HomeMy WebLinkAboutGlenview_440_PA-T1-2021-00169CITY OF
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February 15, 20'22
Notice of Final Decision
On February 15, 2022, the Community Development Director approved the request for the
following:
Planning Action: PA -TI -2021-00169
Subject Property: 440 Glenview
Applicant: Kencairn Landscape Architecture for Clark Pothoff
Description: A request for a Physical & Environmental (P&E) Constraints Review
Permit to construct a new residence on Hillside Lands with Severe Constraints for the property at
440 Glenview Drive and to modify the driveway and building envelope previously approved under
Planning Action #20,15-01061. The application includes requests for Exceptions to the
Development Standards for Hillside Lands to: 1) Allow a driveway more than 100 feet in length
on slopes in excess of 35 percent; 2) Allow cuts greater than 15 feet in height; 3) Allow four
terraces at the rear of the home; and 4)Allow a 40 -foot horizontal building plane without an offset.
The application also includes a request for, Tree Removal Permits to allow the removal of 14 trees.
COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR -.5; MAP: 39
IE 09CC; TAX LOT: 1301
The Community Development Director's decision becomes final and is effective on the 12th day
after the Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all
conditions of approval identified on the attached Findings are required to be met prior to project
completion.
The: application, all associated documents and evidence submitted, and the applicable criteria are
available for review at the Ashland Community Development Department, located at 51
Winburn Way, Copies of file documents can be requested and are charged based on the City of
Ashland copy fee schedule.
Prior to the final decision date, anyone who was mailed this Notice of Final Decision may
request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO)
18.5.1.050(F) and/or file an appeal to the Ashland Planning Commission as provided in ALUO
18.5.1.050(G). The ALUO sections covering reconsideration and appeal procedures are attached,
The appeal may not be made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding this decision, please contact Derek Severson in the
Community Development Department at (541) 488-5305.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
1W
www,ashland,orms IF
SECTION 18.5.1.050 Type I Procedure (Administrative Decision Nvith Notice)
E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to
subsection 18.5.1.050,G, a Type I decision becomes effective 12 days after the City mails the notice of decision.
F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below,
1. Any party entitled to notice of the planning action, or any City department may request reconsideration of the action
after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence
during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity
to respond to the issue prior to making a decision.
2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall
decide within three days whether to reconsider the matter.
3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the
decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse
the original decision, The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any
party entitled to notice of the planning action.
4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the
reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration.
G. Appeal of Type I Recision. A Type I decision may be appealed to the Planning Commission, pursuant to the following:
I. Who May Appeal. The following persons have standing to appeal a Type I decision.
a. The applicant or owner of the subject property.
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
18.5.1.050.B.
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5. 1.050.G. 1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this
subsection. The fee required in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing
or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Time for• Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice ofAppeal. The notice of appeal shall be accompanied by the required filing fee and shall contain.
i. An identification of the decision being appealed, including the date of the decision,
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered,
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the
Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation,
and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and
arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant
ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type 11 public hearing procedures,
pursuant to section 18,5,1,060, subsections A — E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of
Appeals, pursuant to ORS 197,805 - 197.860.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541A88-5306
51 Winburn Way Fax541-552-2050
Aslifand, Oregon 97520 TTY: 800.735-2900
wwwashland,or.Lis
FINDINGS & ORDERS
PLANNING ACTION: PA -TI -2021-00169
SUBJECT PROPERTY: 440 Glenview Drive
APPLICANT/OWNER: Kencairn Landscape Architecture for Clark Pothoff
DESCRIPTION: A request for a Physical & Environmental (P&E) Constraints
Review Permit to construct a new residence on Hillside Lands with Severe Constraints for the
property at 440 Glenview Drive and to modify the driveway and building envelope previously
approved under Planning Action #2015-41061. The application includes requests for Exceptions
to the Development Standards for Hillside Lands to: 1) Allow a driveway more than 100 feet in
length on slopes in excess of 35 percent; 2) Allow cuts greater than 15 feet in height; 3) Allow
four terraces at the rear of the home; and 4)Allow a 40 -foot horizontal building plane without an
offset. The application also includes a request for Tree Removal Permits to allow the removal of
1.4 trees.
COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR -.5; MAP: 39
IE 09CC; TAX LOT: 1301
SUBMITTAL DATE:
November 18, 2021
NOTICE OF COMPLETE APPLICATION:
December 30, 2021
STAFF APPROVAL DATE:
February 16, 2022
APPEAL DEADLINE (4:30 P.M.):
February 28, 2022
FINAL DECISION DATE:
February 28, 2022
APPROVAL EXPIRATION DATE:
August 28, 2023
DECISION
Subject Property
The property at 440 Glenview Drive is located on the east side of Glenview Drive, south of its
intersection with Fork Street and north of its intersection with Ashland Loop Road, just east of
Lithia Park. The property is irregularly shaped and roughly one acre in area, and is zoned RR -.5
(Rural Residential). The property located within the Hillside Lands and Wildfire Lands overlay
zones, is generally forested and because it has slopes almost entirely in excess of 35 percent it is
also considered "Severe Constraints Lands",
Previous Approval
In 2015, PA -2015-01061 was approved subject to a number of conditions. This application
requested a Physical & Environmental Constraints Review Permit to construct a new driveway
and identify a building envelope on Hillside Lands with Severe Constraints for the subject
property. That approval also, included the removal of 12 trees, including one significant tree, an
18 -inch diameter multi -trunked Oak, and requests for Exception to the Development Standards for
Hillside Lands to allow the construction of a future home and a driveway more than 100 feet in
length on lands with greater than 35 percent slope and to allow cut slopes .and retaining wall heights
which exceed the grading standards. This approval received a one-time 24 -month extension as
PA -2017-00255 as allowed under AMC 18.1 6,040, Driveway construction began in 2018,
however it does not appear that the work was ultimately completed in keeping with the original
approval in terms of addressing the conditions of approval including long-term erosion control,
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PA #T1-2021-00169
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revegetation, tree removal mitigation or verification that the project geotechnical engineer had
overseen the excavation work.
Current Proposal
The current application requests a Physical & Environmental (P&E) Constraints Review Permit to
construct a new residence on Hillside Lands with Severe Constraints for the property at 440
Glenview Drive and to modify the driveway and building envelope previously approved under
PA -2015-01061. The application includes requests for Exceptions to the Development Standards
for Hillside Lands to: 1) Allow a driveway more than 100 feet in length on slopes in excess of 35
percent; 2) Allow cuts greater than 15 feet in height; 3) Allow four terraces at the rear of the home;
and 4) Allow a 40 -foot horizontal building plane without an offset. The application also includes
a request for Tree Removal Permits to allow the removal of 14 trees.
Physical & Environmental (P&E) Constraints Review Permit
The application materials explain that the current request slightly modifies the driveway and
building envelope approved under PA -2015-01061. The current proposal includes the
construction of a home where previously only a driveway and building envelope were identified,
Here, the application materials assert that the building envelope has been shifted and rotated to
better fit the site, with associated changes to the driveway. The application further explains that
the driveway is now proposed at a total length of 180 feet instead of the previous 160 feet, but
clarifies as well that there was an error in the measurement in the 2015 application.
The subject property has slopes almost entirely in excess of 35 percent, and as such is considered
"Severe Constraints Lands." A lot without sufficient buildable area with slopes less than 35
percent could not be created under current codes, and cannot be further divided, however a pre-
existing legal lot of record with these slopes is considered to be buildable for single family
residential development.
The applicant emphasizes that the previous application demonstrated that the location of the drive
travelling across this portion of the site creates the least amount of site disturbance possible, and
the changes proposed here include a reorientation of the building envelope and proposed home to
allow the home to be designed more into the contours of the site. The modifications to the
driveway have been proposed to allow for a more direct entry into the garage with this orientation
change to the building. The shift of the building envelope is within the same slope percentage area
and still addresses proper set -backs and tree preservation. The house location takes the best
advantage of the existing driveway cut as constructed, and is designed to sit with a narrow footprint
on the slope, following the topography of the site to prevent transferring grade changes up or down
the slope. The home site takes advantage of the lower, angle slopes on the site which are in the 35
to 40 percent range. The proposed home has a habitable floor area of 2,174 square feet in two
stories with an 816 square foot garage. The proposed driveway, house footprint, and new paved
areas total 5,706 square feet which is equivalent to 13 percent lot coverage where 20 percent is the
maximum allowable coverage in this zone. The proposed home site preserves most of the
surrounding natural site and native tree species. There are many trees on the site that are being
saved, and 14 trees are proposed for removal.
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The application materials acknowledge that the original lot creation included conditions that the
applicants sign in, favor of a future local improvement district (LID) for Glenview Drive, that the
applicants sign an agreement to pay their full share of any future utility installations in Glenview
Drive, and that only temporary utilities be installed to Terrace Street with the understanding that
the property would be required to connect to utilities in Glenview Drive when they become
available. The application further explains, that the project shows temporary utilities coming from
Terrace Street and accessing the home through trenching that preserves the exiting trees on site,
with the understanding that these utilities would need to be abandoned if and when Glenview Drive
is fully improved and utilities provided there. The current proposal includes stubbing out of future
utilities as part of the current Site Plan).
The application materials include a geotechnical report prepared by registered professional
engineer Robin L. Warren, G.E., R.G. of Applied Geotechnical Engineering & Geological
Consulting, LLC. This report concludes that the lot is suitable for the proposed single family
residence with the primary issues being the moderately steep slopes, the potential for shallow hard
rock which would require rock excavation methods, and the potential for seasonal perched
groundwater. The report indicates that if the geotechnical recommendations are followed, the
geotechnical consultant's professional opinion that there is no risk of slope instability on the lot or
settlement due to fill. The recommendations listed address lot development, mechanically -
stabilized earth retaining walls, and erosion control.
In responding to, the Physical & Environmental Constraints Review permit criteria, the application
materials note that, "Adverse impacts to the site and the surrounding areas have been minimized
to the greatest extent possible, site disturbance has been held close to the home and drive. The
proposed development minimizes fire hazard through the implementation of afire management
plan, minimizes slope failure through the implementation of appropriate drainage and retaining
wall construction, and through a previous approval (which) addressed storm water conveyance
on Glenview to minimize storm drainage issues."
Exceptions to the Development Standards for 11illside Lands (AMC 18.3.10.090.11)
As noted above, the application also includes requests for four Exceptions to the Development
Standards for Hillside Lands.
The first of these is to allow a driveway more than 100 feet in length on slopes in excess of 35
percent. AMC 18 3.10.090.A.3 requires that new streets, flag drives, and driveways shall be
constructed on lands of less than or equal to 35 percent slope except for streets indicated on the
Street Dedication map or where the portion of the street, flag drive, or driveway on land greater
than 35 percent slope does not exceed a length of 100 feet. The application materials explain that
the originally proposed project was approved with an exception to create a driveway over 100 feet
long crossing slopes over 35 percent, and that the current request still proposes crossing of these
slopes (between 35 and 45 percent) to get to the building envelope which has slopes in the 35 to
40 percent range. The original application incorrectly described the driveway as being 106 feet
long, however they note that as approved, the driveway was actually 133 feet crossing slopes over
35 percent., As currently proposed, the driveway is 144 feet in length on slopes over 35 percent,
and the additional length relates to the rotation of the home. The applicant emphasizes that the
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current deign of the home has a smaller footprint than previously proposed and will have less
impact to the site than the previous design.
The second exception request explains that due to the steepness of the slopes that the proposed
driveway must cross, the project requests an exception to the 15 -foot maximum total cutherrace
rule as well as, an exception to the five-foot maximum wall height, noting that in one area the total
cut slopes is proposed at 16- to 18 -feet, and the maximum requested wall height is eight feet. All
terraces are proposed to be at least three feet in width, excluding the wall area, to allow for plant
establishment.
The third exception is to includes a series of four terraces to the north of the proposed home, the
exception is brought about because the total cut addressed by these terraces is 16 feet in height,
and these terraces also, allow for access to the back of the home at three feet above finish grade of
the top floor of the house. These terraces are the minimum required to allow the house to come out
of the grade for a front door access and for access, to the rear, of the home from the drive below.
The applicant explains that for all of these exceptions, the steepness of the lot prevent them from
being able to comply more fully with the current hillside lands site development and building
criteria, and emphasizes that the exceptions are proposed in order to minimize to the greatest extent
possible necessary grading and tree removal. The conclude that the development as proposed
creates the least amount of disturbance possible while meeting the remaining standards for the
development of hillside lands.
Ti-ee Removal & Tree Commission Review
The application includes a request for Tree Removal Pen -nits to remove 14 trees, all of which lie
within the proposed driveway and/or homesite footprint excluding three calocedrus decurrens
which are noted as being in very poor condition. The applicant emphasizes that the project was
designed to preserve the greatest number of trees possible, explaining that sixteen trees are
proposed as mitigation and that they exceed the required mitigation sizes. The application further
asserts that all trees proposed for removal are to allow for consistency with the development
standards, and that the removal of these trees will not affect the stability of the site as their locations
will be integrated into the site development which in itself will upgrade site stability and erosion
control. The application goes on to detail that surface waters will not be greatly disturbed by the
placement of the home and driveway, as the improvements are all at the bottom of the site, and
that the density and species diversity within 200 feet of the site is predominantly scrub oak,
ponderosa pine and incense cedar, suggesting that the surrounding area is overly forested. This
project will not greatly affect canopy density or diversity, but will instead add to both.
The Tree Commission reviewed the proposal at its regular monthly meeting on January 6, 2022,
and found that the planting plan included more trees being planted than being removed and that
the species selected appeared to be appropriate for the aspect of the hillside and the hot sun that it
will receive. Commissioners unanimously recommended that the proposal be approved with the
further recommendations that the tree protection zones be increased wherever possible on site, and
that the decision include the allowance that non-standard tree protection be allowed because the
chain link panels typically required tend to be ill-suited to installation on very steep slopes. In
considering the tree removal request, staff concurs with the Tree Commission's recommendation,
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The approval criteria for a Physical & Environmental (P&E) Constraints Review Permit for
the development of Hillside Lands are detailed in AMC Section 18.3.10.050 as follows:
An application for a Physical Constraints Review Permit is subject to the Type Iprocedure in
section 18.5.1,050 and shall be approved if the proposal meets all of the following criteria.
A. Through the application of the development standards of this chapter, the potential impacts
to the property and nearby areas have been considered, and adverse impacts have been
minimized
B. That the applicant has considered the potential hazards that the development may create
and implemented measures to mitigate the potential hazards caused by the development.
C. That the applicant has taken all reasonable steps to reduce the adverse impact on the
environment. Irreversible actions shall be considered more seriously than reversible
actions. The Staff Advisor or Planning Commission shall consider the existing development
of the surrounding area, and the maximum development permitted by this ordinance.
The approval criteria for an Exception to the Development Standards for Hillside Lands are
detailed in AMC Section 18.3.10.090.11 as follows:
An exception under this section is not subject to the variance requirements of chapter 18.5,5
Variances. An application for an exception is subject to the Type Iprocedure in section 18.5.1.050
and may be granted with respect to the development standards for Hillside Lands if the proposal
meets all oj'thefollowing criteria.
L There is demonstrable difficulty in meeting the specific requirements oJ'this chapter due to
a unique or unusual aspect of the site or proposed use of the site,
2. The exception will result in equal or greater protection of the resources protected under
this chapter.
3. The exception is the minimum necessary to alleviate the difficulty.
4. The exception is consistent with the stated Purpose and Intent of chapter 18.3. 10 Physical
and Environmental Constraints Overlay chapter and section 18.3,10.090' Development
Standards for Hillside Lands.
The approval criteria for a Tree Removal Permit are detailed in AMC Section 18.5.7.040.71
as follows:
1. Hazard Tree. A Hazard Tree Removal Permit shall be granted if the approval authority
finds that the application meets all of the following criteria, or can be made to conform
through the imposition of conditions,
a. The applicant must demonstrate that the condition or location of the tree presents
a clear public sq/ety hazard (i, e, likely to fall and injure persons or property) or a
foreseeable danger of property damage to an existing structure, or facility, and such
hazard or danger cannot reasonably be alleviated by treatment, relocation, or
pruning. See definition of hazard tree in part 18.6
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b. The City may require the applicant to mitigate for the removal of each hazard tree
pursuant to section 18,5,7.050. Such mitigation requirements shall be a condition
of approval of the permit.
2. Tree That is Not a Hazard A Tree Removal Permit for a tree that is not a hazard shall be
granted if the approval authority finds that the application meets all of the following
criteria, or can, be made to conform through the imposition of conditions.
a. The tree is proposed for removal in order to permit the, application to be consistent
with, other applicable Land Use Ordinance requirements and standards, including
but not limited to applicable Site Development and Design Standards in part 18. 4
and Physical and Environmental Constraints in part 18.10.
L Removal of the tree will not have a significant negative impact on erosion, soil
stability, flow of surface waters, protection of adjacent trees, or existing
windbreaks.
C, Removal of the tree will not have a significant negative impact on the tree densities,
sizes, canopies, and species diversity within 200 feet of the subject property, The
City shall grant an exception to this criterion when alternatives to the tree removal
have been considered and no reasonable alternative exists to allow the property to
be used as permitted in the zone.
d Nothing in this section shall require that the residential density to be reduced below
the permitted density allowed by the zone. In making this determination, the City
may consider alternative site plans or placement of structures of alternate
landscaping designs that would lessen the impact on trees, so long as the
alternatives continue to comply with the other provisions of this ordinance,.
e. The City shall require the applicant to, mitigate for the removal of each tree granted
approval pursuant to section 18.5.7.0 50, Such mitigation requirements shall be a
condition of approval of the permit.
Decision
In the 2015 application, the application included analysis of alternative driveway approaches that
would be shorter and that took access in areas with slopes of less than 35 percent and found that
these alternative driveways brought the drives to envelope locations in steeper portions of the site,
and resulted in shorter, steeper driveways to garages that were buried under ground. The applicant
asserted that these alternatives were unacceptable because: 1) OSHA requirements for step backs
of slope for worker safety would result in a much greater disturbance to the site; 2) the shorter
driveways forced the future building envelopes into the steepest portions of the site; and 3) the
neighborhood pattern had no current garage presence at the street, while these alternatives would
place access points and garages at the setback line. The application also emphasized that the
proposed driveway and building envelope location preserved most of the site's trees, and that the
lot was steeper than would now be allowed as it was created before the Hillside Ordinance was
adopted, and many of the issues with development of the site related to these slopes, which would
be considered unbuildable by today's standards. Staff found at the time that the proposal was
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PA #T1-2021-00169
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carefully thought out to minimize the disturbance of the site and its trees which was accomplished
largely by keeping both the driveway and the envelope lower on the site, near Glenview Drive,
rather than having it extend into the steeper slopes, higher on the site. In staff's final assessment,
we believe that the proposal here — including the requested exceptions — is in the same spirit in
seeking to minimize the extent of the disturbance to a steeply sloped site. Staff finds that the
application with the attached conditions complies with applicable ordinances and meets all
required criteria. Planning Action 4PA-TI-2021-00169 is therefore approved with the following
conditions. Further, if any one or more of the following conditions are found to be invalid for any
reason whatsoever, then Planning Action #PA -TI -2021-00169 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 applicants sign in favor of a future
local improvement district (LID) for Glenview Drive, that the applicants sign an agreement
to pay their full share of any future utility installations in Glenview Drive, and that only
temporary utilities be installed to Terrace Street with the understanding that the property
would be required to connect to utilities in Glenview Drive when they become available.
2. That the plans submitted for the building permit shall be in substantial conf6imance with
those approved as part of this application. If the plans submitted for the building permit are
not in substantial conformance with those approved as part of this application, an
application to modify this land use approval shall be submitted and approved prior to
issuance of a building permit.
3. That the property owner shall sign in favor of Local Improvement District (LID) for future
street improvements, including but not limited to paving, curb gutter, storm drainage,
sidewalks and undergrounding of utilities for, Glenview Drive prior to the issuance of
excavation or building pen -nits or commencement of site work. Nothing in this condition
is intended to prohibit an owner/deve toper, their successors or assigns from exercising their
rights to freedom of speech and expression by orally objecting or participating in the
Council LID hearing or to take advantage of any protection afforded any party by City
ordinances and resolutions.
4. That the recommendations of the Tree Commission, including that the tree protection zones
be increased wherever possible on site, and that non-standard tree protection fencing which
is more flexible than chain link panels be allowed in response to the very steep slopes, are
made conditions, of this approval.
5 That a revised Tree Protection Plan consistent with the standards described in AMC 18.4.5
be submitted for review and approval of the Staff Advisor prior to the issuance of a building
permit. The plan shall incorporate the recommendations of the Tree Commission and
identify the location and placement of fencing around the drip lines of trees identified for
preservation along with any details of alternative fencing in response to hillside slopes. The
tree protection fencing shall be installed according to the approved plan prior to any site
work. No construction shall occur within the tree protection zone including dumping or
storage of materials such as building supplies, soil, waste, equipment, or parked vehicles.
The amount of fill and grading within the drip lines shall be minimized. Cuts within the
drip line shall be noted on the tree protection plan, and shall be executed by handsaw and
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kept to a minimum. No fill shall be placed around the trunldcrown root.
6. That a Tree Verification Permit shall be applied for and approved by the Staff Advisor
prior to permit issuance, tree removal, or any site work including demolition, staging,
storage of materials, or excavation. The Tree Verification Permit is to inspect the
identification of the tree to be removed and the installation of tree protection fencing for
the trees to be protected on and adjacent to the site, The tree protection shall be generally
consistent with the requirements of AMC 1.8.4.5.030, with the understanding that more
flexible fencing that typical chain link panels may be necessary as tree protection due to
the site's steep slopes.
7. That a final erosion control plan shall be provided for the review and approval of the
Planning, Building and Engineering Divisions prior to the issuance of an excavation permit
or commencement of any site work. Any temporary erosion control measures (i.e. silt
fence or bale barriers) shall be installed according to the approved plan prior to any site
work, storage of materials, or issuance of an excavation or building permit. Erosion control
measures shall consistent with the recommendations of the November 7, 2021 Applied
Geotechnical Engineering report, and shall be inspected and approved by the geotechnical
expert and Staff Advisor prior to site work, storage of materials, the issuance of an
excavation or building permit. The landscaping and irrigation for re -vegetation of cut/fill
slopes and erosion control shall be installed in accordance with the approved plan prior to
final inspection approval or issuance of a certificate of occupancy.
8. That a final storm drainage plan for the driveway shall be provided for the review and
approval of the Ashland Building, Planning and Engineering Divisions prior to the issuance
of an excavation permit or commencement of any site work. The storm drainage plan shall
be designed, constructed and maintained in a manner that will avoid erosion on-site and to
adjacent and downstream properties in accordance with 18.3,10.090.0
9. That a preconstruction conference to review the requirements of the Hillside Development
Permit shall be held prior to site work or the issuance of a building or excavation permit,
whichever action occurs first. The conference shall include the Ashland Planning,
Building, Engineering and Fire Departments; the project engineer; project geotechnical
experts (Applied Geotechnical Engineering); landscape professional (KenCaim Landscape
Architecture);_arborist; general contractor (Jovick Construction, LLC) and excavation and
utility subcontractors. The applicant or applicants' representative shall contact the Ashland
Planning Department to schedule the preconstruction conference.
10. That all measures installed for the purposes of long-term erosion control, including but not
limited to vegetative cover, rock walls,, retaining walls and landscaping shall be maintained
in perpetuity on all areas in accordance with AMC 18.3.10.09O.B.7.
11, The requirements of the Ashland Fire Department, including: fire hydrant distance and
clearance; fire flow; addressing; fire apparatus access and turn -around; firefighter access
pathways; Fire Department work area; fuel break; non-combustible roofing materials; and
an approved Fire Prevention and Control Plan for Wildfire Lands shall be complied with
prior to issuance of permits or the use of combustible materials, whichever applicable. Fire
Department requirements shall be included on the engineered construction documents.
(Note: If this project takes place during fire season restrictions and is on lands protected
by the Oregon Department of Forestry or within 118 of a mile of ODF-protected lands,
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applicant shall follow the ODF restrictions at wwwswofire. corn or call (541) 6643328).
12, That a final 'General Fuel Modification Area' fuel reduction plan addressing the
requirements in AMC 18,3,10.100.8 shall be provided for the review and approval of the
Fire Department prior to bringing combustible materials onto the property, and any new
landscaping proposed shall comply with the wildfire overlay zone standards and shall not
include plants listed on the Prohibited Flammable Plant List per Resolution 2018-028.
11 That Public Works permits and associated inspections shall be obtained for any work to
occur within the public right-of-way.
1.4. That the building permit submittals shall include the following:
a. identification of all easements, including but not limited to any public and private
utility easements, and fire apparatus access easements.
b. Final solar setback calculations demonstrating that all new construction complies with
Solar Setback Standard A in the formula [(Height —6)/(0.445 + Slope) = Required Solar
Setback] and elevations or cross section drawings clearly identifying the highest
shadow producing points) and the height(s) from natural grade.
c. Final lot coverage calculations including all building footprints, driveways, parking,
and circulation areas. Lot coverage shall be limited to that described in the application
materials.
d. That storm water from all new impervious surfaces and run-off 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.
e. That written verification from the project geotechnical expert addressing the
consistency of the building permit submittals, with the geotechnical report
recommendations (e.g. grading plan, storm drainage plan, foundation plan, etc.) shall
be provided with the building or excavation permit submittals, prior to any further site
work on the subject property.
f. That the building foundation shall be designed by an engineer or architect with
demonstrable geotechnical design experience in accordance with AMC 18.3,10.090.F.
15. That prior to final inspection approval or the issuance of a certificate of occupancy:
a. Replacement trees to mitigate the 14 trees removed shall be planted and irrigated
according to the approved plan.
b. That the flag drive shall be paved to a 15 -foot width, with a vertical clearance of 13 -
feet, 6 -inches and be able to withstand 44,000 lbs. prior to final inspection approval or
the issuance of a certificate of occupancy. The flag drive shall be constructed so as to
prevent surface drainage from flowing over the private property lines and / or public
way in accordance with 18.5.3.060.
c. That the project geo-technical expert shall inspect the site according to the inspection
schedule of the engineering geology report by Robin Warren of Applied Geotechnical
440 Glenview/dds
PA #Tl -2021-00169
Page l 9
Engineering included in the supplemental geotechnical letter dated December 21, 2021,
Prior to the issuance of the certificate of occupancy or final Building Division
inspection approvals, the project geo-technical expert shall provide a final report
indicating that the approved grading, drainage and erosion control measures were
installed as per the approved plans, and that all scheduled inspections were conducted
by the project geotechnical expert periodically throughout the project.
& The landscaping and irrigation for re -vegetation of cut/fill slopes and erosion control
shall be installed in accordance with the approved plan prior to issuance of the
certificate of occupancy. Vegetation shall be installed in such a manner as to be
substantially established within one year of installation.
Bill Molnar, Director
Department of Community Development
February 1422
Date
440 Glenview/dds
PA #Tl -2021-00169
Page 1 10
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 15, 2022 1 caused to be mailed, by regular mail, in a
sealed envelope with postage fully prepaid, a copy of the attached planning action
notice to each person listed on the attached mailing list at such addresses as set
forth on this list under each person's name for Planning Action #PA-T1-2021-
r1rol VWIO.on
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Signature of Emp
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391 E09CC1400 PA -T1-2021-00169
BAKED RONALD EIDEANNA J
441 TERRACE ST
ASHLAND, OR 97520
PA -T1-2021-00169
Dan Jovlck
249 A Street
Ashland, OR 97520
391E09CC1100 PA -T1-2021-00169
OORJI ELAHE
609 N BLANCHE ST
OJAI, CA 93023
PA -T1-2021-00169
Kencairn Landscape Architecture
147 Central Ave
Ashland, OR 97520
PA -T1-2021-00169
Robin Warren,
1314 8 Center Drive #452
Medford, OR 97501
391E096C1500 PA -T1-2021-00169
TURNER ERIC ET AL
523 TERRACE ST
ASHLAND, OR 97520
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PA -Tl -2021-00169
Carlos Delgado Architect
21,7 Fourth Street
Ashland, OR 97520
PA -T1-2021-00169
Fred Franz
274 Fourth Street
Ashland, OR 97520
391E09CC701 PA -T1-2021-00169
HARRIS KENNETH L TRUSTEE ETA
401 TERRACE ST
ASHLAND, OR 97520
391 E09CC1000 PA -T1-2021-00169
MCKEE M MAX TRUSTEE ET AL
407 TERRACE ST
ASHLAND, OR 97520
391E09CC1201 PA -T1-2021-00169
SMITH MELANIE H TRUSTEE ET AL
91316 SW ABALONE RD
SOUTH BEACH, OR 97366
1
391E09CC1200 PA -T1-2021-00169
CONNELL HOLLY JUNE/THOMAS JAM
435 TERRACE ST
ASHLAND, OR 97520
391E09CC1501 PA -T1-2021-00169
GARCIA MICHELE TRUSTEE ET AL
517 TERRACE ST
ASHLAND„ OR 97520
391 E09CC 1300 PA -T1-2021-00169
JEFFERY PATRICIA K ET AL
439 TERRACE ST
ASHLAND, OR 97520
391 E09CC1301 PA -T1-2021-00169
POTHOFF WILLIAM CLARK
1380 OAK CREEK DR 420
PALO ALTO, CA 94304
391E09CC1.503 PA -T1-2021-00169
SPRAGUE DAVID E TRUSTEE ET AL
PO BOX 1258
ASHLAND, OR 97520
440 Glenview
NOD 16
0211512022
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Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CITY OF
IWW 541-488-5305 Fax:541-552-2050 www,ashiand.or.us TTY:1-800-735-2900 -ASHLAND
PLANNING ACTION: PA -T1-2021-00169
SUBJECT PROPERTY: 440 Glenview Drive
APPLICANTIOWNER: Kencairn Landscape Architecture/Clark Pothoff
DESCRIPTION: A request for a Physical & Environmental (P&E) Constraints Review Permit to construct a new residence on
hillside lands with severe constraints for the property at 440 Glenview Drive and to modify the driveway and building envelope
previously approved under Planning Action (#2015-01061. The application, includes requests for Exceptions to the Development
Standards for Hillside Lands to 1) allow a driveway more than 100 feet in length on slopes in excess of 35 percent; 2) to allow
cuts greater than 15 feet in height; 3) to allow four terraces at the rear of the home; and 4) to allow a 40 foot horizontal building
plane without an offset.The application also includes a request for Tree Removal Permits to allow the removal of 14 trees.
COMPREHENSIVE PLAN DESIGNATION: Rural Residential; ZONING: RR -.5; MAP: 391E 09CC; TAX LOT: 1301
NOTE: The Ashland Tree Commission will review this Planning Action at an electronic public hearing on Thursday, January 6, 2022 at UO PM,
See page 2 of this notice for information about participating in the electronic public hearing.
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Tree Commission Meetings
Notice is hereby given that the Tree Commission will hold an electronic public hearing on the above described planning action on
the meeting date and time shown on Page 1. If you would like to watch and listen to the Tree Commission meeting virtually, but not
participate in any discussion, you can use the Zoom link posted on the City of Ashland calendar website
https://www.ashland or, us/calendar.asp ,
Oral testimony will be taken during the electronic public hearing. If you wish to provide oral testimony during the electronic meeting,
send an email to PC-public-testimony@ashland.orus by 10:00 a.m. on Thursday, January 6, 2022. In order to provide
testimony at the public hearing, please provide the following information: 1) make the subject line of the email "Advisory
Commission Testimony Request", 2) include your name, 3) specify the date and commission meeting you wish to testify at, 4)
specify the agenda item you wish to speak to, 5) specify if you will be participating by computer or telephone, and 6) the name you
will use if participating by computer or the telephone number you will use if participating by telephone.
In compliance with the American with Disabilities Act, if you need special assistance to participate in this meeting, please contact the
City Administrator's office at 541-488-6002 (TTY phone number 1-800735-2900). Notification 72 hours prior to the meeting will
enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102,-,35.104 ADA Title 1).
The Ashland Planning Division Staff has received a complete application for the property noted on Page 1 of this notice.
Because of the COVI D-1 9 pandemic, application materials are provided online and comments will be accepted by email.
Alternative arrangements for reviewing the application or submitting comments can be made by contacting (541) 488-5305
or plann i ng (c -Dash land. or. us.
A copy of the application, including all documents, evidence and applicable criteria are available online at "What's
Happening in, my City" at https://gis,.ashland,or,us/developmentpMp2saIs/, Copies of application materials will be provided
at reasonable cost, if requested, Under extenuating circumstances, application materials may be requested to be reviewed
in-person at the Ashland Community Development & Engineering Services Building, 51 Winburn Way, via a pre -arranged
appointment by calling (541) 488-5305 or emailing planninq(cDashIand.or.us.
Any affected property owner or resident has a right to submit written comments to planiJng@,ash1and.or.us or to the City of
Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 430 p.m. on the deadline date shown on Page
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon
determination of completeness, a notice is sent to surrounding properties within 200 feet of the property submitting application
which allows for a 14 -day comment period. After the comment period and not more than 45 days from the application being
deemed complete, the Planning Division Staff shall make a final decision on the application. A notice of decision is mailed to
the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision
must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision., (AMC
18.5.1.050.G)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an
objection concerning this application, by letter, or failure to provide sufficient specificity to afford the decision maker an
opportunity to respond to the issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue.
Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal to LUBA on that
criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with
sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court.
If you have questions or comments concerning this request, please feel free to contact the Senior Planner Derek Severson,
the staff planner assigned to this project, at 541-552-2040 or via e-mail to derelti.severson(o)ashliand.ol'.US.
PHYSICAL & ENVIRONMENTAL CONSTRAII
18.3.10.050
An application for a Physical Constraints Review Permit is subject to the Type l procedure in section 18.5, 1,050 and shall be approved if the
proposal meets alll of the following criteria,
A. Through the application of the development standards of this chapter, the potential impacts to the property and nearby areas have been
considered, and adverse impacts have been minimized.
B. That the applicant has considered the potential hazards that the development may create and implemented measures to mitigate the
potential hazards caused by the development.
C. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment, Irreversible actions shall be considered
more seriously than reversible actions. The Staff Advisor or Planning Commission shall consider the existing development of the
surrounding area, and the maximum development permitted by this ordinance.
EXCEPTION TO THE DEVELOPMENT STANDARDS FOR HILLSIDE LANDS
18,310.090.H
An exception under this, section is not subject to the variance requirements of chapter 1,8.5.5 Variances, An application for an exception is
subject to the Type I procedure in section 18,51,050 and may be granted with respect to the development standards for Hillside Lands if
the, proposal meets all of the following criteria.
1, 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,
2. The exception will result in equal or greater protection of the resources protected under this chapter,
3. The exception is the minimum necessary to alleviate the difficulty,
4. The exception is consistent with the stated Purpose and Intent of chapter 18.3.10 Physical and Environmental Constraints Overlay chapter
and section 18.3.10.090 Development Standards for Hillside Lands.
TREE REMOVAL PERMIT (AMC 18.5.7.0 0.13)
Hazard Tree. A Hazard Tree Removal Permit shall be granted if the approval authority finds that the application meets all of the
following criteria, or can be made to conform through the imposition of conditions.
The applicant must demonstrate that the condition or location of the tree presents a clear public safety hazard (i.e,, likely to fall
and injure persons or property) or a foreseeable danger of property damage to an existing structure or facility, and such
hazard or danger cannot reasonably be alleviated by treatment, relocation, or pruning. See definition of hazard tree in part
18.6.
b The City may require the applicant to mitigate for the removal of each hazard tree pursuant to section 18.5.7.050. Such
mitigation requirements shall be a condition of approval of the permit.
2. Tree That is Not a Hazard. A Tree Removal Permit for a tree that is not a hazard shall be granted if the approval authority finds that
the, application meets all of the following criteria, or can be made to conform through the imposition of conditions.
a. The tree is proposed for removal in order to permit the application to be consistent with other applicable Land Use Ordinance
requirements and standards, including but not limited to applicable Site Development and Design, Standards in part 18.4 and
Physical and Environmental Constraints in part 18.10.
b. Removal of the tree will not have a significant negative impact on erosion, soil stability, flow of surface waters, protection of
adjacent trees, or existing windbreaks.
C. Removal of the tree will not have a significant negative impact on the tree densities, sizes, canopies, and species diversity within
200 feet of the subject property, The City shall grant an exception to this criterion when alternatives to the tree removal have
been considered and no reasonable alternative exists to allow the property to be used as permitted in the zone,
d. Nothing in this section shall require that the residential density to be reduced below the permitted density allowed by the zone,
In making this determination, the City may consider alternative site plans or placement of structures of alternate landscaping
designs that would lessen the impact on trees, so long as the alternatives continue to comply with the other provisions of this
ordinance,
e. The City shall require the applicant to mitigate for the removal of each tree granted approval pursuant to section 18.53,050.
Such mitigation requirements shall be a condition of approval of the permit.
440�IIA-'1'1-2.i)21-00169kNoticiiigNGiciivic.Nv,"I,10 PA-11-2021-00169NOCdocx
rivairs-TTIV91011MIL 111110
STATE OF OREGON
County of Jackson
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department,
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-Tl-2021-
ReqjLt W
Signature of Employee
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BAKER RONALD E/DEANNA J
441 TERRACE ST
ASHLAND, OR 97520
PA -T1µ2021-00169
Dan Jovick
249 A Street
Ashland, OR 97520
391E09CC1100 PA -T1-2021-00169
GORJI ELAHE
609 N BLANCHE ST
OJAI, CA 93023
PA -T1-2021-00169
Kencairn Landscape Architecture
147 Central Ave
Ashland, OR 97520
PA -Tl -2021-00169
Fred Franz
274 Furth Street
Ashland, OR 97520
391E09CC1200 PA -T1-2021-00169
b CONNELL HOLLY JUNE/THOMAS JAM
435 TERRACE ST
ASHLAND, OR 97520
391E09CC1501 PA -T1-2021-00169
GARCIA MICHELE TRUSTEE ET AL
517 TERRACE ST
ASHLAND, OR 97520
391E09CC701 PA -T1-20211-00169 391E09CC1300 PX -T1-2021-00169
HARRIS KENNETH L TRUSTEE ET A JEFFERY PATRICIA K ET AL
401 TERRACE ST 439 TERRACE ST
ASHLAND, OR 97520 ASHLAND, OR 97520
391 E09CC1000 PA -T1-2021-00169
MCKEE M MAX TRUSTEE ET AL
407 TERRACE ST
ASHLAND, OR 97520
391E09CC1301 PA -T1-202.1-00169
P'OTHO F WILLIAM CLARK
1380 OAK CREEK DR 420
PALO ALTO, CA 94304
PA -T1-2021-00169 ; 391E09CC1201 PA -T1-2021-00169 391E09CC1503 PA -T1-2021-00169
Ronin Warren SMITH MELANIE H TRUSTEE ET AL SPRAGUE DAVID E TRUSTEE ET AL
1314 B Center Drive ##452 9316 SW ABALONE RD PO BOX 1258
Medford, OR 97501 SOUTH BEACH, OR 97366 ASHLAND, OR 97520
391 E09CC1500 PA -T1.2021-00169
TURNER ERIC ET AL
523 TERRACE ST
ASHLAND, OR 97520
440 Glenview
NOC 16
12/29/2021
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CITY OF 51 Winburn Way, Ashland OR 97520
-ASHLAND 541-488-5305 Fax 541-488-6006
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FILE#
DESCRIPTION OF PROJECT PHYSICAL AND ENVIRONMENTAL CONSTRAINTS FOR A NEW HOME
DESCRIPTION OF PROPERTY
Street Address 440 GLENVIEW
Assessor's Map No. 391E 39-1E-09CC
Zoning RR -.5
Pursuing LEED@ Cedificafion? it YES ONO
Tax Lots) 1301
Comp Plan Designation
APPLICANT
Name KENCAIN LANDSCAPE ARCHITECTURE Phone 541 488-3194 E -Mail!
Address 147 CENTRAL AVE
KERRY@KENCAIRNLAN DSCAPE.COM
City PALO ALTOASHLANID
PROPERTY OWNER
Name CLARK POTHOFF Phone 650 743 3419 E-Mafl cpothoff@gmail.com
,, 1380 OAK CREEK DRIVE 420 PALO ALTO 7i 94304
Add res. - City
SURVEYOR, ENG]NEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title LANDSCAPE ARCHT�ECT Name KERRY KENCAIRN ...._...._.Phone541 4883194 E -Mail KERRY§KENCXMDSC"ECOM
Address, 147 CENTRAL AVE
Address
City ASHLAND Zip 97520
- ... . .. .....
Phone 5'41 552 9502 E-Mait
City
Zip
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are it) all respects,
true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to
establish:
1 that 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.
Kerry Keii(,air.ii Noveinber 11, 2021.,
...........
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, C(4-rk Pothoff Wovebmer 11,_2021
Property Owner's Signature (required) Date
Fo be uompWed by Lily StWj
Date Received Zo�nung Permit Type Fi5ngFee$ IUA'Pl�
OVER 0
& I lnnduut�\ZoninL Pen k A1,11fication.doe
u APPLICATION FORM must be completed and signed by both applicant and property owner.
Li PLANNING FEES FORM must be completed and signed by both applicant and property owner.
LJ 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,
TRUE SCALE PDF DRAWINGS — Standard scale and formatted: to print no larger than 11x17 inches, Include site
plan, building elevations, parking and landscape details.
El FEE (Check, Charge or Cash)
Li 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,
MW
• 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.
Wconun-dMpanukig °pnns & � Pennit Jgiplicafien,doc
Planning Application Submittal — New Home In Hillside Lands
Owner
Clark Pothoff
1380 Oak Creek Drive 420
Palo Alto, CA 94304
650 743 3419
Landscape Architect and Planning
Kerry KenCajrn
KenCairn Landscape Architecture
147 Central Ave
Ashland, OR 97520
541488-3194
Building Design
Carlos Delgado
Carlos Delgado Architect LLC
217 4th Street
Ashland, Oregon 97520
5415529502
Address:
440 Glenview Ashland, Oregon
TaxIot
T 391E09CC 1301
Zoning
RR -.5 Rural Residential
Geotechnical Engineer
Robin Warren
Applied Geotechnical Engineering
1314-8 Center Drive #452
Medford, Oregon 97501
541226-6658
Surveyor
Fred Franz
Terrasurvey
274 4th Street
Ashland, Oregon 97520
541482-6474
Building Contractor
Dan Jovick
Jovick Construction LLC
249 A Street
Ashland, Oregon 97520
5415353688
Required Code Sections
18.2.4 General Regulations for Base Zones
18.2.5 Standards for Residential Zones
18.3.10 Physical and Environmental Constraints -Hillside
Severe Constraints
Wildfire Lands
18.4.5 Tree Preservation and Protection
18.4.8 Solar Access
18.5.7 'Tree Removal Permits
Project Descriptio
This proposal is the actualization and slight modification to a previously approved P and E
for a driveway crossing slopes greater than 35% for 180 linear feet (corrected on original
approval) and adding a building to the previously approved building envelope in slopes
greater than 35%. This project fallis, under the severe constraints category of the Hillside
ordinance on a lot created before the hillside ordinance was in ordinance. The previous
application demonstrated that the location of the drive travelling across this portion of
the site creates the least amount of site disturbance possible. The modifications of this
proposal include a reorientation of the building envelope and proposed home to allow
the home to be designed into the contours of the site, the modification of the drive has
been proposed to allow for a more direct entry into the garage with this orientation
change to the building. The shift of the building envelope is within the same slope
percentage area and still addresses proper set -backs and tree preservation. The house
location takes the best advantage of the existing driveway cut, and is designed to sit with
a narrow footprint on the slope, following the topography of the site to prevent
transferring grade changes up or down the slope. The home site takes advantage of the
lower angle slopes on the site which are 35% to 40%. The proposed home has a habitable
floor area of 2174 square feet in two stories with a 816 square foot garage. The existing
driveway, proposed house footprint, and new paved areas total 5,706 square feet which
is equivalent to 13% lot coverage, 20% is the maximum allowable coverage in this zone.
The proposed home site preserves most of the surrounding natural site and native tree
species. There are many trees on the site that are being saved, and 11 trees are proposed
for removal.
Chapter 18.2.4
GENERAL REGULATIONS FOR BASE ZONES
18.2.4.010 Access and Minimum Street Frontage
Each lot shall abut a public street other than an alley for a width of not less than 40 feet;
except, where a lot is part of an approved flag partition or abuts a cul-de-sac vehicle turn-
around area, the minimum width is 25 feet.,
Complies
Chapter 18.2.5
STANDARDS FOR RESIDENTIAL ZONES
18.2.5.030 Unified Standards for Residential Zones
This property falls into the Rural Residential zone, This is a proposal for one home on just
under 1 acre in the RR -,5 zone and compllies with all set back requirements. This is a pre-
existing lot and is wider than it is deep.
Chapter 18.3.10
PHYSICAL AND ENVIRONMENTAL CONSTRAINTS
18.3.10-050 Approval Criteria
Adverse impacts to the site and the surrounding areas have been minimized to the
greatest extent possible, site disturbance has been held close to the home and drive.
The proposed development minimizes fire hazard through the implementation of a fire
management plan, minimizes slope failure through the implementation, of appropriate
drainage and retaining walla construction, and through a previous approval addressed
storm water conveyance on Glenview to minimize, storm drainage issues.
18.3.10.060 Land Classifications
B. Hillside Lands.
This property falls under the Hillside Lands category, it is identified in the hillside lands overlay
map, is highly visible from Glenview and other parts of the City, it also contains slopes greater
than 25% throughout the site.
C. Wildfire Lands.
This property is classified as Wildfire Lands by city of Ashland maps.
D. Severe Constraint Lands.
The property is considered Severe Constraints due to its predominant slope which is greater
than 35/®
18.3.10.090 Development Standards for Hillside Lands
A. General Requirements.
1. Buildable Area,
This lot has been previously approved for a homiesite in slopes greater than 3,5%, the lot
was created before the Hillside Ordinance was put in place.
2. Building Envelope,
The building envelope is in slopes of 35% to 40% which except for an area right at the PUE
are the gentlest slopes on the property,
3. New Streets and Driveways.
The proposed driveway crossing lands over 35% is previously approved for this property.
4. Geotechnical Studies.
See the geotechnical Study previously submitted and additional information provided by
geotechnical engineer.
B. Hillside Grading and Erosion Control. All development on lands classified as Hillside shall
provide plans conforming to the following items;
I. Please see graphic plans and geotechnical report
2. Timing of Improvements.
The intent is to start the construction of this project in May of 2022
3. Retention in Natural State.
The average slope on this property is 40%
40% of the 43,652 (1 acre) lot is 17,461 square feet
25% of the 43,652 (1 acre) lot is 10,913 square feet
Required total natural state is 65% - 28,374
The total area being affected by grading and other disturbance is 12,750, therefor
maintaining 70.8% in natural state,
4. Grading — Cuts. On all cut slopes on areas classified as Hillside Lands, the following
standards shall apply:
a. All cut slopes are contained by a segmental retaining wall system.
b. There will be no exposed fill slopes on this project.
c. Not applicable
d. Revegetation of cut slope terraces shall include the provision of a planting plan,
introduction of top soil where necessary, and the use of irrigation if necessary. Please
see graphic submittal sheet L 2,0
5, Grading — Fill. On all fill slopes on lands classified as Hillside Lands, the following
standardls shall apply:
a. Complies, see grading plan sheet L 1.3
b. Complies, see grading plan sheet L 1.3
c. Complies,, all utilities will take advantage of the driveway for access to the
homesite.
6. Revegetation Requirements.
Revegetation of cut slope terraces shall include the provision of a planting plan,
introduction of top soil where necessary, and the use of irrigation if necessary. Please see
graphic submittal sheet L 2.0
7. Maintenance, Security, and Penalties for Erosion Control Measures.
Accepted as act of god
8. Site Grading. The grading of a site on Hillside Lands shall be reviewed considering the
following factors:
a. Complies, all grading and terrace creation has been done to accommodate
pedestrian and vehicle circulation to and around the homesite.
b. Avoid hazardous or uinstable portions of the site.
Complies, the site is universally decomposed granite and other than the road bank
created through construction of Glenview is close to native state.
c. Complies, there is very little grading other than what is needed to create the
driveway, the homesite and access to the home.
9, Inspections and Final Report,
Not Applicable
C. Surface and Groundwater Drainage
All the stormwater on the site is directed to surface drains, and collection, behind walls. The
water is ultimately taken to the ditch along Glenview. When, the drive was, originally approved
It was documented that that stormwater in Glenview is not developed to full City standard and
the water travels along the road bed in a road side ditch. Water from this site will become part
of that ditch system. No water will travel over cut faces, or fill areas, It is not feasible to install
detention on this site due to steepness and the adjacency if the developed area to the existing
system on Glenview. As designed, this project will minimize erosion and storm flow increases
to the greatest extent possible.
D. Tree Conservation, Protection and Removal. All development on Hillside Lands shall
conform to the following requirements:
Please see provided graphic tree inventory, sheet L 1.2., and Planting Plan, sheet L 2.0 for
trees added to ameliorate removals.
E. Building Location and Design Standards.
This is a pre-existing lot and complies as best as possible to the Hillside Lands Location
standards
2. Building Design.
Please ese Architects graphic building set identifying compliance with these guidelines.
H. Exception to the Development Standards for Hillside Lands.
This is a pre-existing lot and the house is designed to comply with current Hillside standards.
18.3.10.100 Development Standards for Wildfire Lands —
A Wildfire Prevention and Control plan has been provided with this application, please see
sheet L 1.9
B. Requirements for Construction of All Buildings and Decks.
A Wildfire Prevention and Control plan has been provided with this application, please see
sheet L 1.9. Please see architectural plans for appropriate building adaptation to this ordinance
requirement. Per ORSC 8327.4 Wildfire Hazard Mitigation requirements, Exterior patios and
porch ceilings, floor projections (N/A), Enclosed roof eaves, soffits will comply with
requirements for noncombustible material or ignition resistant materials or with 1 layer of 5/,8"
Type X exterior gypboard. Please refer to the City of Ashland Wildfire Mitigation Plan Submittal
Form submitted in this application, for intended materials to meet compliance. The applicant
requests a deferred submittal for exact specifications.
18.3.10.110 Development Standards for Severe Constraint Lands
This project falls under the severe constraint category. The project has been designed to
minimize disturbance and maximize slope and site stability.
18.4.5,.030 Tree Protection
A. Tree Protection Plan. A tree protection plan shall be approved by the Staff Advisor
concurrent with applications for Type 1, Type 11, and Type III planning actions. If tree removal is
proposed, a Tree Removal Permit pursuant to chapter 18.5.7 may be required.
B. Tree Protection Plan Submission Requirements. In order to obtain approval of a tree
protection plan, an applicant shall suibmit a plan to the City, which clearly depicts all trees to be
preserved and/or removed on the site. The plan must be drawn to scale and include the
following:
These measures have been identified in this submittal. Please see graphic response
Sheet L 1.2
C. Tree Protection Measures Required.
These measures have been identified in this submittal. Please see graphic response
Sheet L 1.2
D. Inspection. A tree protect removal plan shall be requested prior to commencing with any
work other than the insta liation of the erosion control measure.
Chapter 18.4.8
SOLAR ACCESS
This home has been designed to conform to solar setback A and meets all the required
standards for this category.
Height of roof
22'-1.1"
Type, slope of roof 1:12 slope
Setback standard Table A
Setback required per standard
(2065.36 (-) 43.25')=22'-11" (-)6' / (.53) = 31'-11" SSB REQUIRED
**AVG, 150' SLOPE TO NORTH IS (2230'-224.5'=+5.5')(2302.5'-2282.5'+=20')
(5.5'(+)20'/2+12.75'/150'+(.085)
**AVG NORTH/SOUTH LOT DIMENSION +301.00'
[.445+(.085)=.53J
FORMULA 1(30' / .53)=516.60' (IF<301' = STD 'A' (-6)1: (IF > THAN 301 USE STANDARD 'B)
FORMULA 2 (10'/.53)=18.87 (IF<301' = STD '13' (-16) : (IF >THAN 301 USE STANDARD 'C' = 21')
Chapter 18.5.7
TREE REMOVAL PERMITS
A. General Submission Requirements.
There are 11 trees proposed for removal on this property. All trees proposed for removal lie
within the proposed driveway and/or homesite footprint. Tree removal will, most likely occur in
February 2022. The project was designed to preserve the greatest number of trees possible.
Thirteen trees are proposed as mitigation and they exceed the required mitigation sizes. Prior
to requesting a verification, permit, all trees slated for removal will be tagged with, orange
survey tape, and all trees on the site will be tagged and numbered with aluminum arborist tags.
Please see graphic response Sheets L 1.2 Tree Protection and Removal Plan which identifies
trees to be removed, and L 2.0 Planting Plan which identifies mitigation trees.
18.5.7.040 Approval Criteria
B. Tree Removal Permit.
Alll trees proposed for removal are to allow for consistency with the development
standards. Removal of these trees will have not effect the stability of the site as their
locations will be integrated into the, site development construction, for this project which in
itself will define an upgraded site stability and erosion control. Surface waters will not be
greatly disturbed by the placement of the home and driveway, the improvements are all at
the bottom of the site. the density and species diversity within 200 feet of the site is
predominantly scrub oak, ponderosa, pine and incense cedar, the surrounding area is if
anything overly forested. This project will not greatly affect canopy density or diversity,
and will instead add to both.
18.5.7.050 Mitigation Required
A. Replanting On Site.
The mitigation trees will Ibe planted on site
D. Mitigation Plan.
Please see graphic response Sheets L 1.2 Tree Protection and Removal Plan which identifies
trees to be removed, and L 2.0 Planting Plan which identifies mitigation, trees.
CITY Of
PFF ASHLAND
CITY OF
ASHLAND
Instructions: Identify in each section how compliance with 8327.4 Wildfire Hazard Mitigation
requirements are achieved (Check and fill in information for all that applies).
Roofing (8327.4.3
Note: There are additional requirements for preventing intrusion of embers and flames in open spaces
between roofing and roof deciding and additional flashing requirements.
Rain Gutters (8327.4.3.11
. .... .... ... -
✓ Non-combustible rain gutter with non-combustible corrosion -resistant screening.
Vents (Flame and Ember -Resistant): Eave, Soffit, Cornice, and Ceiling <12 fee above grade or surface
below (8327.4.4)
on'
EAVE VENTS TBD
1/8" SCREENING
ALL CEMENTIOUS FIBER
V
HARDIE LAP SIDING
WALLS
All Other Vents M327.4.4
I
corrosion -resistant with maximum 1/8" non-combustible corrosion -resistant metal mesh
Exterior Wall Covering. (8327.4.5)
Note: There are additional requirements for how wall coverings terminate.
For combustible siding/wall covering., fill out the following table or explain how you will achieve
requirements:
City of Asliland 1 51 Winburn Way, Astiland, OR, 97520 1 54'1-488-5305 1 www,ashland,01% LIS
ALL CEMENTIOUS FIBER
V
HARDIE LAP SIDING
WALLS
STUCCO
TBD STUCCO
✓
One layer of minimum
S/8" exterior grade Type X behind covering or 1 -hour fire resistive assembly
City of Asliland 1 51 Winburn Way, Astiland, OR, 97520 1 54'1-488-5305 1 www,ashland,01% LIS
Overhanging Projections, Roof Eaves, Soffits, Cornices, Patio Parch Ceilings, or Underfloor Protection
of Elevated Structures (8327.4.6.1,4)
Note: Gable end overhangs beyond an ext. walil other than at the lower end of rafter tails are exempt,,
777-7/07-72/7/07 '/'�'/
5
ALL GEMENTITOUS FIBER HARDIE
A
HARDIESOFFIT
ANO
71 One layer of minimum 5/8" exterior grade, Type X behind covering or 1 -hour fire -resistive assembly
Walking Surfaces (R327AM
Note: Fill this in for any combustible surface decking material planned. If none, label N/A.
Glazing in Windows, Doors, Skylights (8327.4.8)
V/ All, dual glazing, tempered glass, glass block, or a fire resistance rating of notaless thn 20 min,
Applicant Name CARLOS DELGADO
Date NOV 11:,2021
City of Ashland 1 5-1 Winbiarn Way, Ashland, OR, 97520 1 541.-488--5305 1 wNvvv,ashland,0r,U-,
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41
pplied
eotechnicatil
ngineering
& Geologic Consulting November 7, 2021
KenCairn Landscape Architecture
545 A Street
Ashland, OR 97520
SUBJECT: Geotechnical Investigation and Erosion Control
New Single -Family Residence
440 Glenview Drive
Ashland, Oregon
At your request, Applied Geotechnical Engineering and Geologic Consulting LLC (AGEGC) has
completed a geotechnical investigation and erosion control plan for the proposed residential hone
to be built at 440 Glenview Drive in Ashland, Oregon. The approximate location of the site is
shown oil the Vicinity M,1p, Figure 1. The intent of our work is to provide design
recommendations for design and construction of tile new home. The geotechnical evaluation
included a review of available geotechnical and geologic information for the property and vicinity,
a ground -level reconnaissance of" the property and vicinity, and engineering analyses. Our work
,also included a review olyour site grading and erosion control plans for the site dated November 5,
2021. This report describes the work accomplished and provides our recommendations for
development of the property, including erosion control.
As part of our work, we also reviewed the home plans by Carlos Delgado Architecture dated May
10, 2021, We understand the new home will consist of single-fiu-nily, wood -frame Structure, '"I'lie
lowest level will consist of the garage and will have a concrete slab -on -grade, floor located below
adjacent exterior grades. The second story will be constructed partially over the garage area and
partially with a crawlspace. Due to the existing slopes, the hoine will require concrete cantilevered
and MSE retaining walls as part of site development The retaining walls for the building may be
tip to about 12 ft tall with most located on the, uphill side of the structure.
A licensed geotechnical engineer alit] geologist provided by AGEGC completed a site visit to the
site in 2014 prior to any grading of the site. A second site visit was completed after the driveway
had been roughed graded by as previous property owner. The property is relatively large and is
located oil tile -South (uphill) side of Glenview Drive, The majority of the lot is ungraded and slopes
moderately tip to the south, away from Glenview Drive, The inajority of the property is vegetated
with scattered trees and grassy areas. The area adjacent to Glenview Drive has been graded with
significant cut for the roadway, The Cut slopes for Glenview Drive are locally as steel) as 111:1 V,
Subsurface conditions were evaluated based on the soils exposed in the Glenview Drive and the
driveway cut slopes on the downhill portion of the site and our previous experience in the area.
SUrficial soils consist of silty sand soils (decomposed granite). Geologic rnaps of the area indicate
the site is underlain by granite at depth. No mapped faults or other geOlOgiC Structures that could
adversely impact development are shown on geologic maps of the area nor were observed in the
area during our site reconnaissance.
4�'
5489-21440 Glowiewstroet
Native slopes in the vicinity of the proposed home site are relatively uniforin and no indicatiom of
deep-seated slope failures were observed. Slight surficial Sloughing was locally observed on
portions of the roadway cut slope. Significant fill was not observed on the property,
Indications of groundwater springs or seepage were not observed oil tile lot. We anticipate that
groundwater typically occurs at depths of greater than 30 111; however, perched groundwater likely
occurs at the top of the weathered granite during periods of heavy and/or extended rainfall, 'J'Jjcl'e
are no developed drainages on the property and we anticipate that surface water runoff typically
Occurs as sheet flow.
CONCLUSIONS AND RECOMMENDATIONS
In our opinion, the lot is, suitable for development with the proposed single-family residence. Tile
main geotechnical and geologic considerations for development of the lot are the moderately steep
slopes, the potential for shallow hard rock (requiring rock excavation methods), and the potential
for seasonal perched groundwater. If the geotechnical recommendations for development of tile
property are followed, in our opinion, there is no significant risk of slope instability on the lot or
settlement due to the fill. Recommendations for development and erosion control of the property
are provided below.
1) Filial graded fill slopes should be no steeper than 211:IV. Final graded cut slopes on
tile lot should be no steeper than 1.51-1:1 V. Temporary cut slopes up to 15 ft high
cornp] eted during dry weather may be excavated at a slope of 0. 5H: I V.
2) Landscaping fill should be compacted to at least 90% of the maximum dry density as
determined by ASTM D 698. Structural fill under buildings and concrete flatwork
should be compacted to at leas( 95% of tile maximum (try density as determined by
ASTM D 698. All fills constructed using native (on-site) soils should be overbuilt a
minimum of 2 ft beyond final grades then trimmed back to design elevations using a
trackhoe equipped with a smooth -lip bucket. The disturbed silty sand soils are highly
Susceptible to erosion and should be revegetated as soon as practical, Prior to
placement of any fill, the ground surface in the 1-111 are should be stripped of organics
and existing fill. The strippings are not suitable for use: as compacted fill and should be
removed from the site or used in landscaped areas. Slopes steeper than 51-1:IV to
receive fill Should be benched with relatively flat areas during fill placement. The
bcriches should be a illinil'111,1111 Of 12 ft wide.
3) Fill placed within 3 ft of driveway areas, the house footprint, retaining walls, and
concrete flatwork should consist of compacted, structural fill. The on-site soil ('without
deleterious material) may be used as structural fill if properly moisture conditioned and
compacted; however, it is typically not practical to use the on-site materials as
Structural fill during periods of wet weather. Structural fill may also be constructed of
imported granular fill, such as -/4- and 4 -in, -minus crushed rock. Structural fill must be
compacted to at least 95% of the maximum dry density as determined by ASTM 17
698, at a moisture content within 3% of optimum, The ground surface within all areas
to receive fill should be stripped of surficial organics prior to placement of the fill.
N
5489-21440 Glejiview Street
4) Subsurface (French) drains may be required in the toe of fills, depending on the depth
of the fill and location on tile property. Tile location of the drains should be
determined by the geotechnical engineer during construction, The drains should
consist of a perforated PVC drain pipe placed in clean, angular drain rock. Tile drain
pipe and crushed rock should be wrapped in a 11011-wOven geotextile (Minimum weight
of 6 oz.)
5) Structural loads may be supported oil continuous spread footing foundations founded
on stiff native, undisturbed silty sand soils or can structural fill over undisturbed native
soils. We recommend that pad foundations not be used for support of the residence.
Where practical, the continuous spread footing foundations should be oriented
perpendicular to the slope (oriented cast -west). foundation excavations should be
completed using a backhoe or trackhoc equipped with a smooth -lip bucket, Tile
downhill edge of any foundation must be setback an equivalent horizontal distance of
at least 10 ft from the face of any slope. This setback may be obtained by embedding
the foundation below grades. On a 2H: IV slope, the downhill edge of a foundation
must be embedded 5 11 below grade to obtain the recommended slope setback, Spread
footing foundations may be designed for an allowable soil bearing pressure of up to
2,500 psf. This allowable soil bearing pressure assumes all footings will be founded as
recommended in this report. The minimum width of any footing should not be less
than 12 in., and footings should be established a minimum of 18 in. below the lowest
adjacent exterior grade,
6) The site should be graded to provide positive drainage away from footings and exterior
walls. Subsurface drains (foundation drains) should be provided adjacent to all
exterior foundations.
7) Spread footing foundations should be underlain by a numi-mUll of 4 in, of compacted
compacted crushed rock on the foundation SUbgrade to protect the
subgrade from disturbance due to construction. The thickness of the crushed rock may
need, to be increased during wet weather Construction. The crushed rock should be
compacted with several passes with a smooth -plate vibratory compactor,
8) Concrete slab -on -grade floors should be underlain by a Minimum Of 9 in, of '/4 -in, -
minus imported crushed rock, 11' moisture sensitive flooring will be installed of
moisture sensitive materials will be stored on the floor, we recommend instal lation of a
moisture retarding membrane under tile concrete slab to minimize wicking of moisture
up through the slab, The garage floor slab will be located below adjacent exterior
grades, To reduce the risk of hydrostatic pressure on the underside of the slab, we
recommend drain pipes be installed in the aggregate base Im the slab on about 10 (1
center to center spacing,, The drain pipes should be hard -piped to drain away from tile
Marne,
9) We understand that retaining walls will be constructed as part of the home and
detached garage, and MSE retaining walls will be constructed across the site including
as part of the access driveway, Rigid (such as concrete cantilevered walls) retaining
watt foundations should have the same slope setback requirements as the house
foundations. MSE walls (which are relatively flexible) can have a minimum
5489-21440 Glenview Sucet
embedment below grades as required by the design for the wall's stability if settlement
is not a significant concerti. The following embedded wall design recommendations
assume that the wall backfill consists of clean granular material (sand or crushed rock)
within at least 2 it of the wall, the backfill is compacted to 90 to 95% of ASTM D 698,
the backfill is level within 10 ft of (lie wall, and the embedded wall is fully drained,
i.e., hydrostatic pressure cannot act on the wall. Walls that are allowed to yield by
tilting about their base (cantilevered retaining and MSE walls are typically considered
yielding) should be designed using a lateral earth pressure based on an equivalent fluid
having a unit weight of 35 pcf, We further recommend that horizontal earth pressures
due to surcharge loads be taken as an additional uniform horizontal pressure
(rectangular pressure diagram) of 0.5 times tile intensity of the surcharge load acting
over the entire height of the wall.
Horizontal shear forces can be resisted partially or completely by frictional forces
developed between the base of spread lootings, and the underlying soil and by passive
soil resistance. The total frictional resistance between the tooting and the soil is the
normal force times the coefficient of friction between the soil and the base of the
footing. We recommend an ultimate value of 0.4 for the coefficient of friction; the
normal force is the suss) . of the vertical forces (dead load PILLS real live load),
10) We estimate that relatively hard rock occurs at a depth of less than 20 ft at the site, In
our opinion, seismic design for the new home can be completed based on a Site Class
.B material.
11) A qualified geotechnical crighicer should evaluate structural fill placement and
compaction, and examine the foundation excavations and evaluate the subgrade prior
to construction ofthe foundations.
Mechanically Stabilized Earth (MSE) Retaining Walls
Mechanically stabilized earth (MSE) retaining walls may be used along the driveway cut and fill
slopes, and uphill of the homes to provide level areas. In Ashland, MSE walls, are typically tiered
with several closely placed walls in a set. MSE walls typically include compacted (Structural) fill
and a facing to retain the fill. We anticipate that the structural fill for construction Of the MSE
walls will consist of imported crushed rock fill (Y4—in,-minus Crushed rock) with a minimum angle
of internal friction of 35' and a dry unit weight of between 120 and 140 pef Silty decomposed
granite soils should not be used for wall construction. The backfill should be compacted to about
95% of the dry density as determined by ASTM D 69&
In areas where the MSE walls are up to 5 ft high and are located against competent native
()undisturbed) decomposed granite, the wall backfill can consist of angular drain rock (1/4 -to -1/4 in. in
size) capped with 1/4 -in. -minus crushed rock, Geogrids will not be required.
For MSE walls supporting significant fills, the walls will require geogrid placed in 1/4 -in. -minus
crushed rock fill with the geogrids extending back from the face a ininimuni distance equal to 75%
of the total wall height, The total wall height for design purposes should be measured rrom the toe
of the wall to the top of the highest wall iii the tiered Set, The MSP. wall rehiforeement should
consist of Hoesker Fortrac 515 geogrid (or equivalent) installed with the higher strength
4
5489-21 440 Glenview Street
perpendicular to the face of the wall, For 8 -in, -high block facing, the geogrid should be installed
every third block from the bottom of wall.
The blocks should be underlain by a minimum of 6 in. of compacted %-in.-rnirius crushed rock
placed as structural fill. A mininlurn of a block should be embedded below final grades. The toe of
each wall should be embedded at a depth to provide a horizontal distance 110 less than 6 fl from the
face of the slope.
A 12 -in, -wide drainage layer Should be installed behind the lower 2,5 ft of each MSE wall, The
rernainder of the backfill should consist of Y4-in.-ininus crushed rock, Where the drain rock is
ad.jacent to the native silty sand soils, a non -woven geotextile (5 oz minimum weight) must be
placed to separate the soils from the drain fork to prevent erosion of the soil into the rock. A 4 -in, -
diameter perforated drain should be placed at the bottom of the drain rock section and connected to
the storm water system.
A�• W I
The intent of the erosion control plan is to decrease erosion and off-site migration of soils. This can
be accomplished by decreasing surface water runoff by means of vegetation, flay bale's and rock
coverings or checkdams; holding the soil in place by establishing a vegetation covet, as soon as
practical; and by directing surface water flow away from areas disturbed by construction activities,.
1) We anticipate that a portion of the property will be disturbed during construction of the
proposed structures, driveway, and site grading, Landscape areas oil the lot where the
vegetation is disturbed or removed should be revegetated as soon as practical, The silty
sand (decomposed granitic soils) is easily eroded when disturbed by construction activities,
Mulch consisting of either straw, wood cellulose fiber or other sirnilar materials can be
placed in areas where landscaping will not be established prior to September 15, If
required, the mulch should be applied at a rate of approximately 2,000 pounds per acre,
Downspouts and other drains should be connected (hard -piped) to the storm water system
as soon as practical.
2) During construction (prior to paving of the driveway), the driveway should be graded with
a minimum of 12 in, of crushed rock for a rninimuin distance of 30 ft from the access point
to the lot. Periodic Cleaning of the surface of the rock will be required as it becomes
contanimated with soils from site work and construction traffic. The rate of the required
cleanings will be significantly greater during wet weather construction,
3) We recommend all exposed soil areas (all graded areas) be graded such that surface water
upslope of the disturbed area is directed away from the exposed soil. Any surface water
flow on the exposed soil Should move as sheet flow rather than concentrated flow. This
may include construction of as ditch above both home sites to direct sheet flows away froill
the home sites,
4) Runoff from the disturbed portion of the site may contain some soil material. To further
reduce the risk of sediment leaving the site during periods of wet weather (typically winter
and spring months), small settling basins can be installed at the start of the wet season
below the site at the discharge end ol'graded areas, ditches and swale areas. Straw bales
should be stakcd along the downhill edge of the settling basin. Water can be discharged
0
5489-21440 Oenview Street
from the settling basin using 4-inAiameter flex pipe, The settling basins should be
installed no later than September 30,
5) Straw bales or silt fencing should be installed along the downhill edge of the proposed
construction. The silt fence should be embedded at least 4 in. into the ground and should
be staked in place. The straw bales should be placed cad -to -end and staked in place to
prevent separation between the bales, The silt fence and straw bales should be placed to
direct surface water runoff from the site towards the settlement basins.
6) During construction and prior to establishment of the site landscaping, the erosion control
measures niList be monitored and will require periodic maintenance, Maintenance inlay
include removal of sediment from upslope of the straw bales or silt fence, renloval of
sediment frorn the settlement basins, and the placement of additional straw bales or
sediment fence. "Elie amount of required maintenance of tile erosion control measures will
decrease significantly as the landscaping becomes established.
7) The project geotechnical engineer should evaluate the erosion control measures
periodically during construction, including on about September 30 and after storm events.
6
5489-21 440 (flenview Stl•ect
This report has been prepared to aid the owner's design team in the design and construction of the
proposed hornes on the referenced property located at 440 Glenview Street in Ashland, Oregon.
The scope is limited to the specific project and location described herein, and our description of the
project represents our understanding of the significant aspects of the project relevant to the design
and construction of the proposed new homes,
I'he conclusions and recommendations submitted in this report are based on the information
described above, It should be understood that there are limitations in a study of this type (without
field explorations), If the owner wishes to reduce these uncertainties beyond the level associated
with this report, we should. be advised at once,
We have performed these services in accordance with generally accepted geotechnical engineering
practices in southern Oregon at the time the study was accomplished. No other warranties, either
expressed or implied, are provided,
Please contact AGEIGC if you have any questions or require additional information.
Sincerely,
Applied Geotech ical Engineering and Geologic Consulting LLC
oeo'ec'
(A--
Igo Warren, G.E., R.G.
Principal
0-1E
451'
Renewal: June 2022
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The comments othis pre -application are preliminary in nature and subjeet to change based upon the
f
submittal of additional or different information. The, Planning Commission or City Council are the
final decision making authority of the City, and are not bound by the comments made kv the Staff as
part of this pre -application.
ASHLAND PLANNING DEPARTMENT SITE: 440 Glenview Dr
PRE -APPLICATION CONFERENCE APPLICANT: Kencairn
COMMENT SHEET REQUEST: Physical & Environmental
June 9, 2021 Constraints Review Permit
PLANNING DIVISION COMMENTS:
This pre -application conference is intended to highlight signyicant issues bcj,'bre the opplicantprepares
and submits afiormal application.
Generally: The application involves a Hillside Development Permit for the development of hillside lands
with severe constraints (i.e. slopes in excess qf35percenl). The driveway and envelope were considered
in 201 S, and the application here would need to speak to the proposed home and site design in terms of
the applicable criteria and standards, address any modifications to the 2015 approval and also address any
items from the 2015 approval, that have not yet been fully addressed (i.e. gco-tech assessment, drainage
and erosion control plans, etc.).
Physical & Environmental (P E) Constraints Review Permit for the Development of Hillside
Lands with Severe Constraints The
application will need to carefully address the criteria. for a Physical and Environment Constraints
Review Permit for Hillside Development of I -ands with Severe Constraints, which are:
Through the op.,)Iicotion of the,, develornnent stondard5 of this chapter, the potential irnpacts to
the poperty, t',Tml rear by areas have been considered, and ooverse irnpocts hove been rninirnized;
b) That the applicant ho5 corisidered the poterPOal ho�(.'Yrds that. the developinent amy create and
irnplemented measures to rnitigafe the potentk,'d hozards caused by the development;
c) Mot the e,'.i)plicont has token o/1 reosc,'nmble sleps to reducea^ the odverse iinpoct on the
environment, Irrevetsible actions shcO be, toore seriously thon reversible actions, The
StofAdvisor or Planoing Cornniission shall consider the existing development of the e surroun(Jing
or andthe rnoxinmm developi'vent permitted by this, ol dinonce.
Development Standards for Hillside Standards
and for Severe Constraints Lands
The Development Standards for Hillside
Lands provide hillside -specific design standards to ensure that development occurs in a way that protects
the natural and topographic character and identity of these areas, environmental resources, the aesthetic
qualities and restorative value of lands, and the public health, safety, and general welfare by insuring that
development does not create soil erosion, sedimentation of lower slopes, slide damgge,jLooding problems,
and severe cutti U, or scarring_ These development standards encourage sensitive development while
allowing for a reasonable use that con-iplernents the natural and visual character of the City. The
440 Glenview
Rine 9, 2021/ds
Page 1
development of the Subject property will need to address how each of the standards is rnet through the
home design and site planning.
Continuous horizontal building planes shall not exceed a maximum length of 36 feet. Planes longer
than 36 feet shall include a minjinuni offset of six feet. See Figure [1 i 3- , 1 0 090
1—T= _ appears . It appears that
- I I
some of the building planes as currently proposed exceed 36 feet without requisite offsets. (West
elevation?)
A building step -back is required on all downhill building walls greater than 20 feet in height, as
measured above natural grade. Step -backs shall be a mininiurn of six feet. Decks projecting out from
the building wall and hillside shall not be considered a building step -back. No vertical walls on the
downhill elevations of new buildings shall exceed a maximum height of 20 feet above natural grade.
See Figure [_18,3.1 0- 'O' 9'0,T"',' (West elevation,'?)
-------------------- --------- -
Ali area equal to 25 percent of the total project area plus the percentage figure of the average
slope of the total project area must be retained in a natural state. Grading, excavating filling
andlor the construclion of roadways, driveways, pat -king areas, and structures are prohibited on
lands required to be retained in a natural state. Calculations demos stratingcompliance with
this standard would need to be provided in the application submittal roughly 66.5 percent of
the property was to be retained in a natural state in the 2015 approval.
The lot coverage in the RR -.5 zone is limited to 20 percent. The final application will need to
clearly demonstrate that compliance with the 20 percent coverage limitation will be achieved.
The 2015 approval indicated that anticipated development would yield V percent lot
coverage.
Exception to the Development Standards for Hillside Lands: The approval of any exception to the
Development Standards requires findings addressing the criteria in
.1.) There is demonstrable diffici.,dty in tneeting the specific requirements of this chapter due to a
W t'iq ue of un usuol ospec t of th e site of proposed d!.tse of the site;
2) The exceplion will result, in equal or gt'eoter protection of the re50urces pr(:4ected under this
chapi-er,-
3) The exception is the nih-jirnorn necessmy to the difficulty, and
4) The exception is ccnsister�l. with Me stoted Purpose and h7tentof chapter 183,10 Physir..'01 and
Environrnenft-il Constroints OrIeHay chopter and section� 18.3.10,090 Devplopasent Stondards for
Hillside Lands,
Driveway Modifications: The narrative provided suggests that the application will include a request to
modify the previously approved driveway, but isn't clear what specifically is involved in the requested
modification. The final application would need to make clear the specifics of any modifications being
requested and explain each in terms of compliance with the applicable approval criteria and development
standards. Generally, driveway requirements include:
Any driveway over 50 feet in length is considered by definition to be a flag drive and subject to
the development requirements thereof(seeal.codes/LandUse/18.5.3.060 )
including width, grade, drainage, fire apparatus requirements, and that three parking spaces be
provided Situated to eliminate the necessity for vehicles backing out.
New flag drives and driveways may only be constructed on lands of less than or equal to 35 percent
slope, except that a portion of a new flag drive or driveway may cross lands with a slope greater
than 35 percent for a length not to exceed 100 feet. An Exception to the Development Standards
440 Glenview
rime 9, 2021/ds
Page 2
for Hillside Lands found in AMC 18.310.090.11. was approved to allow an approximately 106 -
foot driveway in 2015.
Flag drive grades shall not exceed a maximum grade of 15 percent. Variances may be granted -for
flag drives for grades in excess of 15 percent, but no greater than 18 percent, for no more than 200
feet. Such variances shall be required to meet all of the criteria for approval found in AMC 18.5.5.
Grades for new driveways (not_; ag drives) in all zones shall not exceed a grade of 20 percent for
any portion of the driveway. All driveways shall be designed in accord with City of Ashland
standards and installed prior to issuance of a certificate of occupancy for new construction. If
required by the City, the developer or owner shall provide certification of driveway grade by a
licensed land surveyor. Any Variance would need to meet all of the criteria for approval. found in
AMC 18.5.5.
Previous Approval: A 2015 land use approval included a P&E Permit for the Development of Hillside
Lands with Severe Constraints for a new driveway and relocated envelope. This permit included an
exception to the Development Standards for Hillside Lands to allow a future home with a driveway more
than 100 feet in length on lands with greater than 35 percent slope. (106 feet was allowed); an exception
to the Development Standards for Hillside Lands to allow cut slopes and retaining wall heights which
exceed the grading standards (allowed 18 -foot cut slopes with two terraces, eight -foot wall heights, and
three-foot terrace depths); and a Tree Removal Permit to remove 12 trees.
The 2015 approval for the driveway installation included requirements that:
• the applicant sign -in favor of a Local Improvement District (1-113) for the future improvements of
Glenview Drive as required in htq1!K.1 8.,4.6 .030,. B;
® the applicant provide a final storm drainage plan;
• the applicant provide a final erosion control. plan;
® and the flag drive be paved to a 15 -foot width.
The driveway installation was to have been preceded by a pre -construction conference, and tree protection,
drainage and erosion control measures were to have been inspected by staff and the project geo-tech, and
a final letter provided by the geo-tech confirming that required inspections were complete and the
installation, including re -vegetation of cut slopes, was completed consistent with the original.
recornmendations. It does not appear that a number of these requirements were inct with the initial
driveway installation, and they would need to be addressed through a P&E Permit to construct a house
now. This would include an updated geotechnical report, which would need to address the standard
requirements as well as speaking to the driveway construction.
Geotechnical Study Qittp -_flash hLn(I.Lu s1LandUse/18.3. 10,0WAA and
.;s
h ttfis: Hashla ndm uit ic s/La io d. Use/1 8.3. tO. I 10. D Any action which involves Severe
Constraints Lands (i.e. those with slopes over 35percent) must provide a geotechnical study prepared by
a geotechnical expert indicating that the site is stable for the proposed use and development. The study
should discuss drainage, vegetation, discussion of previous work and discussion of field exploration
methods; site geology, based on a surficial survey, to include site geologic maps, description of bedrock
and SUrficial materials, including artificial fill, locations of any faults, folds, etc., and structural. data
including bedding, jointing and shear zones, soil depth and soil structure; any off-site geologic conditions
that may pose a potential hazard to the site, or that may be affected by on-site development; the suitability
of the site for proposed development from a geologic standpoint; specific recommendations for cut and
fill slope stability, seepage and drainage control or other design criteria to mitigate geologic hazards; if
deemed necessary by the engineer or geologist to establish whether an area to be affected by the proposed
440 Glenview
June 9, 2021 /ds
Page 3
development is stable, additional studies and supportive data including cross-sections showing subsurface
structure, graphic logs with subsurface exploration, results of laboratory test and references; additional
information or analyses as necessary to evaluate the site; an inspection schedule for the project; and the
location of all irrigation canals and major irrigation pipelines. The geo -tech should also address whether
necessary, insl2eetions were coml)leted with the driveivq)r construction and whether the driveway was
installed in keeping with the original recoinmenflalions.
Utilities: When the lot for 440 Glenview was created, conditions included that the applicants sign in favor
of a future local improvement district (LID) for Glenview Drive, that the applicants sign an agreement to
pay their full share of any future utility installations in Glenview Drive, and that only temporary utilities
be installed to Terrace Street with the understanding that the property would be required to connect to
utilities in Glenview Drive when they become available. The final application should make clear how
utility installations will be routed on site relative to slopes, trees, available easements, etc. and address site
disturbance due to trenching and necessary re-vegetation/slope stabilization.
Tree Preservation, Protection & Removal: All land use actions must include a Tree Preservation and
Protection Plan (see AMC 18,4,5,030) which identifies all trees greater than six -inches d.bh, on the
property, and on adjacent properties within 15 -feet of the property litre and details prescribed protection
measures for trees to be preserved. Trees to be removed Would be considered in light of the Tree Removal
Pert -nit approval criteria, as well as the Development Standards for Hillside Lands and the previous Tree
Protection Plan associated with the property.
® For single family residential property, any removal of trees over 18 -inches in diarneter or greater
would be considered in light of the criteria in AMC 18,5,7,040,
® For hillside properties, the removal of three or more living trees of over six -inches diameter at
breast height (d.b.h.), or the removal of Five percent of the total number of trees (living or deae�
over six -inches d.b.h., whichever is greater, on any lot within five year period; any form of
commercial logging; or the removal of one or more living conifers greater than two feet d.b.h., or
living broadleaf trees greater than one foot d.b.h. is regulated on Hillside and Severe Constraints
Lands and Must be addressed in terms of the P,bysicial & Environmental Constraints Review
Permit criteria.
The tree plan should include assessment of the trees' present conditions as well as any impacts
from the driveway construction.
In the 2015 approval, the Tree Commission had concerns in that site fencing prohibited
Conimission access to fool< at trees' conditions. It would be worthwhile here to make arrangements
to have the site available for Commissioner site visits during a limited window prior to a
Commission meeting to enable their review and comment.
Wildfire Lands: The property is within the Wildfire Lands Overlay, and would need to address the
requirements of al.codes/Ltiidl-Jse/18.3.10.100. These Would include that a
General Duel Modification Area fuel reduction plan addressing the requirements in AMC
18.3.10.100.13 be provided for the review and approval of the Fire Marshal prior to bringing combustible
materials onto the property, and that any new landscaping proposed shall comply with the wildfire
standards and not include plants listed on the Prohibited Flammable Plant List adopted with Resolution
42018-028, be of are thal new local ore beitigi(id,1)1)t(,,,e,ifi,)�, die
ff'ihifirc Lands over/aY zone. 'these anti, codes irifl lake elffi!cl heginniqg, in zlnY
QL.1,g,o,rding the TUIV C(RIes should be re,firrr.,dI'd rhe Building (Ochd, Ste ren /%&viaeo, at (_541) 48853 0,'5,,)
440 Glenview
Julie 9, 2021/ds
Page 4
Solar Access "Standard A": The final application materials will need to include dernonstration that the
proposed home will cast no more shadow on the property to the north than would be cast by a six-foot
fence constructed onthe north property line.
Neighborhood Outreach: Projects involving changes to established neighborhood patterns can be a
concern for neighbors; staff always recommends that applicants approach the affected neighbors, make
them aware of the proposal, and try to address any concerns as early in the process as possible. Notices
are typically sent to neighbors within a 200 -foot radius of the property.
Written Findings/Burden of Proof: This pre -application conference is intended to highlight significant
issues of concern to staff and bring them to the applicant's attention prior to their preparing a formal
application submittal,. Applicants should be aware that written findings addressing the ordinance and
applicable criteria are required, and are heavily depended on when granting approval for a planning action.
In addition, the required plans are explained in writing below. The burden of proof is on the applicant(s)
to ensure that all applicable criteria are addressed in writing and that all required plans, written findings,
and other materials are submitted even if those items were not discussed in specific, itemized detail during
this initial pre -application conference.
For the RR -.5 zoning district, see the "Rural Residential Zone" at:
httr)s,://ash a rid. MLI n icipal.codes/uaridUse/1 . . 5.0M C
BUILDING: No cornments at this time. Please contact the Building Division for any building codes -
related questions at 541-488-5305.
CONSERVATION: For information on available conservation programs, including construction Of
Earth Advantage/Energy Star buildings, please contact Conservation Anal yst/Inspector Dan Curmingharn
at 541-552-2063 or via e-mail to dan.c
ENGINEERING: See comments at the end of this document. Please contact Karl Johnson of the
Engineering Division for any Public Works/Engineering inforrnation at 541-552-2415 or via e-mail to
]�.arlJohnson(d,�i
�., shland.or.us .
FIRE: See comments at the end of this document. Please contact Ralph Sartain from the Fire Department
for any Fire Department -related information at 541-552-2229 or via e-mail
WATER AND SEWER SERVICE: If the project requires additional water services or upgrades to
existing services the Ashland Water Department will excavate and install in the city right of way all water
services up to and including the meter on domestic and commercial water lines. If afire line is required,
the water department will also only install a stub out to the location where the double detector check
assembly complete with a Badger brand cubic foot bypass meter should be placed in a vault external to
440 Glenview
Rine 9, 2021/ds
Page 5
the building. The vault and the DC DA device housed in it are the responsibility of the property owner and
should be placed at the property line. Fees for these installations are paid to the water department and are
based on a time and materials quote to the developer or contractor. Meter sizes and fire line diameters will
need to be provided to the Water Department at the time of a quote being requested. Please Contact Steve
Walker at 541-552-2326 or e-mail -4 . . ............. tib
with any questions regarding water utilities,
- _. . . . . . ... . ... . .....
ELECTRIC SERVICE: Please contact Dave Tygerson in the Electric Department for service
requirements and connect fee information at (541) 552-2389 or via e-mail to�isLflar-LcLx)Lus.
Dave will arrange an on-site meeting, and develop a preliminary electrical service plan for the site. Please
allow additional time to accommodate scheduling of this on-site meeting and preparing the preliminary
plan. Submittals will not be deemed complete without a preliminary approved plan from the Electric
Department.
OREGON DEPARTMENT OF TRANSPORTATION (ODOT): "ODOTcloes no have comnlents on
this prol?osal. 71i.ank youft)r keelfing us in the loop!" For any additional ODOT-related information,
please contact: Micah Horowitz, AICP; ODOT Region 3 1 Development Review Planner; 100 Antelope
Road, White City, OR 97503; p: 541.774.6331 1 c: 541,603.8431 � e: rnicah.horowitzoa, odot.statc.or.us
Procedural Handling
A P&E permit is a "Type I" procedure which allows for an administrative decision with notice to
neighbors. Type I decisions can be appealed to the Planning Commission. For further
procedural details, see:
L1ttP-a_,,//wmA_L, _ashJ.qtLdLPL.-..0 s/S I B/fi les/Coi,iii,n%2ODev/Forms%2C%2OBrocli u res%2C%20 landou
ts/Flowchart T.Y.at_L_E-Yj9-_20.,_pcLf
Submittal Information.
The application is required to include all of the following information,
a. The information requested on the application form at
Lillp -//www. ash land, or, us/ iles/Zo n inq %20Permit%20App
b. Plans and exhibits required for the specific approvals sought (see below).
c. A written statement or letter explaining how the application satisfies each and all of the
relevant criteria and standards in sufficient detail (see below).
d. Information demonstrating compliance with all prior decision(s) and conditions of approval
for the subject site, as applicable,
e. The required fee (see below).
The Ashland Land Use Ordinance, which is Chapter 18 of the Municipal Code, is available on-
line in its entirety at: Mitt s .//ash land, MU n icipa l,codes/Land Use
440 Glenview
June 9, 202 1 /ds
Page 6
Please provide electronic copies of a written statements explaining how the application meets the approval
criteria from the sections of the Ashland Municipal Code listed below. These written statements provide
the Staff Advisor and/or Planning Commission with the basis for approval of the application:
• Physical & Environmental Constraints: 1,tt2s
L _�LLqL111arLdmunici al.cl1 andjlse/lq.
• Development Standards for Hillside Lands:
• Development Standards for Severe Constraint Lands:
IILtUs:I/ashlaind.inUIILcipa codesIlLandUse/18.3.10.110
• Development Standards for Wildfire Lands: IILtpiL.IL@.slandjnynU
cljEL1. degast/18.3.10.100
L _qo &_rLJd__
• Tree Removal Permit (if applicable) itW.!hIg_nd_qI_ _nj__codes/LandUse/l 8.51,040
Plans & Exhibits Reguired
Please provide electronic copies of the plans and drawings detailed below addressing the Submittal
requirements from the sections of the Ashland Municipal Code listed below. These exhibits are used. to
copy the Planning Comi-nission packets and for notices that are mailed to neighbors, and electronic copes
should be formatted to print legibly to a standard architect's or engineer's scale on paper no larger than
I I -inches by 17 -inches.
* Physical & Environmental Constraints:
* Tree Preservation and Protection: hqg§:t/asLhlan4.nLuniqjp q�cdesLL,&rILIq§eL 8.4..5.030.A and
!AtwaxA/—as k1aflIm t—in iC.!m..Lodqsi=a Lid&3,10,9 0 D
IL s��L[1_q,_
c) Tree Removal. httt)s:/iashlarid,.muai2ip2Lg2ggs/LandUsetl8.6.7.030.A
RUTIEM!
P&P Permit (if applicable) $1,092*
Exception (if applicable) $ 0*
Tree Removal Permit (if applicable) $ 0* if part of another app.
*fees are adjusted annually by the Council in, July, applications will be subject to fees in place
at the time of submittal.
NOTE: Applications are accepted on a first corne-first served basis. All applications received are reviewed and
must be found to be complete before being processed or scheduled at a Planning Conirnission meeting. Applications
will not be accepted without a cornplete application form signed by the applicant(s) and property owner(s), all
required inaterials and full payment. Applications are reviewed for completeness in accordance with ORS 227.178.
For further informationplease _22p12cL June 9, 2021
Derek Severson, Senior Planner Date
City of Ashland, Department of Cornmunity Development
Phone: 541-552-2040 or e-mail: dei-e.k,sevei'sc)ri,rt)asi-il,,ind,01-,LgS
440 Glenview
June 9, 2021/ds
Page 7
ASHLAND FIRE & RESCUE COMMENTS: Fire department comments are based upon the 2019 Oregon Fire Code
as adopted by the Ashland Municipal Code, and Ashland Land Use Laws:
Specific Comments
Due to access issues including narrow roads and steep grades, and a long hose reach for firefighters to connect to
a fire hydrant, an alternate method of protection is required (home fire sprinklers).
General Comments
Addressing - Building numbers or addresses must be at least 4 inches tall, be of a color that is in contrast
to its background and shall be plainly visible and legible from the street fronting the property. Additional
directional signage may be necessary to guide emergency responders down a driveway, path or through
a gate. All premises identification, street signs and building numbers, must be in place with temporary
signs when construction begins and permanent signage prior to issuance of any occupancy. OFC 505
® Fire Apparatus Access Approach -The angle of approach at the point where the public road transitions to
the private fire apparatus access road must meet the City of Ashland Engineering Department
specifications. OFC 503.2.8
Fire Apparatus Access -Single Residential Lot -If the furthest point on the structure is greater than 150'
from the street, the entire length of the private drive or street must meet fire apparatus access. Fire
apparatus access shall be 15 feet clear width, with the center 12 feet being constructed of an all-weather
driving surface. Fire apparatus access must support 60,000 pounds, no parking, have a maximum slope of
10 percent, and have vertical clearance of 13' 6". With the installation of fire sprinklers, 200' of the
driveway is allowed to have an 18 percent slope. Inside turning radius is at least 20 feet and outside
turning radius is at least 40 feet and must be indicated on site plans submitted for building permits. Fire
apparatus access is required to be signed as "No Parking -Fire Lane". Final plat needs to indicate that the
private drive is fire apparatus access and must state that it cannot be modified without approval of
Ashland Fire & Rescue.
Firefighter Access Pathway—An approved footpath around the structure is required so that all exterior
portions of the structure can be reached with the fire hose, Any changes in elevation greater than two
feet in height (such as retaining walls) require stairs. The stairs shall be an all-weather surface and meet
the requirements as specified in the Oregon Structural Specialty Code. OFC 503.1.1
A Fire Hydrant Distance to Structures - Hydrant distance is measured from the hydrant, along a driving
surface, to the approved fire apparatus operating location. Hydrant distance shall not exceed 300 feet,
Hydrant distance can be increased to 600 feet if approved fire sprinkler systems are installed.
• Fire Hydrants Clearance - Hydrants must have 3 feet of clearance extending from the center nut of the
hydrant all the way around. Fences, landscaping and other items may not obstruct the hydrant from clear
view. Hydrants must be shown on site plan when submitting for building permits.
• Fire Sprinkler System — If access to site exceeds 10 % the installation of a residential system will be
required. The installation of a fire sprinkler system may be an acceptable means to mitigate deficiencies
related to otherfire requirements such as fire flow, hose reach, fire lane width ire apparatus turn -around,
distance to fire hydrants, and fire department work areas. OFC 503.1.1
° Gates and Fences — Obstructions such as gates, fences, or any other item which would block or reduce
the required fire apparatus access width must be shown on the plans and approved by Ashland Fire and
Rescue.
° Wildfire Hazard Areas — On lands designated in the Wildfire Lands Overlay, a "Fuel Break" as defined in
Ashland Municipal Code, section 18.3.10.100 is required.
• Wildfire Hazard Areas - All structures shall be constructed or re -roofed with Class B or better non -woad
roof coverings, as determined by the Oregon Structural Specialty Code. No structure shall be constructed
or re -roofed with wooden shingles, shakes, wood -product material or other combustible roofing material,
as defined in the City's building code. AMC 18.3.10.100
• Vegetation — existing and intentionally planted vegetation is required to meet AMC 18.3.10.1008(2)
440 Glenview
June 9, 2021/ds
Page 8
General Fuel Modification Area Stmndardb, The Fine Wise landscaping brochure provides diagrams and
examples othow 10 meet these requirements. www.ash|andfiremise.mrg. [omtactAyhIand Fire & Rescue
Forestry Division for afuel break inspection.
Fire Season — If work will be completed during fire season, check fire season fire prevention requirements
found atvvww.ashUand.or.us/f1reueayum.
Final determination offire hydrant distance, fire flow, and fire apparatus access requirements will bebased upon
plans submitted for Building Permit review. Changes from plans submitted with this application can result in
further requirements. Any future construction must meet fire code requirements in effect atthat time. The fire
department contact for this project is Fire Marshal Ralph Sartain. He may be contacted at (541) 552-2229 or
ra|oh.sartain(@ash|amd.or.us.
440 Glenview
June 9,202I/db
PUBLIC WORKS/ENGINEERING COMMENTS:
1. Engineered Plans - Where public improvements are required or proposed, the applicant's engineer shall
submit design plans for approval of all public improvements identified on the approved plan oras specified
in conditions of approval. One set of these civil plans MUST he submitted DIRECTLY to the Public
Works/Engineering Department, All design plans must meet the City of Ashland Public Works Standards,
Engineered construction plans and specifications shall be reviewed and signed by the Public Works
Director, prior to construction.All public facilities within the development will be designed to the City of
Ashland Engineering Design Standards for Public Improvements, The engineered plans shall also conform
to the following:
If drawings are submitted to the City of Ashland digitally, they shall be true scale PDF drawings. If
AutoCAD drawings are also submitted, they shall be compatible with the AutoCAD release being
used by the City at that time and shall be located and oriented within the Oregon State Plain
Coordinate System (NAD83-89).
Drawings sizes shall comply with, ANSI -defined standards for page width and height. Review
drawings may be submitted in B size (11x17). Bidding and construction documents may also be
printed at B size; however, all final as -constructed drawings must be submitted to scale on D -size
(2436) Mylar. Digital files of the as -constructed drawings shall also be submitted. Drawings shall
be drawn such that reduction of plans from full size (D sized) to half size (B sized) can be done to
maintain a true scale on the half -sized plans.
2. Street Improvement — No additional street improvements, beyond those necessary to comply with City
Street Standards, will be required at this time.
3. Right of Way — No additional right of way dedication, beyond that necessary to comply with City Street
Standards, will be required at this time.
4. Sanitary Sewer - The property is currently served by a 6 -in sanitary sewer main in 'Terrace Street. The
applicant proposed improvements must be reviewed, approved and permitted by the City of Ashland
Engineering Department.
5. Water - The property is currently served by a 12 -in water main in Terrace Street. City of Ashland Water
Department shall tap existing water main and install any new water services and water meter boxes that
are proposed by development. City of Ashland Water Department must be contacted for availability,
placement and costs associated with the installation of the new water service. Service & Connection Fees
will also be required for any new water services installed as part of this project,
6. Storm Drainage - The property is currently served by a roadside ditch in Glenview Drive as well as an 8 -
in storm: sewer main in Terrace Street. City of Ashland Engineering Department must review an
engineered storm drainage plan.
Storm Water Facility Design Requirements
All development or redevelopment that will create or replace 2,500 square feet or more of impervious
surface (buildings, roads, parking lots, etc.) area that discharges to an IVIS4 (Municipal separate storm
sewer systems), must comply with the requirements of the DEQ MS4 General Permit phase 2. Applicant
MUST follow the guidance and requirernents set forth in the Current Rogue Valley Stormwater Quality
Design Manual which can be found at the following website:
bLtps: vvww,ryss,usilo�t.asp?pg,,=EStoriiiwaterDesigriMaiivaI
Ali stormwater calculations, reports, drawings, etc, shall be submitted to the City of Ashland Engineering
Department for review,
440 Glenview
J Line 9, 202 1 /ds
Page 10
7. Erosion & Sediment Control -The following requirements shall be met:
• All ground disturbances exceeding 1,000 square feet shall implement an Erosion and
Sediment Control Plan (ESCP).
• A 1200-C permit will be secured by the developer where required under the rules of the
Oregon State DEQ. City of Ashland Engineering Department must receive a copy of this permit
before any construction shall begin.
• Erosion Prevention and Sediment control measures that meet the minimum standards set
forth by the City of Ashland Public Works/Engineering Standard Drawing CD282 must be in
place before any construction related to the project begins.
• Pollution, track out, and sediment dumping into storm water are strictly prohibited per AMC
9.08.060.
• Drainage from automotive use areas shall be limited to ail concentrations of 10 mg/I by a pre -
approved means.
• Trash storage areas shall be covered or provide additional storm water treatment by an
approved means.
• Off street parking areas shall conform to Ashland Municipal Code 18.4.3.080.8.5, including
provisions to minimize adverse environmental and microclimatic impacts.
8. Driveway Access — No additional improvements/requirements will be requested at this time and the
existing improvements have already been inspected by Engineering Department. If the applicant has
additional proposed improvements they must be reviewed and permitted by the City of Ashland
Engineering Department.
9. Permits — Any construction or closure within the public right of way will require a Public Works permit
and before any work in the right of way commences all necessary permits MUST be obtained
10. As-Builts - Where public improvements are required or completed, the developer shall submit to the City
of Ashland, reproducible as -built drawings and an electronic file of all public improvements constructed
during and in conjunction with this project. Field changes made during construction shall be drafted to
the drawings in the same manner as the original plans with clear indication of all modifications (strike out
old with new added beside). As -built drawings shall be submitted prior to final acceptance of the
construction, initiating the one-year maintenance period.
11. Addresses — Any new addresses must be assigned by City of Ashland Engineering Department.
440 Glenview
June 9, 2021Jds
Page 11
CITY Of Planning Division
ASHLAND 51 Winburn Way, Ashland, OR PRE -APPLICATION CONFERENCE APPLICATION
97520
DESCRIPTION OF PROJECT
Project Description s t cP-1,EN V It 4 --
APPLICANT
Name 1:�6T4zw KS4-tC4A-tit1Q.........__ Phone 6'~( 148 630gail t5 ' i, V,
Address 41'Z Cet' CZ44cL, Ci
ty ZIP ?:7 5 ZA=
PROPERTY OWNER
Name &sL K.. Day Time Phone MIht
Address — 4110 C j L4� V L ETW City ArStj:# Ip Zip c4Z 1i?.a
DESCRIPTION OF PROPERTY
Street Address '14 o C- 1'VN V t�� Assessor's Map No. 391 E OR L(. Tax Lotjs) I SiZ
SUBMITTAL REQUIREMENTS
To request a pre -application conference, submit this form with two sets of scalable plans, one large format 24"x36" and
one no larger than 11"x17". Include the following information flus your submittal fee of $142.25 (check, Visa,
MasterCard or cash accepted):
1. Completed Application.
2. Narrative– Provide a written description of proposal and request.. (If in Historic District, provide pictures of existing
structures, elevations of proposed structures and details of planned exterior design features and materials)
3. Site Plan – The site plan should contain all applicable elements in the Site Plan Checklist (see reverse) plus any other
information pertinent to this proposal. The site plan will be checked to insure all applicable information is included at the
time the pre -application date is set.
4. Additional information Provide in the narrative or with the site plan:
1) Number of acres in development
2) Total gross square footage of all structures
3) Number of stories on each structure
4) Indicate number of and square footage of:
a) Dwelling Units (include the units by the number of bedrooms in each unit – e.g. 10 1 -bedroom, 25 2 -bedroom, etc)
b) Office Spaces
c) Retail Units
d) Other Spaces
.5) Percentage of lot coverage by:
a) Structures e) Landscaping
b) Streets & Roads f) Number of parking spaces
c) Parking Areas/Driveways g) Total square footage of landscaped areas.
d) Recreation Areas h) Other pertinent information of the proposed development
5. LEER® Certification –Indicate whether project will be pursuing LEED® certification.
6. Submittal Fee
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City of Ashland
Community Development Department
51 Winburn Way
Ashland, OR 97520
Telephone: 541-488-5305
Inspection Line: 541-552-2080
Plan Type: Pre -Application Review
Work Class: Pre -Application Review
PREAPP-2021-00277
Apply Date: 511212021
..< ----..
07
"21
T;1?.._....y... -. -`� �:..........> _
391E09CC1301 440 Glenview Dr
Owner: Hugh & Carolyn Askar
Owner 439 Terrace St
Address: Ashland, OR 97520
Phone: () -
Pre App appointment 619 @2pm
Pee Description:
Pre AorAcation Fee
Applicant:
P&E for hillside residence
Applicant: KenCairn Landscape Architecture
Applicant 545 A St 3
Address: Ashland, OR 97520
Phone: (541) 488-3194
Date:
Amount:
$142.25
$142.25