h hni of maiana? fa achieve P clad and nstabfe sub mile ff si an+frca it sub Yade areas are !a ( CP :PCI the EpteP c y as net— the compo g q g 9 engineer to regrew the sfuahan for addibonvl design echsiderat ass. '` grin 2O. Themtan Engineeaag lac, is rat pro'idrng consulting servires regarding sv6surfpre sa;( and groundwater conditions for this prolecf. he —t-htc, —t—htshalt s u Ind n h- owner ,m a ;ate? if g—,d—t- is encountered or !f unusual? soft or instable sail tap .va co tact 1 d y g c y and ---s —st h, the 21, C t t r shalt obtan any net Bary building permits prior to c astrachan or verify that the ow a has douo s mar 22 5aritc r lalerhf, shall be 0marked in the nerd b a 2x4 ost pinta white Storm dr ih lay rais shall beo ked in the "> ry sewe y p c / field by a 2x6 post paihfed gm_en 23- Sar,fery sewer lateral incat oris shotl be oe.marentiy marked by a ?etter '$' stamped ;n the tap of curb / 24- C%ty to chlorinate and test wv[erhnes, r1'o ch?or+Haben tees r^purred oy cantrvctor. Contractor is to provide p,g- ' � 25, City to %estaP water lat—i, pad air release vglves C-t—1,r shali provide exclvoU- b11kfW Ind sun'acing. 26. duc:ire Iran x11011111 .,half de 11111 52, domestic USA brand 27. F e H dranfs she(! be Kenned itBiD caf ye e Yw i 28. R'l Waf r One joints shay be strained th MJ iRhex or EBaa Iron stege Lug 29. A m+nimJm 6-inan saporat.pn -IJ be mwatvinad between oll .rater, storm drain and saeltory server main crassings. Any crossings with less than 6 -inch separation shoes require Q ecncrete separohon as approved by FWD. All water and SS crassings shcl? m to OAR Chapter 333 (I5" cs required)- % JO. AP erosion and sediment contra! meas—, must be in place before construction beg— CC) COPYRIGHT _ THORNTON ENGINEERING E TOBEREP OR DUCEDHOU DESIGNS THE PERMIS [ON OFF THE GINEER NOT a r THE JOB N0. 20-017 FILE. BASEMAPpWC x.,n, ARE TO BE USED ON 'CHIS FRO.iECT ONLY. ANY OTHER USE xITHOVT DRAWk, MRC , ,... - '""', r+t .s_•i,r^s,E;:E-. .<....,. _._ �' >f�._ _ ::-..., _ ,. _. » RATE GRADING PLAN IPCO DEVELOPMENT INC. (PHASE 2) REFS'°NS SPIE ,"=20' o zo 40 CALL FOR UTILITY LOCATE 48 HOURS PRIOR TO EXOA:W,'0lV — 1-800-332-2344 THE WRITTEN PERMISSION OF THE ENGINI�E EfR IS SATR'ITCTLYAAP'R°NIBFMD- (SEE f4-04,3) HORNTON oIY p.o. box 475 • 260 north 3rd street a� i N,FSipyr rr �f pp r jacksonv311e, oregon 97530 LNU�I� R� GINE. (541) 899-1489 (541) 899-3419 fax FUMINARY G R/\ D I N G P L A N GR"°M1 SERVICE CENTERS 5 '106N SHEIT IPCO DEVELOPEMENT CORPCRATC3 640 TOLMAN CREEK ROAD FvrAL ACNI.AIVT! C)RF(-,,nN SWALE PROFILE -IPCO DEVEL OPMEN SCALE f � 20' 0 2C a0 4 T2 a VEirM L 0 I REVISIONS I 1 5.9'3 'A r PROFFss S a�V Nf��Q2 :ELIMINAR OR'' ON 21 . 1Q�'�/ \9k HYDROLOGIC NOTES SWALE SECTION _§° ' W4T�SflUACITY EVENT T1 -YEAR STORA4) -Flow into Swale=0,052 cfs -Oep the -0+75 to !P34=0.07' -T'reutmenf Residence Time: -0+15 tc 1+34-11,66 minutes CONS/DYANCE EVENT (10 R STOR.ti! -Flow info Swofe-0.800 cfs -Cepth: -0+15 to i+34-0-30' --Total 3waie Oaprh=2.25' SWALE SEQQN '2. w4rER DUALITY EVENT 'I YEAR STORU -F-16v into Swofe=0.201 cfs -Depth: -. +.i4 tc .3+07=0.,5' -Treutment Residence Tine: --7+34 to 3+07=10.63 minutes "NV-ANCEEVENT i 0-Y AR STDR,w -Flow lnfo Swofe-1.9,9 cfs -Depth: -I+34 to 3+07-0-5O' -Tocol Swofe 1)epth=2.25' SWALE jEC, N > 3: `NATER QUALITY EVENT (1-YE4R SMO ,Wj -Flow in?o Swule=0-251 cfs -3'F07 tc End=0.77' -Treotmenf Residence T'm : --3+07 to clod=9.48 minutes GONI/FYAM1ICE E'VE'NT (10 -YEAR ST 2_,w7 Swore=2.824 cfs -pepth: -3+07 to Fwd=0.58' -Total Swofe Vepthm2.25' Jog No. 20-01� 'TLE 845CVAP JwC TIORNiON p.o. bow 476 - 260 north 3rd street _97530 T'INGINEERING INC. Jacksonville, 541) 8 -3419 1541) 899-1489 (5411899-3419 fax BIOSWALE PLAN AND PROFILESHEET SERVICE CENTERS 56 [PCO DEVELOPEMENT CORPORATION �' 5 640 TOLMAN CREEK ROAD 2032 2028 2024 2020 2016 2012 2008 2004 20.12 SWALE CROSS SECTION 'A" SECTION A - A s �5 a SCALE. r -=s' VER7ICAL eIm G-2 FRAME G-2 GRATE (TYPE 1) rsee 9ene.al noce at a q neral rws ar ELEVATION �ftEti PaoFFss , I r� e °ti a F � ,593 PRELIMINARY L °R°^°" �" i9y z l ``�y � d o� THORN QN p.o. box 476 • 260 north 3rd street jack3onville, oregon 97534 �NGIN£�RING �N�. (5411899 1489 (541) 899 3419 fax l] E T A I L_._. S HE�E� T SERVICE CENTERS 5 & 6 SHEET IPCO DEVELOPEMENT CORPORATION C 6 640 TOLMAN CREEK ROAD ASHLAND, OREGON 621 V E Isioivs RENEWAL DATE: 12/31/2921 i�ezaRent'rkndlfiml.'•••� `\ 4 E GUaean[rrn'4 spR .utonul,5. DETAIL A ssl cennele shall Ge [¢comer[=al Rratlr [¢n[rc,¢. Nnshw nolr:oedlcaslon. s qe Tai nole a) Y. tw name b gray aexuls nha skrm„n, ,-� 5N, ay. ao3Gs. 0,", I�ttT A� fer,drry+n[hve hair alu[Tmenr pa [ram•as shawnln-0[cvil4, G ] (Pyne 214rates may he r sed it annrwed Sy rM1 .rymxer c.cc. was WA - ____ eruire[wsr Dart _ 21 LUL-ZP35___-_- �. Ca[6r teaser, fiamr, ana Pnrea ,shall mye[ �a201natling. iC , 5aa.,r a.,wa' < ade sump on[yrvwen u s and[alwved ny ludset<u riU, rhes r t d irhs ' ue mar s_�e�rn.. oar. ,na dern.h sen a e.� ae. and may Rrnle,w,.r sr.,a„aP.r�d�d arylenr ee u R[a+rmi � 5mnd � 0 4 wlr f d - OREGON STANDARD DRAWINGS OREGON xn csrrsm,a�ry asa ro, ,.h a .nt avB[�eedfzrna,e' rte ry"edgid`-g—." DITCH INLET T Hax elnr dlam¢r¢r vanes rvl h P at 'at whe „yc.bianemncvenal orp:w�deshieldingofinarr_ ra l gene%Y.arceP 9+neer, Ingpn"eplesandees, TYPE 9.Irde, Ease nnYr he[ssr5m-plan prpncasi. when vre[u,nk[Raseels usetl a, an ah¢rrta[e.a 4'cpm¢a[,ap lY fhe sole rnfpOnsldal bifftty of lexl'mg teed of saM u'." 0 [ruined agWegm sMp be Bmvketl fhe user and shPWd nP[Le 2018 nll tl,a'r+ai'n m: ana5 mnfoem In req„r,ernerrs o! nsT 513 used wffbout mnsulnng a 1 � See 3M.-0wg, Ro334 �r pl{rr to nasr[mre <wrnm on.. Reoeflered F/vfesvnna! En -- n, Effective Date: December 1, 2019 -may 31, 2026 80370 J09 x0. 20-.047 �ILf',HASfMAP.CWG �ftEti PaoFFss , I r� e °ti a F � ,593 PRELIMINARY L °R°^°" �" i9y z l ``�y � d o� THORN QN p.o. box 476 • 260 north 3rd street jack3onville, oregon 97534 �NGIN£�RING �N�. (5411899 1489 (541) 899 3419 fax l] E T A I L_._. S HE�E� T SERVICE CENTERS 5 & 6 SHEET IPCO DEVELOPEMENT CORPORATION C 6 640 TOLMAN CREEK ROAD ASHLAND, OREGON 621 V E Isioivs RENEWAL DATE: 12/31/2921 WASHINGTON STREET lm f �w 01, wSxuNO r1000PL&N CdftRff)dR a 39 IE 143A TL 500 a WRPZ AND FLOODPLAIN MAP - IPCO DEVELOPMENT INC. SER VICE CENTERS 5 & 6 SCALE, t••=20• o za a0 RVICE CENTER 3 © COPYRIGHT — THORMN CNGFNEEMNG ESE THDRAWINGS AND THE DESIGNS INCORPORATED HEREIN ARE N07 JOB N0. 20-0aJ TORE REPRODUCED W17HOIJT THE PERMTSHION OF THE ENGINEER_ TREY %7L0 SASCMAP, ilWG ARE TO RE USED ON THIS PROJECT ONLY. ANY OTHER USE =OUT THE i I ." PERMISSION OF THE ENGINEER IS STRrICTLY PROFIIBI'CED. (cEK' 74-04ill CRAM: IARs �REp PReFEs ?� r F�soyq r 53r P r PRELIMINARY OREvD� n, T��R l �N p.o. box 476 • 260 north 3rd street r r r r jac! sonvitle, Oregon 97530 iNGINEERING INC. (541)899-1489 (541)899-3_419 fax GATE: i I/14/2Q71 a visicNs WRPZ AND FLOODPLAIN MAP SHEET I SERVICE CENTERS 5 & 6 IPCO DE VELOPEMENT CORPORATION MP 1 640 TOLMAN CREEK ROAD OREGON RENe1YAL DA -C 12/31/20211ASHLAND, NARRATIVE DESCRIPTIONS PROPERTY LOCATION/DESCRIPttON Independent Way -Between Washington Street and Tolmon Creek Road Adjacent to .;9 -IE -IAEA, tax lots iOD, 500, 600 and 900 Ashfcna, Jackson County, Oregon LARFUDE/LONGITUDE 42-f835N, 122.670IW EXISTING SlTE CONOIRONS Undeveloped DFVEi CPEO CONDITIONS City Street DISTURBED AREA t.2 Acres F SOL CLA55C TSN 23420.1CMS F BERG S A S %_ F T P J 3 ERCEN SLO FS 7 00 A 77-- K 1 D (8 0) U6L LAM 3 PFPCEN,' SLOPES ON-SfrF SoiLS HAVE A SLfGNT ER05ION POTENTIAL- EXCESS 501LS GENERATED FROM EXCAVATION, GRADING AND TRENCl4YV9 ACTIVITIES FOR EACH PHA5E MAY BE TEMPORARILY STORED 0"J THESITE WITHIN UNDEVELOPED AREAS, EXCESS SOILS Ar THE TIME OF THE FINAL PHASE OR AT ANY TIME PR10R MAY eE REMOVED ANC PLACED OFFSITE. RECE+ViNG WATER BDOY HannIlton Creek SITE INSPECTION INFORMATION PERA,OTEE"S SITE INSPECTOR: KEVIN GOLDEN COMPANY/AGENCY. CITY OF ASHLAND PHONE. 541 552 2413 E-MAIL Ke rn.aalden� Mond. or. us DESCRlPrrON OF E'XPf.RfENCt' CF CL aril Fv'CI art ea sn 2016, Maar„lnspq,c!pr on over 5G fang._ ole INSPECTION SCHEDULE SITE 'ONDI7701V MINIMUM FREQUENCY DAILY WHEN SrORMWATER RUNOFF. INCLUDING ACTIVE FERI00 RUNOFF rRom SNOW MELT, 15 OCCURRING. Ar sA5r ONCE E'JERY 14 CALF_NDAR DAYS, 1 RECAROi ESS OF WHETHER STORMWArER - _ RUNOFF !S OCCURING _ - PRIOR TO P -E SITE ONCE TO ENSURE Th'AT EROSION AND 1 BECOMING INACTIVE SE'01ME'NT CONTROL MEASURES ARE IN OR IN ANT10FA PON WORKING ORDER. ANY NECESSARY OF SITE MAfAiFFNANCF AND RFPAiR MUST HE MADE lNACCESSIRiO BEFORE LEAVING Tf,'E SITE. !NACTfVF PERIODS ONCE EVERY MONTH GREAFER rhAN SEVEN 3 (7) CCNSECUT!'✓E CALENDAR OA`.'.S DURING UR HCH T FSITE IS OAlLY Al AARELEVANT AND CCESSIFTIF CFSSBLe DUE .O 0ISICmAPOE POwvF OR OOVNS RE4M LOCAN ON. INCLEMENT WEATHER �. . .., ............ ........... ... .. .. .. .. .. .. .. .. .. .. ... ....... ..... ..,..,..,..,_. ....... FER1005 DURING ;. MONrHLK RESUME MONfrOR1NG fMMEOOFELY WH0f DISCHARGE IS UPON VELI, OR WHEN 'WEATHER CONVIDONS UNLIKELY DUE TO MAKE DISCHARGES LIKELY. FR02EN CONDITIONS. ', Horn A PRE-CONSTRUC7fON MELONG OF pRA,'Ecr cONSTRUC 70N PERSONNEL THAT INCUDES rHF Cc lNSpECTOR. AL INSPECTIONS MUST BE MADE IN ACCORDANCE WITH CEO 1200-0 PERMIT REOUlREMEVTS. INSPECTION LOGS MUST BE KEPT !N ACCORDANCE WITH OEO'S 7290-C PERMIF REOUfREMENFS. CHANGES rO THE APPROVED FSC PLAN MUST &F SUBMITTED FC RVS fN THE FORM OF AN ACTION PLAN - RATIONALE STATEMENT A COMPREHENSIVE LIST OF AVAILABLE BEST MANAGEMENT P.RAOT+CES (RMP)P N MANUAL A A � O TIO 5 8ASE7J ON OED's CUlDANC M HAS BEEN REVIEWED TO COMPLETE THIS EROSION AND SEDIMENT CONTROL PLAN - SOMFOF THE ABOVE LfSrEO EMP's WERE NOT CHOSEN BECAUSF_ THEY WERE DETERMINED TO NOr EFFECTIVELY MANAGE EROS101, PREVENTION AND SEDIMENT CONTROL FOR THIS PROJECT BASED ON SPECIFIC SITE CONOmON5, INCLUDING SOIL CGNDIRONS TOPOGRAPHIC CONSTRAINTS. ACCFSSI$fLIFY 7-0 THE SITE, ANO OTHER RELATED CONDfrlONS, AS THE PROJEOT PROGRESSES AND T-IFRE !S A NEED FO P,EViSc RTE ESC PLAN, AN ACTION PLAN WILL RE SUBMi FTED. E E,�# _ l.. I €... �. I GENERAL NOTES I VICINITY MAP I SITE LOCATION MAP I 1. Hold a pre -construction meeting of project c ..trucfron personnel that ocfudes the inspector P, discuss erosion and sediment control measures and const tion limns. co{Sedule A.8 -J'(3)) 2. Ali inspections mus' be made in prdance with DEQ 1200-C permit requirements (Schedule A. 12,b and Schedule 8-I)- J. Inspection logs must be kept in --ma' with OEO's 1200-C permit requfremeofs (Schedule a' V' and R2)- 4. Retain n copy of the SSCP cod off revsbns on site and moRe 4 available an request to DFD, Agent, ar the ;oro! municipality. Oaring acfive periods of greater than seven (7) consecutive coier,dar days, the above .cords must be retained by the permit registrant, but do not need not be at the construction sate (Schedule 32,c). 5, All permit regisfrcnts most implement the ESCP. Failure to impiemert any of the control measures or practices described In the ESCP is a violation of the permit, (Scheduie A 8.e) 6- ih� P ., ESC must be accurate and r=Rett site conditions. Schedule A- 12. c 7 Submission of all ESOP revisions is or required. Submittal of the ESCP revlsiens is only order specific conditions. Submit aft necessary revision fo DEQ ar Agent within 10 days.. (Schedule A. 12. c.Iv and v} 8, Phase clearing and grod;,g to the maximum extent practical to preven? exposed inactive ureas from becoming o source of eosin, (Schedule A 7.aifr) .9 Identify, mark, and protect (by canstructian fencing or other means) critica' spar/ch areas one vegetation including important 6005 and associated roofing zones, and vegetation areas to be preserved. fdentrry vegetative bufferzones behveen the site and sensitive areas (e. -"I-ds), and other areas to be preserved, especially in penmoter areas. (Scheduie A.B.c.L(I) & (2)) 10. Preserve exlstfng vegetation when prat"real and re -vegetate open areas. Re --vegetate open areas when pract;cably berora and otter grading or co0strucf;an. Identify the fyae of v aetotive seed mix used - (Schedule A. 7. a, ,1 11. Maiotoin and delineate any exifing oaturci buffer within 'he 50 --feet of w of the state (Scheduie A.7.b.f and (2(a)(b)). 72. Insfall perimeter sediment control, i e'udinc storm drain inlet pia tattier a well o al! sediment basins, traas, and barriers prior to land disfurbonce (Schedule A.B.c-; (5)) 13. Control both peak fioW rotes and total 50o -water volume. to m+nimire e a£ outlets and downstream channels and sbeombonks. (Schedule Ao7 c) 14- Control sedrmetrr as needed ciooq ire site perimeter and of aA opera tiornf ;Msroof storm drain Inlets at ail times during construction, bo(h interrelly cod at the s;£e boundary- (Schedule A,7,d.+J IS Establish concrete truck and other concrete equipment washout areas before begrincq concrete work. (Schedule 16- Apply tempora y and/or permanent soli stobilizvtion measures immediately on elf disturbed areas as grading progresses. Temporary or permanent sfobifizatian meosures are Pct required for oreas that are intended to be left -vegetated, such os dirt access roods or utility Pale pads. (Schedule Ae.c.ii(.7)) f7. Estabiish matelot and waste storage c -os, and other non-stormwoter controls. (Scheduie A.d.-.(7)) 18. Prevent tracking of sedment onto public or prlvato roads using BMPsuch as: construction entrance, graveled (a, paved) exits and perking oreas, gravel off unpaved roads faceted onsite, or use nn exrt Erre wash. rhes. BMPs most be r'r place prior to fond- disturbing activities. (Schedule A 7.d.i7 and A. B. c•. i('4)) 19. When trucking soturoted soils from the site, either use water -fight trucks o^ drain loads on slfe. (Schedule 20 Controi prohibited discharges from leaving the c n f-finn site. i.e., concrete wash -cut, wastewater from '1-c&of a,uc , paint and curing compounds (Schedule A.6) 21. Use 6MP5 to prevent ar mrmmrze star -ate , exposure to P'Nutanfs from spills: vehicle and equipment ruefing, maulteaonce, and storage: other cfeanrng Cod maintenance octivibesr and waste handling activities- These pollutants include fuel, hydraulic Ru;d. and other oils from ve.hrcles and machinery, as -ff as debris, fertirizer, pesticides Old herbicides, paints, solvents, curing compounds and adhesives from aonstrucu- operations. (Scheduie A.7.e.L(2)) 22. Implement the f0owirg BWPs when opolicabfe: Wrifterr soil! prey 'Uel old response procedures, employee tro;ring on spill prevention old proper disposal proc^dures, spi+f kits in oil vehicfes, regulor maintenance schedule for vehicfes and machinery, materief delivery and storage controls, tanning and signage and covered storage areas for waste and supplies. (Schedul. A Ae,rii.) 23. Use wafer, soil -binding agent or other dust ccntro7 technique os needed to avoid wind-blown soil (Scheduie A 7.a.iv) 24. The application rate of fertifizers uscd to reestabiish vegetuticn must follow manufacturer's rzcommendotions to minimize nutrient releases to surface waters. Exercise caution hen using time-releose fertifizers within any waterway riparian zone. (Schedule A, 9. b..W) ( 25. it art active treatment system (for ex m !e electro -coo Motion Y a P � g flocculation, fr7trafi06, etc,) for sediment ar other polfutoot removal is empfo/ed, submit an operation and maintenooce plan (r'nc'ud;lg system schematic, location of sysrem, location of inlet, focotion of discharge, dfsehor e ills ersien device desi n cod a ro i;n Ian and ire u y p q, so p g p q er.cy) before operobhg the Treatment system. Obtain plan coproval before operating the treafinent system. operato errd maintain the treatment system oceordrng to manufacturers spea;flcotions_ (Schedule A.9_dj 26. 7- mpororay stabilize soils at the and of the shift before holidays and weekends, if needed. rhe registrant is respor,3uie far ensuring that soils e stable during ra;a evenfs at a!l times of the year (Schedule A 7. b)r 27. As needed based on weather condi bons, of the end or each -Ad y soil stockpiles most be stabilized or covered or the 6MP's most be implemented to prevent discharges to surface waters or conveyance systems leading to surface waters. (Schedule A.7 e,r'i (2)) 28- Cors£ructioo activities mus[ avo;d or minimize excovotian and bore ground activities during wet weather. (SChedufe A.7a,,) 29- 5edimenf Fence: remove trapped sediment before ;1 reaches one third of the above ground fence h-gf;t and before fence remavoL (Schedule A.9.o.Q 30. Other sediment boaters (such as biobags): remove sediment before it reaches two inches depth above ground height. and before BMP removal. (Scisedufe A.9.c. r) 37. Catch basins: clean before retention capocity has been reduced Dy fifty perce^t, Sediment Des,- and sediment traps: remove trapped sediments before design capacity has been reduced by fifty, percent and st compfetion of project. (Schedule A.9.c.N & iv) 32. Within 24 hours, s;gniF+cant sediment that has left the consfruc£ron site, most be re-Od;ctdd. Investigate the cause or the sediment release cod implement steps to prevent a recurrence of the discharge within the same 24 hours. Any !-stream clean up of sediment shelf be performed according to the Oregon Division of Sta?e Lands required timefrnme. (Schedule A.9.b.r) J. rhe i tentlonol washing of sediment roto storm srs cr drairage ways must at occur_ V cuum;ng or dry s ..ping andomotericr pickup most b sed to cleanup released sediments, (Schedule A9.b-i+) 34. The entire site must be temporarily stobd;z.d using vegetation or a h"vy mulch fyer, temparary seeding, ar other methoJ shouid oil ns("o Ua' achv;ties cease for 30 days or more (Scheduie A.7L;) 35_ Provide temporary s£obilization far that portion of the safe where cansfrvctiar activities cease for f4 days or more with a covering of brown s£row and a tcckifler, loose straw, or on adequate covering of compost mulch -P l work resumes an 0101 por0icn di the site. (Schedufe A.7.f.ir) 36. Do not remove temporary sediment control practices until permanent vegetation or other cover of expased areas is established, Once construction is complete and the site is stpbiffzOd, all temporary erosion controis and retained snits must be remo✓cd gad disposed of properly, unless doing so conflicts with loco! requirements. (Schedule A.S.cJii(I) and D.3.c.ii and fr.) INSPECTION FREQUENCY CHART SITE CONOITION mm MINIMUM F'REOL'ENCY - 1. ACTIVE PERIOD DAILY WHEN S'JR:MWA,ER RUNOFF, INCLUDING RUNOFF FROM SNOWMELT, 1S OCCURRING. AT LEAST ONCE EVERY TWO WEEKS, REGARDLESS OF WHETHFR OR NOT RUNOFF lS OCCURRING. 2. PR'OR TO ThE SITE 9ECOMING INACTIVE j ONCE TO ENSURE THAT EPOSION AND SEDIMENT CONTROL OR IN ANTTCfPATION OF SITF fNACCESSfBLITY MFASURFS ARE IN WORKING ORDER. ANY NECESSARY WA1NTENANCE AND REPAIR :MUST" EE MADE PRIOR TO LEAVING TPE SITE 3- 6VACr;VE PERrODS GREATER F14AN F ONCE EVERY MONTH. RT C FOURTEEN (i } CALENDAR DAYS. 4. PER1005 DURING WHICH rFiE SITE i5 I 7.= PRAOTfCAL, 1ldSPEC7YONS 11US' OCCUR DAILY AT A RELEVANT iNACCESSf7LE OUE TO INCLEMENF WEATHER. AND ACCESSIRLE OiSCHARCE POINT OR DOWNSTREAM LOCATION, 5, PERIODS DURING WHICH DISCHARGE f5 MONTHLY. RESUME MONITORING IMMEDIATELY 'UPON :MELT, OR UNLIKELY DUE r0 FROZEN CONOIRi )NS. WHEN WEATHER CONO1rIONS MAKE DISCHARGES LIKELY. CONTACTS 1 12"M fPco DFVELDPMENT CORP - 7e25 GREEN MEA00WS WAY ASHLAND. OREGON 97520 54I -621--4l5] (Trina Sorfordl 54I-944--i94C (Zoch Brombocher) SITE I' � ISI Ali FNORNFOAf EvcwEERLNG, ENC. 260 Nl 3RD STREET JACKSONVILLE GR 97530 (547,1-899-1489 BMP MA TRIX FOR CONSTR UCTION PHASES REFER TO OEO GUIDANCE MANUAL FOR A COMPREHENSIVE LIST OF A'✓AiL46LE BMP'S YEAR: 2027 THORNTON pie. backsoox nville,60 north oee, n 977530eet 'fNG1K RING INC. (541} 899-1489 (547) 899-3419 fax REVISIONS 20Z2 EROSION AND SEDIMENT CONTROL PLAN SHEET COVER SHEET [PCO DEVELOPEMENT CORPORATION, 640 TOLMAN CREEK ROAD IECI ASHLAND, OREGON l' FTMP s MONTIi # 6 7 8 9 I O 1. 12 I 2 4 5 fi 7 8 3 10 1 1 I2 9laSWALE5 ......... aNECK DAMS COMPpCr RERM caMPosr aLANKrTs c0NCRETE MUCK WASHOUT CONSMUCnON' rhMANCr N. SCHEMAaC. &REATMENr LOCAN R SCIfEMANC. & SA:NPLING PIAN REGIIIREO ORQNAO SWALES (RCAVS;Dr OrrOHES) EAR79 OfKES (STAan_rrEp7 ENERGY OISS�RArrRS E?OSION CONTROL SIANXErS & MArS/r C) NrURO5EF.01Na ?,Lf? PROT'COON uVLCHES (SIiiAW OR CLLULOS£ woopf M>'COFRHfZAEL eIaFEFRtlZEFS NAnIRAL 5U'F,R ZONE pl CPbYLE lEAt'INLYAitl1EGMIL .�En'uYCI*=/RiE�'E O nFFFlS k Durr-; PRonrcmoN [, PERMANrNF SEEDING AMD '( K7NC PIPE SLOPE ORAfNS I PLASTC 5H8 --?NG PRESERVE EcSPNG YEDt'APrW rsrvcrNc SEDrniENi EWRFrER CEDfMENt TRAP SODOfNG SOIL FACXIRFRE SI OR.M DRAM1 INLETPROirc7oV SIFAW WAl'!'CES(GR Oi NER .11E 1s) TEMPokARr orvERsiaN orNEs Ri1fPa.R4RY OR PEreaaNEurSENMENfAfiON LPSl'S To100 dRr SEEDING ANO PLANK ' TREAr.FNi 5r5IEM{0&M PLAN REGU+REO) UNR4 AOA05 LT ✓FLED nF no, -R .YAP QN FC 0 YE ETAPI hL` fLp STRIPS �. ' I X X' .,. _._..... .....w - j j I X ' X X X X X X X X X l X X X l X 'I € I X 4 TX I ' E ' �...,._.._...._.....sEwMENr x X X I X X X k X X X k x i X X `; X X F i X ? X - �.EW, j i i___..,..r... - _.._... -. _.,.. .._.._ _,.,_T____�..._....... ._,.. € ......... X : X X € i X i X I X ..__7i-_ ..._ 3 € ..... I_,,._.._.. © COPYRIGHT - THORNTON ENGINEERING TRESE DRAWNGS AND THE DESIGNS INCORPORATED IEEREIN ARE NOT TO BE EEPRODUCED WITHOUT THE PERMISSION OF THE ENGINEER. THEY ARE TO BE USED ON THIS PRoIEL-r ONLY. ANY OTHER VSE WITHOUT TETE WRITTEN PERMISSION OF THE ENGINEER IS STRICTLY PROHIBITED. CALL FOR UTILITY LOCATE 48 HOURS PRIOR TO FXCAI/A1101V - 1-800--332-2344 JCB N0. 20-017 RLE 845EMAP,0WC 5111111 PryOFfSs'o2 $ r-ir 159i� PI?EL'm[NARY GRecoN ti °cy �' %�� THORNTON pie. backsoox nville,60 north oee, n 977530eet 'fNG1K RING INC. (541} 899-1489 (547) 899-3419 fax REVISIONS EROSION AND SEDIMENT CONTROL PLAN SHEET COVER SHEET [PCO DEVELOPEMENT CORPORATION, 640 TOLMAN CREEK ROAD IECI ASHLAND, OREGON l' RENEWAL DATE: 12/31/2021 i SFAGINO AREA LEGEND EXiSOfgE lN,C ANAGE D12EC71ONAL ARROW DUTECP O DRAIROXI, DfRECRONAL ARROi1, To 6E CCL EC'ED BY STORM DRAIN INLETS ANO P'PES- 7 TLTt f48 500 EXISTING CURE AND GUTTER 39 IE i48 R soo 642 TOIA€AN'[ PLAN -EROSION AND SEDIMENT CONTROL SCRLE: CONSTRUCTION NOTES GENERAL NOTES EXISTINGC Rock n r n kin of surf ants e France for i0G m -:n, io rave t £roc © p g used �, Seed used for tem oro! or ermaaeni erosion con lief seedM A / P g 7. Are subecf t wmd e siren 3ha!! use oo r note dust contra! s o ro p ovp eadwv/, 8- min, thickness or shale or 4��--1" ffter fabric may be any seed mix that is generaffy used by focal landscape c F ire s re n lading the vopGcvfinn of v firre pry o. saute!, plas£rc Line and grade shoti conform to fufure driveway .0-., professrohsrs or may cansisr of the fare —g sheet ngs straw mufchmg, cr other approved mecsures- see RD 1000 a, Owarr gross mrx (min- 100 !bloc.) fence to prevent fhstotf temporary orange conoq � I_ Dwarf Perennial ryegrass 809 weight) 8 r i he Construct+on entrances s a!1 be rnsta ed at t he !renin of 9 9 o,lon disturbonre of stream, !saran and other sensitive areas e- 2- CreeA'no red Fescue (20i' by weroht) ccnstruuion area marncarned for the durouon of fhe protect AddiNonaf b_ Standard measures +nciuding. 6uf rest limited to hre noshes. street sweeping, Y O+e.5 T� height grass mix (min, 100rb./oc.) 1- Anrucf ryegrass (4D,`S by weigh f) a^d vacuuming may be be required to wsure hot ali paved areas ore rl U future storm ormn infet5 shalf be protected by bofdter bags l kepi clean for the duration of the pm ec:. or equivalent, see RD1015 2- Turr-type fescue (60Z by weight) Pe marten{ dingthat is art of sire gndsca m shat. con o m to P P g 9. Active inlets to storm water systems shalt be protected through the O Place 12"" h,gh mulch berm F the s ecifica{fans o the ro'ect fondsca e architect. p p ! p use of approved inlet protection measures_ All inlet protection Fiber rolfs or "wcftres" may also be used ;n fie, of mulch - measures are to be regularly inspected and msiotc;,ad as neoaed, Berm 2. Slope to reserve tempornry or permgnenf seeding shall have the surface ro.gheaed by means of track walkLag or the use of other i0. So-rotuJ mateeals .hat are hauled off-site must be tronseorted O Provide concrete washout area, see R01070 approved imptemerts Surfoce roughening improves seed bedding and in water bghf tr,cks to elrmrnate spior ge of "d; -"t and reduces ru,-off velocity, sedrmenf laden water- Os storm drain inlets shad be protected by b;ofrl.er bogs or;shng or equ;valen t, see R01DI5 J. Loa term stave sfvBJrzctron measures shv+! mcfude the g 11, An area shat! out provided for zhe washing of concrete 'trucks O Avoid disturbance to snot vegetation to the greatest extent estnblisd of vegetati re cover ora seeding with approved in o location that does not provide run--oEf that can enter the storm d the time landscaping ;astnlloNon & hnol l mix and oppLca ffon!rate- ajsp q rate wafer system. if the concrete wash-out area car not be constructed 5tac6cc! until of stabiHzat;nn. eater than 50' frorn an discrrar e pofrt. seconder measures such gr Y 9 Y s rm r s i Temporary oro! sone stpbrtrzador measures she naiads: ca vena p / 9 - as berrrts or, ty em ora! fin its ma oe re cr7ied. he wash out O place biofdter bag check dam, type 3 as needed to can trot expose d sail with plastic sheehrrg, erosion matting, straw grow^d cover, shall 5e located wffhrrrsix lea of truck access and be cleaned when ,. turoidity in creek, see RD1005. wood chr'ps, mulch, or other approved measures. Sheet�,q or matting if reaches 509 of the capouty. shall be weighted or staked down to prevent movement due to wind or wafer. Straw or other materials (gs oppffcabre) applied to slopes 12. Sweepings from exposed aggregate concrete shag not be Na—tive Statement- Notura! Buffer Zane/BWP no[ reauired greater than .5.' 1 shall be track -worked or held !n place by a tcek;fie, transforred to the sform water system. Sweep Logs shall be picked up and disposed rn the frvsH. -Within 50' a= the Ordmvr High Water mark or Homdron 5. Stockpiled sad or atrApings shay be placed rn a stabre rocat%on "wet Creek through the propos d prgoject wi11 be da!eloped as a and serfigurahom During wnothrvr" penods, srockp''es she+l be 13. Avid vevrng in wet weather when Paving chemicals can run-off ubHc G. Street m f ' with ii r !v r bee rock, vubGc City p y ca sere t !, cu e t, s r covered with rustic sheet n munch Sedirnen, reuse rs p g ^ rr. to the storm w r - ate system Y Th to osphoth curb, gutter, etc. req,'red around the perimeter of the stackv;le unless the stockpile rs press& a mooted in v flat < 2% !o or de d are with about ZO feet ( s 14- Use OTs sucrr as check -darns. berms. and inlet p protection to It- i -p lemutiiiies, erdewafk, street i srovement project has been property permitted by the Cry of Ashland. Department of State Lands and the by of rays or v stated buffer one on off sides. buffer glossy eg z v n n- %f from r r ,n - pre e t rdo om eachfng d�scharge Ao. is Army Corp of 6rglneers. Troditi000l NBZ/BMA,s ore not 6_ Exposed cut or fill areas shall be stabilized through fhe use of 15. Cover catch bosrns, manholes, and other discharge points when applicable to this area. temporary seeding and mulching, eros;or, acarol blankets or muts, popiyrhg sea' coat, tack coat, eta To prevent intradudng these mrd -slope sedimewhe nt rences or attles, or other cpprpnrlate measues. Slopes &ne=eding 25% may require gddibo.00l erosion cahtro! measures. em materials to the storm water syst. NOTE SEE BM.P MAiR11 ON SHEET ECI FOR TWINC OF EROSrON CONFROr MEASURES k ADDITIONAL EROSION CON6`2OL CONSIDERATIONS INDEPENDENT WA; EXISTING 6Q" CMP (D COPYRIGHT - THORNTON ENGINEERING II^)H^AIVN. MHS AWIN ARE�E9 PRpFES� THESE DRAWINGS AND THE DESIGNS INCORPORATED HEREIN NOT LTE- ' �r a�202 _ G I [y E- `Sf�2 TO HE REPRODUCED WITHOUT THE PERIATSSION OF THE ENGMEER. THEY ftE�rSIL,NS t� FQ 's' ARE TO HE USE0 ON THIS PROJECT ONLY ANY OTHER WE WTTFOVT I ry 15,9-3 THE WRITTEN PERMLSSION OF THE ENGINEER 1S S'1'LiAC'TLY PROHIBITED, P.REL:IMEVARY C4L- FOR UTILITY LOCATE 48 HOUR S ycrz;0OD PRIOR TO tXCAI/AT10N — 1-800'--332—.2344 9A aTNlavru WE: I2/3s/2es JCB NO. 20-a17 'LE. Ba5E4APOW0 p.o. box 476 260 north 3rd street jacksonville, orepri 97530 Ur {541)B99 -14B9 (541) 899-3419 fax SITE PLArN -- , r , -- r -- , SHEET IPCO DEVELOPEMENT CORPORATION 640 TOLMAN CREEK ROAD ,E C 2 ASHLAND, OREGON EXISTINGC UR9J ' i�-. I rs✓g .J9 2 I� Y O+e.5 T� l I fjfl I h / r JCB NO. 20-a17 'LE. Ba5E4APOW0 p.o. box 476 260 north 3rd street jacksonville, orepri 97530 Ur {541)B99 -14B9 (541) 899-3419 fax SITE PLArN -- , r , -- r -- , SHEET IPCO DEVELOPEMENT CORPORATION 640 TOLMAN CREEK ROAD ,E C 2 ASHLAND, OREGON Sukery INaAherba9 =hat i tt�ctlrh Mrrvm ITCH INNLLEE DITCH T WOFILTER BAGS -TYPE 4 norm, swk� .vDrEs rmt�w �tA,m„ar»e ar„ewar,err A,tnr I. Aah Me✓.+rc. }.9e mrb l'1z'x3F unN sxa,es. erre d/ra nianenr.rde lneflarxl.e i„rrrrck by .elrkk,. rmlxalrrsmrba9. Dnw.a'aA'rrs m/n'rum nfSe he<rv:k nve rwtivr frtlr mrh+.rJrM'<m�Mrerr/re � 6 r aM<grormdtMri ,h wnh rhr:w Nrhe ba9[. Orr a[riwmaErwn ahenvrhe o+lerpmmuwn ,haWJbe raulAvaA t-Omh snRer r.hm Nps ata pl rd vn p,.wram J� r. �. U+rkaC apb9lakrrs rs', � �A w.vr �r.< t \ sl,ke swti'rd e.nY rumprsr 0➢dPD S O tHpl �A PLAN nnre rply.,bfapramae evmporrsat mnn nmrn.anadwrnamJrranr m,e.wr.�,. r,a.,wm ,:ra�eew re,,,n �;•,irwra,ozx �,�Irrnwupx.-,ee s,w• drr,W r:N'ar Me Iryal 4 / awrwnr>, PLAN AREA DRAIN a;onr'mta:a Effective Date: December 1, 2020 - May 31, 2021 x l watop� cwpwrtr5nrrw-rt 41 ,/ keMh i mr ca�nuxl� / /.! ;�ronrr�rne�r SLOPE APPLICATION - PERSPECTIVE VIEW _ X'riR'.watee •nxe - S1dYtb nnaecn sr,:e i pent far JptM aGAry pons rappfi'c,I4fhy ,l � '. ALTERNATIVE 1(St.W.M ALTERNATIVE 2 (Staking) COMPOST FILTER SOCK ereyrrrerpo smrb,rmrra! !uxe� drM! ttr Ayp rNV • �:-� �!-'J�ms iuttom -xr r- .t DITCHiTCH IN A"A NLE'f SIOFILTER BAGS -TYPE 4 TO S—E _ _ _ aaarne+gr r,reean.,nr.<ra,w,.rtre eurlr oracnllw made maNernry Jsev.rk br rrhvldr. j 6�(giur 9rvrwrrbaay.9ys,. uyb Merepaf rksnP;9a� r�MEe twsnCereyre.marlve - pmkr2sn ? 1. Omrt,ra¢eJ when Mys area rcdpn yuenrenr,Wm. 3. OLeNp Nl Ngmufr 6'. 7 -TA PLAN SlandNtl rm n�a. erery �` �2ap+i+�i+ar bald md]Mi l anal rrkur d�"ru mrN-� SECTION AA CONCRETE TRUCK WASH OUT FACILITY © CUPYRIGHT TH9RVTUN ENGWEERDlC DRAWN: MRS THESE DRAWRIGS AND THE DESIGNS INCORPORATED HEREIN ARE NUT DATE- 1/14 T4 ££ REPRODUCED TIITHOUT THE PERMISSION OF THE ENGINEER, THEY RF VISIONS ARE TO BE USED ON THIS PROJECT ONLY. kNY OTHER VSE MTHCVT THE WRITTEN PERMISSION OF THE ENGINEER IS STRICTLY PROHMUED. CHILL FOR UTUTY LOCATE 48 HofjpS �— PRIOR TO FXCA>/ATION — 1-800-332-7344 - ••.. stili'::::::!. M. 01, Ll STAPLE DETAIL xarm su,a i Wim.. ... JCB NO 20-047 FILE' H EEMAP IJWG �En ProFf s% p.o. box 476 • 260 north 3rd street T IORNTON jacksonville, Oregon 97530 r ENGMERING INC. 64 1) B99-1489 (541) 899-3419 fax PRELIMINARY OR EROSION AND SEDIMENT CONTROL PLAN -On” N DETAILS SHEET a IPCO DEVELOPEMENT CORPORATION E C 3 640 TOLMAN CREEK ROAD R_NEIVAL CAiE, ,z/wml ASHLAND, OREGON P i, Planning Division ZONING PERMIT APPLICATION SI Winbum Way, Ashland OR 97520,_ - 7 CITY O 541-488-5305 Fax 541-488-600b FILE # ' �� T "�'L�' -r4S"ll-AN 1� DESCRIPTION OF PROJECT Site Design Review for buildings 5 and 6 of IPCO Phase 2. DESCRIPTION OF PROPERTY Pursuing LEED@ Certification? © YES Cd NO Street Address 00 Independent Way formerly 688 Tolman Creek Road Assessor's Map No. 391E 14BA Tax Lot(s) 600 Zoning E-1 Camp Plan Designation -Employment APPLICANT Name Rogue Planning & Development Address 33 Central Avenue; Suite 213 PROPERTY OWNER Name Trina Sanford for IPCO Phone 541-951-4020 E -Mail amygunter.planning@gmait.com City Medford Phone 541-621-4151 E -Mail Zip 97501 trinacobbsanford@gmail.com Address 14?5 Clrptan MPaPinw_ I City Ashland SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER Title Engineer Name Thornton Daley Engineering Phone 541-899-1489 Address PO BOX 476 Third Street Title Architect Address PO Box 4460 J.B. Steel City Jacksonville Phone 541-773-8325 City Medford Zip 97529 E -Mail mike@thorntondaley.com Zip 97530 E -Mail gary@jbsteeline.com Zip 07501 1 hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact are in all respects, true and correct. 1 understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1 j that l produced sufficient factual evidence at the hearing to support this request; 2) that the findings of fact furnished justifies the granting of the request; 3) that the findings of fact furnished by me are adequate; and further 4) that all structures or improvements are properly located on the ground. Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to be removed at my expense, If I have any doubts, l am advised to seek competent professional advice and assistance. uyL&1, November 6, 2020 Applicant's g ture Date As owner of the property involved in this request, l have read and understood the complete application and its consequences to me as a property owner. a� -Trina &wfi3rd (Nov , 2a2a 12:44 PSTI N p V 9, 2Q20 Property Owner's Signature (required) Date ]To be completed by City staff] Date Received i ivLao Zoning Permit Type (t�V_. C Filing Fee $ iq� �M. sn OVER ►► Glcomm-de 1planning\Fomfs & Handouts\Zaning Permit Application.doc Applicant's Statement of Completeness (To be completed by the 4pplicant and returned to the Cily olAshland Re: PA -T2-2020-00025, Independent Way Date Application Expires: May 17, 2021 Date Received 112&2020 (to be completed by staff) Pursuant to an Incompleteness Determination, 1, the undersigned applicant or agent for the applicant, elects one of the three options below by initialing: ( _kD G ) 1. Submit All of the Missing Information (Initial 4'elected) I am submitting all of the information requested in the Incompleteness Determination letter. Unless checked below, I am requesting that the City of Ashland Planning Division review this additional information within 30 days of submission to determine whether the application is complete. I understand that this 30 -day review for completeness period for the new information preserves 1-1-1y opportunity to submit additional materials, should it be determined that the application is still incomplete after the second review, (Note: The 120 -day period fir the City ql'Ashland's final determination qfcoml-Viance with applicable criteria does not comirience until the additional review fide coinpleteness period is completed.) Check if desired I waive fin-ther review of the information submitted for completeness and direct review of the information Submitted for compliance with the Comic unity Development Code criteria, regardless of whether the application is, in fact, later determined by the staff to be incomplete. I understand that by checking the above statement the application will be evaluated based upon the material submitted and no notice of any missing information will be given. If material information is missing from the application, the application will fail to meet the burden of showing that all criteria are met, and the application will. be denied. CownunRy Development Dept. 20 E Main Street Ashland, Oregon 97520 w%was)dand ot us Tel: 541-552-2040 Fax: 541-552-2050 TTY: 800-735-2900 v,ius Received 012 28.21020 ( I , 2. Submit Some of the Requested Information: (initial if eleclecJ) Decline to Provide Other Information I am submitting some of the information requested and declining to submit other information requested in the Incompleteness Determination letter. I understand that by declining to submit all in.fon.-nation the City of Ashland believes necessary, the Ashland Planning Division may conclude that the applicable criteria are not met and a Denial will be issued or recommended. ( j 3. Decline to Provide any of the Requested Information (Initial ff'eleclecl) I decline to provide any of the information requested. I understand that the Community Development Department may conclude that the applicable criteria are not met and a Denial will be issued or recommended. Return to: City of Ashland, Planning Division Attm Derek Severson, Senior Planner c/o City Hall, 20 East Main Street Ashland, OR 97520 Commumty Development Dept. 20 E, Mann Street Ashland, Oregon 97520 www as"M3nd""'cas Tel: 541-552-2040 Fax: 541-552-2050 TTY: 800-735-2900 Z-1 /4 -�� 61 V Signed and Acknowledged (Applicant or 111.,)plicants Agyenf) Date Received "1'2228.21022''0 iPCO Development Corp Site Review foir Commercial Developmen, IPCO Phase 2, Service Buildings 5 aind 6 1 Independent Way ROGUE PLANNING B DEVELOPMENT SERVIEES, LI.E Received '12.28.2020 nk 21 oc� v pf ROGUE PLANNING B DEVELOPMENT SERVIEES, LI.E Received '12.28.2020 December 28, 2020 Site Design Review for the construction of two new commercial/industrial buildings in the Employment Zone Subiect Property Property Address; Independent Way (formerly part of 688 Tolman Creek Road) Map: 39 1E 14BA Tax lot: 600 Comprehensive Plan Designation: Employment Zoning: E-1 Overlay Zones: Hamilton Creek FEMA Special Flood Hazard Area Water Resources Protection Zone Wildfire Hazards Severe Constraints Slopes Owner: IPCO Development Corporation 1425 Greenmeadows Way Ashland, OR 97520 Design/ Build: JB Steel Inc. PO BOX 4460 Medford, OR 97501 Engineer. Thornton -Daley Engineering Kirk Daley PO BOX 476 Jacksonville, OR 97530 Land Use Consultant: Rogue Planning & Development Services 1314-B Center Dr., PMB 457 Medford, OR 97501 Receivea )�.�8.2020 Request: The request is for Site Design Review approval for the construction of two new commercial/industrial buildings as part of the IPCO Development Corporation service building complex. Service Building #5 is a 17,858.5 square foot commercial building. This structure is located near the south property line,. Building #6 is proposed as a 10,919 square foot structure,. Building #6 is proposed to be adjacent to the newly installed public street, Independent Way, Independent Way connects Washington Street to Tolman Road, Building #5 is proposed to be to the south of Building #6 with shared driveway accesses, parking areas, and landscape areas. Property Description: The subject property is a 2.07 -acre parcel (Parcel 3) of a four - lot partition plat from 2002. The trapezoidal -shaped lot has approximately 230 feet of frontage along Independent Way. The lot extends approximately 168 feet to the south on the west side of the lot and 355 feet south along the east side of the property. The rear property line abuts the property at 688 Tolman Creek Road which is a site developed as a warehouse space, parking, and driving surfaces. Along the east property line is Hamilton Creek, an intermittent/ephemeral stream according to the Water Resource Protection Zone maps. Hamilton Creek is partially culverted along the east property line but daylights into the riparian preservation and creek restoration project area at the location of the new Independent Way bridge crossing of Hamilton Creek. Hamilton Creek is a FEMA floodplain. A Letter of Map Revision (LOM1R) was approved in March 2014 that reduced the regulated floodplain width through the property and modified the Special Flood Hazard Area, greatly reducing the boundaries, depths and area of the FEMA floodplain. There are no other significant natural features on the site. R e c e i ve":.15f 'I �_ '�_ 8. 2 0 2 0 o k% A� W till t M R e c e i ve":.15f 'I �_ '�_ 8. 2 0 2 0 The area of development is to the east of the former location of a large-scale, three- h0L employer, Independent Printing Company, founded in 1910. With a reduction in paper needs as we entered a digital era, the printing company closed in 20,16�.The property owners have since created a rmu|ti'skructure, physically co,nnected, employment service center. The Service Buildings are part of the IPCO properties that extend along the north and south sides ofIndependent Way, south tVthe Railroad Tracks, and west along Hamilton Creek. The service buildings consist of four, existing commercial/employment buildings that house businesses ranging from food processing and packaging, product research and development, sales, service, offices, karate studio, and photography studio. The former IPCO structure (Service Building #1\, and the two older tenant structures (Service Buildings #2 and #3\ have connected vehicular, including sennitruck, circulation. With the recent development of Service Building #4 in the southeast corner ofthe |PCOproperties, the driveway was extended 1mBuilding #4(PA-T1-2819�-0OQ56). The property proposed for development is served by the public infrastructure has been extended with the construction of Independent Way. Along Independent Way, pavement, curb. gutter, a six-foot sidewalk, a seven -foot -wide landscape park row with street trees, streetlights, and utilities have been installed. Independent Way is open, connecting Tolman Creek Roa:d to Washington Street. There is an 8 -inch water main in Independent Way. An 8 -inch sanitary sewer main, and a 12 -inch storm sewer main in Independent Way, There is a substantial amount of electric service capacity too and thnuughthepnopedy.Theoervireexistswndergmomnd,|argetransfonmershameboenlnstaOedaspartof p,revimussite work and the street installation. The subject property and the immediately adjacent pnape,fiesare zoned Employment (E-l).The property tothe north is Employment and is occupied by a residential structure and outbuildings. Tothe northeast, the property is zoned: Commercial /C -1l. The property to the southeast is zoned Industrial /&1-1L The property to the south is ErnpIoynoeot and owned in common by the IPC(} Development Corporation. Properties to the west are Employment with Residential Overlay and further west, across Tolman Creek Road, properties are zoned Commercial Proposal: The proposal is for the development of the 2.07 acres Ennp|myrnemt zoned lot with two, metal bui\dings that will provide commercial/industrial tenant shell spaces that are adaptable for business, and employment needs, including warehouse tw office spaces. The structures are designed in a manner that allows for uses similar to the other uses in the E-1 zone on the �roperty and the immediate vicinity. Receivic"'Jlff 1u�,'2'8.2020 Service Building #5 is proposed as the south building. The preliminary building design demonstrates general compliance with the building design standards for E-1 zoned lands and the Basic Site Review Standards. This structure is substantially more than 20 -feet from the public street. Service Building #5 is proposed as a 17,855.5 square foot, 22 -foot tall structure. The main body of the building is proposed as vertical, multi -rib, metal siding. Under the eave line, a clear panel to allow daylight into the tenant space is shown. There are commercial entry doors with sidelights on the north and east fagades of the structure. There are four -foot awning overhangs at the entries. The building has structural design and engineering that will allow for openings for additional entry doors and/or additional roll -up doors as the spaces evolve. Service Building #6 is a metal building that is 10,919 square feet. This single -story structure is proposed to be 18 -feet tall. The building is proposed as a vertical ribbed, metal building. There are four, framed openings for commercial type, aluminum and glass, pedestrian entrance/exits to the building. Windows that provide a view into and out of the tenant spaces are proposed on the street fronting facade. Awnings for pedestrian shelter that extend along the entire fagade of the structure (as shown), or individual awnings at each entrance will be provided on the final building permit submittal. Recessed soffit lights under the awning are proposed to illuminate the entrance of the individual tenantspace. Service Building #6 extends across the majority of the property's street frontage. There is a significant grade change from Independent Way and the sidewalk up to the grade of the property. The finished floor of the building is higher than the sidewalk grade so pedestrian access to the entrances of the tenant's spaces is from a central stair leading up the raised walkway that extends along the frontage of the building. On the east sides of the building, a ramp is provided to the grade of the driveway and pedestrian walkway leading to the parking area and Service Building #5. The proposal seeks an exception to the landscape buffering standard along the front of the development between the street and the retaining wall. There is no minimum front, side, or rear yard setback in the Employment Zone but there is a landscape. When the purchase and street improvement agreements were made between the property owners and the City of Ashland, the required ten -foot landscape buffer for developments in the Employment Zone a landscape area of ten feet in width is required to buffer buildings adjacent to streets. Site Use: The request is for metal buildings that are capable of many types of commercial tenant space. The proposed uses are designated as light industrial, warehousing, and office facility. Other businesses on Tolman Creek Road include food production, light manufacturing facilities, shopping, auto repair, dining, and warehousing. Receive' d t.�8.2a2® The proposal is consistent with the Economic Element of the Comprehensive Plan which states that "the exact mix of retailing, services, wholesaling, and manufacturing is impossible to predict and difficult to control, so forecasting should err on the side of allowing ample, rather than restrictive policies for land availability." In this case, allowing for the construction of commercial buildings in the zone that have the flexibility to convert to a higher intensity employment use while conforming to the Site Design and parking standards, development in the employment zone should be encouraged to provide a predictable outcome to the approval process when standards are met. (Comprehensive Plan; Economic Element, Chapter 7.04) Both of the proposed buildings are designed in a manner that allows for internal partitions. See attached elevations and floor plans. Building 5 which is required to occupy the majority of the property frontage and to be parallel to Independent Way requires the building to be at one finish floor to attract the highest and best uses for warehouse or industrial tenants. The existing grade between entrances drop +/-13' between the two drive approaches, so by using methods of balancing the site and maintaining minimal slope across the parking lots for truck deliveries, pedestrian access and handicapped accessibility require the use of a retaining wall system as shown. To attract Class "A" tenants a developer must remove barriers to client indifference. Creating barriers like finish floors at multiple elevations is counterproductive and counterintuitive to the needs of distribution or process manufacturing for the class "A" tenant the property owners are seeking. These types of customers look for and rely on continuous workflow to expedite their processes of work. Associated General Contractors' (AGC) National Chief economist Ken Simonsen states that the #2 growth sector for the construction and development market should be for regional warehouses to supplement the demand for direct shipments of online shopping due to the void of retailers that will survive the Covid-19 pandemic event. The IPCO Development site with interconnected driveways, accesses, and street access, is just the site to meet the needs of the shipping, warehousing, manufacturing markets. Parking: The parking demand for industrial, manufacturing, production, warehousing, and freight uses is one parking space per 1,000 square feet gross floor area or one space for every two employees whichever is less, plus one space for a company vehicle. Specific types of these uses are not identified in the land use ordinance. There is a total of 29 required parking spaces based on the warehousing calculation. The proposal provides for a maximum number of parking spaces of 32. There are an additional, eight, formalized parking spaces (labeled IPCO) on the site plan. These spaces are provided for Service Building #1 on the adjacent property. In total, there are 40 parking spaces provided with 29 of those as standard automobile spaces, and three (3) ADA parking spaces, eight (8) are compact. There is a minimum of 22 - feet of back up provided for each parking space. The parking areas will be developed as per the requirements for parking lot design for shade trees, microclimatic impacts, and stormwater quality management. Along the Hamilton Creek Corridor where the curbing is located, these spaces are presently shown as the semi -truck staging area. If the property development intensifies, there would be an opportunity to stripe these spaces to accommodate higher levels of parking demand if necessary. Bicycle parking is proposed to be located within the building and as demonstrated on the floorplans. Site Circulation: All of the IPCO Development Corporation Service Building sites are interconnected and accommodate semi -truck and other vehicular traffic through the properties. The new parking area is proposed to be accessed from the driveways that extend from Independent Way. With the new development, pedestrian access is extended from Independent Way along both sides of the proposed Service Building #6 and extends to the entrances of Service Building #5. The sidewalks are raised when crossing drive aisles as required by code. The parking areas provide for adequate back-up and turn around area is provided for on the site plans. Tree Protection: There will are newly planted street trees and there are parking lot shade trees along the west property line that will be protected from construction impacts. There are also trees in the riparian drainage area on the east side of the driveway and semi -parking area. A tree protection fencing plan forthe three trees in the parking area, utilizing, six -foot -tall chain link fence is proposed to be installed at the perimeter of the trees as indicated on the sheet L-1 of the plans. Water Resource Protection Zone and Floodplain: The 2015 City of Ashland request for site design review and exception to street standards application, included a Limited Use Permit/ Water Resource Protection Zone Reduction for Construction in the Water Resource Protection Zone decision (PA -2015-00422) that allowed for the Independent Way creek crossing and the riparian restoration on the north and south sides of the street has been completed and the street connection between Tolman Creek Road and Washington Street. At the time of the 2015 decision, it was proposed that the stormwater quality detention area was provided within the Hamilton Creek Water Resource Protection Zone, as shown on the Civil Engineering plans and the Covey/Pardee Impact and Mitigation Area plan (sheet L-3 of 2015-00422) submitted with the proposal delineate the impact and mitigation areas. Additionally, the stormwater would be sent to the Filterra bio -retention systems. Along the east edge of the development, there is a slight encroachment into the water resource protection zone. This disturbed area represents a very minimal area of disturbance in the 40 -foot from centerline buffer of a creek that is actually in a culvert and not daylighted in the area where the encroachment occurs. The proposal is consistent with the Physical Constraints Review for the floodplain crossing that was approved in 2015 for Independent Way. The proposal does not impact the previously approved encroachments into the floodplain. Findings of fact addressing the criteria from the Ashland Municipal Code are provided on the following pages. For clarity, the criteria are in Times New Roman font and the applicant's responses are in Calibri font. w Criteria from the Ashland Land Use Ordinance Site Development and Design Review 18.5.2.050 Approval 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. Finding: The subject property and the adjacent properties are zoned Employment (E-1). The proposed development will have a positive impact on the newly installed public street through the development of a vehicle -oriented warehouse, industrial development that must provide adequate vehicular access and circulation, functional structures that allow for highest and best uses in the employment zoned area while still providing pedestrian access and structural orientation to the street. There are no minimum setbacks in the E-1 zone. Setbacks proposed are minimums necessary for the site development. Along Independent Way, Service Building #6 is proposed to have a five-foot setback from the public street. The proposed structure complies with the solar setback standard B. The structure is proposed to be 18 -feet from grade with an average height of just over 20 -feet in average height. Building #5 is proposed to be 22 -feet tall. The proposed lot coverage from new development is less than the allowed 85 percent in the zone. The 2.07 -acre parcel is proposed to have 28,775 square feet of the building and approximately 40,718 square feet of asphalt. There are 4,951.52 square feet of new landscape areas within the parking areas proposed. The proposed total lot coverage is 69,495 square feet which is 77.08 percent of the 2.07 -acre site. There are no residences proposed and residential density does not apply. The floor area ratios (FAR) are not applicable in the Basic Site Review zone. The buildings are both less than the maximum height of 40 - feet allowed in the zone. Service Building #5 is substantially more than 20 -feet from the public street and is not oriented towards the public street. Service Building #6 occupies the majority of the property frontage. The building is accessed directly from the sidewalk via a centralized stairway that extends from the sidewalk to the raised walkway that extends along the frontage of the structure. The building has architectural details that are commonly found on metal buildings in the Employment zone. Received � � .8.2020 To allow for potential intensification of uses, at the front of the building, an entry/exit door is framed but not installed to create additional tenant space. Additionally, on the south side of Service Building #6, the area for future windows have been accommodated in the design. Service Building #5 incorporates additional areas for openings for roll -up doors and pedestrian entrances on the front facade (north side) and the east side. The proposed parking area of 40 -new parking spaces is to the rear and side of the street fronting structure, Service Building #6. The parking area complies with the parking lot design standards specified in section 18.4.3. Parking lot shade trees will be planted in the landscape buffers and within the parking lot, shade tree planting islands. The parking area is proposed to be surfaced with asphalt, and concrete, or comparable surfaces. The parking areas will be constructed to standards on file in the office of the City Engineer. Provisions have been made for the on-site collection of drainage waters to eliminate sheet flow of such waters onto sidewalks, public rights-of-way, and abutting private property (see Preliminary Grading Plan). B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). Finding: The property is within the Water Resource Protection Zone and a FEMA Special Flood Hazard Area floodplain has been identified on the property. Hamilton Creek exits from a 60 -inch culvert along the east property line. The proposed development, excepting a very small area of the driving and parking area, is setback more than 30 -feet from the mapped centerline of Hamilton Creek. The 2015 Site Review application that allowed for the installation of Independent Way included a Limited Use permit for the Independent Way bridge crossing which was approved. At that time, a small area of encroachment within the Water Resource Protection Zone was proposed. The area of the drive aisle curbing that is within the WRPZ was detailed in the 2015 application site plans as was the bioswale/detention feature. The proposal can be found to comply with the existing 2015 approval that allowed for Independent Way bridge crossing, stormwater detention, and minor impacts into the Water Resource Protection Zone. New findings addressing the Water Resource Protection Zone Limited Use Activity and Floodplain Development Standards have not been provided as the previous decision assigned conditions of approval for the impacts to the Water Resource Protection Zone. A multi-year management plan for the stormwater facility was discussed in the previous decision. It is anticipated that no additional impacts to the riparian area will be necessary for the proposed site development. 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. 18.4.2.040.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. Findin& Proposed Service Building #6 is oriented towards the public street, Independent Way. The structure has direct access from the public street to the entrances of the building by pedestrians. Entry doors are indicated with the large awning overhangs and the commercial storefront style door with sidelight. There are also windows provided along the frontage. No automobile circulation or off-street parking occurs between the building and the street. The parking areas are to the side and rear of the street fronting building. b. A building fagade or multiple building facades shall occupy a large majority of a project's street frontage as illustrated in Figure 18.4.2.040.8, 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. Finding: The majority of the property's street frontage is occupied by proposed Service Building #6. The driveways are to the sides of the building allowing positioning of the wider side of the building to the street. There are no gaps in the frontages. The driveway aprons, vehicle aisles and parking areas are to the sides and to the rear of the building. 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. Finding: The pedestrian entrances doors of the structure of Service Building #6 are clearly visible in their orientation towards the street. The pedestrian entrances are accessed via a raised walkway, the walkway is served by a wide, central stair that leads directly from the public sidewalk to the sidewalk accessing the entrances. Each pedestrian entrance is clearly visible from the street with Received#12f.�&2®2a commercial, entry doors, sidelight windows, awnings to provide pedestrian coverage from sun and rain, and lighting that all enhance the sense of entry to the tenant spaces. 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 improved access or for sites with multiple buildings, such as shopping centers, where other buildings meet this standard. Finding: The building entrances of Service Building #6 are oriented towards the public right-of-way and located within 20 -feet of the sidewalk. The proposal seeks an exception to reduce the required landscape buffer along the frontage of the property adjacent to the public street to location the entry closer than 20 -feet of the right-of-way. This reduced landscape buffer allows for improved large vehicle access to the loading/unloading areas, parking areas and vehicle maneuvering areas. The proposed reduced buffer allows for a wider than the standard 22 -feet of backup area to allow better turning movements for the large vehicles that presently utilize the IPCO site and will be utilizing the proposed service buildings. In the Employment Zone, it is critical for the site grades to allow easy access for delivery vehicles, forklifts, pallet movers, etc., cross accessing the internal spaces and the IPCO, properties retention of slight cross -grade, a single finished floor area within the structures, the existing grades of the developed portions of the site dictated the grade of the building site area. Based on civil drawings from the 2015 Site Review there were more than 6 % feet to nearly S feet of grade change from the back of the sidewalk to the pad area. This grade change at the back of the sidewalk and the need for the site to have a relatively consistent grade from this tax lot to the other tax lots in the IPCO Service Center complex are the reasons this building is raised above the sidewalk with a retaining wall along the frontage. To provide a clear, distinct, pedestrian entrance to the site, the retaining wall has a central stair that provides access to the covered pedestrian entrances. Sidewalk connecting for the public street leads to the Service Building #5 providing pedestrian access. This building is orientated to the internal sidewalk system. 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. Finding: The subject property is not a corner lot. Receiveff '�2.�8.2024 f. Public sidewalks shall be provided adjacent to a public street along the street frontage. Finding: New public sidewalks and street trees were recently installed along the street frontage of Independent Way. g. The standards in a -d, above, may be waived if the building is not accessed by pedestrians, such as warehouse and industrial buildings without attached offices, and automotive service stations. Finding: Not applicable. 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 18.4.4.030.E. Finding: No modifications to the newly installed Streetscape are proposed. 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. Finding: The proposal does not include a ten -foot landscape buffer adjacent to the street. The property is not within the Detail Site Review zone or the Pedestrian Place overlay. The signed purchase agreement when the city of Ashland purchased the property from the IPCO group, included understood conditions of the purchase. One of the terms was that with planning approval, the required landscape buffer would instead be the landscape park row. The park row was installed at seven feet leaving three feet of landscape. The proposal seeks an exception to eliminate three additional feet of landscape buffer. b. Landscaping and recycle/refuse disposal areas shall be provided pursuant to chapter 18.4.4. Finding: A five -font -wide landscape buffer is proposed with ground covers other shrubberies that is not on the city's prohibited plant list. Parking lot shade trees are proposed. The size, species, and planting specific landscape and irrigation plan will be provided to the city as required by code and provided with the building permit. The refuse containers are to be located within the buildings. This is consistent with how the majority of the tenants of the property operate per their lease agreements. On garbage day, the tenant places their refuse container outside of their unit. This is the method that has worked for the property owner and trash collection service provider, Recology. 4. Designated Creek Protection. Where a project is proposed adjacent to a designated creep protection area, the project shall incorporate the creek into the design while maintaining required setbacks and buffering, and complying with water quality protection standards. The developer shall plant native riparian plants in and adjacent to the creels protection zone. Finding: See the findings above regarding overlay zones. Silt fencing will be provided to prevent erosion into the Water Resource Protection Zone before site disturbance. 5. Noise and Glare. Artificial lighting shall meet the requirements of section 18.4.4.050. Compliance with AMC 9.08.170.c and AMC 9.08.175 related to noise is required. Finding: The exterior lights are proposed LED dusk to dawn lights recessed under the awning and cast light downward. Noises generated bythe site will be comparable to noises to be expected in an employment zone that allows for production, manufacturing, and repair. 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. Finding: Adequate City facilities (utilities) exist to serve the proposed development. New underground infrastructure was extended from Tolman Creek Road to Independent Way. Also, there are private utility easements extended through the property. The civil engineering firm that proposed and designed Independent Way is the Civil Engineers of record on this project. The installation of adequate facilities was contemplated through the development of Independent Way. 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; Finding: Not applicable 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 Findin The City of Ashland purchased the property to install the new street from the current property owners. As part of the 2012 purchase agreement, the agreement stipulated that the required landscape buffer would be accommodated within the park row. The park row was installed at seven feet, leaving three feet of landscape buffer width required. The proposal is not providing the landscape buffer along the frontage of the property. The reason for this is that the proposed design has a direct pedestrian connection to the public sidewalk. There are numerous issues with transients camping and loitering on the property and increased landscape areas encourage loitering. Though not along the entire frontage of the property, there is a landscape buffer at the west side of the structure and between the western driveway access. Additionally, due to the riparian buffer zone, there is an abundant landscaped area provided on the property, substantially more than a typical Employment zoned property. Not providing a landscape buffer in the zone where no setbacks are required, does not reduce public health or safety. The wall adjacent to the sidewalk will not harm the livability of the adjacent employment zoned lands as there is no residential zoning. The proposed building will make a positive contribution to the streetscape and the area is not a highly traveled arterial street and is a manufacturing and industrial area where the standards can be flexed to achieve the Reeeiv'8 12f. 8.2020 purpose of the zone which is functional, employment zoned land that has access and parking area for large vehicles and business traffic. When the street connection application was made, minor concessions associated with the street design were made to provide a major, city of Ashland TSP driven connectivity project. The reduced buffer is minor when considering the substantial compliance with other standards of the Site Design and Use Standards, the Water Resource and Riparian protection zone buffer, grading of existing site determining the finished grade of proposed site development and the large investment into flexible, space for large or small warehouse, storage, distribution, production facilities. The parking lot layout and the number of spaces provided on-site allow for intensification of the site uses in close proximity to the Ashland Street Commercial corridor and the 1-5 exit 14. The building entrances of Service Building #6 are oriented towards the public right-of-way and located within 20 -feet of the sidewalk. The proposal seeks an exception to reduce the required landscape buffer along the frontage of the property adjacent to the public street to location the entry closer than 20 -feet of the right-of-way. This reduced landscape buffer allows for improved large vehicle access to the loading/unloading areas, parking areas and vehicle maneuvering areas. The proposed reduced buffer allows for a wider than the standard 22 -feet of backup area to allow better turning movements for the large vehicles that presently utilize the IPCO site and will be utilizing the proposed service buildings. In the Employment Zone, it is critical for the site grades to allow easy access for delivery vehicles, forklifts, pallet movers, etc., cross accessing the internal spaces and the IPCO, properties retention of slight cross -grade, a single finished floor area within the structures, the existing grades of the developed portions of the site dictated the grade of the building site area. Based on civil drawings from the 2015 Site Review there was more than 6 % feet to nearly S feet of grade change from the back of the sidewalk to the building pad area. This grade change at the back of the sidewalk and the need for the site to have a relatively consistent grade from this tax lot to the other tax lots in the IPCO Service Center complex are the reasons this building is raised above the sidewalk with a retaining wall along the frontage. There is no on -street parking on this side of the street and the Employment zoned and the business that presently occupy the majority of the IPCO Service Center are not pedestrian oriented businesses but rely heavily upon delivery traffic. Even so, a clear, distinct, pedestrian entrance via the stairs directly from the sidewalk to the Service Building #6 is provided and clear pedestrian access to the parking area and Service Building #5 are provided with the proposed layout. 3. There is no demonstrable difficulty in meeting the specific requirements for a cottage housing develops -neat, but granting the exception will result in a design that equally or better achieves the stated purpose of section 18.2.3.090. (Ord. 3147 § 9, amended, 11/21/2017) Finding: Not applicable 18.4.3.080 Vehicle Area Design 13, Parking Area Design. Required parking areas shall be designed in accordance with the Following standards and dimensions as illustrated in 18.4 1 0803, See also, accessible parking space requirements in section 18.4.3.050 and parking lot and screening standards in subsection 18.4.4,030.1. Finding: The proposed building Service Building #5 is 17,858.5 square feet in area which requires 18 parking spaces. Service Building #6 is 10,919 square feet and requires 11 parking spaces. There are eight spaces for IPCO Service Building #1 on the west property, line that are shown on the site plans as part of this development because the driveways are connected. A 40 -vehicle parking area is proposed. This accounts for one parking space per 1,000 square feet of floor area and the +one space for a company vehicle. Three ADA accessible spaces with required off-loading zone are also included. The parking lot layout demonstrates that adequate turn around is provided on-site to allow vehicles to exit the parking area in a forward manner. The parking spaces are proposed to be 9 feet by 18 feet. Eight are proposed as compact. The parking area has potential for expansion through the striping of additional parking spaces if necessary, in the parking area parallel to the creek that is presently shown as large vehicle parking area. In the event a user with higher intensity parking demands requests tenant improvement or business license from the city, these parking spaces can be re -striped as head -in automobile parking and not have a negative impact on the other uses, vehicle access and maneuvering, nor does the change in type of parking space require additional site review as large vehicle parking is not a required standard but is proposed in this case due to the known user types of the IPCO Service Center. The proposed parking lot is designed to minimize adverse environmental impacts through the use of a bioswale filtration as required by the Rogue Valley Stormwater Design Manual. See the Civil Engineering plan. The existing parking areas to the west and south are pre-existing, non -conforming, and does not comply with this standard. The proposal does not increase the non -conformity. The proposed building is not accessed by pedestrians as it is an industrial building or warehouse. K8.4.5.038.C.Tree Protection Measures Required. Six-foot tall, chain link fencing i's proposed at the dhp|imes of the trees an indicated on the plan. The fencing will be flush with grade. An inspection by City staff will be requested for the lmsta|1aLimm of the signs. NV construction activity will occur within the tree protection zones. No building supplies, soil, waste, equipment, vehicle parking will be allowed in the tree protection zones. No chemically injurious material's or liquids, including construction debris, run-nft or concrete excess waste. There is no excavation proposed within the root zones. Attachments: ZOlZPurchase Agreement Conceptual Renderings: G2.O Site Plan: NO.I Floor Plan (Service Building 5\:AIA Elevation (Service 8o|idhng 5tA2.land A2.2 Floor Plan (Service Building 6): AM Elevation (Service Building 6): A2.1 Landscape and Tree Protection Plan: L1 Grading, Drainage, Erosion Control Plans , Pa��1��f13 December 13, 2012 IPCO Development 640 Tolman Creek Road Ashland, OR 97520, Re: Purchase of Property for Right of Way between Washington Street & Tol man Creek Road Dear Messrs: By this letter, City of Ashland ("Buyer"), presents the manner in which it and IPCO Development ("Seller") agree Buyer may acquire certain real property from Seller as described herein. The parties recognize that the transaction will require further documentation .and approvals; including the preparation and approval of a fonnal agreement setting forth the terms and conditionsof the proposed purchase (the "Purchase Agreement"); nevertheless, they execute this letter to evidence their intention to proceed in mutual good faith to complete work required to negotiate terms of a, Purchase Agreement that are consistent with this letter. The proposed terms and conditions include, but are not limited to, the following: .1. Property. Buyer will purchase fi-orn Seller all interests and rights, ownled or used by Seller in connection with an approximate 55 feet wide strip of private property between Washington Street & Tolman Creek Road as further described in Exhibit A, (the "Property"). The Seller acknowledges that the, Buyer intends to establish -fl -ds property as a dedicated right-of-way CROW") through the current IPCO Developraent property. This new ROW would parallel and offset approximately 10 feet to the north of the centerline of the existing Washington Street ROW. 2. Consideration. The consideration (the "Purchase Price") will be established pursuant to appraisal by an appraiser selected and paid by the Buyer and subject to reasonable negotiations with Seller, Buyer will not assume any other liabilities or obligations of Seller over other property adjacent to or previously part of parcel or lot through which the Property, as a right-of- way, runs, and Seller will indemnify and hold harmless Buyer against all such other liabilities and obligations. 3. Purchase Agreement, 'the transaction will be subject to the negotiation and execution of a definitive Purchase Agreement with terms satisfactory to Seller and Buyer. The Purchase Agreement will contain representations, warranties and covenants, conditions that are reflected in the IPCO Development conceptual site plan scheme #14 (11-13-13) Exhibit A (attached) and will include without limitation the following: (a) The, Buyer proposes, subject to planning approval, to build, own, and maintain this approximately 7'00 feet long, 28 feet wide paved road with curb, "park row", and 8 feet wide sidewalks on the north"side of street. Buyer agrees, subject. to Pt n �n allow seller to credit park row landscape4 Pt for sellers required Ian sea;. 62n,F� �, � Pa8e I of 4 0 FReceived '12.28.2020 development on said property. In addition, buyer will install irrigation system and pay water bill in public park row, (b) The Buyer will construct and maintain 'a stream crossing structure over Hamilton Creek, to support the new roadway and sidewalk, The, crossing structure will be designed to meet or exceed the most current storm water quality mitigation requirements and standards, Riparian restoration of the creek bed and banks will be included to the maximum extent practicable, (6) The Buyer will relocate existing utilities as required, without diminishing utility services quality to the development, including water pressure, electric power, and sewer service line to property line at a location designated by the property owner with proper access to all locations. This shall not be charged back to seller. (d) The Buyer will assist the development to adjust the location of the existing conservation casement across private property to the match the new FEMA flood map and Ashland Water Resources Protection Ordinance boundaries, If allowed by FEMA, the Buyer will allow building E as shown with parking at the southeast corner with utility and road access over that area, (e) The Buyer, subject to Nanning approval, will allow the development to use any land recovered and to use the area over the existing pipe culvert, as deemed appropriate by FEMA, and allow the development to clean out and maintain blackberry and weed infested areas and use these areas for landscape credits, (f) As - sist the development in preparing a master plan that will include parking and driveways in specified locations to be formally submitted for planning review through the City's planning process. The associated City planning costs will be paid by the Buyer, The Buyer anticipates that the process will include the following steps: a. Submit pre -application for Preliminary Site Layout, E Draft conservation easement boundary adjustment & delineate "water protection zone," C. Draft right-of-way dedication survey documentation. d. Obtain property owner concurrence RE: ROW dedication & casements. C. Obtain Planning approval for variances, f Obtain City Council approval RE: ROW dedication & easements. 91. Engineering Design & Permitting. h. Planning Approval for Environmental Constraints. i. Site Plan approvals. (g) The Buyer agrees to work with the Seller during engineering phase of project to ensure final grades will accommodate ingress and egress on the Seller's driveways in order to -minimize impacts of steep grades as much as possible. (h) The Seller can continue to: drain storm water into Hamilton Creek as long as current state, federal and local storm drain regulations are met. 0 0 2015 � '1 Page 2 of 4 Received 12.28.2020 4. Access. To permit Buyer to conduct its due diligence investigation, as long as this letter remains in effect, Seller will permit Buyer and its agents to have reasonable access to the Property for purposes of surveying and planning for the use and design of the Property. 5. Conditions to Closing. The closing of the transaction will be subject to certain conditions, including without limitation the following: (a) .Funds for the purchase of said land are subject to the buyer successfully securing a grant to purchase the Property. (b) All required approvals, consents, and authorizations of state and federal regulatory authorities shall have been received. (c) All required consents of third parties shall have been received. (d) Buyer shall have completed a due diligence review of the property and its title of Seller satisfactory to Buyer in its sole discretion, The Buyer, as the City, may be required to make make land use and/or building code decisions affecting development of the subject Right-o:l-Way and related property according to local and state laws. The Parties therefore acknowledge that the Buyer cannot and does not promise or guarantee any particular planning or building code decision or result as part of or as a condition of achieving the purposes of this letter of intent. 6. Negotiations with Others. Until January 1, 2019, the date on which the parties anticipate that a Purchase Agreement will he executed, Seller will Trot offer its stock or assets to, entertain offers for there from, negotiate for their sale to, or make information about_ thein available (for purposes of sale) to, any third party. 7. Conduct of Business; Interim Operations. As long as this letter remains in effect, Seller will use its best efforts to conduct its business in a -reasonable and prudent manner in accordance with past practices, to preserve its existing business organizations and relationships with its employees, customers, suppliers, and others with whom it has a business relationship, to preserve and protect its properties, avoid any and all liens, and to conduct its business in compliance with all applicable laws and regulations. 8. Closing Date. The closing date under the Purchase Agreement will be the date agreed upon by the parties. 9. Effect of This Letter. This letter sets forth the intent of the parties only, is not binding on the parties, and may not be relied on as the basis fora contract by estoppel or be the basis for a claim based on detrimental reliance or any other theory; provided that paragraphs 6 and 7, and this paragraph 9 will be enforceable in accordance with their terms. With the exceptions of paragraphs 4, 6, 7, and this paragraph 9, the parties understand that no party shall be bound until the Purchase Agreement has been negotiated, executed, delivered, and approved by the partners or shareholders of Buyer and Seller, as the case may be. Page 3 of 4 10. Termination of Negotiations. This letter may be tenuinated at any time by either party giving written notice to the other. After notice is given, the parties shall be bound only by paragraphs 6, 7, and 9. If this letter sets forth yourintent to proceed in good faith substantially in the manner outlined 0 in this letter, please sign, a copy of this letter and return it to Buyer. This letter of intent shall be of no ftirther force and effect if it is not signed by Seller and returned to Buyer by the close of business on / A.IJ _, 2012. 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