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Mountain_Meadows_PA-T2-2020-00026
BEFORE THE PLANNING COMMISSION March 23, 2021 IN THE MATTER OF PLANNING ACTION #PA-T2-2020-00026, A REQUEST FOR ) OUTLINE AND FINAL PLAN APPROVALS FOR A TEN -LOT SUBDIVISION UNDER) THE PERFORMANCE STANDARDS OPTIONS CHAPTER (AMC 18.3.9); AND SITE J. DESIGN REVIEW APPROVAL FOR AN EIGHT -UNIT SENIOR HOUSING DEVEL. } OPMENT FOR THE VACANT PARCEL AT THE SOUTHEAST CORNER OF MOUN- TAIN MEADOWS DRIVE AND SKYLARK PLACE. THE APPLICATION INCLUDES) A REQUEST FOR AN EXCEPTION TO THE STREET STANDARDS TO ALLOW THE) CURBSIDE SIDEWALKS ON THE APPLICANT'S PROPERTY ADJACENT TO THE ) RIGHT-OF-WAY, AND TO PROVIDE HEAD -IN ON -STREET PARKING THAT IS } FINDINGS, PARTLY WITHIN THE RIGHT-OF-WAY AND PARTLY ON THE ADJACENT PRIV -) CONCLUSIONS & ATE PROPERTY ALONG SKYLARK PLACE; AND A REQUEST FOR A SOLAR ) ORDERS ACCESS EXCEPTION TO ALLOW PROPOSED UNITS 43 AND #7 TO SHADE THE ) SOUTH WALLS OF UNITS #2 AND #6 GREATER THAN THESSHADOW:CASTBY- ) A SIX-FOOT FENCE ON THE PROPERTY LINE. ) APPLICANTIOV NER: Rogue Planning & Development Services, LLC for ) Hunter & Madeline Hill, owners } RECITALS: 1) Tax lot #234 of Map 39 1E 04AD is a vacant parcel located at the southeast corner of the intersection of Mountain Meadows Drive and Skylark Place, and is located within the HC {Healthcare Services) zoning district. 2) The applicants are requesting Outline and Final Plan approvals for a ten lot subdivision under the Performance Standards Options Chapter (AMC 18.3.9), and Site Design Review approval for an eight - unit multi -family senior housing development for the vacant parcel (Tax Lot #234) at the southeast corner of Mountain Meadows Drive and Skylark Place. The application also includes a request for an Exception to the Street Standards to allow the applicant to provide curbside sidewalks on their property, adjacent to the right-of-way, and to provide head -in on -street parking that is partly within the right-of-way and partly on the adjacent private property along Skylark Place; and a request for Solar Access Exceptions to allow the proposed Units #3 & #7 to shade the south walls of Units #2 & #6 greater than the shadow that would be cast by a six-foot fence on the property line. An associated request for a Property Line Adjustment between the subject property and the Mountain Meadows Parkside Condominiums property (Tax Lot #88000) on Golden Aspen Place immediately to the south has been approved ministerially. The proposal is outlined in plans on file at the Department of Community Development. 3) The criteria for Outline Plan approval are described in AMC 18.3.9.040.A.3 as follows: PA-T2-2020-00026 March 23, 2021 Page l a. The development meets all applicable ordinance requirements of the City. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. C. The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significantfeatures have been included in the open space, common areas, and unbuildable areas. d. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. e. There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. f. The proposed density meets the base and bonus density standards established under this chapter. g. The development complies with the Street Standards. 4) The approval criteria for Final Plan approval are described in AMC ] 8.3.9.040.B.S as follows: a. The number of dwelling units vary no more than ten percent of those shown on the approved outline plan, but in no case shall the number of units exceed those permitted in the outline plan. b. The yard depths and distances between main buildings vary no more than ten percent of those shown on the approved outline plan, but in no case shall these distances be reduced below the minimum established within this Ordinance. C. The open spaces vary no more than ten percent of that provided on the outline plan. d. The building size does not exceed the building size shown on the outline plan by more than ten percent. e. The building elevations and exterior materials are in conformance with the purpose and intent of this ordinance and the approved outline plan. f. That the additional standards which resulted in the awarding of bonus points in the outline plan approval have been included in the final plan with substantial detail to ensure that the performance level committed to in the outline plan will be achieved. g. The development complies with the Street Standards. h. Nothing in this section shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. 5) The approval criteria for Site Design Review are described in AMC 18.5.2.050 as follows: PA-U-2020-00026 March 23, 2021 Page 2 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 I 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. 6) The approval criteria for a Solar Access Exception are described in AMC 1.8.4.8.020.C.1.b as follows: 1. Solar Setback ExcWtion. The approval authority through a Type I review pursuant to section 18.5.1.050 may approve exceptions to the standards in 18.4.8, 030 Solar Setbacks if the requirements in subsection a, below, are met and the circumstances in subsection b, below, are found to exist. b. The approval authority finds all of the following criteria are met. i. The exception does not preclude the reasonable use of solar energy (i. e., passive and active solar energy systems) on the site by future habitable buildings. H. The exception does not diminish any substantial solar access which benefits PA-U-2020-00026 March 23, 2021 Page 3 a passive or active solar energy system used by a habitable structure on an adjacent lot. There are unique or unusual circumstances that apply to this site which do not typically apply elsewhere. 7) The approval criteria for an Exception to Street Standards are described in AMC 18.4.6.020.5.1 as follows: a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. b. The exception will result in equal or superior transportation facilities and connectivity considering the following factors where applicable. i. For transit facilities and related improvements, access, wait time, and ride experience. H. For bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of bicycling along the roadway), and frequency of conflicts with vehicle cross traffic. iii. For pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of walking along roadway), and ability to safety and efficiency crossing roadway. C. The exception is the minimum necessary to alleviate the difficulty. d. The exception is consistent with the Purpose and .Intent of the Street Standards in subsection 18.4.6 040-4. 8) The approval criteria for a Property Line Adjustment are described in AMC 18.5.3.120.E as follows: 1. Parcel Creation. No additional parcel or lot is created by the lot line adjustment. 2. Lot Standards. Except as allowed for nonconforming lots, pursuant to chapter 18.1.4, or as required by an overlay zone in part 18.3, all lots and parcels conform to the lot standards of the applicable zoning district, including lot area, dimensions, setbacks, and coverage, per part 18.2. rf a lot does not conform to the lots standards of the applicable zoning district, it shall not be made less conforming by the property line adjustment. As applicable, all lots and parcels shall identify a buildable area free of building restrictions for physical constraints (i.e., flood plain, greater than 35 percent slope, water resource protection zones). 3. Access Standards. All lots and parcels conform to the standards in section 18.4.3.080 Vehicle Area Design. Lots and parcels that do not conform to the access standards shall not be made less conforming by the property line adjustment. 9) The Planning Commission, following proper public notice, held a public hearing on March 9, 2021 at which time testimony was received and exhibits were presented. Subsequent to the closing of the hearing, the Planning Commission approved the application subject to conditions pertaining to the appropriate development of the site with the following findings, conclusions and orders: PA-T2-2020-00026 March 23, 2021 Page 4 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 "O" 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 staff report, public hearing testimony and the exhibits received. 2.2 The Planning Commission finds that the proposal for Outline Plan, Final Plan, Site Design Review, Solar Access Exception and Exception to the Street Standards approvals meets all applicable criteria for Outline Plan approval described in AMC 18.3.9.040.A.3; for Final Plan approval described in AMC 18.3.9.040.B.5; for Site Design Review approval described in AMC 18.5.2.050; for a Solar Access Exception described in AMC 18.4.8.020.C.1.b; and for an Exception to the Street Standards as described in AMC 18.4.6.020.13.1. 2.3 The Planning Commission concludes that the proposal satisfies all applicable criteria for Outline Plan approval. The first approval criterion for Outline Plan approval is that, "The development meets all applicable ordinance requirements of the City." The Commission finds that the proposal meets all applicable ordinance requirements, is requesting no Variances, that this criterion has been satisfied. The second approval criterion for Outline Plan approval is that, "Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police andfire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. " The Planning Commission finds that adequate key city facilities are available and can and will be extended to serve the development, including: Water: There are eight -inch water mains in place within the adjacent rights -of -way for both Mountain Meadows Drive and Skylark Place. As proposed, eight new water services will be installed to serve each unit with its own meter. Additionally, the applicant will install two PA-T2-2020-00026 March 23, 2021 Page 5 additional meters to provide water for landscaped areas around the parent parcel, and the owners' association will pay for the cost of irrigation. • Sewer: An existing eight -inch sanitary sewer main is in place within the adjacent Skylark Place right-of-way. • Electricity: An existing electrical transformer is in place along the north property line, and electric services with individual meters will be extended to serve each unit. • Urban storm drainage: There are existing 12-inch stormwater mains in place in the adjacent public rights -of -way for both Mountain Meadows Drive and Skylark Place. As proposed, stormwater run-off is to be captured on site, detained in underground pipes and conveyed to a storm drain manhole with a restricted orifice that will limit stormwater discharge into the adjacent mains to pre -development levels. • Paved Access & Adequate Transportation: Both Mountain Meadows Drive and Skylark Place are neighborhood streets. The applicant's proposed improvements are not fully in keeping with the typical cross-section for a neighborhood street, and an Exception is discussed in detail in 23 below. In reviewing the proposal, Public WorkslEngincering staff noted that a handicapped accessible ramp will be required at the intersection. of Mountain Meadows Drive and Skylark Place, and for any on -street handicapped accessible parking spaces, and conditions to that effect are included below. The scale of the proposed development does not trigger a Traffic Impact Analysis or other transportation assessment; however, the Commission finds that a neighborhood street is assumed to be able to accommodate up to 1,500 average daily trips (ADT), and given that the neighborhood here is largely isolated from outside vehicle trips, the street with the improvements proposed has adequate transportation capacity to serve the eight additional homes. • Trash & Recycling: While not identified as a key city facility, the application materials do note that individual cans are to be provided for each residence. On collection day, cans are to be placed on the curb line of the Skylark Place extension where the curb continues to the service driveway across proposed Lot #8. The application indicates that this placement will not be in conflict with parking, access, vision clearance or other on -street improvements. The Planning Commission finds that adequate key city facilities are available within the adjacent rights - of -way or will be in place with completion of the proposed subdivision infrastructure 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 and that civil infrastructure be installed by the applicants, inspected and approved prior to the signature of the final survey plat. The Planning Commission concludes that key city facilities can and will be provided to serve the proposal. The third criterion for approval of an Outline Plan is that, "The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings; etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. " The Planning Commission finds that natural features within the broader PA-T2-2020-00026 March 23, 2021 Page 6 Mountain Meadows community including the Kitchen Creek corridor have been preserved and protected within the community's open space areas which are available to all residents, including those of the subject property here, however there are no significant natural features on the subj ect property itself. The fourth criterion for approval of an Outline Plan is that, "The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. " The Planning Commission finds that the development of the subject property will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. As the application materials explain, the proposal is for the final phase of a 211/7 -acre master -planned community. Adjacent lands are developed in keeping with the community plan: An Assisted Living Facility is across Skylark Place to the north of the subject property, and there are large scale condominium developments to the south and west. Lands to the east are outside the city limits and urban growth boundary. Skylark Place terminates at the subdivision boundary, and the property to the east in Jackson County is zoned Exclusive Farm Use (EFU) and contains one residence. The fifth approval criterion is that, "There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project." The Planning Commission finds that the proposed Mountain Hill Estates on the subject property is the final phase of the Mountain Meadows Planned Community, and is already considered within the recorded declarations (Jackson County Document #2016-01848) as part of the planned community. The Commission further finds that adequate provisions for the maintenance of open space and common areas are in place for the Mountain Meadows Planned Community. The sixth criterion is that, "The proposed density meets the base and bonus density standards established under this chapter." The Planning Commission finds that as provided in AMC 18.3.3.030.A., within the Healthcare (HQ Services District, when residential development is proposed it is considered in light of the zoning regulations for the R-2 zoning district which allows a base density of 131/7 dwelling units per acre and requires that development meet a minimum density of at least 80 percent of the base density. The 34,288-square foot subject property has a base density of 10.625 dwelling units (34,288 s.L/43,560 s.f. per acre = 0.787 acres; 0.787 acres x 13.5 d.u./acre =10.625 dwelling units) and a minimum density of 8.5 dwelling units (10.625 d.u. x 0.80 = 8.5 d.u.). The application materials further note that the proposal is also in keeping with the original Mountain Meadows Planned Community Outline Plan as envisioned in 1995 with PA 495-074, explaining that the base density of the total development area was determined to be 290.25 dwelling units (21.5 acres x 13.5 d.u./acre = 290.25) and the minimum density was 232.2 dwelling units (290.25 d.u. x 0.80 = 232.2 d.u.). The application materials indicate that there are presently 2391/4 residential units within Mountain Meadows, and with the addition of the eight proposed units here, the total development will have 2471/4 dwelling units which is in keeping with both the base density and minimum density for the broader planned community. PA-T2-2020-00026 March 23, 2021 Page 7 Phase 1 24 d.u. Phase II 92.25 d.u. Phase 111 88 d.u. Phase IV 35 d.u. Phase V (Final) 8 d.u. Co�xab�nesl Total 25 d.u" ©welling Units The Planning Commission finds that the proposed eight units meet the applicable density standards The final Outline Plan approval criterion is that, "The development complies with the Street Standards." The Planning Commission here finds that the application requests an Exception to the Street Standards to allow curbside sidewalks on the applicant's property, adjacent to the right-of-way, and to allow head -in on -street parking that is partly within the public right-of-way and partly on the applicant's adjacent private property along Skylark Place. The applicant asserts that this street development pattern is consistent with the street development pattern in place throughout the Mountain Meadows Community, and has provided written findings in support of the Exception request. The Planning Commission concludes that as detailed above, the applicant has requested an Exception to the Street Design Standards and provided written findings to support this request. The Exception request is discussed in Section 2.7 below. 2.4 The Planning Commission notes that Final Plan approval seeks to review minor modifications between the Outline and Final Plan procedural steps to verify that the two are in substantial conformance. The Planning Commission finds that in this instance, Outline and Final Plan are being filed concurrently as allowed for projects of fewer than ten units and are thus identical. The Commission concludes that the proposal satisfies all applicable criteria for Final Plan approval. 2.5 The Planning Commission concludes that the proposal satisfies all applicable criteria for Site Design Review approval. The first Site Design Review criterion is that, "The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density andfloor area, lot coverage, building height, building orientation, architecture, and other applicable standards. " The Planning Commission notes that within the Health Care Services District, residential uses are considered a permitted use, and when residential uses are proposed they are subject to the requirements of the R-2 zone. The Planning Commission further notes that the Performance Standards Options chapter provides an option for more flexible design than is permissible under the conventional zoning codes. As such, Performance Standards Options developments are not required to meet the minimum lot size, lot width, lot depth and setbacks detailed in AMC 18.2, and other standards as provided in the Performance Standards Options chapter. Historically, the flexibility of the Performance Standards Options chapter has PA-T2-2020-00026 March 23, 2021 Page 8 been applied to allow smaller -than. -standard lots to be clustered on a site so that natural features may be preserved in large common open spaces which serve the subdivision as a whole rather than individual lots or phases, and lot coverage has been considered in terms of the broader subdivision rather than on an individual lot -by -lot basis. The original Outline Plan approval for the Mountain Meadows planned community noted: The Performance Standards Concept allows for flexible design standards to protect and enhance natural features and to provide open spaces. Lot sizes in Mountain Meadows are kept to a minimum so that large tract of land can be given over to the development of the natural open space and riparian area centered on the existing streams. Clustering some living accommodations in larger buildings has the some effect of preservation of open areas.... The character of this development may be defined as a campus style approach to providing the many different living environments needed and desired bypersons who are experiencing a relatively rapid change in their capabilities and needs. The campus approach can provide for those needs with levels of support available in a more institutional environment; at the sometime, a distinctly residential "normal" life setting is maintained. Preservation of open space and natural features is essential to the creation and enjoyment of such an environment." -- Pages 7-8 of the applicants' findings submittal for PA #95-074 The Planning Commission notes that lot coverage within the Health Care Services District and the R-2 zone are both limited to 65 percent. The application materials explain that the proposed impervious areas on the 34,288 square foot subject property, including building footprints, patios and decks, pathways, and driveways total 26,558 square feet for a lot coverage of 77.5 percent, however when considered in terms of the broader Mountain Meadows Planned Community master plan as originally approved, the Planning Commission finds that the total coverage for Mountain Meadows is substantially less than the 65 percent maximum coverage, as detailed in the table below: The Planning Commission further finds that when considered through the lens of the Performance Standards Options Chapter (AMC 18.3.9) the lot coverage for the Mountain Meadows Planned Community with the additional coverage of the final Phase 5 proposed here remains consistent with the vision of the originally -approved master plan. The Planning Commission finds that the proposed buildings are in compliance with the building height allowance under the R-2 standards. Building heights are not to exceed 35 feet or 21/2 -stories, and here the tallest two-story units are 23-fect 7 5/8-inches at their highest point. PA-T2-2020-00026 March 23, 2021 Page 9 The Planning Commission finds that building orientation, architecture, and other applicable standards are fully considered in the discussion of the site development and design standards in part 18.4 discussed in detail below. The Planning Commission concludes that the applicable regulations for the underlying Health Care Service District are or will be complied with under the proposal The second approval criterion is that, "The proposal complies with applicable overlay zone requirements (part 18.3). " The Planning Commission finds that the subject property is located within the Health Care Service District which is addressed in AMC 18.3.3, however as noted in AMC 18.3.3.030.A, when residential uses are proposed they are considered in light of the R-2 standards in part 18.2. The Planning Commission further finds that the subject property is located within the Wildfire Lands overlay zone, 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 42018-028. 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. The Planning Commission finds that the proposal complies with the applicable overlay zone requirements in AMC 18.3. The third criterion for Site Design Review approval is that, "The proposal complies with the applicable Site Development and Design Standards ofpart 18.4, except as provided by subsection E, below. The Planning Commission finds that the proposed residential units have entry doors which face the adjacent public street and which include a covered entry that enhances the entrance. No parking is proposed between the building and the street; all parking is located to the side and rear of the structures. Each senior housing unit requires one off-street parking space, and Lots #1-7 have single -car garages which take access from the shared driveway, while Lot 48 takes access from the shared driveway serving the Golden Aspen building's garage. The street -fronting units are setback from the front property line the minirnwn front yard setback in the R- 2 zone, which is consistent with the majority of the residential units in the Mountain Meadows, which have their porches at eight- to ten -foot setbacks while the front faces of the residences are at 15 - 20 feet. The building materials are compatible with the surrounding area, and mix modern and classic elements. The units are proposed to have horizontal lap siding and/or board -and -batten siding, and composite shingles. The paint colors are proposed to be neutral shades in similar tones. One street tree chosen from the street tree list will be placed for each 30 feet of frontage, while taking into account the spacing of driveways and street light placement. Conceptual landscaping plans have been submitted with the application, and are designed so that plant coverage of 90 percent will be achieved within five years of planting. Final landscaping plans with irrigation details will be provided for review with the building permit submittals to demonstrate PA-T2-2020-00026 March 23, 2021 Page 10 compliance with the Irrigation and Water Conserving Landscaping requirements. Street trees will be provided for in the landscape park row adjacent to the Mountain Meadows Drive frontage and in the parking bays. There will also be street trees in the parking bays on Skylark Place. The trees will be selected from the Recommended Street Tree Guide, and will be two-inch caliper at the time of planting. All landscaping is to be maintained in good condition, and the owner's association declaration, included as an exhibit with the application, details the responsibility for maintaining landscaping on both the association -owned property on the private individual lots, as well as community standards, trees, irrigation, sidewalks, and private yards. The application further explains that the owners' association contracts with a professional landscape company to maintain all front yards of single family homes as well as all of the owners' association- and condominium association -owned landscaped areas, and all irrigation water for the association -maintained areas is metered separately from individual residential water meters and billed to the HOA. Recycling and refuse disposal areas will be provided pursuant to AMC 18.4.4, and to meet the needs of Recology, individual trash cans and recycle containers will be placed at the curb by the resident of each unit or by an HOA maintenance employee. The Planning Commission notes that AMC 18.4.4.070 includes minimum area requirements when either common or private open space is required. In the case of applications involving both Performance Standards Options subdivisions and Site Design Review with a base density of ten units or more, a minimum of eight percent of the total lot area is required to be provided in open space, with a minimum of four percent to be provided in common open space and no more than four percent provided in private open. space. In conjunction with the approval for Phase I of the Mountain Meadows planned community, which included the first 24 units, the Planning Commission also approved a conceptual master plan for the broader 211/2-acre Mountain Meadows planned community which included the preservation and enhancement of 31/a-acres of open space. The master plan considered open space at the community level, across all future phases of the community, and noted that fully 15 percent of the parent parcel was dedicated to open space. The approval detailed how a resident of the upper parts of the community could navigate the property's topography through a network of walking paths, small bridges and building elevators to access the main community park area along Kitchen Creek. Two creek corridors through the property -- Kitchen Creek and an irrigation -fed drainage - were incorporated into the open space and enhanced to inhibit erosion and address stormwater detention while ensuring their ability to convey a 100-year storm event. The treatment of these creek corridors was approved by the Division of State Lands (DSL). A wetland/marsh system was developed for water detention, flood control, filtration and habitat, and to add farther diversity and habitat, an upland forested area was established between the creels and wetland riparian zones. Trees included alders, willows and larger Oaks were identified and preserved within the open space areas. The Planning Commission finds that the Mountain Meadows Planned Community, as originally approved with its masterplan in 1995, addressed and exceeded the requirements for providing open space with the preservation and enhancement of 31/a-acres of community open space. The Planning Commission finds that the applicable standards of Part 18.4 have been satisfied. The fourth criterion for Site Review approval is that, "The proposal complies with the applicable standards in section 18.4. 6 Public Facilities and that adequate capacity of City facilities 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 adequacy of public facilities is PA-72-2020-00026 March 23, 2021 Page 11 fully addressed in the Outline Plan discussion under 2.3 above, and the Planning Commission finds that on the basis of that discussion, the proposal complies with all applicable standards in 18.4.6 and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and through the property and adequate transportation can and will be provided to the subject property by the applicant with the current proposal. The final approval criterion addresses Exception to the Site Development and Design Standards. This criterion does not apply, as no Exceptions to the Site Development and Design Standards have been requested with the current application. 2.6 The Planning Commission concludes that the proposal satisfies all applicable criteria for a Solar Setback Exception. The application materials explain that the subject property is relatively narrow from north -to -south, with a 141.9-foot north -south dimension. Based on the solar access performance standard provisions of AMC 18.4.9.040, this dimension could only accommodate two lots. Due to the parent parcel's limited north - south dimension, the proposed development utilizes attached wall construction for six of the eight structures, however two of the proposed units require Solar Access Exceptions. The first approval criterion for a Solar Setback Exception is that, "The exception does not preclude the reasonable use of solar energy (i.e., passive and active solar energy systems) on the site by future habitable buildings. " The Planning Commission finds that the additional shading proposed does not preclude the reasonable use of solar energy on site by future habitable buildings as the shadows cast by Units #3 and 47 fall below the cave line and would not adversely impact the installation of roof -top solar panels on the shaded properties. In addition, Unit #2 is a two-story unit which could take advantage of passive solar with the upstairs windows. Both shaded units are also noted as having outdoor spaces which orient to the east or west to avoid shading. The second approval criterion is that, "The exception does not diminish any substantial solar access which benefits a passive or active solar energy system used by a habitable structure on an adjacent lot. " The Planning Commission finds that as the Exception requested here is at the subdivision level, neither of the impacted lots has a passive or active solar energy system in place, however as the proposed shading does not impact the roof of either structure both could install active roof -top solar energy systems without substantially diminishing solar access which is similar to the allowances made for Cottage Housing. In addition, passive solar design could be utilized with the upper floor windows and outdoor living areas provided. The third and final Solar Setback Exception approval criterion is that, "There are unique or unusual circumstances that apply to this site which do not typically apply elsewhere. " The Planning Commission finds that the parent parcel is a pre-existing lot of record within a planned unit development that anticipated both attached wall and detached wall residential construction. The parcel is wide cast -to -west but narrow north -to -south -which makes compliance with solar access difficult while also responding to minimum densities. This is further complicated because the site is within a 55+ senior PA-T2-2020-00026 March 23, 2021 Page 12 housing development which seeks to keep finished site grades of from 21/2 to three percent, and as such cannot step the structures into the grade to achieve compliance. The application materials explain that the alternative would be a driveway bisecting the property from east to west in approximately the location of Unit 3 to provide a wider separation and achieve solar setback compliance, however this would create other layout issues by forcing units to orient north to south toward Skylark Place, rather than Mountain Meadows Drive, and adding substantially more impervious surface. The Planning Conu ission further finds that the natural grade of the property has been altered with previous development, that there is a 12- foot grade change between the property's east and west lot line, and that roughly eight feet of this grade change is concentrated in the location of Lot #7's buildable area. Solar access is measured from natural grade and in this instance, the northwest corner of the proposed building on Lot #7 is at natural grade while its northeast corner is approximately eight feet below natural grade. The Planning Commission finds that this grade change, and the need to respond to it while also responding to established street grades in a manner that preserves finished site grades and floor levels which will be accessible for senior residents poses an unusual circumstance which does not typically apply elsewhere in achieving solar access compliance. 2.7 The application includes a request for an Exception to the Street Standards to allow the applicant to provide head -in on -street parking that is partly within the right-of-way and partly on the adjacent private property along Skylark Place rather than in a parallel lane along the street, and to provide curbside sidewalks on the private property adjacent to the right-of-way. As proposed, the applicant would add a landscaped park row and a parking bay for the on -street parallel parking spaces along Mountain Meadows Drive, with a five-foot curbside sidewalk, in keeping with the pattern of the broader Mountain Meadows planned community, and Skylark Place would be improved with 16 head -in parking spaces, including one ADA space. A five-foot, six-inch sidewalk is also proposed. The proposed landscape islands and a portion of the head -in parking spaces would be within the dedicated right-of-way, with the remainder of the improvements on the adjacent private property. The Planning Commission concludes that the proposal satisfies all applicable criteria for an Exception to the Street Design Standards. The first approval criterion is that, "There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. " The application materials explain that the Mountain Meadows Community is a 5 5+ retirement community, and that the streets have been designed with seniors and their unique mobility challenges in mind with accessible parking placed in close proximity to the uses it is intended to serve, and efforts made to provide more parking in close proximity to the clubhouse, which is the central hub of the community. The clubhouse is located at the top of a steep hill, and many senior residents can still drive but are unable to walk up and down that hill two times every day to eat lunch and dinner in the clubhouse dining room, visit the library, socialize with friends, attend musical events and fitness classes. Because the subject property is the final phase of the Mountain Meadows development, it is the only place on the campus left where additional parking can be provided, and a head -in parking arrangement is proposed because it is the best solution to provide more parking in the space available. The application materials further explain that Mountain Meadows is unique in Ashland. Mobility issues mean a shorter walking distance from one's parking spot to the central hub of the community, the clubhouse, is essential. PA-72-2020-00026 March 23, 2021 Page 13 The application materials emphasize that street connectivity is provided, yet the streets see very little vehicular traffic and little traffic from outside of the residents, home care providers, house cleaners and other professionals associated with the residents of the community. Additionally, the publicly accessible but private development's streets and sidewalks are similar to other streets, alleys and sidewalks throughout the Mountain Meadows Community where some typically -public improvements are provided on private, owners' association -owned property. The Mountain Meadows Community improves and maintains the sidewalks, alleys and streets in good condition as required in the "2020 MMOA Rules & Regulations" section 8.10.7 addressing sidewalks. The community's governing body is enthusiastic about the street design in this proposal and is willing to assume responsibility for the proposed head -in parking spaces on the north -side of Skylark Place. The Planning Commission finds that there is a demonstrable difficulty in meeting the needs of the proposed senior housing use in the unique context of the Mountain Meadows Planned Community. Specifically, the subject property and broader Mountain Meadows Planned Community have been designed to provide senior housing, which requires accornlriodations for senior residents who have mobility challenges in varying degrees over the course of their stays in the community. As a result, at any given time a portion of the residents must drive to the community clubhouse, where parking in close proximity is presently challenging. This necessitates providing as much parking as possible in relative proximity to the clubhouse, and the applicant has thus proposed to provide head -in parking to accommodate more spaces than would be available with city -standard on -street parallel parldng. The Planning Commission further finds that Skylark Place already has head -in parking in place along its north side, and dead -ends at the city limits boundary with a driveway that goes into the Golden Aspen parking structure with little room to turn around. The present street configuration poses a demonstrable difficulty if a senior driver were to be parallel parked on the south side of Skylark Place and need to pull forward, turn -around and exit back westward toward North Mountain Avenue whereas head -in parking spaces better enable exiting drivers to efficiently circulate back to the west. The second criteria of the approval of an Exception is that, "The exception will result in equal or superior transportation facilities and connectivity considering the following factors where applicable: for transit facilities and related improvements, access, wait time, and ride experience; for bicycle facilities, feeling of safety, quality of experience (i. e., comfort level of bicycling along the roadway), and frequency of conflicts with vehicle cross traffic; and for pedestrian facilities, feeling of safety, quality of experience (i, e., comfort level of walking along roadway), and ability to safety and efficiency crossing roadway. " The exception is to not install standard street improvements on Skylark Place. Skylark has existing head - in parking on the north side, and the proposed development pattern reflects the parking on the north side of the same street in an effort to limit the distance of travel for the senior residents and guests utilizing on - street parking. Head -in parking provides more parking spaces closer to the clubhouse than would be created with regular parallel parking bays, and this increases the comfort level and pedestrian safety for persons who have difficulty walking long distances or may need to use mobility devices. The application emphasizes that "connectivity" is one of the community's guiding principles. An informal carpooling system has developed where residents who still drive offer rides to their neighbors to reach the clubhouse PA-T2.2020-00026 March 23, 2021 Page 14 restaurant "at the top of the hill" or to attend a fitness class, and the proposed head -in parking will bolster these established, informal cormunity transportation systems. The application materials explain that the subject property was used as a parking lot for many years until a fence was erected last year. For four years before the fence went up, the number of vehicles parking on the lot at different times of the day and evening was counted and recorded. Every day except Sunday the daytime count averaged 3 5 cars on the lot, with all on -street parking spots full on both sides of Mountain Meadows Drive, Fair Oaks Avenue and in the Hunter's Green circle. After excluding Skylark Assisted Living employees, this suggests a demand of 15-20 parking spaces for residents, visitors, employees and home care workers. In the evenings when the clubhouse restaurant was open for dinner, there was still an average of about 8-10 cars parked on the vacant lot, again with all on -street parking spots full on both sides of Mountain Meadows Drive, Fair Oaks Avenue and in the Hunter's Green circle. Before the lot was fenced, there was an informal head -in parking system; if that had not been the case, these numbers would have been much higher. A few of those cars were associated with visitors to Skylark Assisted Living, but the vast majority were involved in Mountain Meadows activities and amenities, visiting relatives or friends who live "at the top of the hill," providing services as contractors or employees of the management company and restaurant, or employed directly by residents to assist them to remain "independent". The Planning Commission finds that head -in parking will provide equivalent facilities and connectivity while enabling mobility -challenged residents to continue to use the clubhouse to remain active members of the community and enjoy the benefits it provides. The third approval criterion is that, "The exception is the minimum necessary to alleviate the difficulty. " The application materials assert that with the proposal, including the requested exception, an incomplete street system will be completed, and will help alleviate the current shortage on -street parking for residents, guests, employees and home -care workers. There are about 25 employees working in the clubhouse, either directly for the community's management company or contracted to provide dining services in the restaurant. These employees now compete for limited parking spaces. The clubhouse is the center of activity for socialization, education, dining, library, fitness programs, interaction with professionals, etc., and as residents age in place, getting from their various homes scattered around the community up to the clubhouse becomes more problematic, as does finding a place to park for commuting employees. The current parking near the clubhouse is limited to 13 spaces around the circle known as Hunter Green and whatever is available along Mountain Meadows Drive and the east end of Fair Oaks Ave. The additional on -street parking spaces this plan offers to supplement the available on street parking is a big factor in community enthusiasm for the new development. The application materials further explain that there are currently about 225 people now living in the Mountain Meadows community. Some are comfortable walking to and from the clubhouse and dining facilities; others in the 55+ community facing mobility challenges are not. When additional property on the west side of North Mountain Avenue, within the North Mountain Neighborhood, was added to the community it meant an additional 43 residential units (28 single family homes and 15 condominiums) with senior residents who actively use the clubhouse and its amenities, and mobility challenges combined with the added distance, slope and inclement weather increase car commutes and have made clubhouse PA-12-2020-00026 March 23, 2021 Page 15 parking more of a community problem. The applicant asserts that the 19 additional on -street parking spaces the plan offers by proposing head -in parking here addressed that problem. The Planning Commission finds that the head -in parking proposed here makes the most efficient use possible of the available curb space and as such is the minimum necessary to alleviate the difficulty. The final approval criterion is that, "The exception is consistent with the Purpose and .Intent of the Street Standards in subsection .18.4.6. 040.A. " The Planning Commission notes that the Street Design Standards section "contains standards for street connectivity and design as well as cross sections for street improvements. The standards are intended to provide multiple transportation options, focus on a safe environment for all users, design streets as public spaces, and enhance the livability of neighborhoods, consistent with the Comprehensive Plan." The Planning Commission finds that the improvements proposed are consistent with the pattern developed in the master planned community to provide options for the senior residents of the Mountain Meadows Planned Community, many of whom have mobility challenges and need accessible parking in proximity to the Mountain Meadows clubhouse in its role as a neighborhood center. SECTION 3. DECISION 3.1 Based on the record of the Public Hearing on this matter, the Planning Commission concludes that the proposal for Outline & Final Plan approval, Site Design Review, Solar Access Exception and an Exception to the Street Design Standards is supported by evidence contained within the whole record. Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following conditions, we approve Planning Action #PA-T2-2020-00026. Further, if any one or more of the conditions below are found to be invalid, for any reason whatsoever, then Planning Action 4PA-T2-2020-00026 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 that the requisite 11-foot separation between buildings shall be provided as detailed in the application materials and that solar access exceptions for Lots 3 & 7 to shade Lots 2 & 6 as described herein shall be recorded with platting of the subdivision. 2. That the plans submitted for the building permit shall be in substantial conformance with those approved as part of this application, including but not limited to the lot coverage, solar access and frontage improvements detailed herein. 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 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. Street and subdivision names shall be subject to City of Ashland Engineering Department review for compliance with applicable naming policies. 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. PA-T2-2020-00026 March 23, 2021 Page 16 9 C: That a Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use Ordinance shall be provided prior to bringing combustible materials onto the property, and any new landscaping proposed shall comply with these standards and shall not include plants listed on the Prohibited Flammable Plant List per Resolution 2018-028. That the prior to submittal of the final subdivision survey plat for review and signature: a. The final survey plat shall be submitted within 12 months and approved by the City of Ashland within 18 months of the Final Plan approval. b. All easements including but not limited to public and private utilities, public and private pedestrian access, parking, drainage, irrigation and fire apparatus access shall be indicated on the final survey plat for review by the Planning, Engineering, Building and Fire Departments. c. That final civil engineering plans including but not limited to the water, sewer, storm drainage, electric and driveway improvements shall be submitted for the review and approval of the Planning, Building, Electric, and Public Works/Engineering Departments. The utility plan shall include the location of connections to all public facilities in and adjacent to the development, including the locations of water lines and meter sizes, fire hydrants, sewer mains and services, manholes and clean -outs, storm drainage pipes and catch basins, and locations of all primary and secondary electric services including line locations, transformers (to scale), cabinets, meters and all other necessary equipment. Transformers, cabinets and vaults shall be located in areas least visible from streets, while considering the access needs of the Electric Department. Any required private or public utility easements shall be delineated on the civil plans. Subdivision infrastructure improvements including but not limited to utility and street installations shall be completed according to approved plans prior to signature of the final survey plat. d. A final storm drainage plan detailing the location and final engineering for all storm drainage improvements associated with the project shall be submitted for review and approval by the Departments of Public Works, Planning and Building Divisions. The storm drainage plan shall demonstrate that post -development peak flows are less than or equal to the pre -development peak flow for the site as a whole, and that storm water quality mitigation has been addressed through the final design. e. Final engineered construction drawings for the proposed improvements to Mountain Meadows Drive and Skylark Place shall be submitted for review and approval of the Ashland Planning and Engineering Divisions prior to work in the street right-of-way or installation of improvements in the pedestrian corridor. These construction drawings shall include a required handicap access ramp at the intersection of Mountain Meadows Drive and Skylark Place as well as for any on -street handicap accessible parking spots. Ramps shall meet current United States Access Board Guidelines (PROWAG) and shall be designed in accordance with the current Oregon Department of Transportation (ODOT) design guidelines. The design shall include all grades as presented on the ODOT Detail 1720 and must be submitted to and approved by the City of Ashland Engineering Department. Easements to accommodate the proposed street frontage improvements shall be dedicated to the city on the final survey plat. All street improvements including but not limited to the paving, curbs, gutters, sidewalk, street trees in 'irrigated park row planting PA-T2-2020-00026 March 23, 2021 Page 17 strips, street lighting and on -street parking shall be installed according to the approved plan under permit from. the Public Works Department prior to signature of the final survey plat. f. Final grading and erosion control plans. g. Final site lighting details. h. A final size- and species -specific landscape planting with irrigation details and showing parkrow improvements shall be provided for the review and approval of the Staff Advisor prior to planting. All landscaping and irrigation shall be installed according to the approved plan, inspected and approved by the Staff Advisor. i. That street trees, 1 per 30 feet of street frontage, shall be installed on the Mountain Meadows and Skylark frontages prior to signature of the final survey plat. All street trees shall be chosen from the adopted Street Tree List and shall be installed in accordance with the specifications in AMC 18.4.4.030.E and the Recommended Street Tree Guide. The street trees shall be irrigated. j. That the requirements of the Ashland Fire Department relating to approved addressing; fire apparatus access including necessary easements; fire apparatus approach, turn -around, and work areas; aerial ladder access; fire hydrant spacing and distance; fire flow; firefighter access pathway; fire sprinklers; and limits on fencing and gates which would impair access shall be satisfactorily addressed in the Final Plan submittals. Fire Department requirements shall be included in the civil drawings. 7. That the building permit submittals shall include: a. Identification of all casements, including but not limited to public and private utilities, public and private pedestrian access, parking, drainage, irrigation and fire apparatus access. b. Solar setback calculations demonstrating that all units other that 43 and #7 comply with Solar Setback Standard A in the formula [(Height ---- 6)/(0.445 + Slope) = Required Solar Setback] and elevations or cross section drawings clearly identifying the highest shadow producing point(s) and the height(s) from natural grade. Details shall be provided demonstrating that Unit #3 and #7 are in compliance with the approved exceptions. C. Lot coverage calculations including all building footprints, driveways, parking, and circulation areas. Lot coverage for the parent parcel shall be limited to no more than the 77 percent described in the application materials. d. 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. PlanninolConimission. Approval March 23 2021 Date PA-T2-2020-00026 March 23, 2021 Page 18 Awl March 24, 2021 Notice of Final. Decision The Ashland Planning Commission has approved the request for the following: Planning Action: PA-T2-2020-00026 Subject Property: Mountain Meadows Drive & Skylark Place Applicant/Owners: Rogue Planning & Development Services, LLC for Hunter & Madeline Hill (owners, TL 4234) Mountain. Meadows Owners Association (owners, TL.#88000) Description: A request for Outline and Final Plan approvals for a ten lot subdivision under the Performance Standards Options Chapter (AMC 18.3.9), and Site Design Review approval for an eight - unit multi -family senior housing development for the vacant parcel (Tax Lot 9234) at the southeast corner of Mountain Meadows Drive and Skylark Place. The application also includes a request for an Exception to the Street Standards to allow the applicant to provide curbside sidewalks on their property, adjacent to the right-of-way, and to provide head -in on -street parking that is partly within the right-of-way and partly on the adjacent private property along Skylark Place; and a request for Solar Access Exceptions to allow the proposed Units #3 & #7 to shade the south walls of Units #2 & 46 greater than the shadow that would be cast by a six-foot fence on the property line. (An associated request for a Property Line Adjustment between the subject property and the Mountain Meadows Parkside Condominiums property (Tax Lot #88000) on Golden Aspen Place immediately to the south has been approved ministerially) The Planning Commission's decision becomes final and effective ten days after this Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of approval identified on the attached Findings are required to be met prior to project completion. The application, all associated documents and evidence submitted, and the applicable criteria are available for review at the Ashland Community Development Department, located at 51 Winburn Way. Copies of file documents can be requested and are charged based on the City of Ashland copy fee schedule. This decision may be appealed to the Ashland City Council if a Notice of Appeal is filed prior to the effective date of the decision and with the required fee ($325), in accordance with section 18.5.1.060.1 of the Ashland Municipal Code, which is also attached.. The appeal may not be made directly to the Oregon Land Use Board of Appeals. If you have any questions regarding this decision, please contact Derek Severson in the Community Development Department at (541) 488-5305. cc: Rogue Planning & Development Services, Hunter & Madeline Hill Mountain Meadows Owners Association Project Team COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305 51 Winbum Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashlatid.or.us I LI SECTION 18.5.1.060.1 1. Appeal. of Type H Decision. The City Council may call up a Type II decision pursuant to section 18.5.1.060.J. A Type 11 decision may also be appealed to the Council as follows. 1. Who May Appeal. Appeals may only be filed by parties to the planning action. "Parties" shall be defined as the following. a. The applicant. b. Persons who participated in the public hearing, either orally or in writing. Failure to participate in the public hearing, either orally or in writing, precludes the right of appeal to the Council. c. Persons who were entitled to receive notice of the action but did not receive notice due to error. 2. Appeal filing Procedure. a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.060.1.1, above, may appeal a Type 11 decision by filing a notice of appeal and paying the appeal fee according to the procedures of this subsection. b. Time for Filing. The notice of appeal shall be filed with the City Administrator within ten days of the date the notice of decision is mailed. c. Content of Notice of Appeal. The notice shall include the appellanVs name, address, a reference to the decision sought to be reviewed, a statement as to how the appellant qualifies as a party, the date of the decision being appealed, and a clear and distinct identification of the specific grounds for which the decision should be reversed or modified, based on identified applicable criteria or procedural irregularity. d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a jurisdictional 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 18.5.1.060.1-1.1, 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 18.5.1.060.I.4.b, below, the review of a decision of the Planning Commission by the City Council shall be confined to the record of the proceeding before the Commission. The record shall consist of the application and all materials submitted with it; documentary evidence, exhibits, and materials submitted during the hearing or at other times when the record before the Commission was open; recorded testimony; (including 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 arguments, if any, shall become part of the record of the appeal proceeding. b. Reopening the Record. The City Council may reopen the record and consider new evidence on a limited basis, if such a request to reopen the record is made to the City Administrator together with the filing of the notice of appeal and the City Administrator determines prior to the Council appeal hearing that the requesting party has demonstrated one or more of the following. i. That the Planning Commission committed a procedural error, through no fault of the COMMUNITY DEVELOPMENT DEPARTMENT Tel: 54148-5305 51 Winbvrn Way Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us requesting party, that prejudiced the requesting party's substantial rights and that reopening the record before the Council is the only means of correcting the error. ii. That a factual error occurred before the Commission through no fault of the requesting party which is relevant to an approval criterion and material to the decision. iii. That new evidence material to the decision on appeal exists which was unavailable, through no fault of the requesting party, when the record of the proceeding was open, and during the period when the requesting party could have requested reconsideration. A requesting party may only qualify for this exception if he or she demonstrates that the new evidence is relevant to an approval criterion and material to the decision. This exception shall be strictly construed by the Council in order to ensure that only relevant evidence and testimony is submitted to the hearing body. iv. Re -opening the record for purposes of this section means the submission of additional written testimony and evidence, not oral testimony or presentation of evidence before the Council. 5. APRPALHearin Procedure. The decision of the City Council is the final decision of the City on an appeal of a Type ll decision, unless the decision is remanded to the Planning Commission. a. Oral Argument. Oral argument on the appeal shall be pennitted before the Council. Oral argument shall be limited to ten minutes for the applicant, ten for the appellant, if different, and three minutes for any other party who participated below. A party shall not be permitted oral argument if written arguments have not been timely submitted. Written arguments shall be submitted no less than ten days prior to the Council consideration of the appeal. Written and oral arguments on the appeal shall be limited to those issues clearly and distinctly set forth in the notice of appeal; similarly, oral argument shall be confined to the substance of the written argument. b. Scope of Appeal Deliberations. Upon review, and except when limited reopening of the record is allowed, the Council shall not re-examine issues of fact and shall limit its review to determining whether there is substantial evidence to support the findings of the Planning Commission, or to determining if errors in law were committed by the Commission. Review shall in any event be limited to those issues clearly and distinctly set forth in the notice of appeal. No issue may be raised on appeal to the Council that was not raised before the Commission with sufficient specificity to enable the Commission and the parties to respond. c. Council Decision. The Council may affirm, reverse, modify, or remand the decision and may approve or deny the request, or grant approval with conditions. The Council shall make findings and conclusions, and make a decision based on the record before it as justification for its action. The Council shall cause copies of a final order to be sent to all parties participating in the appeal. Upon recommendation of the Administrator, the Council may elect to summarily remand the matter to the Planning Commission. if the Council elects to remand a decision to the Commission, either summarily or otherwise, the Commission decision shall be the final decision of the City, unless the Council calls the matter up pursuant to subsection 18.5.1.060.J. 6. Record of the Public Hearing. For purposes of City Council review, the notice of appeal and the written arguments submitted by the parties to the appeal, and the oral arguments, if any, shall become part of the record of the appeal proceeding. The public hearing record shall include the following information. a. The notice of appeal and the written arguments submitted by the parties to the appeal. COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541ABB-5305 51 Winburn Way Fm 541-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 U www.ashland.or.us b. Copies of all notices given as required by this chapter, and correspondence regarding the application that the City mailed or received. G. 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. Effective Date and Appeals to State Land Use Board of Appeals. City Council decisions on Type II applications are final the date the City mails the notice of decision. Appeals of Council decisions on Type Il 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 Fax: 541-552-2050 Ashland, Oregon 97520 TTY: 800-135-2900 www.ashImid.or,us STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On March 24, 2021 l caused to be mailed, by regular mail, in, a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for Planning Action #P'A-T2-2020-00026, mm�� M-129115-ra- gignature of Employee CaUsers4smith,da.AFNHF1De,ktopWFaDAVIT OF MALING.don 30412021 PA-T2-2020-00026 PA-T2-2020-00026 PA-T2-2020-00026 ROGUE PLANNING & DEVELOPMENT BRUCE RICHEY ARCHITECT STEVE ENNIS ARCHITECT 1314 B CENTER DRIVE PMB 457 30 PORTLAND AVE 1108 E. JACKSON STREET MEDFORD, OR 97501 MEDFORD, OR 97504 MEDFORD, OR 97501 PA-T2-2020-00026 DEW ENGINEERING 815 BENNETT AVE MEDFORD, OR 97504 PA-T2-2020-00026 391 E04AD40000 MOUNTAIN MEADOWS PARKSIDE CON PO BOX 1334 ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD40024 PA-T2-2020-00026 Hunter & Madeline Hill KENCAIRN LANDSCAPING 828 Boulder Creek Ln 545 A STREET Suite 3 Ashland, OR 97520-9112 ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD88004 MOUNTAIN MEADOWS OWNERS ASSOC 855 MOUNTAIN MEADOWS DR #2 ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD233 MOUNTAIN MEADOWS OWNERS ASSOC., INC. PO BOX 1334 ASHLAND, OR 97520-0045 PA-T2-2020-00026 391 E04AD88002 PA-T2-2020-00026 391 E04AD88001 3/24/2021 MOUNTAIN MEADOWS OWNERS ASSO1 MOUNTAIN MEADOWS OWNRS ASSO Mtn Meadows/Skylark NOD 855 MOUNTAIN MEADOWS DR #1 950 GOLDEN ASPEN PL 11 ASHLAND, OR 97520 ASHLAND, OR 97520 Plann'Ing Department, 51 Winbun, vVay, Ashland, Oregon 97520 CITY OF FRI 541-488-5305 Fax: 541-552-2050 www.ashland,or.us TTY: 1-800-735-2900 ASHLAND PLANNING ACTION: PA-T2-2020-00026 SUBJECT PROPERTY: Mountain Meadows Drlve & Skylark Place APPLICANT/OWNER: Rogue Planning & Development Services, LLC for Hunter & Madeline Hill (owners, TL #234) Mountain Meadows Owners Association (owners, TL.#88000) DESCRIPTION: A request for Outline and Final Plan approvals for a ten lot subdivision under the Performance Standards Options Chapter (AMC 18.3.9), and Site Design Revlew approval for an eight -unit multi -family senior housing development for the vacant parcel (Tax Lot #234) at the southeast corner of Mountain Meadows Drive and Skylark Place. The application also includes a request for an Exception to the Street Standards to allow the applicant to provide curbside sidewalks, on their property, adjacent to the right- of-way, and to provide head -in on -street parking that is partly within the right-of-way and partly on the adjacent private property along Skylark Place; and a request for Solar Access Exceptions to allow the proposed Units #3 & #7 to shade the south walls of Units #2 & #6 greater than the shadow that would be cast by a six-foot fence on the property line. (An associated request for a Property Line Adjustment between the subject property and the Mountain Meadows Parkside Condominiums property (Tax Lot #88000) on Golden Aspen Place immediately to the south has been approved ministerially.) COMPREHENSIVE PLAN DESIGNATION: Healthcare-, ZONING: HC; MAP: 39 1 E 04AD; TAX LOT #: 234 and 88000 ActionsTAs by StreetWWfounmin NfeadowsWountain N4eadows-SkylnrkNPA-T2--1020-0002(�\N,nliciiig Fo4ferWaintainMeidows SkyNirk_PA-T2-2020-00026 NOC.docx Notice is hereby given that the Ashland Planning Commission will hold an electronic public hearing on the above described planniing action on the meeting date and time shown above. You can watch the meeting on localchannel 9.mnCharter Communications channels 18O&181.oryou can stream the meeting via the internetbygoing toDdhv.souLejuand selecting 'RVT\/Prime.' The ordinance! criteria applicable tothis p�onnjng action are attached to this notice. Oregon law states that failure tm raise an objection concerning this application, or failure to provide suffi6ent specificity to afford the decision makers an opportunity to respond to the ionue, precludes your right ofappeal to the Land Use Board of Appeals (LUB�A) on that issue. Foi�uma to specify which ordinance criterion the objection is based on also precludes your right cfappeal to LUB/\ on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity to allow this Commission to respond to the issue precludes an action for damages in circuit court. Because of the COVID-19 pandernic, application materials are provided online and written comments will be accepted by email. Alternative arrangements for reviewing the application orsubmitting comments can bamade bycontacting (541) 488-5305or . Acopy o0the application, including all docunnemta, evidence and apP|icab|emrikaria relied upon bythe applicant, and aoopy of the Staff report will be available on-line at seven days prior ha Copies �ear�m�� �Piea of application materials will be provided at reasonable uoot, if requested. Under extenuating circumstances, app0cation moteda|a may be requested to be reviewed in -person atthe Ashland Community Development & Engineering Services Building, 61WinburnWay, via apre-arranged appointment byoaX|ing(541)488-53O5mremaiUmQ Anyone wishing toSubmit comments can dosobysending ane-mail to with the subject line "Nqanzh9th PC Hearing Testimony" by1O:OOa.nn.mnMonday March B.2O21. |fthe applicant wishes to provide a rebuttal to the testimony, they can submit the rebuttal via e-mail to w/hththe subject line "K8aruhB'* PC Hearing Testimony" by1O:UUo.m.onMonday, March 8, 2D21.Written testimony received by these deadlines will be avadable for Planning Commissioners to review before the hearing and will be included in the meeting minutes. Oral testimony vv0Ubetaken during the electronic public hearing. Ifyou wish toprovide oral testimony during the electronic meeting, send anemail tm by10:08e.nn.onMonday March 8.2021.|norder to provide testimony at the public hearing, please provide the following information: 1)make the subject line ofthe email "March 9th 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 ifparticipating bytelephone. In compliance with the American with Disabilities Act, if you need special assistance to participate in tNa nneetiog, please contact the City Administrator's o�ffioe at541-488-80O2(TTYphone number 1-8OO-735'2SQO), Notifimation72 hours prior to the meeting will enebUethe City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35�102 35,104 ADATit|e |). |fyou have questions orcomments concerning this request, p�easmfeel free tncontact Derek Severson at541-488-53O5mr DereL!a��Lerson@ashlq,nd.or us AcllnnsTAs byutrect\*vl"=tai"meado°sW""mm OUTLINE PLAN APPROVAL 18.3.9.040.A.3 Approval Criteria for Outline Plan. The Planning Commission shall approve the outline plan when it finds all of the following criteria have been met. a. The development meets all applicable ordinance requirements of the City. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. c, The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. d. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. e. There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. f. The proposed density meets the base and bonus density standards established under this chapter. g. The development complies with the Street Standards. APPROVAL CRITERIA FOR FINAL PLAN 18.3.9.040.13.5 Final Plan approval shall be granted upon finding of substantial conformance with the Outline Plan. This substantial conformance provision is intended solely to facilitate the minor modifications from one planning step to another. Substantial conformance shall exist when comparison of the outline plan with the final plan meets all of the following criteria. a. The number of dwelling units vary no more than ten percent of those shown on the approved outline plan, but in no case shall the number of units exceed those permitted in the outline plan. b. The yard depths and distances between main buildings vary no more than ten percent of those shown on the approved outline plan, but in no case shall these distances be reduced below the minimum established within this Ordinance. c. The open spaces vary no more than ten percent of that provided on the outline plan. d. The building size does not exceed the building size shown on the outline plan by more than ten percent. e. The building elevations and exterior materials are in conformance with the purpose and intent of this ordinance and the approved outline plan. f. That the additional standards which resulted in the awarding of bonus points in the outline plan approval have been included in the final plan with substantial detail to ensure that the performance level committed to in the outline plan will be achieved. g. The development complies with the Street Standards. h. Nothing in this section shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. 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. G,kconun-devlplanning\Planning ActionsTAs 6y StreeAMSMountain MeadowsWuuntain Meadows-Skylark\PA-T2-2020 00026\Noticing FoiderWountainMeadotvs_ Skylark _PA-T2-2020-00026_NOC_d= EXCEPTION TO STREET STANDARDS 18.4.6.020.B.1 Exception to the Street Design Standards. The approval authority may approve exceptions to the standards section in 18.4.6.040 Street Design Standards if all of the following circumstances are found to exist. a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. b. The exception will result in equal or superior transportation facilities and connectivity considering the fallowing factors where applicable. i. For transit facilities and related improvements, access, wait time, and ride experience. ii. For bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of bicycling along the roadway), and frequency of conflicts with vehicle cross traffic. iii. For pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of walking along roadway), and ability to safety and efficiency crossing roadway. c. The exception is the minimum necessary to alleviate the difficulty. d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection 18,4,6,040,A, PROPERTY LINE ADJUSTMENTS 18.5.3.120.13 The Staff Advisor shall approve or deny a request for a property line adjustment in writing based on all of the following criteria, 1. Parcel Creation. No additional parcel or lot is created by the lot tine adjustment. 2. Lot Standards. Except as allowed for nonconforming lots, pursuant to chapter 18.1.4, or as required by an overlay zone in part 18.3, all lots and parcels conform to the lot standards of the applicable zoning district, including lot area, dimensions, setbacks, and coverage, per part 18.2. If a lot does not conform to the lots standards of the applicable zoning district, it shall not be made less conforming by the property line adjustment. As applicable, all lots and parcels shall identify a buildable area free of building restrictions for physical constraints (i.e., flood plain, greater than 35 percent slope, water resource protection zones). 3. Access Standards. All lots and parcels conform to the standards in section 18.4.3.080 Vehicle Area Design. Lots and parcels that do not conform to the access standards shall not be made less conforming by the property line adjustment. EXCEPTION TO SOLAR SETBACKS 18.4.8.020.0 C. Exceptions and Variances. Requests to depart from section 18.4.8.030 Solar Setbacks are subject to 18.4.8.020.C.1 Exception to the Solar Setback, below. Deviations from the standards in section 18.4.8.050 Solar Orientation Standards are subject to subsection 18.5.2.050.E Exception to the Site Development and Design Standards. 1. Solar Setback Exception. The approval authority through a Type I review pursuant to section 18.51050 may approve exceptions to the standards in 18.4.8.030 Solar Setbacks if the requirements in subsection a, below, are met and the circumstances in subsection b, below, are found to exist. a. That the owner or owners of all property to be shaded sign, and record with the County Clerk on the affected properties' deed, a release form supplied by the City containing all of the following information. i. The signatures of all owners or registered leaseholders holding an interest in the property in question. ii. A statement that the waiver applies only to the specific building or buildings to which the waiver is granted. iii. A statement that the solar access guaranteed by this section is waived for that particular structure and the City is held harmless for any damages resulting from the waiver. iv. A description and drawing of the shading which would occur. b. The approval authority finds all of the following criteria are met. i. The exception does not preclude the reasonable use of solar energy (i,e., passive and active solar energy systems) on the site by future habitable buildings. ii. The exception does not diminish any substantial solar access which benefits a passive or active solar energy system used by a habitable structure on an adjacent lot. iii. There are unique or unusual circumstances that apply to this site which do not typically apply elsewhere. G:lcomm-devlpiannin.-\Piannin; AclionsTAs by StfcelMi Mounlain Meadows\Nle utain bleadows-SkylarklPA-T2-2020-0002G5Noiicing FolderlNlountainMeadows_Skylark_PA-T2-2020-00026 NOC.dacx AFFIDAVIT OF MAILING STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On February 25, 2021, 1 caused to be mailed, by regular mail, in a sealed envelope with postage fully prepaid, a copy of the attached planning action notice to each person listed on the attached mailing list at such addresses as set forth on this list under each person's name for the Planning Action #PA-T2-2020- 00026, Mountain Meadows and Skylark. `n, 7 Signature of Employee Weemm-devlplanningTlanning AdOonsTAs by StreetlMlMountain MeadowsWountain Meadows-SkylarklPA-T2-202MO261Nodcing Folderftun(ainMeadows_Skylark PA-T2-2g20-fl0026_Afidavitdocx 212612021 VERY,• r- . .r Add.0" i Y-• Y r • r •• • •• - 60 PA-T2-2020-00026 391 E04AD77020 PA-T2-2020-00026 391 E04AD77016 NA-T2-2020-00026 391 E04AD40015 Alan Berman, Trustee, et al Ann D. Wilson, Trustee, et al Anna Jean Gove, Trustee, et allGove Family 817 Pavilion PI 821 Pavilion PI Declaration of Trust et al Ashland, OR 97520-9130 Ashland, OR 97520-9130 947 Mountain Meadows Cir Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD40008 PA-T2-2020-00026 391 E04AD204 PA-T2-2020-00026 391 E04AD40020 Arlene L. Scharich, Trustee, et al ASHLAND ASSISTED LIVING LLC Ballback Revocable Trust et al 928 Mountain Meadows Cir 1701 S SUTRO TER 941 Mountain Meadows Cir Ashland, OR 97520-9117 CARSON CITY, NV 89706 Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD88039 PA-T2-2020-00026 391 E04AD88022 PA-T2-2020-00026 391 E03600 Barbara B. Getman, Trustee, et a] Barbara J. Cross, Trustee, et aI BERNARD DAVID A TRUSTEE ET AL 976 Golden Aspen PI 952 Golden Aspen PI 1051 NEPENTHE RD Ashland, OR 97520-9128 Ashland, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD88042 PA-T2-2020-00026 391 E04AD88024 PA-T2-2020-00026 Bettie N. Noyce, Trustee, et al Betty A. Schaffer, Trustee, et al BRUCE RICHEY ARCHITECT 435 Granite St 1016 Timberline Terr 30 PORTLAND AVE Ashland, OR 97520-2717 Ashland, OR 97520-3454 MEDFORD, OR 97504 PA-T2-2020-00026 391 E04AD88021 PA-T2-2020-00026 391 E04AD88013 PA-T2-2020-00026 391 E04AD77009 Carl J. Rudey, Trustee, et al Carolyn 1. Jost Catherine E. Cortelyou 951 Golden Aspen PI 265 Steinman Dr 828 Pavilion PI Ashland, OR 97520-9128 Ashland, OR 97520 1 Ashland, OR 97520-9130 PA-T2-2020-00026 391 E04AD77032 PA-T2-2020-00026 391 E04AD77036 PA-T2-2020-00026 391 E04AD77025 Charlene Rynea) et al Charles & Joyce Cowan Colleen T. Heltzel, Trustee, et al 842 Pavilion PI 838 Pavilion PI 832 Pavilion PI Ashland, OR 97520 Ashland, OR 97520-9130 Ashland, OR 97520-9130 PA-T2-2020-00026 391 E04AD77006 PA-T2-2020-00026 391 E04AD40009 PA-T2-2020-00026 391 E04AD88035 COLLETTE THOMAS W TRUSTEE ET Cynthia Earle, Trustee, et al Darlene Kelty Snook Trust 1800 ATRIUM PKWY ## E 203 1136 Frenchman St, 977 Golden Aspen PI NAPA, CA 94559 New Orleans, LA 70116-1518 Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD88008 PA-T2-2020-00026 PA-T2-2020-00026 391 E04AD88023 David Lane DEW ENGINEERING Dhun G. Sharma, Trustee, et al 964 Golden Aspen PI 815 BENNETT AVE 953 Golden Aspen PI Ashland, OR 97520-9128 MEDFORD, OR 97504 Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD40007 PA-T2-2020-00026 391 E04AD88043 PA-T2-2020-00026 391 E04AD40025 Diana L. O'Farrell Dorothy K. Miner et al Elizabeth R. Hallett, Trustee, et al 929 Mountain Meadows Cir 291 Gresham St 938 Mountain Meadows Cir Ashland, OR 97520-9117 Ashland, OR 97520-2808 Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD88031 PA-T2-2020-00026 391 E04AD88044 PA-T2-2020-00026 391 E04AD40001 Elspeth Walker, Trustee, et al Ernle W D Young et a] Frederick & Lucia Strasburg Rev Living 981 Golden Aspen PI 992 Golden Aspen PI Trust et al Ashland, OR 97520-9128 Ashland, OR 97520-9128 935 Mountain Meadows Cir Ashland, OR 97520-9117 Allez a avery.ca/gabarits Utilisez le Gabarit Avery5160 1 asy ress Labels o to,5very.c6m. temp ate$ EI . Bend along line to expose Pop=up Edge Use Avery TempWe5160 11 PA-T2-2020-00026 391 E04AD40013 PA-T2-2020-00026 391 E04AD88037 I-,A-T2-2020-00026 391 E04AD88033 Gagnon Family Trust et at Geneva L. Ing Gerald & Dorothy Brooks 924 Mountain Meadows Cir 975 Golden Aspen PI 979 Golden Aspen PI Ashland, OR 97520-9117 Ashland, OR 97520-9128 Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD88016 PA-T2-2020-00026 391 E04AD77010 PA-T2-2020-00026 391 E04AD40022 Gerald Levy, Trustee, et at Gideon Wizansky, Trustee, et at Govan L. Tribble 957 Golden Aspen PI 827 Pavilion PI 939 Mountain Meadows Cir Ashland, OR 97520-9128 Ashland, OR 97520-9130 Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD88032 PA-T2-2020-00026 391 E04AD77029 PA-T2-2020-00026 391 E04AD88028 Guthrie Swartz, Trustee, et at Guyla W. Ponomareff, Trustee, et at Hal S. Townsend 957 Golden Aspen PI 845 Pavilion PI 2118 Neil Cr Rd Ashland, OR 97520-9128 Ashland, OR 97520-9130 Ashland, OR 97520-8781 PA-T2-2020-00026 391 E04AD77037 PA-T2-2020-00026 391 E04AD234 PA-T2-2020-00026 391 E04AD40024 Helen Kay Leybold, Trustee, et al HILL HUNTER SIMADELINE S Hunter S. Hill 837 Pavilion PI 828 BOULDER CREEK LN 828 Boulder Creek Ln Ashland, OR 97520-9130 ASHLAND, OR 97520 Ashland, OR 97520-9112 PA-T2-2020-00026 391 E04AD77004 PA-T2-2020-00026 391 E04AD88009 PA-T2-2020-00026 391 E04AD88006 James & Maria Dykstra James L. & Judith A. Swyler Janay Ann Haas 1238 Rose Ln 965 Golden Aspen PI 966 Golden Aspen PI Ashland, OR 97520 Ashland, OR 97520 Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD88034 PA-T2-2020-00026 391 E04AD88011 i PA-T2-2020-00026 391 E04AD88040 Janet S. Heller Janet W. Dolan Jeremy L. Dailey, Trustee, et at 978 Golden Aspen PI 963 Golden Aspen PI 971 Golden Aspen PI Ashland, OR 97520-9128 Ashland, OR 97520 Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD40005 PA-T2-2020-00026 391 E04AD77013 PA-T2-2020-00026 391 E04AD88014 John & Susan Spring Trust et al John F. Quesada et at John M. Fugitt, Trustee, et at P 0 Box 2728 824 Pavilion PI 959 Golden Aspen PI Gearhart, OR 97138-2728 Ashland, OR 97520 Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD88012 PA-T2-2020-00026 391 E04AD77027 PA-T2-2020-00026 391 E04AD77034 John M. Love, Trustee, et at Judith A. Corbin, Trustee, et al Judith A. Milburn 961 Golden Aspen PI 830 Pavilion PI 840 Pavilion PI Ashland, OR 97520 Ashland, OR 97520-9130 Ashland, OR 97520 PA-T2-2020-00026 391 E04AD77015 PA-T2-2020-00026 391 E04AD40018 PA-T2-2020-00026 Julianne C. Ashmead, Trustee, et at Karen J. Pertschuk et at . KENCAIRN LANDSCAPING 822 Pavilion PI P 0 Box 758 545 A STREET Suite 3 Ashland, OR 97520-9130 Talent, OR 97540 ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD77017 PA-T2-2020-00026 391 E04AD77002 PA-T2-2020-00026 391 E04AD206 Kenneth & Jeannie Green Kenneth Lynn Benton et at KENNY CHARLENE M TRUSTEE ETA 125 Oak Meadows PI 465 Thimbleberry Ln 863 STONY PT Ashland, OR 97520-1299 Ashland, OR 97520-2338 ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD40011 PA-T2-2020-00026 391 E04AD88027 t'A-T2-2020-00026 391 E04AD77030 Larry Whitney ' Leanne Rees Lee Alan Fishel, Trustee, et al 926 Mountain Meadows Cir 7710 Woodmont Ave #1101 844 Pavilion PI Ashland, OR 97520 Bethesda, MD 20814-6087 Ashland, OR 97520-9130 PA-T2-2020-00026 391 E04AD88010 Linda Goodyear -Stevenson, Trustee, et al 9035 S. 1075 W 413 West Jordan, UT 84088-9088 PA-T2-2020-00026 391 E04AD77035 Marc L. Ratner, Trustee, et al 839 Pavilion PI Ashland, OR 97520-9130 PA-T2-2020-00026 391 E04AD40016 Margie R. Davis Trustee 946 Mountain Meadows Cir Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD88018 Marilyn R. Maclean, Trustee, et al 955 Golden Aspen PI Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD40006 Mary A. Ferrari 930 Mountain Meadows Cir Ashland, OR 97520 PA-T2-2020-00026 391 E04AD77019 Mary Jo Ferguson, Trustee, et al 818 Pavilion PI Ashland, OR 97520-9130 PA-T2-2020-00026 391 E04AD77011 Mary Stonehill 3003 Van Ness St NW, Apt. S602 Washington, DC 20008-4705 PA-T2-2020-00026 391 E04AD77026 Mildred M. Buck, Trustee, et al 804 Calle Dulcinea San Clemente, CA 92672-2373 PA-T2-2020-00026 391 E04AD77001 Linda Sussman, Trustee, et al 910 Mountain Av N Ashland, OR 97520-9622 PA-T2-2020-00026 391 E04AD88019 Margaret J. Parry, Trustee, et al 949 Golden Aspen PI Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD77023 Marguerite Ann Burnett, Trustee, et al 822 Boulder Cr Ln Ashland, OR 97520-9112 PA-T2-2020-00026 391 E04AD88029 Martin A. Kamiker, Trustee, et al PO Box 360 Talent, OR 97540-0360 PA-T2-2020-00026 391 E04AD40010 Mary Fitch & Ronald O'Rourke 1918 Calvert St NW Washington, DC 20009-1502 PA-T2-2020-00026 391 E04AD77003 Mary K Cumming 930 Mountain Av N Ashland, OR 97520-9622 PA-T2-2020-00026 391 E04AD77022 Malcolm A. Baker 9130 SW Seventh Av Portland, OR 97219-4722 PA-T2-2020-00026 391 E04AD88020 Margaret L. Peterson, Trustee, et al 956 Golden Aspen PI Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD77021 Marilyn Joan Cook, Trustee, et al 816 Pavilion PI Ashland, OR 97520 PA-T2-2020-00026 391 E04AD40017 Martin A. Kamiker, Trustee, et al P 0 Box 360 Talent, OR 97540-0360 PA-T2-2020-00026 391 E04AD88045 Mary H. Tollenaere, Trustee, et al 988 Golden Aspen PI Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD88015 Mary K. Knoke, Trustee, et al 958 Golden Aspen PI Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD88007 PA-T2-2020-00026 391 E04AD40019 Mathews Living Trust/Kathryn D. Mathews, Michael J. Reynolds Trustee, et al 944 Mountain Meadows Cir 967 Golden Aspen PI Ashland, OR 97520 Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD88004 MOUNTAIN MEADOWS OWNERS ASSOC 855 MOUNTAIN MEADOWS DR #2 ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD233 MOUNTAIN MEADOWS OWNERS ASSOC., INC. PO BOX 1334 ASHLAND, OR 97520-0045 PA-T2-2020-00026 391 E04AD88002 PA-T2-2020-00026 391 E04AD88001 PA-T2-2020-00026 391 E04AD40000 MOUNTAIN MEADOWS OWNERS ASS01 MOUNTAIN MEADOWS OWNRS ASSO MOUNTAIN MEADOWS PARKSIDE CON 855 MOUNTAIN MEADOWS DR #1 950 GOLDEN ASPEN PL PO BOX 1334 ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD210 MULARZ THEODORE L TRUSTEE ET 860 MOUNTAIN MEADOWS DR ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD40021 Nicholas M. Tennant, Trustee, et al 582 Holly St Ashland, OR 97520-2926 PA-T2-2020-00026 391 E04AD40012 Paul & Joyce French, Trustees, et al 923 Mountain Meadows Cir Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD77014 Philip E. Hickman et al 823 Pavilion PI Ashland, OR 97520-9130 PA-T2-2020-00026 391 E04AD40002 Robert F. Downey 934 Mountain Meadows Cir Ashland, OR 97520-9117 PA-T2-2020-00026 ROGUE PLANNING & DEVELOPMENT 1314 B CENTER DRIVE PMB 457 MEDFORD, OR 97501 PA-T2-2020-00026 391 E04AD77005 RUBIN JEROME ET AL 853 PAVILION PL ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD77024 Steven A. Kout et al 2880 Wynfair Dr Murieta, GA 30062-4657 PA-T2-2020-00026 391 E04AD77028 Terry S. Bateman, Trustee, et al 829 Pavilion Pl Ashland, OR 97520-9130 s i i• a i^ 911 i r - i i . - 'n `ar q •� PA-T2-2020-00026 391 E04AD88041 HA-T2-2020-00026 391 E04AD77008 Nancy Richardson Wynkoop, Trustee, et al NEWMAN RICHARD C TRUSTEE ET AL 972 Golden Aspen PI 819 PAVILION PL Ashland, OR 97520-9128 ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD40023 Nora J. Yeoman, Trustee, et al 940 Mountain Meadows Cir Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD40004 Paula L. Barrett, Trustee, et al 932 Mountain Meadows Cir Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD77033 Richard & Sally Shoup, Trustees, et aI 841 Pavilion PI Ashland, OR 97520-9130 PA-T2-2020-00026 391 E04AD40003 Robert G. Stetson, Trustee, et al 933 Mountain Meadows Cir Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD40026 Ronald A. Iverson et al 936 Mountain Meadows Cir Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD40014 Shoshanah Dubiner Trust et al 922 Mountain Meadows Cir Ashland, OR 97520-9117 PA-T2-2020-00026 391 E04AD77007 STONEHILL LAURA L 3003 VAN NESS ST NW #424 WASHINGTON, DC 20008 PA-T2-2020-00026 391 E04AD77031 Thais K. Kishi 843 Pavilion PI Ashland, OR 97520 PA-T2-2020-00026 391 E04AD88025 Olive M. Johnson, Trustee, et al 986 Golden Aspen PI Ashland, OR 97520-9128 PA-T2-2020-00026 391 E04AD77000 PAVILION CONDOMINIUM ASSOCIAT 950 GOLDEN ASPEN PL ASHLAND, OR 97520 PA-T2-2020-00026 391 E04AD77018 Richard C. Newman, Trustee, et al 819 Pavilion PI Ashland, OR 97520-9130 PA-T2-2020-00026 391 E04AD77038 Robert Henry Kohrs, Trustee, et al 836 Pavilion PI Ashland, OR 97520-9130 PA-T2-2020-00026 391 E04AD88047 Roy Ira Sutton, Trustee, et al 989 Golden Aspen Pl Ashland, OR 97520-9128 PA-T2-2020-00026 STEVE ENNIS ARCHITECT 1108 E. JACKSON STREET MEDFORD, OR 97501 PA-T2-2020-00026 391 E04AD88048 Suzanne Smith-Hammerli, Trustee, et al 991 Golden Aspen PI Ashland, OR 97520 PA-T2-2020-00026 391 E04AD88026 The Survivor's Trust of the Wells 1989 Living Trust 987 Golden Aspen PI Ashland, OR 97520 PA-T2-2020-00026 391 E04AD88038 PA-T2-2020-00026 391 E04AD77012 PA-T2-2020-00026 391 E04AD211 William J. Kirkman, Trustee, et al William N. Stark, Trustee ZHEUTLIN JOAN S TRUSTEE ET AL 969 Golden Aspen PI 825 Pavilion PI .856 MOUNTAIN MEADOWS DR Ashland, OR 97520-9128 Ashland, OR 97520-9130 ASHLAND, OR 97520 I AND/1" AT I it my �, 4 V y I t w I IP I'D \ / Tl I OAV MV I Liz Hamilton From: Amy Gunter <amygunter.planning@gmail.com> Sent: Wednesday, February 03, 2021 2:11 PM To: planning Cc: Derek Severson; Madeline Hill; Hunter Hill Subject: PA-T2-2020-00026 Incompleteness detemination and addition of solar waiver Attachments: 2021-2-03_MTN. MEADOWS_OutlinePlanMod ification_EDITS.pdf; MM UNITS 1-4 12-06-2020.pdf; MM UNITS 5-6 12-06-2020.pdf; MM UNIT 7 12-06-2020.pdf; MM UNIT 8 12-06-2020.pdf; PA- T2-2020-00026-INC Letter.pdf; MM Civil Plan 12.3.20.pdf; L 1 PLANTING.pdf; MM UNIT 6&7 SOLAR SHADOW 01-03-2021.pdf; MM UNITS 2&3 SOLAR SHADOW 01-03-2021.pdf; MM LOT LINE PLAN 01-22-2021.pdf; In the Beginning - Mountain Meadows.pdf Fallow Up Flag: Fallow up Flag Status: Flagged [EXTERNAL SENDER] Hello, Attached is submittal information forthe Mountain Meadows Subdivision incompleteness determination. There has been a solar waiver added to the request. The property owner Madeline Hill is cc'd on this email. The solar waiver form has not been signed since Madeline and Hunter Hill own both properties and there is not legal description for the properties yet. Findings address the criteria and plans are attached. The MM Units 1- 2 date 12-6-2020 and MM Civil Plan are the same as what was originally submitted. The other documents are new or revised. A second email will be sent that includes the MMOA Bylaws and HOA regulations. Thank you, Amy Amy Gunter Rogue Planning & Development Services 541-951-4020 www.rogueplanning.com This cLmrriunicatlon, including -any atlachiirents herE,-w —, iin${8 contained hereirm, is for the sol6 use of th,� inteFiri&ed tOcipientfs} c'1.nd may contain in?formalion that is v'r;fidenli:il :.r le liy pf"Olecred. If you nrr6 net the intend -Al ra ;ifiient, you anu h€:mby r!otifico" that any review, disck;sure, copying, dis,'Li-e ,?ination, disvibution c .t52 6'i Chic f. �fft%it;nir,�ti9n i5 I} ;;;Cit;ilecf. i¢� �^.ii ii3V r2C81V�d th15 COntIY?if":1C,?flt3i? in A:'roi, ple;as's notify the sa?,der Inl?3's: ia!Y.'Ay by return e-n pil rnessilge and d 8lnte the origrnal and all copi®s of °hn caMmun.ication, al ;r:g with any a °acliments from yaw system, 1 RECEIVED BY EMAIL 02/03/202 Mountain Meadows Community Subdivision Final Phase Eight Unit, Ten Lot Performance Standards Subdivision, Multi -Family Site Design Review, Solar Setback Waiver and Lot Line Adjustment ROGUE PLANNING a DEVELOPMENT SERVICES, LLC RECEIVED BY EMAIL 02/03/2021 Property Owners: Hunter and Madeline Hill 828 Boulder Creek Lane Ashland, OR 97520 Mountain Meadows Owners Association Inc, c/o Keila Miramontez, Community Director 855 Mountain Meadows Drive Ashland, OR 97520 Architect: Bruce Richey, Architect, AIA 30 Portland Avenue Medford, OR 97504 Engineering Services: Dew Engineering, Inc 815 Bennett Avenue Medford, OR 97504 Landscape Architecture: KenCairn Landscape Architecture 545 A Street, Suite 3 Ashland, OR 97520 Project Manager: Steve Ennis Steve Ennis Architect 1108 East Jackson Street Medford, OR 97504 Planning Consultant: Amy Gunter Rogue Planning & Development Services 1314-8 Center Dr., PMB #457 Medford, OR 97501 Subject Property., SE corner of Skylark Place and Mountain Meadows Drive Map & Tax Lots: 39 1E 04AD; 234 Comprehensive Plan Designation: Healthcare Zoning: Healthcare (HC) Adjacent Zones: HC, North Mountain (NM) R-1-5, Jackson County RR-5 and EFU Overlay Zones: Healthcare Services District Wildfire Hazards Site Design Review Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 1 of 27 RECEIVED BY EMAIL 02/03/2021 Request: A request for Outline and Final Plan Review for the final phase of the Mountain Meadows Community. The proposal is for an eight -unit, ten lot Performance Standards Subdivision. The proposed development requires Site Design Review approval. A Solar Setback waiver is requested to allow for additional shading of a north property line beyond what would be cast by a six-foot fence on December 21 at noon. The existing street layout, development patterns, and improvements within the final phase of development requires an exception to the street standards as the street layouts within the Mountain Meadows Community Master Plan differ from the city's current standards. A property line adjustment between the Mountain Meadows Parkside Condominium Stage 4 to the south is also proposed. Mountain Meadows Community Background The development proposal is for a vacant parcel at the southeast corner of Mountain Meadows Drive and Skylark Place. The subject property is within the development area of Mountain Meadows Community, a 55+ active, retirement living community and is the last lot of the planned community that commenced the planning and development process with the city more than 27 years ago. Mountain Meadows is a 21.5 acre Planned Residential Community with the Healthcare Services Overlay. Beginning in February 1995, the property owner, Madeline Hill requested a Comprehensive Plan Amendment and Rezoning to a proposed Senior Housing Code. During this process, it was determined that the development of the Mountain Meadows Senior Living vision could be undertaken with the Health Care Overlay Zone which allows for residential development to the standards of the R-2 zone. In June 1995, the City Council approved a Comprehensive Plan Map Amendment to Health Care and Zone Change to HC (Health Care Services) (PA-95-021). The approval of the Mountain Meadows Subdivision conditions stated that "the comprehensive plan map amendment shall only apply to the applicant and a project for senior housing. Should the applicant choose not to pursue her senior development, then the zoning shall revert to either RR-.5 zoning or the zoning established by the neighborhood planning process". Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 2 of 27 RECEIVED BY EMAIL 02/03/2021 11 Throughout the following years, Madeline Hill fulfilled her vision and developed the Mountain Meadows Community. The first Outline Plan Approval for the Mountain Meadows Community was granted by the Planning Commission in August 1995 (PA95-074). Mountain Meadows Community proposed a phased development of 323 residential units including single family detached homes, single family attached homes including duplexes and cottage clusters of four, six and eight units Apartment units, a community center building, maintenance building and an assisted living facility were also proposed. The areas of the public right- of-way, and 3.9 acres of common areas and open space area were proposed with the Outline Plan to serve the entire 21.5-acre development. The total plan area was acknowledged but the individual unit/structural x qa r K �l fri �" w g� Figure l&3.3,02R. Health tare Services District design review, access and street improvement portions of the Mountain Meadows Master Plan were not approved, and each subsequent phase of development was reviewed on a case -by -case basis with Subdivision and Site Design Review as necessary. A Final Plan application for Phase I which included a 25-unit residential development, installation of the first of the street improvements and the platting of the Mountain Meadows Community. Phase I was approved in September 1995 (PA95-104). In September 1995, Outline Plan approval for Phase Il, a 35-unit subdivision, a multi -story assisted living facility consisting of 70 small apartments, and a special needs facility of 24 small apartments (PA95-102) was granted. Phase II was approved in 1996 (PA96-007). Phase 11 development included the extension of the right-of-way for Mountain Meadows, Fair Oaks Avenue and Skylark Place, Boulder Creek Lane, Cobblestone alley, South alley, Stoney Point. In 1998, the Site Review for 75 condominiums and a clubhouse (PA98-019) was approved. The clubhouse service as a dining room, wellness center and a service area. This phase of the development is now the Parkside Phase 2, 3, 4, and the Mountain Meadows Clubhouse. A three -lot partition was created as part of this application and Parcels 1, 2 and 3 were created. These lots were part of the larger area of Phase 1 and Phase 2 of the Mountain Meadows Subdivision. Skylark Place was dedicated extending to the east and terminating at the Urban Growth Boundary. This parcel proposed development was created south of the Skylark Place extension and is Parcel 3. Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 3 of 27 RECEIVED BY EMAIL 02/03/2021 "WR95E. aNTEA b gAD2 MOM GF6{E{�(iE}�F 1 93 PARQIDE KITCHEN CREEK i €PSE 1 CONDOMINIUMS GARDEN R"4 From [rat<Sin., vi., ail l?I'Vlsi i fo 1rAthVn CM, GArden 24 3y P1!iY tl 1'f �' QR�is CN1�'CYIT (A MOUNTAIN MEADOWS COMMUNITY PLAN Subiect Property: The parcel proposed for development is 36,781 square feet (.84 acre) with 105.74-feet of frontage on Mountain Meadows Drive and 209.58 feet of frontage on Skylark Place. The property is vacant of structures and there are no significant natural features on the property. To the south of the site is the building commonly referred to as "The Golden Aspen Building". It is a multi -story residential complex. The legal name is Mountain Meadows Parkside Condominium Stage Four. Also to the south is street parking, and the Hunter's Green open space area. Across Mountain Meadows Drive, are the Pavilion Condominiums, a multi -story residential complex. The uses to the north include Skylark Assisted Living, a multi -story Healthcare building. To the east is a 17- acre property in Jackson County zoned EFU with one non -farm dwelling. Mountain Meadows Drive has a 46-foot-wide right of way. It is partially improved with pavement, curbside sidewalk and park row adjacent to parallel parking bays on the west side of the street. Curbs and parallel parking is available on the subject property side of the street, but that side lacks sidewalk and park row. Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 4 of 27 RECEIVED BY EMAIL 02/03/2021 Skylark Place has a 41-foot-wide public right of way. The street is partially improved with a five-foot sidewalk, six-foot park row, two 11-foot travel lanes and head in parking spaces on the east end of Skylark Place. The property and the adjacent properties are zoned Healthcare (HQ and the residential use regulations are subject the R-2 zoning standards Detailed proposal: There are three components to the proposal. A property line adjustment between the subject property and the properties to the south is requested. The adjacent property owner is the Mountain Meadows Owners 'Association, and they are part of the application proposal. The Property Line Adjustment is proposed to adjust property lines along the south, shared property boundary to provide adequate setbacks for the condominium units in the Golden Aspen Condominiums and to shift the property line to locate the majority of the improvements associated with each development (sidewalk and green space) to fall within their respective property boundaries. This south property line also is where the side yard setback for the proposed development is measured from. The existing 36,781 square foot (.84 acres) lot area is proposed to be reduced to 34,288 square feet (.79 acres). The proposal is to develop the .79-acre parcel with an, eight -unit, ten lot single family type of residences using the Performance Standards Option. These will be sold individually as owner occupied residences and each unit will be a member of the Mountain Meadows Owners' Association, with full access to the responsibilities and benefits in that organization's governing documents. Links to the 2016 Amended & Restated Declaration for Mountain Meadows Planned Community, and the 2020 Mountain Meadows Owners' Association Rules & Regulations are in the attachments. Units #1- #4, are proposed to be attached in groups of two. These units have their front entrances facing Mountain Meadows Drive. These units are proposed to have covered porch entry and courtyard areas to enhance the sense of entry. The front door of Unit #5 faces Skylark Place and includes a front porch area that area also faces Skylark Place. This residence entry is accessed from the pedestrian sidewalk system that connects to the pedestrian sidewalk system. There is a substantial grade changes on the north side of the structure between the sidewalk and the unit that necessitates a retaining wall and stairs. Units #6 and #7 are oriented to the east, and the front entry is accessed from the internal pedestrian sidewalk system. Unit #8 has front porch oriented towards Skylark Place and will be similar in size, height, mass, and scale as the other seven units. This is the final phase of the Mountain Meadows Development. The proposed density of the individual parcel conforms to minimum density standards. Remarkably, the proposed development conforms to the density at final build -out that was anticipated and approved by your predecessors 26 years ago when Mountain Meadows Community Final Phase —Modified Findings February 3, 2321 Page 5 of 27 RECEIVED BY EMAIL 02/03/2021 Madeline Hill and Mountain Meadows made its first presentation to the Ashland Planning Commission way back in 1995. The addition of eight units conforms to the minimum density standards for the proposed .79-acre lot. Minimum density is 80 percent of the base density of 10.665 dwelling units. (39 acres X 13.5 du/acre = 10.665 base density X. 80 = 8.53). Eight units also conform to the minimum residential densities expected with the build -out of the Mountain Meadows development. The base density of the total development area was determined to be 290.25 residential units (21.5 acres X 13.5 du/acre = 290.25). The minimum density of the developable area is 232.2 units (.80 X 290.25 = 232.2). There are presently 239.25 residential units within the development area, with the addition of the proposed units, the total development of residential units will be 247.25 units. The proposed units are each designed with a modern, open floor plan that is sought by the 55+ community allowing for aging in place. Additionally, the creative layout and use of the property and public rights -of -way in a manner that supports additional residential density in an area of Ashland that caters to the senior living community. Each residential unit requires one parking space. The Performance Standards Option and the improvement of public streets require one on -street parking space per lot. Paved, vehicular access to the property is provided from Mountain Meadows Drive and Skylark Place. Both are classified as neighborhood streets. The proposal provides for the required single -vehicle parking space in the attached garages at the rear of the residences. These parking spaces are proposed to be accessed from Skylark Place via a private driveway that will function similar to an alley. The proposed street improvements require an exception to the street standards. The exceptions are necessary due to the unique widths of the public rights -of -way and the unique on -street parking pattern with head in parking, that were approved with the previous Mountain Meadows Development including the Site Design Review for Skylark Assisted Living Facility which is across Skylark Place to the north. The senior residents necessitate shorter distances of travel from parking areas to their destinations and generate a generally lower number of vehicle trips. Head -in parking also provides more on -street parking spaces per linear foot than parallel to the curb. Additionally, unlike the usual pattern where'public' improvements such as parking, alleys and sidewalks located on privately owned property are also privately maintained, at Mountain Meadows, repair and replacement of some of their `public' improvements occurs on a more frequent basis and are paid for by the HOA. The HOA has found that ownership and responsibility for installation, repair and maintenance Mountain Meadows Community Final Phase — Modified Findings February 3, 2021 Page 6 of 27 RECEIVE BY EMAIL 02/03/2021 of some parking and some street improvements is the HOA's preferred alternative. Curbside sidewalks and head -in (or perpendicular) parking are development patterns found in the Mountain Meadows Development. The proposal is consistent with existing layout and traffic patterns. All necessary utilities to service the development either exist or will be installed in order to provide connection to city facilities. On the following pages, findings of fact addressing the criteria from the Ashland Municipal Code are provided. For clarity, the criteria are in Times New Roman font and the applicant's responses are in Calibri font. Mountain Meadows Community Final Phase -- Modified Findings February 3, 2021 Page 7 of 27 RECEIVED BY EMAIL 02/03/2021 CRITERIA from the Ashland Land Use Ordinance The request is for an Outline and Final Plan Review for the final phase of the Mountain Meadows Community. The proposal is for an eight -unit, ten lot Performance Standards Subdivision. The proposed development requires Site Design Review approval. A Solar Setback waiver is requested to allow for additional shading beyond what a six-foot fence would on the north property line as cast on December 21, at noon. The existing street layout, development patterns, and improvements within the final phase of development requires an exception to the street standards as the street layouts within the Mountain Meadows Community Master Plan differ from the city's current standards. There are two areas where property line adjustments between the Mountain Meadows Owners Association and the Parkside Condo Association parcels to the south and east are also proposed. 18.3.9 — Performance Standards Subdivision 18.3.9.030 PSO - Overlay Finding: The subject property is within the Performance Standards Overlay. The lot proposed for development is the final phase of the Mountain Meadows Community which was a 21.5 acre Planned Residential Development within the Healthcare Services Overlay. The previous approvals acknowledge that the plan was for the entire 21.5-acre site. The previous Planning Commission's and City Councils made explicit findings that the approvals applied to the entire site area of the Mountain Meadows Community as long as Madeline Hill was the applicant. After 27 years, the final phase of the community is ready for development and Madeline Hill is the applicant. As afforded through the flexibility in design from the purpose and intent section of the Performance Standards code which allows for smaller lot areas, clustered housing, reduced setbacks, etc. The original application documents created a long-term vision. The 1995 application documents for the Outline Plan approval included findings addressing the standards as they applied across the site including public use areas, open spaces, and lot coverages. The application notes that there is a community center, a fitness center, and a large 3.9-acre (167,820 square feet) open space that is the area between Kitchen Creek and an irrigation ditch. The outdoor, open space and recreation areas within the Madeline Hill Park (Kitchen Creek Park) include natural and landscape areas with park like lawn areas and natural open spaces. The proposal for the Outline Plan of the Mountain Meadows Subdivision indicated the amount of coverage areas and it was less than 65 percent across the entirety of the Mountain Meadows Community. Lots #1- #8 will be owner occupied residences. Lot #9 will be owned by The Mountain Meadows Parkside Condominium Association. Lot #10 will be owned by The Mountain Meadows Owners' Association. Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 8 of 27 RECEIVED BY EMAIL 02103/202 18.3.9.040. A.3. - Outline Phan Approval Criteria The Planning Commission shall approve the outline plan when it finds all of the following criteria have been met. a. The development meets all applicable ordinance requirements of the City. Finding: The applicant finds that all applicable ordinance requirements of the City have been met. As detailed in the written summary above, the findings on the subsequent pages and the attached site plans, exhibits and attached documents demonstrate compliance with city standards. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. Findings: Adequate key City facilities can be provided to serve the development. In consultation with representatives of the various City of Ashland Departments (i.e. Water, Sewer, Streets and Electric Division) the proposed new lots will not cause a City facility to operate beyond capacity. An electric transformer is present along the north property line. Electric service will be extended to the units and each unit will have an electric meter in a location that addresses the needs of the electric department. Eight new water meters are proposed to service each unit. The water meters in the location most convenient for the water department. Additionally, two new water meters are proposed to provide water for landscaped areas around the eight new homes. Throughout the Mountain Meadows community, the HOA pays for the cost of irrigation water used in yard areas. Storm water facilities will comply with the standards of the City of Ashland and the Rogue Valley Stormwater Quality Design Manual. The Stormwater runoff will be captured on site and conveyed to a storm drain manhole with a restricted orifice that will limit discharged to a pre -development flow. Any runoff exceeding this will be stored in underground pipes. Following discussions with Recology, individual cans will be provided for each residence and collected on trash day at the curb line of the Skylark Place extension as the curb line continues to the service driveway across proposed Lot 8 that leads to the dumpster of the Condominium building that is adjacent to the proposed development area. Trash is typically taken from the residential units to the curb line by the Mountain Meadows Maintenance department Mountain Meadows Community Final Phase --Modified Findings February 3, 2021 Page 9 of 27 RECEIVED BY EMAIL 02/03/2021 employees. The Skylark Place curb line where the can would be placed is not in conflict with parking, access, vision clearance or other on -street improvements. c. The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. Finding: There are significant natural features preserved in the open space areas of the Mountain Meadows Community. The parcel proposed for development lacks natural features. d. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. Finding: The development of the property will not prevent the adjacent land from being developed for the uses shown in the Comprehensive Plan. The proposal is for the final plan of a 21.5 acre master planned development and the adjacent parcels within the Mountain Meadow Community which are developed with the Assisted Living Facility is across Skylark Place from the subject property and there are larger scale condominium developments to the south and west. The property to the east is outside of the Urban Growth Boundary. Skylark Place has a street plug and terminates at the boundary of the subdivision. The adjacent property is Jackson County EFU and is occupied by a residence. e. There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. Finding: Per recorded document #2016-1848, "2016 Amended and Restated Declaration for Mountain Meadows Planned Community", adequate provisions for maintenance of open space and common areas is already provided in Article 16.1: Successor Declarant is undertaking the work of developing Platted Lots and constructing Dwellings and incidental improvements upon Mountain Hill Estates, which will be the Successor Declarant s final phase of Mountain Meadows. Mountain Hill Estates is already a part of Mountain Meadows and therefore does not require the filing of any supplemental declaration annexing it to the Planned Community.' This final phase of the subdivision will be completed in one phase. The open spaces were provided with the first Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 10 of 27 RECEIVED BY EMAIL. 02/03/202 phase of the Mountain Meadows Community along Kitchen Creek to the south of the subject phase of the development. f. The proposed density meets the base and bonus density standards established under this chapter. Finding: The 34,288-square foot property is zoned healthcare and when residential development is proposed, where the other regulations in this ordinance do not refer to the HC zone, the standards for the R-2 zone (part 18.2 Zoning Regulations) shall apply. The addition of eight units conforms to the minimum density standards for the proposed .78- acre lot. Minimum density is 80 percent of the base density of 10.62 dwelling units. (.79 acres X 13.5 du/acre = 10.665 base density X .80 = 8.5). Eight units also conform to the minimum residential densities expected with build -out of the Mountain Meadows development. The base density of the total development area was determined to be 290.25 residential units (21.5 acres X 13.5 du/acre = 290.25), The minimum density of the developable area is 232.2 units (.80 X 290.25 = 232.2). There are presently 239.25 residential units within the development area, with the addition of the proposed units, the total development of residential units will be 247.25 units. Phase 1 Dwelling units: 24 Phase 2 Dwelling units: 92.25 Phase 3 Dwelling units: 88 Phase 4 Dwelling units: 35 Total Existing: 239.25 New units proposed: 8 Total proposed: 247.25 dwelling units g. The development complies with the Street Standards. Finding: The street development pattern for this phase of development is consistent with the street development pattern found throughout the Mountain Meadows Community. The right-of-way for Mountain Meadows Drive exists at 41-feet. There are parallel parking bays meandering along the length of the street. This is less than the minimum standard, but it is the pattern throughout the development. The proposed improvements add a landscaped park row and a parking bay for Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 11 of 27 RECEIVED BY EMAIL 02103/2021 the on -street parallel parking spaces. A five-foot sidewalk is proposed behind the curb line of the parking spaces. Skylark Place also has a 41-foot wide public right-of-way. Skylark Place is a dedicated public street that terminates into the adjacent property to the east and serves as the access to the parking garage for the Golden Aspen condo building. Skylark Place is proposed to be improved with 16 head -in parking spaces, including one ADA space. A five-foot, six-inch sidewalk is proposed. The only improvements within the public right-of-way includes the landscape islands and a portion of the head -in parking spaces. The proposed street development requires an Exception to Street Standards because the existing street system and the proposed new streets do not comply with the adopted street standards. The street pattern within the Mountain Meadows Community is designed specificallyfor mobility challenged individuals, with accessible parking in close proximity to the uses it is intended to serve. Street connectivity is provided with the development, yet the streets see very little vehicular traffic and little traffic outside of the residents, home care providers and other professionals associated with the residents of the community. Additionally, the publicly accessible but private development streets and sidewalks are similar to other streets, alleys and sidewalks throughoutthe Mountain Meadows Community where some public like improvements are upon private property. This allows for the Mountain Meadows Community to maintain and improve the sidewalks, alleys and streets in good condition and repaired by the community to the community standards. Findings of fact addressing the exception criteria are provided. h. Nothing in this section shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. Finding; This final phase of the Mountain Meadows Community development is proposed in one phase and there will be no transferring of dwelling units. 18.3.9.070 Setbacks All development under this chapter shall conform to the following setback standards, which are in addition to the requirements of the applicable zone. Finding: Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 12 of 27 RECEIVED BY EMAIL 02/03/2021 The front yard setback for Lots #1, #2, #3 and #4 abutting Mountain Meadows Drive is shown at 11-feet 3" for the front porch and more than 15-feet to the front facade of the structure. This is the consistent setback used on the other residences in the Mountain Meadows Community. The separated units require a 10.89-foot setback. The proposed setback is 11 feet which complies with the standard. Solar Access (18.4.8): The parent lot is exempt from the solar setback ordinance per the definition of the north lot line found in AMC 18.6. The "north lot line" for the purposes of the solar setback ordinance is across the public right-of-way for Skylark Place. Northern Lot Line. Any lot line or lines less than 45 degrees southeast or southwest of a line drawn east -west and intersecting the northernmost point of the lot. if the northern lot linead1oins any unbuildable area e.g., street alley, public right-of-wov, parkinglot or common area other than a required yard area the northern lot line is that Portion of the northerly edge of the unbuildable area which is due north from the actual northern edge of the applicant's property. Within the development, six units are proposed in a duplex type of format with Units #7 and #8 as stand- alone structures. Two of the units require a solar setback waiver. The solar setback standards require no more shadow upon the north property line than would be cast by a six-foot fence on December 21 at noon. This standard requires a substantial setback from north property lines. Because the development is proposed to not connect all the units into 4-plexes, there is a small separation between the units which is not enough to provide the required solar setback. The requested solar setback waiver applies to only two lots, #2 and #6. Solar setback waiver documentation and findings are attached. Parking: Parking for senior living facilities requires one parking space per residential unit. The Performance Standards Option and the improvement of public streets require one on -street parking space per lot. There are 19 on -street parking spaces proposed. This is because even though the senior housing parking demand and trip generation is generally lower than in a typical neighborhood, this type of demographic necessitates the presence of home care workers and other aides who provide one-on- one visits to the senior residents. It is important to have ample on -street parking that's accessible and available for use by the residents, their guests and the workers that come into the development. The required parking space for each residential unit is in the attached garages at the rear of each residence. These parking spaces are proposed to be accessed from Skylark Place via a 25+ foot wide private driveway that will function similar to an alley. The proposed private driveway accessing the required parking spaces varies between 30-feet, 1-inch to 25-feet, 1 inch. The single vehicle garage parking spaces on Lots 1-7 take access from the proposed Mountain Meadows Community Final Phase — Modified Findings February 3, 2021 Page 13 of 27 RECEIVED BY EMAIL 02/03/2021 private driveway. Lot #8 is accessed via the shared driveway along the east property line that provides access to the Golden Aspen Condominium's parking garage to the south. No parking is proposed in the front yards. The new drive complies with driveway separation standards and is more than 35-feet from the intersection. The proposed utilities and storm water grading and drainage facilities will be designed to conform to the street design standards and the development standards of 18.4. The proposed layout provides pedestrian access and vehicular access to the adjacent lands. The proposed site plan demonstrates the location of the proposed public improvements and the private land. There are areas where these overlap and easement for public pedestrian access and vehicular access, utilities, easement, maintenance, etc. will be provided on the survey plat and revised CC & R and HOA documents. 18.5.2.050 - Site Development Design Standards 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 is zoned within the Healthcare Services Overlay and residential uses are permitted in the zone. The parent parcel is 36,781 square feet, the proposed lot line adjustment reduces the lot area to 34,288 square feet in area. The proposal is to develop a ten -lot subdivision with eight residential dwelling units. The proposed lots comply with the standards of the underlying Healthcare Services Overlay Zone and the development standards from 18.3. The proposal complies with all applicable development standards found in 18.4. Lot Coverage: Proposed impervious areas including building footprints, patios, pathways, driveways, and decks is 26,558 square feet of the 34,288 square foot lot for a total lot coverage of 77.5 percent. This exceeds the maximum on the parcel proposed for development but when considered over the area of the Mountain Meadows Community as agreed upon by the previous review authorities, the total lot coverage is substantially less than 65 percent in the zone. The open space areas account for 3.4 acres in area. Of these, much of the open space is within the Kitchen Creek floodplain corridor and there are no improvements or impervious surfaces. Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 14 of 27 RECEIVED BY EMAIL 02/03/202 The Mountain Meadows Owners' Association has a 99-year recorded license with the owners of the 17 acre iFU property to the east, which residents use for open space, gardening and outdoor activities. These 32,787 square feet (0.75 acres) are in addition to the open space square footage amounts described above that are available to all Mountain Meadows community residents. Based on the most recent planning application for development within the Mountain Meadows Community, the lot coverage breakdown proposed at that time provided the coverage details of the entire community. The entire Mountain Meadows Community development area has less than 50 percent which is less than that maximum of 65 percent. Lot Coverage: Mountain Meadows Community area: Structures and Driveways, (including private walks and patios) Streets and Sidewalks: Landscape and Park areas: Total Coverage: Proposed Coverage: Lot Area: Structures: Paving and Walkways: Landscape Areas: Total Coverage: 936,004 SF (21.5 AC) 273,853 SF (29%) 197,771 SF (21%) 464,263 (50%) 471,624 SF (50% coverage areas) 34,288 SF (.79 AC) 16,280 SF (47.5%) 10,747 SF (31.4 %) 7,261 SF (21.1 %) 26,558 SF (77.5°% coverage area) Balance from Mountain Meadows Community Area: allowed coverage is 65%, there is only 50% coverage existing, leaving 15% of lot area for coverage area. The proposed coverage area exceeds the total amount allowed by 22,287.2 SF or 12.5 percent. There is a balance of 136,778.6 square feet of overage area. The proposed area in excess of the per lot coverage standard is far outweighed by the provision of substantial open space areas. Consistent with the original Mountain Meadows Community decisions, while the proposed portion of the development exceed lot coverage, the overall Mountain Meadows Community at final build out will be less than 65 percent coverage. Parking: Each residential unit is designated as senior housing which requires one on -site parking space. The Performance Standards Option and the improvement of public streets require one on -street parking space per lot for eight spaces. The proposed street parking includes 21 spaces which provides adequate parking for the individual lots and also for the development, users of the services provided within the development, guests of the residents and home care workers. Paved, vehicular access to the property is provided from Mountain Meadows Drive and Skylark Place. Both are classified as neighborhood streets. Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 15 of 27 RECEIVED BY EMAIL 02/03/2021 The proposal provides for the required single -vehicle parking space in the attached garages at the rear of the residences. These parking spaces are proposed to be accessed from Skylark Place via a 25+ foot wide private driveway that functions similar to an alley. Energy Usage: All of the newly constructed units within the proposed development will be constructed to the current building code energy standards. The units will be high performance, using the best practices and innovative construction technologies to gain efficiencies in design, energy systems, and materials for increased energy efficiency, superior indoor air quality, lower water usage and responsible use of natural resources. B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). Finding: The proposal demonstrates compliance with the overlay zone HC standards and the R-2 standards. The building height is less than 35-feet. The setbacks conform to the standards and the distance between the dwellings is 10-feet or more than % the height of the building heights. C. Site Development and Design Standards. Finding: The proposed site development complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. The proposed parking is adjacent to the residential dwellings in a garage or new public parking spaces There are short travel distances from the parking spaces to the entrances of the dwellings. The layout and design do not provide for vulnerable areas that are not visible from the units and open space. Low level landscape lighting for the paths will be provided throughout the open space and bollard lighting for the driveway is proposed. Each unit will have a shrouded yard/porch light that provides down -lighting and security for the unit but will not directly illuminate adjacent properties. No landscaping or plant materials are proposed that prevent surveillance. Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 16 of 27 RECEIVED BY EMAIL 02/03/202 Building Orientation: All residence have an entry door that face the public street and include a covered entry that enhances thee ntrance. Unit #5 is lower than the sidewalk and has stairs utilizing the walkways that connect through the development. Though the entry door is not on the building plane closest to the street, the entry door faces the street and includes porch like elements that enhance the presence of an entry. Unit #1 has frontage on both streets and has orientation towards Mountain Meadows Drive. No parking is proposed between the building and the street. All parking is located to the side and rear of the structures. The front residences are setback from the front property line the minimum front yard setback in the R- 2 zone. The majority of the residential units within the Mountain Meadows Community are set back 8 - 10 feet to the uncovered front porches and 15 - 20 feet to front facades of the residence. The proposed setbacks are consistent with the build -to line on the adjacent properties and throughout the Mountain Meadows Community Subdivision. Garages: Required parking spaces including garages for Lot #1 to Lot #7 take access from the shared driveway. Lot #8 takes access from the shared driveway into the Golden Aspen building's garage. Building Materials: The building materials are compatible with the surrounding area. The materials are mixture of modern with classic elements. The units are proposed to have horizontal lap siding, board & batten siding, and composite shingles. The paint colors are proposed to be neutral shades in similar tones. Streetscape: One street tree chosen from the street tree list will be placed for each 30 feet of frontage, excluding the spacing from the driveways and the street light. 18.4.4.030 Landscaping and Screening: The proposed landscaping plan, and the irrigation plan that will be submitted with the building permits complies with the Irrigation and Water Conserving Landscaping requirements of the City of Ashland. The conceptual landscaping plan submitted with the application has been designed so that plant coverage of 90 percent within five years of planting is met. Street trees will be provided for in the landscape park row adjacent to the Mountain Meadows Drive frontage and in the parking bays. There will also be trees street trees in the parking bays on Skylark Place. The trees will be selected from the Recommended Street Tree Guide. The street trees will be two-inch caliper at the time of planting. Several years ago, Mountain Meadows received recognition for creating its own Arboretum; and just last year completed work on a butterfly garden. All landscaping will be maintained in good condition. Article 10 in the 2016 MMOA Declaration provides specific details on responsibility for maintaining landscaping in both Common Property and on Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 17 of 27 RECEIVED BY EMAIL 02/03/2021 individually owned lots. Section 8.10 in the 2020 MMOA Rules & Regulations provides even more details about landscaping maintenance, community standards, trees, irrigation, sidewalks, and private yards. Roth documents can be found in the Attachments. From the beginning, this community took a rather unusual approach to landscaping. To ensure a comprehensive community standard, the HOA contracts with a professional landscape company to maintain all front yards of single family homes, 100% of landscaped areas owned by the HOA, and 100% of landscaped areas owned by each condominium association. In addition, all irrigation water for those areas come from water meters separate from individual residential water meters. For example, in a row of four homes, there would be five water meters. The fifth one is billed to the HOA. All condominium unit owners have their own individual water meters, while a separate water meter billed to the HOA tracks water used for landscape irrigation. This project will use the same approach to irrigation. Recycle/Refuse Disposal Areas: Recycle/refuse disposal areas will be provided pursuant to chapter 18.4.4. To meet the needs of Recology, individual trash cans and recycle containers will be placed at the curb by the resident of each unit or by an HOA maintenance employee. D. City Facilities. The proposal complies with the applicable standards in section 18.4.6 Public Facilities, and adequate capacity for 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. Water: There is an existing eight -inch water main in Mountain Meadows Drive and another in Skylark Place that serves the property. Sanitary Sewer: There is an eight -inch line in Skylark Place. Electrical: The property is serviced by underground power and there is an electric transformer vault north of the subject property. All electrical service on the site will be served by the electrical transformer adjacent to the property. Storm Sewer: There is a 12-inch line in the Mountain Meadows Drive and in Skylark Place. Necessary easements for the utilities will be provided on the Civil drawings and the survey plat. E. Exception to the Site Development and Design Standards. Finding: Not applicable. Mountain Meadows Community Final Phase — Modified Findings February 3, 2021 Page 18 of 27 RECEIVED BY EMAIL 02/03/2021 Exception to Street Standards 18.4.6.020.B.1. 1. Exception to the Street Design Standards. The approval authority may approve exceptions to the standards section in 18.4.6.040 Street Design Standards if all of the following circumstances are found to exist. a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. Finding: The Mountain Meadows Community is a 55+ retirement community. The streets are designed specifically with seniors in mind. The street pattern within the Mountain Meadows Community is designed specifically for mobility challenged individuals, with accessible parking in close proximity to the uses it is intended to serve. The community needs more parking places close to the clubhouse. There are three unique and unusual aspects that demonstrate the difficulty in meeting the specific requirements of this chapter. The first is that the clubhouse is located at the top of a steep hill. Many of the senior residents can still drive but are unable to walk up and down that hill two times every day to eat lunch and dinner in the clubhouse dining room, visit the library, socialize with friends, attend musical events and fitness classes. This is the final phase of the Mountain Meadows Development, so its the only place on the campus left where a few more parking spaces can be located. The second unique and unusual aspect is that there is no other area left for additional parking. The head -in parking system is proposed because its the best solution for the lack of any other area for additional parking. The obvious third unusual aspect of the site that speaks to the need for additional parking is the demographic makeup of the residents. This is the only place in Ashland set up like Mountain Meadows. Mobility issues mean shorter walking distance from one's parking spot to the "central hub" of the community, the clubhouse, is essential. The street connectivity is provided with the development, yet the streets see very little vehicular traffic and little traffic from outside of the residents, home care providers, house cleaners and other professionals associated with the residents of the community. Additionally, the publicly accessible but private development streets and sidewalks are similar to other streets, alleys and sidewalks throughoutthe Mountain Meadows Communitywhere some public like improvements are upon private property. This allows for the Mountain Meadows Community to maintain and improve the sidewalks, alleys and streets in good condition and repaired by the community to the community standards. See 2020 MMOA Rules & Regulations, section 8.10.7 on sidewalks. The community's governing body is enthusiastic about the street design in this proposal and is willing to assume responsibility for the proposed head -in parking spaces on the north side of Skylark Place. b. The exception will result in equal or superior transportation facilities and connectivity Mountain Meadows Community Final Phase — Modified Findings February 3, 2021 Page 19 of 77 RECEIVED BY EMAIL 02/03/202 considering the following factors where applicable. Finding: The exception is to not install standard street improvements on Skylark Place. Skylark has existing head -in parking on the north side. The proposed development pattern reflects the parking on the north side of this same street. The streets are designed to limit the distance of travel for the senior residents and guests utilizing on -street parking. Connectivity is maintained with sidewalk access. Because the head -in design provides more parking spaces closer to the clubhouse than would regular parking bays, this increases the comfort level and pedestrian safety for persons who have difficulty walking long distances or may need to use mobility devices. The word "connectivity" appears frequently in the Mountain Meadows Declaration and Rules & Regulations, because it is one of the community's guiding principles. An informal carpooling system has developed where residents who still drive offer rides to their neighbors to reach the clubhouse restaurant "at the top of the hill" or to attend a fitness class. The proposed head -in parking will also be used to bolster these informal transportation systems. The subject property was used as a parking lot for many years for the above purposes until a fence was erected last year. For four years before the fence went up, the community counted and recorded the number of vehicles parking on that lot at different times of the day and evening, Every day except Sunday the daytime count averaged 35 cars on the lot, with all on -street parking spots full on both sides of Mountain Meadows Drive, Fair Oaks Avenue and in the Hunter's Green circle. If you eliminate Skylark Assisted Living employees, you still had probably 15-20 cars from residents, visitors, employees and home care workers. In the evenings when the clubhouse restaurant was open for dinner, there was still an average of about 5-10 cars parked on the vacant lot, again with all on -street parking spots full on both sides of Mountain Meadows Drive, Fair Oaks Avenue and in the Hunter's Green circle. It should be noted that before the lot was fenced, an informal head -in parking system was available; if that had not been the case, these numbers would have been much higher. A few of those cars were associated with visitors to Skylark Assisted Living, but the vast majority were involved in Mountain Meadows activities and amenities, visiting relatives/friends who live "at the top of the hill", providing services as contractors or employees of the management company and restaurant, or employed directly by residents to assist them to remain "independent". c. The exception is the minimum necessary to alleviate the difficulty. Finding: The requested exception completes an incomplete street system. The proposed street system and layout will help alleviate the current shortage of enough on -street parking for residents, guests, employees and home -care workers. There are about 25 employees working in the clubhouse, either directly for the community's management company or contracted to provide dining services in our restaurant, who compete for the limited parking spots. As mentioned earlier, planning activity back in 1995 was pretty much on target; the exception revolves around lack of sufficient parking. As time has gone on, Mountain Meadows Community Finai Phase —Modified Findings February 3, 2021 Page 20 of 27 RECEIVED BY EMAIL 02/03/202 many more jobs have been created than was predicted in the beginning. The clubhouse is the center of activity for socialization, education, dining, library, fitness programs, interaction with professionals, etc. As residents "age in place", getting from their various homes scattered around the community "up to the clubhouse" becomes more and more problematic, as does finding a place to park for commuting employees. Parking near the clubhouse is currently limited to 13 spaces around the circle known as Hunter Green and whatever is available along Mountain Meadows Drive and the east end of Fair Oaks Ave. The additional on -street parking spaces this plan offers is a big factor in community enthusiasm for the new development. There are currently about 225 people now living in the Mountain Meadows community. Some are comfortable walking to and from the clubhouse and dining facilities; others are not. This is, after all, a 55+ community and while aiming to "age in place", mobility challenges do happen. After the early "pioneers" moved into Mountain Meadows, it became apparent that Madeline Hill's dream had hit a "sweet spot". Two parcels of land on the west side of North Mountain Avenue, in the North Mountain zoning area, were added to the initial 21.5 acres. These were developed into 43 more residential units (28 single family homes and 1S condominium homes). These additional senior residents also actively participate in the clubhouse and fitness amenities, and it's rather a difficult stretch for some to make that once or twice per day trek "up the hill" to the restaurant and other amenities. Inclement weather increases car commutes. The net of this situation is that clubhouse parking is a community problem. In fact, it ranked second in a recent survey of residents as to the most needed improvements. The 19 additional on -street parking spaces the plan offers is a big factor in community enthusiasm for the new development. d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection 18.4.6.040.A. Finding; The Purpose and Intent of the Street Standards section speaks to connectivity and design and to creating a public space in the community. The improvements are consistent with the pattern that exists throughout the development and allows for the most consistent development pattern for the senior residents of the Mountain Meadows Subdivision. 18.4.8 Solar Setback Standards C. Exceptions and Variances. Finding: For the purposes of solar the existing parent parcel has an average north south lot dimension of 141.90- feet. The slope of the lot 1S0-feet to the north is -.02 percent. A new lot is required to be 70.58-feet wide. In this case that would lead to two parcels. The alternative is the assignment of a solar factor. This is similar to the Millpond standard or when a maximum solar shade producing point is recorded with the plat of a partition and restricts the heights of structures to demonstrate compliance at partition level. In the case of this property, the assignment of a solar factor would not alleviate that the narrow north Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 21 of 27 RECEIVED BY EMAIL 02/03/2021 south lot width is similar to a townhouse or condominium type of lot layout and the property lines in this case are 5.5 feet from the north wall of the lot requesting the solar waiver and the residence to the north is 5.5 feet from their south property line. There is no required setback between structures except the separation between building standards and solar. The proposal complies with the separation standards but does not meet solar because even a `typical 'eave height of 10 feet (1 'foundation stem - wall, 8 'plate height and 1 'plate height) the structures would need to be 14 feet away from the north property line. A six-foot tall shadow casts an approximately 14-foot-long shadow starting six -feet off the ground and falling at a 25 degree angle. The proposed structures both cast shadows that exceed what is permitted thus a solar waiver is sought. Due to the limited parent parcel north/south, the proposed development utilized attached wall construction for six of the eight structures and utilized multi -story construction to provide for passive solar where shading from the structure to the south impacts the south wall of the main floor of the unit and an east and west facing outdoor space. 1. Solar Setback Exception. The approval authority through a Type 1 review pursuant to section 18.5.1.050 may approve exceptions to the standards in 18.4.8.030, Solar Setbacks, if the requirements in subsection a, below, are met and the circumstances in subsection b, below, are found to exist. a. That the owner or owners of all property to be shaded sign, and record with the County Clerk on the affected properties' deed, a release form supplied by the City containing all of the following information: i. The signatures of all owners or registered leaseholders holding an interest in the property in question. ii. A statement that the waiver applies only to the specific building or buildings to which the waiver is granted. iii. A statement that the solar access guaranteed by this section is waived for that particular structure and the City is held harmless for any damages resulting from the waiver. iv. A description and drawing of the shading which would occur. Finding: The signatures of the affected adjacent property owners have been secured. Madeline Hill and Hunter Hill presently own the property and are the developers of said units. The waiver applies only to the two structures on Lots 2 and 5 and no other lots. The solar shadow exceeds that as required per the solar setback standard which requires no more shadow upon the north property line than would be cast by a six-foot fence on December 21 at noon. Mountain Meadows Community Final Phase — Modified Findings February 3, 2021 Page 22 of 27 RECEIVED BY EMAIL 02/03/2021 The city is held harmless for any damages resulting from the solar waiver. The drawing of the proposed solar waiver area is provided with the application plan submittal set. b. The approval authority finds all of the following criteria are met. i. The exception does not preclude the reasonable use of solar energy (i.e., passive and active solar energy systems) on the site by future habitable buildings. Finding: The proposal does not dimmish the reasonable use of solar energy. The solar shadow is calculated based on the longest day of the year. The shadow cast by Unit 3 and Unit 7 do not preclude the reasonable use of solar energy on the site by the future residence. Active solar could be installed without shading impacts from the proposed adjacent dwelling as the shadow is below the eave line in both instances. Unit 2 is a two-story structure allowing it to take advantage of the passive solar provided on the second story windows. ii. The exception does not diminish any substantial solar access which benefits a passive or active solar energy system used by a habitable structure on an adjacent lot. Finding: The exception only impacts passive solar on one exterior wall of the two of the eight residences that are to the north of Unit 3 and Unit 7. In both cases, the units shaded by the structure to the south have access to passive solar on the east and west facades where outdoor living areas are provided and windows to allow passive solar into those spaces is also proposed. iii. There are unique or unusual circumstances that apply to this site which do not typically apply elsewhere. (Ord. 3147 § 8, amended, 11/21/2017) Finding: The parent parcel is a preexisting lot of record within a planned unit development that anticipated attached wall and detached wall residential construction. The parcel is wide east to west and narrow, north to south. The parcel is bound by public right-of-way on the west and east side and a driveway serving the adjacent development to the south. To the south of this parcel is a large multi -story structure that substantially shades the site. The parent parcel, for the purposes of the solar setback has very little slope north to south, but the actual grade of the property is more substantial. To achieve an alley like, or consolidated access to reduce the number of curb cuts or individual driveways to units, with the shortest vehicle travel distance, the shared driveway to seven of the eight units is proposed from Skylark Place. Retaining finished grades at not more than 2.5 — 3 percent is critical in the senior housing development and this is unique to the development as other projects would step structures, sidewalk's, or steepen Mountain Meadows Community Final Phase — Modified Findings February 3, 2021 Page 23 of 27 RECEIVED BY EMAIL 02/03/202 driveways and sidewalks to reduce height of structure for solar purposes. The access to the property is somewhat restricted due to adjacent street patterns including separation between intersections and driveway separation. The alternative development would have created an east to west, long alley that was more than 35-feet from the intersection to the south, in approximately the location of Unit 3. A driveway that crossed the lot east to west to make solar setback compliance simpler as shadow would have fallen to Skylark Place, but other layout issues would then be presented that would have created an undesirable development pattern. This includes that the units would have been oriented towards Skylark Place and not Mountain Meadows Drive as sought by the orientation standards. Additionally, if access were shifted to create a north / south lot orientation based on access to garages, a long driveway bisecting the site east to west increasing pervious surfaces within the development. Property Line Adjustment: B. Approval Criteria. The Staff Advisor shall approve or deny a request for a property line adjustment in writing based on all of the following criteria. 1. Parcel Creation. No additional parcel or lot is created by the lot line adjustment. Finch; No new parcel or lot is created by the lot line adjustment. 2. Lot Standards. Except as allowed for nonconforming lots, pursuant to chapter 18.1.4, or as required by an overlay zone in part 18.3, all lots and parcels conform to the lot standards of the applicable zoning district, including lot area, dimensions, setbacks, and coverage, per part 18.2. If a lot does not conform to the lots standards of the applicable zoning district, it shall not be made less conforming by the property line adjustment. As applicable, all lots and parcels shall identify a buildable area free of building restrictions for physical constraints (i.e., flood plain, greater than 35 percent slope, water resource protection zones). Finding The proposed lot line adjustment relocates the property lines to the boundaries of the development of the adjacent parcels and the proposed parcel. The proposed property line adjustment does not make the existing lots non -conforming because there are portions of the structure that cross the property line and the proposal removes the property line that is within the structure and provides a new six-foot side yard setback for the new residential construction. 3. Access Standards. All lots and parcels conform to the standards in section 18.4.3.080 Vehicle Area Design. Lots and parcels that do not conform to the access standards shall not be made less conforming by the property line adjustment. Finding: Mountain Meadows Community Final Phase —Modified Findings February 3, 2021 Page 24 of 27 RECEIVED BY EMAIL 02/03/2021 The property line adjustment does not impact the vehicle area design, nor does it limit access. The proposal for the subdivision transfers the property from the subject lot to the Parkside Condominium and the Mountain Meadows Homeowners Association and places the driveway access to Parkside on their own property. The proposed south property line adjustment provides a side yard setback to the Parkside Condominium structure where the structure presently has none. This increases lot conformance. Attachments: 1) Boundary Survey 2) Conceptual Site Development Plan 3) Conceptual Building Elevations, Sections and Floor Plans 4) Solar Setback Waiver Elevations and documents 4) Civil Engineering Plans S) Landscape Plan 6) Mountain Meadows Homeowners Association documents 7) Mountain Meadows Community presentation Mountain Meadows Community Final Phase — Modified Findings February 3, 2021 Page 25 of 27 DECEIVED BY EMAIL 02/03/2021 Mountain Meadows Community Final Phase — Modified Findings February 3, 2021 Page 26 of 27 RECEIVED BY EMAIL 02/03/2021 7 3/8" 1 QE Y y s"6ruce a `�` Richey, Architect, AIA 70 PcrtWnd Avenue Lledferd, Oregon 137504 A RESOENnAL OEYcLOPMENT FOR: MOUNTAIN HILL ESTATES, LLC} j ^� s -- "t -�°'-" "' -�� I �� FtlePry�e (541) W9-91+•1 828 80ULDER CREEK LANE- ,f.. 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Oregon 97544 Tdeenone (341) �_91as emarc nxricn<yawre9onw�nrtect.wm A FESIMU fAL DE LENT FOR: MOUNTAIN HILL ESTATES, i LC 826 BOULDER CREEK LANE ASHLAND, OREGON 97520 ~ 3 F- ( P RECEIVER 6Y EMAIL 02-0372021 Ln W � 54'--6" „C--la , I, t-'9Z N gEl s - " Bruce Richey, Architect, AIA ao a°`°°"a A""°` lAedf.,d. Oregon 97504 TdePhon� (5i1} 58&-45H ¢mat 6racheyonegenwcA3lecl.cem A RESDEN11Al. oEVEtaFMENT Farr MOUNTAIN HILL ESTATES, LLC 828 8OUL0£R CREEK LAN£ ASHLANO, CROON 97524 ........ _!, ? .... v -.. - _q..._. RECEIVED BY EMAIL CM312C21 m 23'-7 5/8" Y . G y E J s "W. Bruce Richey, Architect, AIA 30 P dl-d A,—, v"I-d, fl,a4o� 97504 Y�r<ano�e (ss+) .aa-4taa &.aa n.rmnare�e9e�er�nit.��oom F flESIDE"At OEY0.4PMENT FOR: MOUNTAIN iiILL ESTATES, LLC 828 84UI.RER CREEK LANE ASNLANO, 6REG4N 97520 F... .,..,..,... -.. � '. .... y... _. RECEIVED BY EMAIL OPIOW2G21 14'-2„ 13 6„ r O 70 r z z 14'-7 1 /2" § ! y 1, �_ Bruce Richey, Architect, A€A 30 Porll-d Avenue Medforq Oregon 97504 U,p, ..e (wi Me gI44 Emn9 ew,lcne�aeregono2nn�l.corn A RE=ENTIAL DMOPMENT FOR: MOUNTAIN HILL ESTATES, LLC 82B BOULOER CREEK LANE ASHLAND, OREGON 97520 § 3 RECEIVED 8Y EMAIL 0263r,029 s a m r m z G -s D O z D z 9 n $ - �� � � � f. Bruce RicFley, Architect, AIA 30 Pv tl..d A.enue Medford, degon 97504 Ye4pnona ysny sea-9sss Ts+aa n.rl�nesa�ave�orN,x.�l.�om A RESIOEiFNAL OEY0.0PMENT FOR: MOUNTAIN HILL ESTATES, LLC 520 BOULDER CREEK LANE ASHLAND, OREGON 97520 3. ti j - , - ." 6 ... ...... , . RECEIVED BY EMAIL 02WJ2021 O O m I� n z 57' - 0" 28'-6" 7'-6" 21'-0" N CY I 0 ir, C A Z aioo LIl m C7 Hruce Richey, Architect, AIA A RESIDErnAL oEvhlOPMENT roe: s e so anunne A.—. MOUNTAIN HILL ESTATES, LLC IV o �� �� i u +� SAedMrd, Oregon 87504 ra�Pbaoe asap 4sa-9144 828 BOULDER CREEK LANE i�E" I � ^^• 8 _' � . ). EmMI bwdchey0oregonorchllecLcom ASHLAND, OREGON 97520 RECEIVED BY EMAIL 0210312021 Date Received Applicant's Statement of Completeness (To be completed by the Applicant and returned to the City of Ashland Re: PA-T2-2020-00026, Mountain Meadows Dr. Date Application Expires: Jane 7, 2021 Pursuant to an Incompleteness Determination, I, the undersigned applicant or agent for the applicant, elects one of the three options below by initialing: ...................................... (ADG ). 1. Submit All of the Missing Information (Inrtial I of 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 my opportunity to submit additional materials, should it be determined that the application is still incomplete after the second review. (Note: The 1.20-dory period for the City of Ashland's final determination of compliance with applicable criteria does not commence until the additional review for completeness period is completed.) Check #desired . _ I waive further review of the information submitted for completeness and direct review of the information submitted for compliance with the Community 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. Note: Since the property owner's Madeline & Hunter Hill, own the properties requesting and granting the solar waiver, and the property descriptions do not exist, the solar waiver agreement form has not been provided yet as it would not accurately depict the legal descriptions. Community Development Wept. Tax 541.- 5 2-205 ��, 20 E. Main Street Fax: 549-552-2050 Ashland, Oregon 97520 TTY: 800-735-2900 www.ashland.or.us derek severson(3a.ashland.or.us RECEIVED BY ENTAIL 02/03/202 ....................... ( 2. Submit Some of the Requested Information: (Initial f el mz4 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 information 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. ( 3. Decline to Provide any of the Requested Information (Initial if elected) 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. Signed and Acknowledged (Applicant or Applicant's Agent) February 3, 2021 Date Return to: City of Ashland, Planning Division Attn: Derek Severson, Senior Planner c/o City Hall, 20 East Main Street Ashland, OR 97520 Community Development Dept. Tel: 541 - 5 0 OW 20 E. Main Street Fax: 541552-202-2050 Ashland, Oregon 97520 TTY: 800.735-2900 www.ashland.or.us derek.seversonla ashland.or.us RECEIVED BY EMAIL 02103I202 N0U380 'aNV7EIStl wmg no a'ri�`ainssa � rirv�: mnom � k �� i� � U a, tma aar= v nwma 'Dbuavnz mus •roaaaaoNoo 1 ewe w✓.� a,+w�..ago..�,ww,.v.:s.�.ue.�.»�..rww,uyA.,W.w,».�aw�...-�,.N»wa.ti„a..,:,-»...=...o-.w...4�.,:.w.ve,..,.,.�m.:.r, .--,�-xr�-v-�....w r a _■ ■ r r • S t � 4 ILI Ili � � a- �i�lf'i�r'r•irrr�'!/� V�r w✓�7!� - �, _�. _ '+�,;'c• y �i. `'r rr � yA •tiyl r �� �i�.r � ��. .............001 r�t01A!►tfIQfr ��Iv�ll�.�MdSa�e 1--1 ,..�� ,���r■a a�YIYWIYYY/AIIAIIR^- c z Cn C Z m i a a `' Bruce Richey, Architect, AIA A RESIOENAAI_ DEVELOPME:147 FOR: Cf) '9 30 Porfmnd Armwa Madfurd, Or.9— 375134 MOUNTAIN HILL ESTATES, LLC a i s f7• u C 828 BOULDER CREEK LANE § r��pa�a (541) 4a8-9144 ASHLAND. OREGON 97520 Emef1 a.r�n�yarcq�ormac��ti�om RECEIVED BY EMAIL 02103I2021 �::E �m II � om r- m c C z D --� —j O Z n I� C m m r- m C D O Z C Z_ CA m (1) --I m r m O z 0 m 0 rn ro 70 C ! ` Bruce Richey, Architect, AiA A RESIOENTTAL DEVELOPMENT FOR: 30 Portland Avenue MOUNTAIN HILL ESTATES, LLC a i o$ e 'u '7 E : Medford, Oregon 97504 828 BOULDER CREEK LANE Telephone (541) 488-81M N § ,,,���7-� E null nwrtcheyQor.g.—hlt..t—. ASHLAND, OREGON 97520 RECEIVED BY EMAIL 0210312021 MOUNTAIN MEADOWS DIWE E70ST. PL NEW SIlEW4L% Lll V C per.. `iJ 5 Z 7 a w ]e ._ 5'-p y � i Y A� m `41'-fl y 14'-4' 31'-4" 34•-6' sloEwAuc •cam % mm ,e y V F.r r�� V _,. I-nI zc ' n m r� m s 1�9 o znx $rrJ a•_y o� sass a N a z 6 a Cl i a C � psi D F— °( 3 - s �p z as y 0 z z m 3 5 C 0 `jj131 5 a' _ I,i z b i z: Z b �p n oo roa lc B101 M3N yam?d910N:3N n m D ti Its m Z4._Z. A M._g. a�— a Ln > + A J N J T A m N V y v 6 N A n J O m N p V ➢ N �4 A � � v D si$ - CC pp�� v Q A Bruce Richey, Architect, AIA 30 aarV.,d A-- A NE9oE AL E�iLDPSFNFFVh MOUNTAIN HILL ESTATES, LLC i i _y r q it 7elephene {541} 4N-4tµ 828 BOULDER CREEK LANE 3 f 3 3 9 .• E_11 bwrkheydorcgonorch3lecLcom ASHLAND, OREGON 37520 ........ . j - ' I MOUNTAIN MEADOWS 'There is a beautiful pester of the Grand Canyon that says "Things Tape Time." So it is with Mountain Meadows, More accu- rately, quality things, done right, take time, especially if they are to merge smoothly with the needs and character of the envi- ronment, the neighborhood and the city. Mountain Meadows is taking time, but it is getting done. It is being planned as part of an overall North Mountain Avenue Neighborhood Plan, which takes into consideration traffic flow, bike paths, access to nearby Bear Creek and countless environ- mental standards. Sewers were approved by the city last fall when a local improvement district was formed with all neighbors in agreement. Funding .for the paving of North Mountain is now being studied by the steering conjrnittee of the North Mountain Avenue Neighborhood Association. (NMNA) The group is also working with city planners on laying out new roads and biking -walking paths linking the area to Bear Creek Greenway and. the citv`s new 40-acre park at Hersey and North Mountain Avenue. The entire NMNA, including residents and landowners, met with city planners in January, to allow all voices to be heard. At a mid -April meeting of the steering coirmiittee of the NMNA, planners agreed to an August or September target date for Planning Commission considerations and possible approval of a zone change and amendment to Ashland's Co prebensive Plan for the entire Fi(i-acre North Mountain Neighbor- hood flan, which take in both sides of North Moun- tain Avenue from Bear Creek to the overpass and includes all of Mountain Meadows. Planners also expect are October date .for city council consideration, of the same steps. At that point, the final layout of Mountain Meadows will be known and future residents may select their lots based on a numbered waiting list. Names will be accepted. for the list soon. If, as expected, Mountain Meadows receives October approval, building will begin early in 1995. MADELINEHILL A UFETimm DEDICATED TO IN -DEPENDENCE AND DIGNM FOR THE ELDERLY Madeline Hill - Building a dream called Mountain Meadows. Right, at home Vritt€ the elderly, from childhood to suntan€i Meadows, Madeline celebrates a friend's 801h birthday. It was one of those stories that really grabs you: about two years ago, ten retarded ad -Lilts were being evicted from their group home in Ashland because the house was being sold, l To one was doing anything to find there a new group, horiae. No govEria.- ment agency leaped to their rescue. iiNo group of concerned citizens formed. But ane person changed things. frith years of experience as a social worker and administrator in the senior services field, Madeline Hill went unto action.. Within weeps, she located a house, found state and federal grants, plus two private investors to buy it, then. talked a contractor into bringing it tip to code. As a way of saying thanks, they named it "The Madeline Hill. House", zhe story defines Madeli.ne's ditaracter: a li.fetii e of professional experience helping and, caring about people, the knowledge and shill to ma]-ke things happen and, above all, a cli ief, role-ri less determination to reach the goal. No-;v, Madeline Hill is me long Moun- Un Meadowshappen. It`s her idea and visi(m and, ty°pica.11y, a pi€ neenng ono �-Vhat inspired tier.? Madel.i.ne was moved by the desire., expressed bar' many older friends - and her own parents, who will five there - to lure in smaller, senior -friendly homes. They y wanted to have some -,endear help available in order to continue to live i-ade- pendently and with dignity. This would allow them to stay in the comma.uity where they hay,e lived their lives uid v�Yhcre= they c rn be near relatives, friends, their church, doct r, barber or hairdresser. A CHILDHOOD Of Chi�G Madeline is fortmiate. to be a profes- sional doing what comes naturally to her: helping people. She grew tip with her parents, sister and Norwegian immigrant grandparents all in the same three -genera- tion home. "they also took Mac-deline's disabled aunt and her two children into this s. a,il home. Her mother worked as a school bars driver for luuidicapped children and Madeline's best friend in high school was in a wheel chair. ''I was raised with values of caring aund concern..d.t evade nee co forWble around disabled and older people. l learned to work hared for people I loved, It vas .€nutu- a.11y rewarding and enriching and I've just continued it all my Life.." After a sociology degree f€oixa V%,'I-dtmwi Collex e in Walla Walla, Washington, where she n:iet her husband, Hunter, the pair lived in Scandanavifa for two years, studying a "much adore erilighteried" system of helping seniors and the disibled. "They believed eve.ty persona had value. If you were sick Or disabled, voiir. family slid not have to be impoverished. They believed iir prevention and taught everyone health skills. I decided to do gill I coi.dd in my Life to emphasise independent living a.n.d dignity, which mean.-, making your own choices, Some as small as when and what to eat, when to go to lied or how often to bathe_ YOU can lose that in an institution.' Madeline launched her career as a social worker helping severely handi- capped children native out of institutions in Los Angeles and create .new lives in feaster homes. She and. Hunter rraoved to Jackson County in 1972 and both went to work at Top right, in 1980 a revolution in senior servioes is signed9 helping people remain hi their own homes with in -home serwi"SS Madeline with Lamar Beatty, right, social sewj Aes director, Veterans Dss;ssiciliary and Don Smiand, director, Area Agency on aging, Right, Madeline plants taees at the White city Veteran's Domicitiar , where she worked to place elderly in home or foster Care,1973, the Veteran's Adrzairdstration D€ mici iary in White City, Madeline in charge of moving vets oLit of institutional care and in -o their o-wn hcarires or foster home settings. Thr€arrgh her work, Madeline realized it was jus I corrarrior� sense to have fewer large-scale, expensive anstutl.oml settings, and nik living in the ccam.ialrr.ra.itv-. It resulted in .irra�zrxa� rrAr independence and digaity and at less cast. Working with the elderly, Madeline noted that lots of Nfedicca.id money was go4ig to narsins homes, where enornimis nwribers of peoplewerebeing; placed, when, with just a little daily help they, coald easily contirme living at home, or in foster or g o- ip homes. Madeline's light bul wen- on in a bi.g wa— . l<vhat if Yoti Could get z Mediciaid waiver to .;peed less rrr.caney € n nUrsizag home care and then trse ene s i '1.r4n to keep sE:Itiii;5 H-1 goi-s€i cam - :at h€1ne or in foster hor.nes? i he ta-xpayers save mo.n.ev and, of C M.arSe, serf ors p,-etc r it. Madeline, b,, now an expert on sert.r.rr - hottshn , piunuered it. VVhilc: servin- was director ofl-iEL Plin'e,, and G Member of the _Jackson -Josephine Health. Planning Coun- cil, she i,�,,o.rlced. to get the Medicaid waiver. Ln 1979-81, a5 regional coordinator of the Waiver 1pro;ect, Madeline got a.l.l..medicall. and care providers, go er.arneat agencies rand officials organized ,ender a new Lot Lg- terisl Care 1'ask Force. She got them all talking to each ot`cier, learning the range of low-iMpact care afle atives and usi:n.c, the new hirtdin— smirce to pay for fhem- RU-PiENTLING SENIOR SERVICES The project was very sr;ccevsftil, Costing halt as in Lich as nur sing hor-ne care. Wh<a1. Madeline accomplished. became the. statewide model and led to the creation of tl�e state in 1981, !Jnder the nm-ne of the'Oregon -Model," it l:ec: ,Tne the g,4r l of con rntisional ccfrrrnaittees, Senior groups, gofernors and state leg isla Tres arowid the ctnrn�-ry. It made Oregon fhe only Mate in the nation vlhere more low -.income, frail elderly and handi- capped persons get long-term care at home or ua subst i ttrte hz �irres than in irr.m5ing homes, "I'm promi€=r of that than anything in my hfe.," Made] ine says_ Dtiring this project, Ntzidebne fo ind time to become the first � oman to a-= for mayor of Ashland, comino- in second in a. field of seven. Tier professional life blos- somed, as she became re nori manager and prograrn adiTdnistrat€ar for the state Senior Scrrvices I-X ision in Sou.them Oregon for eleven years, In 199% she beca:rne owner- r, taker of Nladeline .I Lill Realty in Ashland, a step which opened the doors .for making Nlountai.n Meadows a reality, Decades of social service work: signing into a Long -Term Care Conference with Madeline (right rear) are Patti Lane (front), director of nursing services, Jackson County Health Department, and Peg Crowley (left), director, Community Health Clinic, MEADOWS 900 rL Mourftin Ave. AsHand, OR 97520 (503) 482-1300 or (8W) 3371301 VOLUNTEER SFit' XCP I -Ter work -is a broad and colorful tapestry of efforts to improve floe fives of women, seniors and handicapped. She organized TV shows on acroi was a delega te to Oregon',', VVb1te House Conference on Aging and now teaches AARP workshops helping- older women take charge of their money. Madeline started a weekly public radio series on women and organized the first Rogrue 111-1 TAT_ I j- C_ Valley men s on. rence. She has volunteered her energy to many boards: Extended Circle (live entertainment at nursing homes), Jackson County Com- mission on the Status of Women, Southern Oregon Women's.Access to Credit, Oregon Gerontological Association and Western Oregon Health Systerns Agency. Madeline increased her financial know] - edge while serving on the Ashland and Jackson County Budget Corrunittees and on the Board of Trustees of the Carpenter Fotmdation.'S,he received the "Women - Helping -Women" Award from Ashland Soropton-dsts, the "Boss of the Year" Award fro rn Business and .Professional Women and the "Rental Owner of the Year" Award from Southern. Oregon Rental Owners Association, Madeline was recently a member of the Ashland Hospital Board of Trustees. She volunteers as a Board member of the .Ashland Senior Program and the Ashland Chapter of AA.RP. Mountain Meadows is 1.1 miles from the downtown Ashland plaza, by the odometer. From the plaza, turn left (north) and drive down Oak Street to 'Hersey. Turn right (east) on. Hersey, which takes -you to North Mountain Avenue. Turn left (north) on North MouritainAvenue (currently unpaved). The 22-acre site is on the right, stretching from the second driveway after Bear Creek all the way to the overpass. You'll see rolling hills and grazing "The goal cif my volunteer work is to encourage individual independence and a higher quality of life for those most in need." Rk-rimmEN-r COMNIUNrry wiTH HrART Mountain Meadows is a continuation of that idea - creating a community where people. over 55 can live and not have to move again. If they ever need services or help, it can be brought to them, so they don't have to give up the security and dignity of their own home. Madeline's long experience with the elderly has taught her that ageism is widespread and ...... tha t it panel 00mber budget takes active work to counter it. Aging is particularly hard on women, as they have generally earned less in life and tend to be widowed more than men, thus ending up on a single income. The medical profes- sion tends not to take the complaints of the elderly as &eriously, because aging is seen as a series of losses. "Aging is not a series of losses." says Madeline. "It is a series of changing oppor- timities to expand and experience life in newer, .fuller ways." Madeline and Hunter will be taking up residence at Mountain Meadows. She will be doing what she's always done - making things happen and working for the fullest possible re p ossi alization of independence, security and dignity '1146- 1�mv cows, maybe a meadowlark singing on a fence post or ducks migrating overhead. Breath -taking views greet you from every point of the compass, with huge Grizzly Peak sloping up to the -north and Mt. Ashland rising above the tree -clad Smiskiyous to the southwest. The future 40-acre city park is also on the right side of North MountainAvenue, and extends from the intersection with Hersey all the way to Bear Creek. ";§� N S.vOG-V3N NIVI snow JoAsManoo;nwq 7 0 O C) n :tr O W 0 cn cu 9 7d ? 4 � r . ,, o 47 czl 4 4, CO A-4 E 4.4 � � film V •A E 44 n w"J 0 u th N 07 G o W Ei o v 91 o O wc Mr- -2 !✓ o ��. G to v �, •� a� � � . 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N v to Q O wv}� 3 0-0 •cn 6: u cJ +0?-. o 4} fa .w w .� U '�-` w sU ,� .fi.." V .V 3 QT w � D m � « M� U QQ Nu7 O u (0 o cn ' O O C ��� Q � 4I u . - oLoQco�°a��o� o>v D y �s e� ro �, © ro v ro ro n� n 3 ?p ro� n ro v v w v , x 0 D+ N U -0 c m O W w R E ro Q 0_ 3 v cs C� ua Q G E .� � - 0 Q v U s- � Qa x , i v �. � R O n a s S3 3 d uO] �' '' R na o a 1:1 OO s m O UO Q rn O a CO .. fa U v da C s. 4. o q7 CJl U tir C71 G .. :ram, , ..r✓) fq U U Oi v m 1" a E � pJ '� Q �. Q �.,' •uv � U y�„1 r� •� C�3 � N a7 C y � •y--, �' 'vC7a G Uj w vIi3 U) W m D Q1 0 Ra�Oa O Uu .C. -i % rro 4C� ;, a� U ca d. v � a. -rs •� O � v � � a � °7 � � c '� 3 � � � .c 4; •� a � '� ro ar o p v ra m ro s, cn o a m na v� v m +a m y >~ V ° U a a: 5 o � � R. � o ,C RECEIVE BY EMAIL 02I0312021 0 'Agingin place' in Ashland By Louise Watson Of the Tidings When Madeline Hill drives out to an open grassy field on North Mountain Avenue, she sees beyond the emptiness and winter -hardened ground sur- rounded by mountains. 'For the 22-acre site between Bear Creck and the freeway is also the site of a long-time vision of Hill's: to have a place in Ashland where seniors could Iive- and riot have to leave Ashland. "This project has been my dreamt for about six years," Hilt said. "It's a local place -for local pcoplc. " If all goes as she hopes; Hilt, an Ashland real es- tate broker and developer; will soon be building Mountain Meadows, a 22-acre Ashland retirement Community that utilizes the concept of "aging in place." Such s concept, a first for Ashland, is al- ready a reality in Medford and other areas. It allows seniors 55 and older to remain independent longer by living in apartments, single-family dwellings.or condoininiums in the same community where their friends, their church, and volunteer activities al- ready are. "As you got older, it.is particularly traumatic to have to move (for physical reasons)," Hill said. "If you look iiround town, condominium and townhouscs are two and three stories; all of ours will be on one level_" Another part of Hill's dream is to add "assisted - living" units to the complex, something which doesn't exist in Ashland now. In assisted living, residents would live in small apartments, take their meals in a central location; physical help to the in- dividual would be available on site should it be needed. "Assisted living will help people stay out of nursing homes and maintain more tndependence than in a nursing home setting," Hill said. Working; with seniors' needs is something Hill is familiar with; she was the program administrator for the state senior services division for 11 years, responsible for federal and state programs for seniors in the southern Oregon area, Now 52, she is a 21-year resident of Ashland. Hill and Medinger are currently working with the city on zoning and planning. The property is within the city limits, Hill said, with all city services avail- able. Recently, the city council approved a local irtt- provement district for sewer services in that area. Units would include condos, triplexes, duplexes and single-family dwellings. The exact number of units is undetermined, HilI said; as they are still. going through the planning process. But construction could begin in the fall with units possibly ready for occupancy by the spring of 1'995. The creek running through the project will be developed into a park. The complex is being privately financed. The different size of units will also mean a vary- ing price structure. Individuals may either rent or purchase, the developers said. Purchase prices would probably be in the "low" $100,000 range for attached single family dwellings; rentals are ex- pected "to be competitive, with what is .in Medford." Neighbors in the Hersey Strcei-North Mountain[ area are enthusiastic about the project, Hill and r Medinger said. Future plans may include a daycare center to serve the needs of working families in the area, possibly on the grounds of Mountain Meadows. Space for doctors and nurses to examine patients will also be included on the..site. The primary focus is a hometown one, Hill said. "My husband, Hunter, and I are longtime Ash- land residents who are doing this project," Hill said. "We will be here to see it through ... we want to get (into it) what local pcoplc want, this is thought out in Ashland terms." Sharon Laws, Ashland senior program director, laves the concept. � `I am pleased to see this develop- ing;; it's something we need in Ashland. Many people in Ashland want to get out of their large house and now they have to go to Medford. 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PT, Planning Division ZONING PERMIT APPLICATION IWA&I � 51 Winburn Way, Ashland OR 97520� # - ,-�� CITY Of 541-488-5305 Fax 541-488-6006 -ASHLAND DESCRIPTION OF PROJECT Performance Standards Subdivision: Site Design Review and Property Line Adjustment DESCRIPTION OF PROPERTY Pursuing LEER® Certification? ❑ YES ® NO Street Address SE Corner of Mountain Meadows and Skylark Place Assessor's Map No. 391 E 04AD Tax Lot(s) 234 Zoning Healthcare (HC Comp Plan Designation Healthcare APPLICANT Amy Gunter, Rogue Planning & Development Services arrl outer. Tannin mail.com Name Phone 541-951-4020E-Mail y9 p ing@gmaii.com 33 N Central Avenue, Suite 213 PROPERTY OWNER Name Hunter and Madeline Hill City Medford Phone 5A1 _8g0-a244 E-Mail Zip 97501 madelinehi11828@gmaii.com Address 828 Boulder Creek Lane City Ashland Zip 97520 SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER Title Architect Name Bruce Richey Address 30 Portland Avenue Title Engineering Name Mark Dew Phone 541-488-9144 City Medford OR Phone 541-772-1399 E-Mail bwrichey@oregonarchitect.com Zip 97504 E-Mail markdew@gmail.com Address 815 Bennett Avenue City Medford Zip 97504 545 A Street, Suite 3 1108 E Jackson Street KenCairn Landscape Architect: Ashland. OR 97520 Steve Ennis: Medford, OR 97504 I 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. I understand that all property pins must be shown on the drawings and visible upon the site inspection. to the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that I produced sufficient factual evidence at the hearing to support this request; 2) that the findings of fact furnished justifies the granting of the request; 3) that the findings of fact furnished by me are adequate; and further 4) that all structures or improvements are properly located on the ground. Failure in this regard will result most likely 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, I am advised to seek competent professional advice and assistance. Applicant's Signature Date As owner of the property involved in this request, / have read and understood the complete application and its consequences to me as a property owner. �9adeCir�e M//Z ____- Dec 4, 2020 Property Owner's Signature (required) Date [ro he camftled by City 513(f) Date Received Zoning Permit Typed r Filing Fee OVER M Gacomm-dcvlp,1 n in2Tomis & HandouWZoning Pennit Application.doc ZONING PERMIT SUBMITTAL REQUIREMENTS V APPLICATION FORM must be completed and signed by both applicant and property owner. 11 FINDINGS OF FACT — Respond to the appropriate zoning requirements in the form of factual statements or findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include information necessary to address all issues detailed in the Pre -Application Comment document. 2 SETS OF SCALED PLANS no larger than 11"x17". Include site plan, building elevations, parking and landscape details. (Optional —1 additional large set of plans, 2'x3', to use in meetings) I1 FEE (Check, Charge or Cash) 11 LEED® CERTIFICATION (optional) — Applicant's wishing to receive priority planning action processing shall provide the following documentation with the application demonstrating the completion of the following steps: • Hiring and retaining a LEED® Accredited Professional as part of the project team throughout design and construction of the project; and • The LEED® checklist indicating the credits that will be pursued. NOTE: • Applications are accepted on a first come, first served basis. • Applications will not be accepted without a complete application form signed by the applicant(s) AND property owner(s), all required materials and full payment. • All applications received are reviewed for completeness by staff within 30 days from application date in accordance with ORS 227.178. • The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission meeting. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission, which meets at 7:00 pm on the second Tuesday of each month, Meetings are held at the City Council Chambers at 1175 East Main St), • A notice of the project request will be sent to neighboring properties for their comments or concerns. • If applicable, the application will also be reviewed by the Free and/or Historic Commissions. G Icomm-devlplanningTomms & 14andouts52cning Permit Applicadon.doc Zoning Final Audit Report 2020-12-04 Created: 2020-12704 By: Amy Gunter.(amygunter.planning@gmatl com) '. Status: Signed Transaction U. CBJCHBC,AABAAd-zE9iG7XYKWx158i5Lj7Fyi98MIbQg6 "Zoning Permit Application" History Document created by Amy Gunter (amygunter.planning@gmail.com) 2020-12-04 - 6:53:51 PM GMT- IP address: 69.24.166.195 ' Document emailed to Madeline Hill (madelinehi11828@grnail,com) for signature 2020-12-04 - 6:55:31 PM GMT 'n Email viewed by Madeline Hill (madelinehi]1828@gmail.com) 2020-12-04 - 6:56:07 PM GMT- IP address: 66.241.80.45 too, Document e-signed by Madeline Hill (madelinehi[1828@gmail.com) Signature Date: 2020-12-04 - 6:57:49 PM GMT - Time Source: server- IP address: 66.241.80.45 Agreement completed. 2020-12-04 - 6:57:49 PM GMT a- Adobe Sign r""` Planning Division ZONING PERMIT APPLICATION F� 51 Winburn Way, Ashland OR 97520CITY OF 541-488-5305 BILE # Fax 541-488-b006 ,ASHLAND DESCRIPTION OF PROJECT Performance Standards Subdivision: Site Design Review and Property Line Adjustment DESCRIPTION OF PROPERTY Pursuing LEEDO Certification? ❑ YES ® NO Street Address SE Corner of Mountain Meadows and Skylark Place Assessor's Map No. 391 E 04AD Tax Lot(s) 234 Zoning Healthcare HC Comp Plan Designation Healthcare APPLICANT Amy Gunter, Rogue Planning & Development Services Tannin unter. Name Phone 541-951-4020E-Mail am yg p g@gmail.com Address 33 N Central Avenue Suite 213 City Medford PROPERTY OWNER Name Hunter and Madeline Hill Phone 541-890-3244 E-Mail 9 3s MOY1'111� madelinehil1828@gmail.com Address 828 Boulder Creek Lane City Ashland SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT OTHER Title Architect Name Bruce Richey Address 30 Portland Avenue Title Engineering Name Mark Dew Phone 541-488-9144 City Medford OR Phone 541-772-1399 Zip 97520 E-Mail bwrichey@oregonarchitect.com Zip 97504 E-Mail markdew@gmail.com Address 815 Bennett Avenue City Medford Zip 97504 545 A Street, Suite 3 1108 E Jackson Street KenCairn Landscape Architect: Ashland, OR 97520 Steve Ennis: Medford, OR 97504 I 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. i understand that all property pins most be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to establish: 1) that I produced sufficient factual evidence at the hearing to support this request; 2) that the findings of fact furnished justifies the granting of the request; 3) that the findings of fact furnished by me are adequate; and further 4) that all structures or improvements are properly located on the ground. Failure in this regard will result most likely 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,I am advised to seek competent professional advice and assistance. 12/912020 Applicant's Ofg6ture Date As owner of the property involved in this request, I have read and understood the complete application and its consequences to me as a property owner, Property Owner's Signature (required) [To be completed by City Stain Date Bate Received Zoning Permit Type Filing Fee $ OVER 11 G:komm-dev%ptammmg\Forms & Handouts\Zouing Permit Appiication.doc ZONING PERMIT SUBMITTAL REQUIREMENTS V APPLICATION FORM must be completed and signed by both applicant and property owner. W1 FINDINGS OF FACT — Respond to the appropriate zoning requirements in the form of factual statements or findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include information necessary to address all issues detailed in the Pre -Application Comment document. 11 2 SETS OF SCALED PLANS no larger than 11"xl7", Include site plan, building elevations, parking and landscape details. (Optional --1 additional large set of plans, 2'x3', to use in meetings) 11 FEE (Check, Charge or Cash) ❑ LEED® CERTIFICATION (optional) — Applicant's wishing to receive priority planning action processing shall provide the following documentation with the application demonstrating the completion of the following steps: • Hiring and retaining a LEED® Accredited Professional as part of the project team throughout design and construction of the project; and • The LEEDO checklist indicating the credits that will be pursued. NOTE • Applications are accepted on a first come, first served basis. • Applications will not be accepted without a complete application form signed by the applicant(s) AND property owner(s), all required materials and full payment. • All applications received are reviewed for completeness by staff within 30 days from application date in accordance with ORS 227,178. • The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission meeting. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission, which meets at 7:00 pm on the second Tuesday of each month, Meetings are held at the City Council Chambers at 1175 East Main St), • A notice of the project request will be sent to neighboring properties for their comments or concerns. • if applicable, the application will also be reviewed by the Tree and/or Historic Commissions. GAccmm-deOpla nin_gTorms & Handouts\Z.oning Permit Application.doc Mountain Meadows Community Subdivision Eight Unit, Ten Lot Performance Standards Subdivision, Multi -Family Site Design Review and Lot Line Adjustment ROGUE PLANNING 9 DEVELOPMENT SERVICES, LLC December 9, 2020 Subject Property: 39S 1E 04AD; 234 Property Owner: Hunter and Madeline Hill 828 Boulder Creek Lane Ashland, OR 97520 Architect: Bruce Richey, Architect, AIA 30 Portland Avenue Medford, OR 97504 Engineering Services: Dew Engineering, Inc 815 Bennett Avenue Medford, OR 97504 Landscape Architecture: KenCairn Landscape Architecture 545 A Street, Suite 3 Ashland, OR 97520 Project Manager: Steve Ennis Steve Ennis Architect 1108 East Jackson Street Medford, OR 97504 Planning Consultant: Amy Gunter Rogue Planning & Development Services 33 North Central Avenue, ##213 Medford, OR 97501 Subject Property: SE corner of Skylark Place and Mountain Meadows Drive Map & lax lots: 39S 1E 04AD; 234 Comprehensive Plan Designation: Healthcare Zoning: Healthcare (HC) Adjacent Zones: HC, North Mountain (NM) R-1-5, Jackson County RR-5 and EFU Overlay Zones: Healthcare Services District Wildfire Hazards Site Design Review Page 1 of 15 Request: A request for a Performance Standards Subdivision outline and final plan review and Site Design Review Permit for an eight -unit, ten lot, residential development of a vacant parcel. The request includes an exception to the street standards as the street layouts within the Mountain Meadows Community. Property Details: The subject property is at a vacant parcel at the southeast corner of Mountain Meadows Drive and Skylark Place. The property is within the development area of Mountain Meadows Community, a 55+ active, retirement living community. The parcel proposed for development is 36,781 square feet (.84 acre) with 105.74-feet of frontage on Mountain Meadows Drive and 209.58 feet of frontage on Skylark Place. The property is vacant of structures and there are no significant natural features on the property. F IF I F = Adj 5T$ To the south of the site is the building commonly referred to as "The Golden Aspen Building". It is a multi -story residential complex. The legal name is Mountain Meadows Parkside Condominium Stage Four. Also to the south is street parking, and the Hunter's Green open space area. Across Mountain Meadows Drive, are the Pavilion Condominiums, a multi -story residential complex. The uses to the north include Skylark Assisted Living, a multi -story Healthcare building. To the east is a Jackson County zoned, residential property. Mountain Meadows Drive has a 46-foot wide right of way. It is partially improved with pavement, and a curbside sidewalk adjacent to the parallel parking bay on the west side of the street. There is head -in bay presently on the subject property side of the street, but the street lacks sidewalk and parkrow. :t Figu 10.3,3,oxa. H—OC.;. Services District Skylark Place has a 41-foot wide public right of way. The street is partially improved with a five-foot sidewalk, six-foot park row, two 11-foot travel lanes and some head in parking spaces. The property and the adjacent properties are zoned Healthcare (HC) and the residential use regulations fall under the R-2 zoning standards Page 2 of 15 Detailed proposal: There are three components to the proposal. A property line adjustment between the subject property and the properties to the south is requested. One property owner is The Mountain Meadows Owners' Association and one property owner is the Mountain Meadows Parkside Condominium Association. by Property Line Adjustment is proposed to adjust property lines along the south, shared property boundary to provide adequate setbacks for the condominium units in the Golden Aspen Condominiums and to shift the property line to locate the majority of the improvements associated with each development (sidewalk and green space) to fall within their respective property boundaries. The existing 36,781 square foot (.84 acres) lot area is proposed to be reduced to 34,288 square feet (.79 acres). The proposal is to develop the .79-acre parcel with an, eight -unit, ten lot single family type of residences using the Performance Standards Option. Units #1- #4, are proposed to be attached in groups of two. These units have their front entrances facing Mountain Meadows Drive. These units are proposed to have covered porch entry and courtyard areas to enhance the sense of entry. The front door of Unit ##5 faces Skylark Place and includes a front porch area that area also faces Skylark Place. This residence entry is accessed from the pedestrian sidewalk system that connects to the pedestrian sidewalk system. There is a substantial grade changes on the north side of the structure between the sidewalk and the unit that necessitates a retaining wall and stairs. Units #6 and #7 are oriented to the east, and the front entry is accessed from the internal pedestrian sidewalk system. Unit #8 has front porch oriented towards Skylark Place and will be similar in size, height, mass, and scale as the other seven units. This is the final phase of the Mountain Meadows Development. The proposed density of the individual parcel conforms to minimum density standards, and the proposed development conforms to the anticipated density of the Mountain Meadows development when initially conceptualized in the early phases of the Mountain Meadows Community development planning. The addition of eight units conforms to the minimum density standards for the proposed .79-acre lot. Minimum density is 80 percent of the base density of 10.665 dwelling units. (.79 acres X 13.5 du/acre = 10.665 base density X. 80 = 8.53). Eight units also conform to the minimum residential densities expected with the build -out of the Mountain Meadows development. The base density of the total development area was determined to be 290.25 residential units (21.5 acres X 13.5 du/acre = 290.25). The minimum density of the developable area is 232.2 units (.80 X 290.25 = 232.2). There are presently 239.25 residential units within the development area, with the addition of the proposed units, the total development of residential units will be 247.25 units. The proposed units are each designed with a modern, open floor plan that is sought by the 55+ community allowing for aging in place. Additionally, the creative layout and use of the property and Page 3 of 15 public rights -of -way in a manner that supports additional residential density in an area of Ashland that caters to the senior living community. Each residential unit requires one parking space. The Performance Standards Option and the improvement of public streets require one on -street parking space per lot. Paved, vehicular access to the property is provided from Mountain Meadows Drive and Skylark Place. Both are classified as neighborhood streets. The proposal provides for the required single -vehicle parking space in the attached garages at the rear of the residences. These parking spaces are proposed to be accessed from Skylark Place via a private driveway that will function similar to an alley. The proposed street improvements require an exception to the street standards. The exceptions are necessary due to the unique widths of the public rights -of -way and the unique on -street parking pattern with head in parking, that were approved with the previous Mountain Meadows Development including the Site Design Review for Skylark Assisted Living Facility and the . The senior residents necessitate shorter distances of travel from parking areas to their destinations and generate a generally lower number of vehicle trips. The curbside sidewalks, perpendicular, or head -in parking are development patterns found in the Mountain Meadows Development and the proposal is consistent with layout and traffic patterns. All necessary utilities to service the development either exist or will be installed in order to provide connection to city facilities. On the following pages, findings of fact addressing the criteria from the Ashland Municipal Code are provided. For clarity, the criteria are in Times New Roman font and the applicant's responses are in Calibri font. Thank you for your consideration Amy Gunter Rogue Planning & Development Services, LLC 541-951-4020 Amygunter.planning@gmail.com Page 4 of 15 CRITERIA from the Ashland Land Use Ordinance The request is for a Lot Line Adjustment and a Performance Standards Subdivision for the creation of a ten -lot, eight -unit, residential development is a permitted use in the Healthcare Services District. Development of the dwellings requires a Site Design Review. 18.3.9 — Performance Standards Subdivision 18.3.9.030 PSO - Overlay Finding: The subject property is within the Performance Standards Overlay. 18.3.9.040. A.3. - Outline Plan Approval Criteria The Planning Commission shall approve the outline plan when it finds all of the following criteria have been met. a. The development rneets all applicable ordinance requirements of the City. Finding: The applicant finds that all applicable ordinance requirements of the City have been met. As detailed in the written summary above, the findings on the subsequent pages and the attached site plans, exhibits and attached documents demonstrate compliance with city standards. b. Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity. Findings: Adequate key City facilities can be provided to serve the development. In consultation with representatives of the various City of Ashland Departments (i.e. Water, Sewer, Streets and Electric Division) the proposed new lots will not cause a City facility to operate beyond capacity. An electric transformer is present along the north property line. Electric service will be extended to the units and each unit will have an electric meter in a location that addresses the needs of the electric department. Eight new water meters are proposed to service each unit. The water meters in the location most convenient for the water department. Storm water facilities will comply with the standards of the City of Ashland and the Rogue Valley Stormwater Quality Design Manual. The Stormwater runoff will be captured on site and conveyed to a storm drain manhole with a restricted orifice that will limit discharged to a pre -development flow. Any runoff exceeding this will be stored in underground pipes. Page 5 of 15 Following discussions with Recology, individual cans will be provided for each residence and collected on trash day at the curb line. c. The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. Finding: The property lacks natural features. d. The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. Finding: The development of the property will not prevent the adjacent land from being developed for the uses shown in the Comprehensive Plan. e. There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. Finding: Per recorded document ##2016-1848, "2016 Amended and Restated Declaration for Mountain Meadows Planned Community", adequate provisions for maintenance of open space and common areas is already provided in Article 16.1: "Successor Declarant is undertaking the work of development Platted Lots and constructing Dwellings and incidental improvements upon Mountain Hill Estates, which will be Successor Declarant's final phase of the Mountain Meadows. Mountain Hill Estates is already a part of the Mountain Meadows and therefore does not require the filing of any supplemental declaration annexing it into the Planned Community." This final phase of the subdivision will be completed in one phase. The open spaces were provided with the first phases of the Mountain Meadows Community along Kitchen Creek to the south of the subject phase of the development. f. The proposed density meets the base and bonus density standards established under this chapter. Finding: Page 6 of 15 The 34,288-square foot property is zoned healthcare and when residential development is proposed, where the other regulations in this ordinance do not refer to the HC zone, the standards for the R-2 zone (part 18.2 Zoning Regulations) shall apply. The addition of eight units conforms to the minimum density standards for the proposed .78- acre lot. Minimum density is 80 percent of the base density of 10.62 dwelling units. (.79 acres X 13.5 du/acre = 10.665 base density X.80 = 8.5). Eight units also conform to the minimum residential densities expected with the build -out if the Mountain Meadows development. The base density of the total development area was determined to be 290.25 residential units (21.5 acres X 13.5 du/acre = 290.25). The minimum density of the developable area is 232.2 units (.80 X 290.25 = 232.2). There are presently 239.25 residential units within the development area, with the addition of the proposed units, the total development of residential units will be 247.25 units. g. The development complies with the Street Standards. Finding The proposed street development does not comply with the adopted street standards. The street pattern within the Mountain Meadows Community is designed specifically for mobility challenged individuals with accessible parking in close proximity to the uses it is intended to serve. The street connectivity is provided with the development, yet the streets see very little vehicular traffic and little traffic from outside of the residents and healthcare/home health services and other professionals associated with the tenants of the community. Findings of fact addressing the exception criteria are provided. h. Nothing in this section shall limit reduction in the number of dwelling units or increased open space provided that, if this is done for one phase, the number of dwelling units shall not be transferred to another phase, nor the open space reduced below that permitted in the outline plan. Finding: The development is proposed in one phase and there will be no transferring of dwelling units. 18.3.9.070 Setbacks All development under this chapter shall conform to the following setback standards, which are in addition to the requirements of the applicable zone. Finding: Page 7 of 15 The front yard setback for Lots #1, #2, 3 and 4 abutting Mountain Meadows Drive is shown at 11-foot, 3" for the front porch and more than 15-feet to the front fagade of the structure. This is the consistent setback used on the other residences in the Mountain Meadows Community. There is ten -feet of separation between the buildings. The tallest units that are separated by ten feet require a 10.89-foot setback. The proposed setback is slightly less than the required separation of 10.89- feet, and exception to the standards is necessary. Solar Access (18.4.8): The parent lot is exempt from the solar setback ordinance per the definition of the north lot line found in AMC 18.6. The "north lot line" for the purposes of the solar setback ordinance is across the public right-of-way for Skylark Place. Northern Lot Line. Any lot line or lines less than 45 degrees southeast or southwest of a line drawn east -west and intersecting the northernmost point of the lot. If the northern lot line adjoins any unbuildable area e. q., street alley, public right-of-way, parkin lot or common area other than a required yard area the northern lot line is that portion of the northerly edge of the unbuildable area which is due north from the actual northern edge of the applicant's property. Within the development, six units are proposed in a duplex type of format with units 7 and 8 as stand- alone structures. The proposal is to provide a modified solar setback to allow for the shadowing of the property adjacent to the north utilizing the "Millpond Standard" or the North Mountain Standard when shadow is allowed to encroach up the south wall of the structure to the north. This only impacts two units, #6 and #2 with the majority of the units on an east to west axis. Parking: Parking for senior living facilities requires one parking space per residential unit. The Performance Standards Option and the improvement of public streets require one on -street parking space per lot. The required parking space in the attached garages at the rear of the residences. These parking spaces are proposed to be accessed from Skylark Place via a 25+ foot wide private driveway that will function similar to an alley. The proposed private driveway accessing the required parking spaces varies between 30-feet, 1-inch to 25-feet, 1 inch. The single vehicle garage parking spaces on Lots 1-7, take access from the proposed private driveway. Lot 8 is accessed via the shared driveway along the east property line that provides access to the garage parking area for condominiums to the south. No parking is proposed in the front yards. The new drive complies with driveway separation standards and is more than 35-feet from the intersection. Page 8 of 15 The proposed utilities and storm water grading and drainage facilities will be designed to conform to the street design standards and the development standards of 18.4. The proposed layout provides pedestrian access and vehicular access to the adjacent lands. The proposed site plan demonstrates the location of the proposed public improvements and the private land. There are areas where these overlap and easement for public pedestrian access and vehicular access, utilities, easement, maintenance, etc. will be provided on the survey plat and revised CC & R and HOA documents. 18.5.2.050 - Site Development Design Standards 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 is zoned within the Healthcare Services Overlay and residential uses are permitted in the zone. The parent parcel is 36,781 square feet, the proposed lot line adjustment reduces the lot area to 34,288 square feet in area. The proposal is to develop a ten -lot subdivision with eight residential dwelling units. The proposed lots comply with the standards of the underlying Healthcare Services Overlay Zone and the development standards from 18.3. The proposal complies with all applicable development standards found in 18.4. Lot Coverage: Proposed impervious areas including building footprints, patios, pathways, driveways, and decks is 26,558 square feet of the 34,288 square foot lot for a total lot coverage of 77 percent, this exceeds the maximum on the parcel but when considered over the area of the Mountain Meadows Community the total lot coverage is substantially less than 65 percent in the zone. The open space areas account for 3.4 acres in area. Of these, much of the open space is within the Kitchen Creek floodplain corridor and there are no improvements or impervious surfaces. Based on the most recent planning application for development within the Mountain Meadows Community, the lot coverage based on the December 2001 Site Review application it was determine that the entire Mountain Meadows Community development area was 50 percent which is less than that maximum of 65 percent. Even with the proposed portion of the development exceed lot coverage, the overall Mountain Meadows Community at final build out will be less than 65 percent coverage. Parking: Each residential unit is designated as senior housing which requires one on -site parking space. The Performance Standards Option and the improvement of public streets require one on -street parking space per lot for eight spaces. The proposed street parking includes 21 spaces which provides adequate Page 9 of 15 parking for the individual lots and also for the development, users of the services provided within the development, guests of the residents and home health workers. Paved, vehicular access to the property is provided from Mountain Meadows Drive and Skylark Place. Both are classified as neighborhood streets. The proposal provides for the required single -vehicle parking space in the attached garages at the rear of the residences. These parking spaces are proposed to be accessed from Skylark Place via a 25+ foot wide private driveway that functions similar to an alley. Energy Usage: All of the newly constructed units within the proposed development will be constructed to the current building code energy standards. The units will be high performance, using the best practices and innovative construction technologies to gain efficiencies in design, energy systems, and materials for increased energy efficiency, superior indoor air quality, lower water usage and responsible use of natural resources. B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part 18.3). Finding: The proposal demonstrates compliance with the overlay zone HC standards and the R-2 standards. The building height is less than 35-feet. The setbacks conform to the standards and the distance between the dwellings is 10-feet or more than % the height of the building heights. C. Site Development and Design Standards. Finding: The proposed site development complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. The proposed parking is adjacent to the residential dwellings in a garages or new public parking spaces. There are short travel distances from the parking spaces to the entrances of the dwellings. The layout and design do not provide for vulnerable areas that are not visible from the units and open space. Low level landscape lighting for the paths will be provided throughout the open space and bollard lighting for the driveway is proposed. Page 10 of 15 Each unit will have a shrouded yard/porch light that provides down -lighting and security for the unit but will not directly illuminate adjacent properties. No landscaping or plant materials are proposed that prevent surveillance. Building Orientation: All residence have an entry door that face the public street and include a covered entry that enhances the entrance. Unit #5 is lower than the sidewalk and has stairs utilizing the walkways that connect through the development. Though the entry door is not on the building plane closest to the street, the entry door faces the street and includes porch like elements that enhance the presence of an entry. Unit #1 has frontage on both streets and has orientation towards Mountain Meadows Drive. No parking is proposed between the building and the street. All parking is located to the side and rear of the structures. The front residences are setback from the front property line the minimum front yard setback in the R- 2 zone. The majority of the residential units within the Mountain Meadows Community are setback eight to ten feet to the uncovered front porches and, 15 — 20 feet to front facades of the residence. The proposed setbacks are consistent with the build -to line on the adjacent properties and throughout the Mountain Meadows Community Subdivision. Garages: All required parking spaces including garages take access from the shared driveway. Building Materials: The building materials are compatible with the surrounding area. The materials are mixture of modern with classic elements. The units are proposed to have horizontal lap siding, and board & batten siding, and composite shingles. The paint colors are proposed to be neutral shades in similar tones. Streetscape: One street tree chosen from the street tree list will be placed for each 30 feet of frontage, excluding the spacing from the driveways and the street light. 18.4.4.030 Landscaping and Screening: The proposed landscaping plan and the irrigation plan, that will be submitted with the building permits complies with the Irrigation and Water Conserving Landscaping requirements of the City of Ashland. The conceptual landscaping plan submitted with the application has been designed so that plant coverage of 90 percent within five years of planting is met. Street trees will be provided for in the landscape park row adjacent to the Mountain Meadows frontage and in the parking bays. The trees will be selected from the Recommended Street Tree Guide. The street trees will be two-inch caliper at the time of planting. All landscaping will be maintained in good condition. Page 11 of 15 Recycle/Refuse Disposal Areas: Recycle/refuse disposal areas will be provided pursuant to chapter 18.4.4. To meet the needs of Recology, individual trash cans and recycle containers will be placed at the curb by the property owner/tenants of each unit. D. City Facilities. The proposal complies with the applicable standards in section 18.4.6 Public Facilities, and adequate capacity for 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. Water: There is an existing eight -inch water main in Mountain Meadows Drive and another in Skylark Place that serves the property. Sanitary Sewer: There is an eight -inch line in Skylark Place. Electrical: The property is serviced by underground power and there is an electric transformer vault north of the subject property. All electrical service on the site will be served by the electrical transformer adjacent to the property. Storm Sewer: There is a 12-inch line in the Mountain Meadows Drive and in Skylark Place. Necessary easements for the utilities will be provided on the Civil drawings and the survey plat. E. Exception to the Site Development and Design Standards. Findin A minor exception to the Site Development and Design Standards is proposed to reduce the separation between the units on proposed lots 2 and 3. The exception to the standards creates a better design by providing a consistent development pattern and separation between the buildings. The requested reduction in width is less than one foot and is deminimis when compared to the overall site improvements and increase in the number of available residential units. Exception to Street Standards 18.4.6.020.B.1. 1. Exception to the Street Design Standards. The approval authority may approve exceptions to the standards section in 18.4.6.040 Street Design Standards if all of the following circumstances are found to exist. a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. Finding: The Mountain Meadows Community is a 55+ retirement community. The streets are designed Page 12 of 15 specifically with seniors in mind. The existing street pattern and the limited amount of area to transition to a conforming development pattern is limited. b. The exception will result in equal or superior transportation facilities and connectivity considering the following factors where applicable. Finding: The exception is to not install standard street improvements on Skylark Place. Skylark has existing head -in parking on the north side. The proposed development pattern reflects the parking on the north side of the street. The streets are designed to limit the distance of travel for the residents and guests utilizing on -street parking. The connectivity is maintained with sidewalks access. c. The exception is the minimum necessary to alleviate the difficulty. Finding: The requested exception completes an incomplete street system. The proposed street system and layout provides adequate parking to provide residents, guests, area employee and home - health service workers adequate on -street parking in the area where limited on -site parking is required. d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection 18.4.6.040.A. Finding: The Purpose and Intent of the Street Standards section speaks to connectivity and design and to creating a public space in the community. The improvements are consistent with the pattern that exists throughout the development and allows for the most consistent development pattern for the senior residents of the Mountain Meadows Subdivision. Property Line Adjustment: B. Approval Criteria. The Staff Advisor shall approve or deny a request for a property line adjustment in writing based on all of the following criteria. 1. Parcel Creation. No additional parcel or lot is created by the lot line adjustment. Finding: No new parcel or lot is created by the lot line adjustment. 2. Lot Standards. Except as allowed for nonconforming lots, pursuant to chapter 18.1.4, or as required by an overlay zone in part 18.3, all lots and parcels conform to the lot standards of the applicable zoning district, including lot area, dimensions, setbacks, and coverage, per part 18.2. If a lot does not conform to Page 13of15 the lots standards of the applicable zoning district, it shall not be made less conforming by the property line adjustment. As applicable, all lots and parcels shall identify a buildable area free of building restrictions for physical constraints (i.e., flood plain, greater than 35 percent slope, water resource protection zones). Finding: The proposed lot line adjustment relocates the property lines to the boundaries of the development of the adjacent parcels and the proposed parcel. The proposed property line adjustment does not make the existing lots non -conforming because there are portions of the structure that cross the property line and the proposal removes the property line that is within the structure and provides a new six-foot side yard setback for the new residential construction. 3. Access Standards. All lots and parcels conform to the standards in section 18.4.3.080 Vehicle Area Design. Lots and parcels that do not conform to the access standards shall not be made less conforming by the property line adjustment. Finding: The property line adjustment does not impact the vehicle area design nor does it limit access. The proposal for the subdivision transfers the property from the subject lot to the Attachments: 1) Boundary Survey 2) Conceptual Site Plan 3) Conceptual Building Elevations, Sections and Floor Plans 4) Civil Engineering Plans 5) Landscape Plans Page 14of15 Page 15 of 15 MOUNTAIN MEADOWS DRNE 01 P D oz oz '� m zm a I i �z �a n 1> o � z n J 3 a s H z + W m6N, n W u S- m m O v ONO � m $ a - ' UI v v No N. mo g g Q o�g' r Bruce Richey, Architect, AIA AFESEOfNnAl051ELCPMF TFOM D 9 ! �R y 30 Poffl-d Awnvc M.df-d. Oregon 97504�- MOUNTAIN HILL ESTATES, LLC I� 4L g FFII a 4 a� � r Ee9h— (sat) sae 9144 826BOULDER CREEK LANE ASHIANP, OREGON 97526 1 { I ' EmnEl EwrfchoyQoregonarchdecGcom !I '� . WOMAN MEADOW 6MW Ll ' EXIST. PL smexa€x n rcr ss u x O? x € f _ - [ m• T 1 � a o 5 :.........r [7 � LLLjjj A < m t y� 11 I oo d w r zN m`rl A� 0 m -1 "➢,6 O N � � o � � R 101 M3N - o z ld 9 10 M3N F. 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