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Home My WebLink About2023-05-09 Planning PACKET Planning CommissionAgenda Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the public testimony may be limited by the Chair. May 9, 2023 y REGULAR MEETING AGENDA I. CALL TO ORDER: 7:00 p.m., Civic Center Council Chambers, 1175 E. Main Street II.ANNOUNCEMENTS III.CONSENT AGENDA A. Approval of Minutes 1.April 11, 2023, Regular Meeting 2.April 25, 2023 Special Meeting IV.PUBLIC FORUM Note: To speak to an agenda item in person you must fill out a speaker request form at the meeting and will then be recognized by the Chair to provide your public testimony. Written testimony can be submitted in advance or in person at the meeting. If you wish to discuss an agenda item electronically, please contact PC-publictestimony@ashland.or.us by May 9, 2023 to register to participate via Zoom. If you are interested in watching the meeting via Zoom, please utilize the following link: https://zoom.us/j/92345839534 V.TYPE II PUBLIC HEARING A. PLANNING ACTION: PA-T2-2023-00042 SUBJECT PROPERTY: Clear Creek Dr. Parcel 7 - 391E09AB TL 6700 & 391E09AA TL 6200 OWNER: Jacobs on behalf of Union Pacific Railroad APPLICANT: City of Ashland DESCRIPTION: A request to modify a condition of approval and change a deed restriction that was required in a 1999 planning approval (PA 99-048), amended in 2016 (PA-2016-00684), and recorded on the vacant 20-acre site owned by Union Pacific Railroad (UPRR). The deed restriction required that the 20-acre site meets Oregon ˔˵̀˱̂̄˽˵˾̄ ˿˶ ˕˾̆˹̂˿˾˽˵˾̄˱˼ ˡ̅˱˼˹̄̉Ͻ̃ ʸ˔˕ˡʹ ˳˼˵˱˾̅̀ ̃̄˱˾˴˱̂˴̃ ˱̀̀˼˹˳˱˲˼˵ ̄˿ ˱ Ͽ̃˹˾˷˼˵ ̂˵̃˹˴˵˾̄˹˱˼ ̀̂˿̀˵̂̄̉Ѐ ˲˵˶˿̂˵ ˶̅̂̄˸˵̂ ˼˱˾˴ ˴˹visions or development occurs. The proposed revision to the deed restriction clarifies th˵ ̃˹̄˵ ˲˵ ˳˼˵˱˾˵˴ ̄˿ ˱˾ Ͽ̅̂˲˱˾ ̂˵̃˹˴˵˾̄˹˱˼ ̃̄˱˾˴˱̂˴Ѐ ̄˿ ˵˾˱˲˼˵ ˶̅̄̅̂˵ ˴˵̆˵˼˿̀˽˵˾̄ ˳˿˾̃˹̃̄˵˾̄ ̇˹̄˸ ̄˸˵ ˕ʽˁ ̊˿˾˹˾˷ ˿˶ ̄˸˵ ̀̂˿̀˵̂̄̉ including commercial, employment, and ground floor residential within mixed-use and apartment buildings. The modified condition would stipulate the deed restriction would be removed from the property upon the City receiving written documentation from the Page 1 of 2 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Planning CommissionAgenda Department of Environmental Quality demonstrating compliance with these standards. COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E-1; ˑˣˣ˕ˣˣ˟ˢϽˣ ˝ˑˠ ʳˊ 391E09AB & 391E09AA; TAX LOT: 6700 & 6200 B. PLANNING ACTION: PA-T2-2023-00041 SUBJECT PROPERTY: Tax Lot 404 Clinton St. OWNER: Magnolia Heights LLC DESCRIPTION: A request Performance Subdivision Outline Plan approval for a 12- lot, 11-unit residential subdivision. The application also includes requests for an Exception to Street Standards, and a Tree Removal Permit for four significant trees. Additionally, the applicant has applied for a minor amendment to the adopted Physical and Environmental Constraints map to effectively remove a drainage way form the map that is not extant on the property. And finally, the applicant has addressed the applicability standards of the Water Resource Protection Zone WRPZ by providing a wetland determination demonstrating that there are no regulated wetland resources on the subject property. COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-5; MAP: 39 1E 04 DB; TAX LOT: 404 VI.OPEN DISCUSSION VII.ADJOURNMENT Next Meeting Date: May 23, 2023 Page 2 of 2 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Planning CommissionMinutes Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the public testimony may be limited by the Chair. April 11, 2023 p REGULAR MEETING DRAFT MINUTES I.CALL TO ORDER: Chair Norton called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers, 1175 E. Main Street. Commissioners Present: Staff Present: Michael Dawkins Brandon Goldman, Interim Community Development Director Haywood Norton Aaron Anderson, Senior Planner Lynn Thompson Michael Sullivan, Executive Assistant Eric Herron Doug Knauer Kerry KenCairn Lisa Verner Absent Members: Council Liaison: Paula Hyatt II.ANNOUNCEMENTS Interim Community Development Director Brandon Goldman made the following announcements: Jennifer Chenoweth was recently hired to fill the Associate Planner position. ˤ˸˵ ˠ˼˱˾˾˹˾˷ ˓˿˽˽˹̃̃˹˿˾Ͻ̃ ˑ̀̂˹˼ ˂˅ʼ ˂ˀ˂˃ ˽˵˵̄˹˾˷ ̇˹˼˼ ˲˵ ˱ ˣ̀˵˳˹˱˼ ˣ˵̃̃˹˿˾ ̃˿ ˹̄ ˳˱˾ review an application for a Water Treatment Plant at 1111 Granite Street. The application will comprise many components and require significant review by the Commission. A Climate Friendly Areas general public meeting is scheduled for Thursday, April 13, 2023 at 6:00-7:00 p.m. at the Talent Community Center. The applicants for an apartment complex at 188 Garfield Street have pulled permits for the project, which will add 70 studio apartments to the City. Chair Norton inquired if the Commission would discuss whether to approve the Water Treatment Plant project, or whether they would be making a recommendation to the City Council. Mr. Goldman responded that the project is a Type II planning action, and that the Commission would be voting whether to approve the application. Chair Norton suggested that the Commission conduct a Site Visit to 1111 Granite on Monday, April 24 in preparation for the meeting. Mr. Goldman responded that th such a visit would be arranged. Page 1 of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Planning CommissionMinutes III.CONSENT AGENDA A. Approval of Minutes 1. March 14, 2023, Regular Meeting 2. March 28, 2023 Study Session Commissioners Verner/Herron m/s to approve the consent agenda. Voice Vote: all AYES. Motion passed 7-0. IV.PUBLIC FORUM Ϻ ˞˿˾˵ V.UNFINISHED BUSINESS A. Approval of Findings for PA-T2-2023-00039, 440 Granite Street Ex Parte Contact No ex parte contact was reported. Commissioners Dawkins/KenCairn m/s to approve the Findings for PA-T2-2023-00039 as presented. Voice Vote: all AYES. Motion passed 7-0. VI.OTHER BUSINESS A. Recommendation of Housing Production Strategy Draft Report Mr. Goldman informed the Commission that many of the strategies in the Housing Production Strategy (HPS) would require land use amendments, which would be subject to approval by the Commission. A recommendation for approval to the City Council would also not approve any particular strategy, but would instead identify items that would move forward for consideration. Beth Goodman of ECONorthwest began by describing the scale of the HPS, as well as the involvement from stakeholders, developers, and the community during the process. Ms. Goodman informed the Commission that the Housing and Human Services Advisory Committee (HHSAC) and the HPS Advisory Committee were both recommending approval of the HPS. Ms. Goodman described the role that the City and state would play in the adoption and implementation of the HPS. She stated that the City is required to commit to implementation, but not adoption. She added that the HPS is a living document that can be adjusted as some strategies Page 2 of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Planning CommissionMinutes become unfeasible and are replaced with more viable options. Ms. Goodman presented the implementation schedule for the strategies identified in the HPS, informing the Commission that late implementation of some strategies is due to the limited staff of the City, as well as the demanding schedules of the Commission and Council (see attachment). Commission Knauer noted that there was not a specified housing goal within the HPS, and asked how the City and state would gauge success. He further inquired if the state would penalize the City for not meeting its goals. Ms. Goodman noted that the Oregon Housing Needs Analysis, which showed the predicted growth in Jackson County usi˾˷ ˱ ̆˱̂˹˵̄̉ ˿˶ ˶˱˳̄˿̂̃ʼ ˳˿̅˼˴ ˹˾˶˿̂˽ ̄˸˵ ˓˹̄̉Ͻ̃ housing target. She added that the state does not currently have a housing target, but that it will have one in the future. Mr. Goldman stated that the City had experienced strong growth recently, but that it may lessen and therefore appear disproportionate in comparison. Housing Program Specialist Linda Reid pointed out that the City also showed housing targets in the Housing Capacity Analysis (HCA), which could prove useful moving forward with the HPS. Mr. Goldman said that there will not be one strategy to achieve success. Public Comments Cynthia Dettman/Ms. Dettman relayed her experience living in a mobile home park to the Commission, as well as the experience of some of her neighbors who are struggling to find affordable housing. She described how many mobile home parks across the country are being closed or bought and being developed into permanent residences. Ms. Dettman described how ˽˱˾̉ ˿˶ ̄˸˵ ˓˹̄̉Ͻ̃ ̅˾˴˵̂̀̂˹̆˹˼˵˷˵˴ ˽˵˽˲˵̂̃ ̂˵˼̉ ˿˾ ̄˸˹̃ ˶˿̂˽ ˿˶ ˱˶˶˿̂˴˱˲˼˵ ˸˿̅̃˹˾˷ʼ ˱˾˴ ˹˽̀˼˿̂˵˴ ̄˸˵ ˓˹̄̉ ̄˿ ˴˵̃˹˷˾˱̄˵ ˱ ˽˿˲˹˼˵ ˸˿˽˵ ̀˱̂˻ ̊˿˾˵ ̄˿ ̀̂˿̄˵˳̄ ̄˸˵ ̀˱̂˻̃Ͻ ˹˾˸˱˲˹̄˱˾̄̃ʾ Echo Fields ʿ˝̃ʾ ˖˹˵˼˴̃ ̃̅̀̀˿̂̄˵˴ ˝̃ʾ ˔˵̄̄˽˱˾Ͻ̃ ˳˱˼˼ ˶˿̂ ˽˿˲˹˼˵ ˸˿˽˵ ̀˱̂˻̃ ̄˿ ̂˵˳˵˹̆˵ ˱ ˾˵̇ ̊˿˾˹˾˷ designation, and described how Talent had lost many of its mobile homes to outside developers. She stated that the City should help protect its mobile homes from predatory practices in a way that also promotes diversity and safety. Ms. Fields concluded that, in her capacity as a member of the HHSAC, she fully supports the HPS and implored the Commission to approve it as presented. Rich Rodhe/Mr. Rodhe stated that he is member of the HHSAC and the HPS Advisory Committee, and thanked the City, Commission, and staff for their work thus far. He described how the HHSAC had made 15 recommendations based off of an independent survey it had conducted, some of which are already being implemented. He stated that the City should hold itself accountable for its work and goals, and that the HHSAC fully supports the HPS. He appealed to the Commission to approve it as presented. Deliberation and Decision ˓˿˽˽˹̃̃˹˿˾˵̂ ˦˵̂˾˵̂ ˳˿˽˽˵˾̄˵˴ ̄˸˱̄ ̃˸˵ ˴˹˴˾Ͻ̄ ˲˵˼˹˵̆˵ ̄˸˱̄ ̄˸˵ ˘ˠˣ ̇˹˼˼ ˴˿ ˵˾˿̅˷˸ ̄˿ ˱˼˼˵̆˹˱̄˵ ̄˸˵ housing needs of the City. She stated that additional housing will require funding being injected into Page 3 of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Planning CommissionMinutes the City, which many of the suggested strategies adequately provide. She commented that the City is still in early stages of acquiring funding sources, and that she is hopeful that the HPS will be beneficial. Commissioner Knauer agreed with Commissioner Verner, adding that the strategies should be prioritized so that some can be achieved more efficiently instead of attempting to complete a variety of goals simultaneously. Commissioner Thompson shared some of the skepticism expressed by Commissioners Verner and ˛˾˱̅˵̂ʼ ˱˴˴˹˾˷ ̄˸˱̄ ̄˸˵ ˓˹̄̉Ͻ̃ ˽˱˹˾ ̂˿˼˵ ̇˹˼˼ ˲˵ ˹˾ ˳̂˵˱̄˹˾˷ ˶˱̆˿̂˱˲˼˵ ˳˿˾˴˹̄˹˿˾̃ ˶˿̂ ˴˵̆˵˼˿̀˵̂̃ ̄˿ create additional housing, and hoped that they are attracted to those opportunities. She showed appreciation for those who have been involved in the process thus far, and supported ratifying the HPS. Commissioner KenCairn suggested that pursuing a variety of strategies will give developers more options to provide needed housing, and voiced her support of the HPS and those who participated in its development. Councilor Hyatt voiced her appreciation to those involved in the creation and development of the HPS thus far, and expressed the hope that they would continue to be involved when it goes to the Council. Chair Norton commented that many of the strategies listed would not have been considered in the past. He noted that the housing will not be developed by the City itself. He lamented the lack of involvement from members of the community, and thanked the members of the public who showed up to speak on this topic. Commissioner Dawkins agreed with the points raised by Commissioners Knauer and Thompson, and remarked on the changes the City is undergoing. He pointed out that lumber was the dominant industry when he was growing up, and that it was unthinkable that that could change. He stated that ̄˸˵ ˾˵̇̃ ˿˶ ̄˸˵ ˟̂˵˷˿˾ ˣ˸˱˻˵̃̀˵˱̂˵ ˖˵̃̄˹̆˱˼Ͻ̃ ˴˹̂˵ ˶˹˾˱˾˳˹˱˼ ̃˹̄̅˱̄˹˿˾ ˳˿̅˼˴ ˸˱̂˻˵˾ ˱˾ ˵́̅˱˼˼̉ significant change for the City. Commissioners Thompson/KenCairn m/s to recommend that the City Council adopt the Housing Production Strategy Report as presented. Roll Call Vote: all AYES. Motion passed 7-0. VII.OPEN DISCUSSION Page 4 of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Planning CommissionMinutes Commission Knauer informed the Commission that he and Senior Planner Derek Severson had spoken before the Social Equity and Racial Justice Advisory Committee (SERJAC) regarding the ˓˿˽˽˹̃̃˹˿˾Ͻ̃ ̇˿̂˻ʾ ˘˵ ̃̄˱̄˵˴ ̄˸˱̄ ˣ˕ˢ˚ˑ˓ ̇˱̃ ˶˿˳̅̃˵˴ ˿˾ ˸˿̅̃˹˾˷ ˱˾˴ ˶˿̃̄˵̂˹˾˷ ˱ ˲˵̄̄˵̂ community, and expressed disappointment that the Commission is limited by the code in what it can accomplish. VIII.ADJOURNMENT Meeting adjourned at 8:21 p.m. Submitted by, Michael Sullivan, ExecutiveAssistant Page 5 of 5 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Ashland: Housing Production Strategy Planning Commission April 11th, 2023 Tonight’s Discussion… Discussion Funding sources, partners, and adoption Do you have any questions about the information in the document? Are there any suggested changes to the HPS report? An 8-year action plan that identifies near and long-term strategies that the City can take to support the development of needed housing, especially low-and middle-income housing. We are Housing here Evaluate Production Understand Develop strategies strategies to Strategy with achieve fair and AshalndHousing to meet housing actions that the Needsneedequitable housing City will outcomes implement Project Schedule and Primary Tasks We are here Summary of Stakeholder Input HHSAC ÏRecommended adoption of City Council (Aug 2022) Ï the HPS (Feb 23 rd, 2023). Was supportive of: Land banking Highest priority actions included: Land trust -they were very interested in Identify additional funds to support the long-term affordability Affordable Housing Trust Fund Preservation of manufactured home parks Support preservation and development of Evaluating using Urban Renewal manufactured home parks Potentially using a CET Participate in a land trust Participate in or establish a land bank. Interviews with developers (Aug 2022): Advisory Committee ÏRecommended Priorities included: Urban Renewal has been effective in adoption of the HPS (Feb 2023) neighboring jurisdictions and could be a Highest priority actions included: useful tool in Ashland. Support preservation and development of Land banking could allow developers to manufactured home parks construct more workforce housing. Work with partners to support development Review the code for unintended barriers to of additional permanent supportive density. housing. Evaluate opportunities to streamline Preserve and improve existing low-cost, development review. unregulated, rental housing. Strategies to Accommodate Housing Need in Ashland Requirements of Strategies in the HPS For strategies identified in the final HPS, the City of Ashland will: Commit to implementation Be required to update DLCD on implementation progress, and be required to comment on its effectiveness in the future Strategies not identified in the HPS may still be implemented by the City, but the City will not be held to specific action by the State. Does the new HB 2001 Affect Ashland’s HPS? The new House Bill 2003 will change how Oregon cities do housing capacity analysis and includes new requirements for housing production strategies. Cities currently doing HPS will notbe impacted by HB 2001. Most HB 2001 requirements will start taking effect in 2025. After 2025 DLCD will begin to evaluate performance for implementing the new affordable housing development targets for cities newly conducting an HCA Cities found not to be meeting the new requirements may be audited by DLCD Enforcement will start with support, collaboration, and technical assistance Initiatives Approach Encourage development of low-and moderate- income affordable rental housing. This initiative seeks to increase the housing options for unregulated rental households earning between 60% and 120% of MFI ($43,900 to $87,700). Increase opportunities for affordable homeownership. This initiative seeks to increase the housing options for homeownership for households earning less 120% of MFI (less than $87,700). Encourage development of income-restricted affordable housing units. There are limited options available in Ashland that are affordable to households with income of less than 60% of MFI ($43,900). This initiative supports development of housing affordable in this income group. Preserve existing of low-and moderate- income affordable housing. This initiative seeks to increase the housing options for households earning less than 120% of MFI (less than $87,700). Initiatives Approach City and Partner Roles Implementation Schedule Monitoring Actions StrategiesAnnual monitoring # of affordable units developed by income range Overall Monitoring # of affordable projects developed #of acres acquired for land banking A. Evaluate participating in or establishing a land bank.# of dwelling units developed on land from land banking Amount of funding contributed to land bank # of partnerships with land trusts # of acres contributed to land trusts B. Evaluate opportunities to participate in a land trust. Amount of funding contributed to land trust # of dwelling units developed in land trusts # of events hosted C. Host educational events with the Housing and Human Services # of attendees at events Advisory CommitteeDemographics of attendees Topics of events, such as affordable housing or Fair Housing Equitable housing plan developed and adopted. D. Develop an equitable housing plan Ordinance developed and approved. E. Disallow SFD in High Density R-3 Zone Comparison of newly developed housing in R-3 with historical densities Ordinance developed and approved. F. Maintain quality and support development of a new # of partnerships established to support preservation efforts. manufactured home parkAmount of funding contributed to support preservation. Changes in manufactured park ownership Ordinance developed and approved. G. Increase development capacity of MFR dwellings Comparison of newly developed multifamily housing with historical densities Monitoring Actions (cont.) StrategiesAnnual monitoring Exemption developed and implemented H. Implement the Multiple Unit Property Tax Exemption (MUPTE) to # of inquiries about tax exemption support multifamily or affordable housing # of projects (and units) granted tax exemption Amount of funding used for rehabilitation or preservation I. Preserve and improve existing low-cost, unregulated, rental # of units where funding was given for rehabilitation or preservation housing New partnerships established or expanded for preservation J. Work with partners to support development of additional New partnerships established or expanded # of permanently supportive housing projects (and units) developed permanent supportive housing K. Evaluate opportunities to improve energy efficiency and reduce # of new ordinances or policies that encourage energy efficiency # of new housing units developed under those policies. GHG emissions during housing development Ordinance adopted Plan developed for the use of CET funds. L. Establish a Construction Excise Tax Use of CET funds # and types of units developed supported by CET; affordability levels Urban Renewal Plan developed and adopted Amount of funding investments made with urban renewal dollars to support M. Evaluate using Urban Renewal affordable housing # of all units and of affordable units built using urban renewal dollars Additional funding sources identified. N. Identify additional funds to support the Affordable Housing Amount of additional funding directed to the Affordable Housing Trust Fund. Trust FundUse of AHTF funds # and types of units developed supported by AHTF; affordability levels Recommendations Develop pre-approved plan sets for Middle Housing Typologies and Accessory Dwelling Units. Consider staff capacity for implementation of the HPS. Next Steps for the Planning Committee Recommendation to the City Council The HPS is not a land-use document. Future changes to the development code would come back to the PC for consideration Next Steps City Council Study SessionÏApril 17 City Council Adoption by Resolution ÏMay 2 Planning CommissionMinutes Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the public testimony may be limited by the Chair. April 25, 2023 p SPECIAL MEETING DRAFT MINUTES I.CALL TO ORDER: Chair Norton called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers, 1175 E. Main Street. Commissioners Present: Staff Present: Lisa Verner Brandon Goldman, Community Development Director Haywood Norton Derek Severson, Planning Manager Lynn Thompson Michael Sullivan, Executive Assistant Eric Herron Doug Knauer Kerry KenCairn Absent Members: Council Liaison: Michael Dawkins Paula Hyatt II.ANNOUNCEMENTS Community Development Director Brandon Goldman made the following announcements: The Land Use Board of Appeals (LUBA) heard oral arguments earlier today regarding the appeal of PA-T3-2022-00004, 1511 Highway 99 North. LUBA is expected to render a decision on May 9, 2023. Derek Severson has been promoted to the position of Planning Manager, and Mr. Goldman has been officially appointed Director of the Community Development Department. Commission Dawkins was awarded the Allen C. Bates Public Service Award by the City Council at their April 18, 2023 Business Meeting. III.PUBLIC FORUM Ϻ ˞˿˾˵ IV.TYPE II PUBLIC HEARINGS PLANNING ACTION: PA-T2-2023-00040 SUBJECT PROPERTY: 1111 Granite Street Page 1 of 4 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Planning CommissionMinutes OWNER: City of Ashland DESCRIPTION: A request for Site Design Review and Conditional Use Permit approvals to construct a new water treatment plant (WTP) for the 80-acre city-owned property at 1111 Granite Street. The application also includes: Exceptions to the Site Design Development & Design Standards with regard to bicycle parking, pedestrian access and circulation, plant sizes, street trees, irrigation system design standards, fences and walls and open space; Exceptions to the Street Design Standards; Physical & Environmental Constraints Review Permits for Hillside Lands with Severe Constraints and Floodplain Lands, Exceptions to the Development Standards for Hillside Lands, and a Limited Use Permit to construct a new road crossing over Ashland Creek at Horn Creek Road to provide access to the WTP; a Variance to ̄˸˵ ˧ˢ ̊˿˾˵Ͻ̃ ˃˅ʽ˶˿˿̄ ˽˱̈˹˽̅˽ ˲̅˹˼˴˹˾˷ ˸˵˹˷˸̄ ̄˿ ˱˼˼˿̇ ˱ ˄ˈʽ˶˿˿̄ ̃̄̂̅˳̄̅̂˵ˋ ˱˾˴ ˱ ˤ̂˵˵ Removal Permit to remove 99 trees within the proposed building envelopes, roads, paved surfaces, and areas to be graded. Trees to be removed will be mitigated on a one-for-one basis, and the remaining 848 trees on the lot will not be impacted. COMPREHENSIVE PLAN DESIGNATION: WR-20; ZONING: Woodland Residential; MAP: 39 1E 17; TAX LOT: 600 Ex Parte Contact No ex parte contact was reported. All Commissioners except for Commission Thompson attended a site visit on April 24, 2023. Staff Presentation Planning Manager Derek Severson provided a presentation regarding the saliant points of the application, which include a request for Site Design Review, a Conditional Use Permit (CUP), tree removal permit, and a request for a variance and several exceptions to the Ashland Municipal Code (AMC). Mr. Severson detailed the proposed project site, and remarked that the site would not be visible from adjacent properties, nor would it have any perceived impact to the surrounding area (see attachment #1). Mr. Severson informed the Commission that the application included a geotechnical analysis, and also contained plans to mitigate any disturbance to the hillside lands and to provide revegetation. The applicant also requested an exception to hillside development standards in order for the ˲̅˹˼˴˹˾˷ ̄˿ ˼˵̃̃˵˾ ̄˸˵ ̀˼˱˾̄Ͻ̃ ˹˽̀˱˳̄ ̄˿ ̄˸˵ ˸˹˼˼̃˹˴˵ʾ ˤ˸˵ ˱̀̀˼˹˳˱̄˹˿˾ ˱˼̃˿ ̂˵́̅˵̃̄˵˴ ˱˾ ˵̈˳˵̀̄˹˿˾ ̄˿ the height allowance standards from 35ft to 48.38ft. Mr. Severson concluded that staff was generally in favor of the proposal with the conditions included in the staff report. Questions of Staff Commissioner Thompson asked why solar panels were included in the proposal, to which Mr. Severson responded that they are intended to provide emergency power to the site. Commissioner Verner noted that a public comment received prior to the meeting had asked why an Page 2 of 4 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Planning CommissionMinutes Environment Impact Statement (EIS) had not been included in the application (see attachment #2). Mr. Severson responded that the AMC does not have an EIS requirement, and that the applicant provided the requisite information to address the Water Resource Protection Zone and Environmental Constraints permits. Mr. Goldman added that an EIS is typically a requisite element of federal funding, therefore the inclusion of an EIS could occur during the development phase of the project. Applicant Presentation ˑ̀̀˼˹˳˱˾̄ ˣ˳˿̄̄ ˖˼˵̅̂̉ʼ ˔˹̂˵˳̄˿̂ ˿˶ ̄˸˵ ˓˹̄̉Ͻ̃ ˠ̅˲˼˹˳ ˧˿̂˻̃ ˔˵̀˱̂̄˽˵˾̄ʼ ˹˾˶˿̂˽˵˴ ̄˸˵ ˓˿˽˽˹̃̃˹˿˾ ̄˸˱̄ this project had been considered since the mid-1990s, and was formalized as a future capital project in the 2012 Water Master Plan. He stated that the inclusion of solar panels was at the direction of the Council, and would allow for nearly 170-180 days of operating solely on net-daytime metering. Battery storage and backup will also be considered in the future, and the plant will also have diesel fuel capabilities on-site in the event of an emergency. Mr. Fleury remarked that this is a municipal facility and that some requirements from the Environmental Protection Agency (EPA) and Homeland Security have necessitated some of the exception and variance requests in the application. Mr. Fleury stated that the City has been working with the Oregon Health Authority to be granted a categorical exclusion for the development of the Water Treatment Plant on this site, which is part of the funding package requirement to receive federal and state funds. The applicant has also coordinated with multiple state and federal agencies, including the Forest Service since the culvert replacement will impact a portion of their property. Mr. Fleury stated that the plant will follow existing land use code and building permit processes for the development, and will also abide by Rogue Valley Sanitary Sewer requirements. Questions of the Applicant Commissioner Thompson inquired about potential risks the development could pose to the surrounding area, particularly with regards to flooding. Mr. Fleury responded that the site was chosen because it is outside of the floodplain, and that the facility will be designed to meet current seismic building code requirements. He added that the topography of the site would result in any spill entering Ashland Creek in the event of a rupture. Commissioner KenCairn asked how a potential failure at the facility could effect the downtown area. Mr. Fleury responded that the effect would be nominal. Commissioner Knauer asked how much asphalt would be installed for the parking area, and what effect that could have on runoff into Ashland Creek. Mr. Fleury responded that there will be 5-7 parking spaces, a main circulation area between the plant and the pre-treatment ozone generation building, and that all runoff would be collected in the storm drain system before being routed through a bioswale pretreatment system and released into Ashland Creek. Page 3 of 4 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Planning CommissionMinutes Commission KenCairn requested clarification regarding the mention of non-combustible surface ̅˾˴˵̂ ̄˸˵ ̃˿˼˱̂ ˶˹˵˼˴ʾ ˠ˹˵̂̂˵ ˛̇˱˾ʼ ˱ ˽˵˽˲˵̂ ˿˶ ̄˸˵ ˱̀̀˼˹˳˱˾̄Ͻ̃ ˳˿˾̃̅˼̄˹˾˷ ̄˵˱˽ʼ ̂˵̃̀˿˾˴˵˴ ̄˸˱̄ ˹̄ indicates runoff and designates areas of bare granite. Mr. Kwan stated that the runoff will then be captured into an enhanced stormwater collection system, and that the current site location has very little percolation. Addressing the public testimony received prior to the meeting, Mr. Fleury stated that nearby trails would not be impacted by the plant. Chair Norton closed the Public Hearing and Record at 7:39 p.m. Deliberation and Decision Commissioner Knauer expressed concern that nearby residents could be negatively effected by the project during the development process, and that they be kept apprised during development. Commissioner Herron echoed that concern. Chair Norton remarked that the applicants will also need to obtain a grading permit and that dust control should be considered. Commissioner Thompson/Verner m/s to approve the application with the conditions recommended by staff. Roll Call Vote: All AYES. Motion passed 6-0. Commissioner Thompson stated her appreciation to staff and the Commission, and her gratitude for the opportunity to serve her community. Chair Norton related that he came out of retirement to serve on the Commission, and that he would likely continue to participate in the proceedings as a viewer. He showed appreciation for the civility of all participants in the Commission meetings over the years. Councilor Hyatt expressed her gratitude to both retiring Commissioners and stated that their depth of knowledge enabled her and the Council to make informed decisions. She thanked both Commissioners for serving their community. All Commissioners expressed their appreciation to Commissioners Norton and Thompson. V.ADJOURNMENT Meeting adjourned at 7:51 p.m. Submitted by, Michael Sullivan, ExecutiveAssistant Page 4 of 4 In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email planning@ashland.or.us. 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). Site Design Review Exceptions to the Site Design Development & Design Standards (Refuse/RecylingEnclosure, Plant sizes, Irrigation standards) Exceptions to the Street Design Standards (Paving, Sidewalk & Parkrows/Street Trees) Conditional Use Permit Physical & Environmental Constraints Review Permits (Hillside, Severe Constraints, Floodplain & Wildfire Lands) Exceptions to the Development Standards for Hillside Lands T S Limited Activities & Use Permits (Culvert Replacement for Access & Utilities) E U Variance(Exceed 35-foot maximum height for 850,000 gallonclearwell reservoir) Q E Tree Removal Permit (Remove 99 non-hazard trees) R P A M Y T I N I C I V P A M T X E T N O C W E I V E R N G I S E D E T I S W E I V E R N G I S E D E T I S E N T I G I S S E E H D T & O T T N S S E N D M OR P I A T O D PL E E N V C A E T X D ES T E E R T S S E D H T R A O D T N S A N T O S I T N P G E I S C E X D E AMC Figure 18.4.6.040.G.3.a Typical Cross-Section: Residential Neighborhood Collector w/no on-street parking. 18.4.6.040.I Hillside Streets & Natural Areas Hillside Streets and Natural Areas.Streets constructed in hillside lands or natural resource areas (e.g., creeks, rock outcroppings, drainages, wetlands) should minimize negative impacts and use minimal cut and fill slopes. Generally, the range of street types provided in subsection18.4.6.040.Gmake it possible to construct or improve streets in accordance with the design standards. However, street design may be adjusted in hillside lands and natural resource areas using the exceptions to street standards process in subsection18.4.6.020.B.1. In addition to the approval criteria for an exception to street standards, the following standards must be met: 1.Approval of Streets in Hillside Lands and Natural Areas.Approval of a street in hillside lands or natural areas shall conform to chapter18.3.10, Physical and Environmental Constraints Overlay, and the following provisions: a.Clear Travel Lane.New streets shall provide a 20-foot clear travel lane area in areas designated hillside lands. b.On-Street Parking.Ample on-street or bay parking shall be provided at the foot of steep hills, especially those prone to snow or ice buildup. c.Streets shall be located in a manner that preserves natural features to the greatest extent feasible. d.Whenever possible, street alignments shall follow natural contours and features so that visual and physical access to the natural feature is possible. e.Streets shall be situated between natural features, such as creeks, mature trees, drainages, common or public open spaces, and individual parcels in order to appropriately incorporate such significant neighborhood features. 9 T E E R T R S O E D T I I R N R A O R G C ˕˱̃̄ ˠ̂˿̀˵̂̄̉ ˖̂˿˾̄˱˷˵ ˿˾ ˗̂˱˾˹̄˵ ˣ̄̂˵˵̄ ˱̄ Ͽˣ̇˹˽˽˹˾˷ ˘˿˼˵Ѐ T E E R T R S O E D T I I R N R A O R G C E S U L A N O I T I T I D M N R O E C P S T I M R E P E & P S D R A D E N S H A D T T N S O A T L T N E S E D N I M S O P L I L T O I PL H E E R V C E O X D EF & S E I T I V I T T I C M A R E D P E S T I E M S I U L T H G I E H E G C N N I A D I L R I A U V B Clearwell Water Reservoir: 850,000 gallons/48.38 feet tall T H G I E H E G C N N I A D I L R I A U V B Clearwell Water Reservoir: 850,000 gallons/48.38 feet tall L A V O M E T I R M E R E R E P T L A V O M E T I R M E R E R E P T N O I T A D N E M M F O F C A T E R S NOTICE OF APPLICATION PA-T2-2023-00042 PLANNING ACTION: Clear Creek Dr. Parcel 7 - 391E09AB TL 6700 & 391E09AA TL 6200 SUBJECT PROPERTY: Jacobs on behalf of Union Pacific Railroad OWNER: City of Ashland APPLICANT: A request to modify a condition of approval and change a deed restriction that was required in a 1999 planning approval DESCRIPTION: (PA 99-048), amended in 2016 (PA-2006-00684), and recorded on the vacant 20-acre site owned by Union Pacific Railroad (UPRR). The deed restriction required that the 20-acre site meets Oregon Department of Environmental Quality’s (DEQ) cleanup standards applicable to a “single residential property” before further land divisions or development occurs. The proposed revision to the deed restriction clarifies the site be cleaned to an “urban residential standard” to enable future development consistent with the E-1 zoning of the property including commercial, employment, and ground floor residential within mixed-use and apartment buildings. The modified condition would stipulate the deed restriction would be removed from the property upon the City receiving written documentation from the Department of Environmental Quality demonstrating compliance with these standards. Employment COMPREHENSIVE PLAN DESIGNATION:; E-1; 391E09AB & 391E09AA; 6700 & 6200 ZONING:ASSESSORÔS MAP #:TAX LOT: ASHLAND PLANNING COMMISSION MEETING: Tuesday May 9, 2023, at 7:00 PM, Ashland Civic Center, 1175 East Main Street A Major Modification shall be approved only upon the approval authority finding that all of the following criteria C. Major Modification Approval Criteria. are met. 1. Major Modification applications are subject to the same approval criteria used for the initial project approval, except that the scope of review is limited to the modification request. For example, a request to modify a commercial development’s parking lot shall require Site Design Review only for the proposed parking lot and any changes to associated access, circulation, etc. 2. A modification adding or altering a conditional use, or requiring a variance, administrative variance, or exception may be subject to other ordinance requirements. 3. The approval authority shall approve, deny, or approve with conditions the application, based on written findings. The approval authority shall approve an application for preliminary partition plat approval only where all of the following criteria are met. A. The future use for urban purposes of the remainder of the tract will not be impeded. B. The development of the remainder of any adjoining land or access thereto will not be impeded. C. The partition plan conforms to applicable City-adopted neighborhood or district plans, if any, and any previous land use approvals for the subject area. D. The tract of land has not been partitioned for 12 months. E. Proposed lots conform to the requirements of the underlying zone, per part 18.2, any applicable overlay zone requirements, per part 18.3, and any applicable development standards, per part 18.4 (e.g., parking and access, tree preservation, solar access and orientation). F. Accesses to individual lots conform to the standards in section 18.4.3.080 Vehicle Area Design. See also, 18.5.3.060 Additional Preliminary Flag Lot Partition Plat Criteria. G. The proposed streets, utilities, and surface water drainage facilities conform to the street design standards and other requirements in part 18.4, and allow for transitions to existing and potential future development on adjacent lands. The preliminary plat shall identify all proposed public improvements and dedications. H.Unpaved Streets. 1. Minimum Street Improvement. When there exists a 20-foot wide access along the entire street frontage of the parcel to the nearest fully improved collector or arterial street, as designated in the Comprehensive Plan, such access shall be improved with an asphaltic concrete pavement designed for the use of the proposed street. The minimum width of the street shall be 20-feet with all work done under permit of the Public Works Department. 2. Unpaved Streets. The Public Works Director may allow an unpaved street for access for a land partition when all of the following conditions exist. a. The unpaved street is at least 20-feet wide to the nearest fully improved collector or arterial street. The City may require the street to be graded (cut and filled) to its standard physical width, and surfaced as required in chapter 18.4.6 prior to the signature of the final partition plat by the City. b. The centerline grade on any portion of the unpaved street does not exceed ten percent. c. The final elevation of the street shall be established as specified by the Public Works Director except where the establishment of the elevation would produce a substantial variation in the level of the road surface. In this case, the slope of the lot shall be graded to meet the final street elevation. d. Should the partition be on an unpaved street and paving is not required, the applicant shall agree to participate in the costs and to waive the rights of the owner of the subject property to remonstrate both with respect to the owners agreeing to participate in the cost of full street improvements and to not remonstrate to the formation of a local improvement district to cover such improvements and costs thereof. Full street improvements shall include paving, curb, gutter, sidewalks, and the undergrounding of utilities. This requirement shall be precedent to the signing of the final survey plat, and if the owner declines to so agree, then the application shall be denied. I. Where an alley exists adjacent to the partition, access may be required to be provided from the alley and prohibited from the street. J . Required State and Federal permits, as applicable, have been obtained or can reasonably be obtained prior to development. K. A partition plat containing one or more flag lots shall additionally meet the criteria in section 18.5.3.060. PLANNING ACTION: OWNER APPLICANT: LOCATION: ZONE DESIGNATION: COMPREHENSIVE PLAN DESIGNATION: TAX LOTS APPLICATION DEEMED COMPLETE: 120-DAY TIME LIMIT: ORDINANCE REFERENCE: REQUEST: A. Planning Action History Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 1 of 11 B. Background - History of Application Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 2 of 11 C. Detailed Description of the Site and Proposal The Site Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 3 of 11 The Proposal Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 4 of 11 the future use for urban purposes of the remainder of the tract will not be impeded. Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 5 of 11 A.Long-Range PlanningPolicies Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 6 of 11 Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 7 of 11 C.Major Modification Approval Criteria. A Major Modification shall be approved only upon the approval authority finding that all of the following criteria are met. 1.Major Modification applications are subject to the same approval criteria used for the initial project approval, except that thescope of review is limited to the modification request. For example, a request to modify a commercial development’s parking lot shall require Site Design Review only for the proposed parking lot and any changes to associated access, circulation, etc. 2. A modification adding or altering a conditional use, or requiring a variance, administrative variance, or exception may be subject to other ordinance requirements. 3.The approval authority shall approve, deny, or approve with conditions the application, based on written findings. The approval authority shall approve an application for preliminary partition plat approval only where all of the following criteria are met. A.The future use for urban purposes of the remainder of the tract will not be impeded. B.The development of the remainder of any adjoining land or access thereto will not be impeded. C.The partition plan conforms to applicable City-adopted neighborhood or district plans, if any, and any previous land use approvals for the subject area. D.The tract of land has not been partitioned for 12 months. E.Proposed lots conform to the requirements of the underlying zone, per part 18.2 , any applicable overlay zone requirements, per part 18.3, and any applicable development standards, per part 18.4 (e.g., parking and access, tree preservation, solar access and orientation). F.Accesses to individual lots conform to the standards in section 18.4.3.080Vehicle Area Design. See also, 18.5.3.060Additional Preliminary Flag Lot Partition Plat Criteria. G.The proposed streets, utilities, and surface water drainage facilities conform to the street design standards and other requirements in part 18.4, and allow for transitions to existing and potential future development on adjacent lands. The preliminary plat shall identify all proposed public improvements and dedications. H.Unpaved Streets. 1.Minimum Street Improvement.When there exists a 20-foot wide access along the entire street frontage Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 8 of 11 of the parcel to the nearest fully improved collector or arterial street, as designated in the Comprehensive Plan, such access shall be improved with an asphaltic concrete pavement designed for the use of the proposed street. The minimum width of the street shall be 20-feet with all work done under permit of the Public Works Department. 2.Unpaved Streets. The Public Works Director may allow an unpaved street for access for a land partition when all of the following conditions exist. a.The unpaved street is at least 20-feet wide to the nearest fully improved collector or arterial street. The City may require the street to be graded (cut and filled) to its standard physical width, and surfaced as required in chapter 18.4.6prior to the signature of the final partition plat by the City. b.The centerline grade on any portion of the unpaved street does not exceed ten percent. c.The final elevation of the street shall be established as specified by the Public Works Director except where the establishment of the elevation would produce a substantial variation in the level of the road surface. In this case, the slope of the lot shall be graded to meet the final street elevation. d.Should the partition be on an unpaved street and paving is not required, the applicant shall agree to participate in the costs and to waive the rights of the owner of the subject property to remonstrate both with respect to the owners agreeing toparticipate in the cost of full street improvements and to not remonstrate to the formation of a local improvement district to cover such improvements and costs thereof. Full street improvements shall include paving, curb, gutter, sidewalks, and the undergrounding of utilities. This requirement shall be precedent to the signing of the final survey plat, and if the owner declines to so agree, then the application shall be denied. I.Where an alley exists adjacent to the partition, access may be required to be provided from the alley and prohibited from the street. J.Required State and Federal permits, as applicable, have been obtained or can reasonably be obtained prior to development. K.A partition plat containing one or more flag lots shall additionally meet the criteria in section 18.5.3.060. Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 9 of 11 Parcel 7 is restricted from further development or land division until Grantor obtains a determination from the Department of Environmental Quality that the property meets cleanup standards consistent with the current and likely future land use zoning for the property. These land uses correspond with the Department of Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 10of 11 Environmental Quality Urban Residential and/or Occupational exposure scenarios. Thereafter, development of or any subdivided parcel cannot occur until Grantor obtains a determination from the Department of Environmental Quality that the property meets cleanup standards applicable to the use proposed for the subdivided parcel. This covenant will be removed from the property, and/or any subdivided parcel(s), upon the grantor providing the City written documentation from the Department of Environmental Quality demonstrating compliance with these standards to the City. Planning Action PA-T2-2023-00042Ashland Planning Division – Staff Report BG Applicant:City of AshlandPage 11of 11 #«¶§¸º³«´ºɎµ¬Ɏ$´¼¯¸µ´³«´º§²Ɏ0»§²¯º¿ Western Region Salem Office 4026 Fairview Industrial Dr SE Salem, OR 97302 (503) 378-8240 FAX (503) 373-7944 TTY 711 #«¶§¸º³«´ºɎµ¬Ɏ$´¼¯¸µ´³«´º§²Ɏ0»§²¯º¿ #«¶§¸º³«´ºɎµ¬Ɏ$´¼¯¸µ´³«´º§²Ɏ0»§²¯º¿ #«¶§¸º³«´ºɎµ¬Ɏ$´¼¯¸µ´³«´º§²Ɏ0»§²¯º¿ #«¶§¸º³«´ºɎµ¬Ɏ$´¼¯¸µ´³«´º§²Ɏ0»§²¯º¿ #«¶§¸º³«´ºɎµ¬Ɏ$´¼¯¸µ´³«´º§²Ɏ0»§²¯º¿ #«¶§¸º³«´ºɎµ¬Ɏ$´¼¯¸µ´³«´º§²Ɏ0»§²¯º¿ #«¶§¸º³«´ºɎµ¬Ɏ$´¼¯¸µ´³«´º§²Ɏ0»§²¯º¿ NOTICE OF APPLICATION PLANNING ACTION:PA-T2-2023-00041 SUBJECT PROPERTY:Tax Lot404 Clinton St. OWNER:Magnolia Heights LLC DESCRIPTION: A request Performance Subdivision Outline Plan approval for a 12-lot, 11-unit residential subdivision. The application also includes requests for an Exception to Street Standards, and a Tree Removal Permit for four significant trees. Additionally, the applicant has applied for a minor amendment to the adopted Physical and Environmental Constraints map to effectively remove a drainage way form the map that is not extant on the property. And finally, the applicant has addressed the applicability standards of the Water Resource Protection Zone WRPZ by providing a wetland determination demonstrating that there are no regulated wetland resources on the subject property.COMPREHENSIVE PLAN DESIGNATION: Single Family Residential;ZONING: R-1-5; MAP:39 1E 04 DB;TAX LOT:404 ASHLAND PLANNING COMMISSION MEETING: Tuesday May 9, 2023at7:00 PM, Ashland Civic Center, 1175 East Main Street COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 Fax: 541.552.2050 ashland.or.usTTY: 800.735.2900 OUTLINE PLAN SUBDIVISION APPROVAL (AMC 18.3.9.040.A.3) Approval Criteria for Outline Plan.The Planning Commission shall approve the outline plan when it finds all of the following criteria have been met. a.The development meets all applicable ordinance requirements of the City. b.Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, andadequate transportation; and that the development will not cause a City facility to operate beyond capacity. c. The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings,etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas. d.The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan. e.There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project. f.The proposed density meets the base and bonus density standards established under this chapter. g.The development complies with the Street Standards. h.The proposed development meets the common open space standards established under section18.4.4.070. Common open space requirements may be satisfied by public open space in accordance with section18.4.4.070if approved by the City of Ashland. COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 Fax: 541.552.2050 ashland.or.usTTY: 800.735.2900 EXCEPTION TO STREET STANDARDS 18.4.6.020.B.1 Exception to the Street Design Standards. The approval authority may approve exceptions to the standards section in 18.4.6.040 Street Design Standards if all of the following circumstances are found to exist. a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. b. The exception will result in equal or superior transportation facilities and connectivity considering the following factors where applicable. i. For transit facilities and related improvements, access, wait time, and ride experience. ii. For bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of bicycling along the roadway), and frequency of conflicts with vehicle cross traffic. iii. For pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of walking along roadway), and ability to safety and efficiency crossing roadway. c. The exception is the minimum necessary to alleviate the difficulty. d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection 18.4.6.040.A. TREE REMOVAL PERMIT (AMC 18.5.7.040.B) 1.Hazard Tree.A Hazard Tree Removal Permit shall be granted if the approval authority finds that the application meets all of the followingcriteria, 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 safety hazard (i.e., likelyto 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 Ordinancerequirements 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 diversitywithin 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 requirethat 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 impacton 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 18.5.7.050. Such mitigation requirements shall be a condition of approval of the permit. PHYSICAL & ENVIRONMENTAL CONSTRAINTS 18.3.10.050 An application for a Physical Constraints Review Permit is subject to the Type I procedure in section 18.5.1.050 and shall beapproved 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 applicanthas 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. COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 Fax: 541.552.2050 ashland.or.usTTY: 800.735.2900 “The development meets all applicable ordinance requirements of the City Adequate key City facilities can be provided including water, sewer, paved access to and through the development, electricity, urban storm drainage, police and fire protection, and adequate transportation; and that the development will not cause a City facility to operate beyond capacity.” The existing and natural features of the land; such as wetlands, floodplain corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and significant features have been included in the open space, common areas, and unbuildable areas.” “The development of the land will not prevent adjacent land from being developed for the uses shown in the Comprehensive Plan.” “There are adequate provisions for the maintenance of open space and common areas, if required or provided, and that if developments are done in phases that the early phases have the same or higher ratio of amenities as proposed in the entire project.” ” The proposed density meets the base and bonus density standards established under this chapter “The development complies with the Street Standards.” “The proposed development meets the common open space standards” There is demonstrable difficulty in meeting the specific requirements of this chapter due to a unique or unusual aspect of the site or proposed use of the site. the exception is the minimum necessary to alleviate the difficulty; and the exception is consistent with the purpose, intent, and background of the street design standards in subsection 18.4.6.040.A; and the exception will result in equal or superior transportation facilities and connectivity… ROGUE PLANNING & DEVELOPMENT SERVICES, LLC 11/7/22 345 Clinton Concept Design Clinton Concept - Front SCALE: 1/4" = 1'-0" 345 Clinton Duplex Magnolia Fine Homes, LLC Ashland, OR Clinton Concept - Rear SCALE: 1/4" = 1'-0" 11/7/22 345 Clinton Concept Design BEDROOM 1 BEDROOM 2 BATH M. BEDROOM 1,048 sq ft Second Floor Concept HALL M. BATH LAUNDRY W DOWN LINEN SCALE: 1/4" = 1'-0" W.I.C. UP DOWN UP W 345 Clinton Duplex Magnolia Fine Homes, LLC -FIRST FLOOR 905 SQ FT-SECOND FLOOR 1,048 SQ FT-GARAGE 483 SQ FT-PORCH 138 SQ FT-TOTAL CONDITIONED 1,953 SQ FT-FIRST FLOOR 905 SQ FT-SECOND FLOOR 1,048 SQ FT-GARAGE 483 SQ FT-PORCH 138 SQ FT-TOTAL CONDITIONED 1,953 SQ FT-TOTAL FOOTPRINT 3,042 SQ FT Ashland, OR SQUARE FOOTAGE: UNIT 1:UNIT 2: 74'-0" 12'-6"61'-6" 16'-10"10'-4"13'-4"21'-0" 6' SIDE YARD SETBACK PATIO RG LIVING KITCHEN 905 sq ft First Floor Concept DINING GARAGE K C PORCH A F B T E S D SCALE: 1/4" = 1'-0" R A Y R A E R ' 0 1 K C A B T E PANTRY S W/C R O O UP L F D N 2019181716151413121110 987654321 O C E S 11 20191817161514131210987654321 ' 0 2 UP K K C C A A B 845 sq ft B T T E E S S H D C R F R A O Y P T T N N O O R R F ' F 5' 18 RG 6' SIDE YARD SETBACK Rubus armeniacus, Schedonorus arundinaceusLolium perenne Malus domestis) Carex obnupta Page 1 S&A# 3027 Page 2 S&A# 3027 1987 ManualRegional Supplement to the Corps of Engineers Delineation Manual: Western Mountains, Valleys, Coast Region (Version 2.0) Page 3 S&A# 3027 Schedonorus arundinaceusDipsacus fullonum Carex obnupta Page 4 S&A# 3027 Legend Legend Legend Legend Legend Pyrus sp. Schedonorus arundinaceus Dacus carota Pyrus sp. Rubus armeniacus Schedonorus arundinaceus Alopecurus pratensis Schedonorus arundinaceus Alopecurus pratensis Plantago lanceolata Schedonorus arundinaceus Carex obnupta Dipsacus fullonum Daucus carota Malus domestis Rubus armeniacus Schedonorus arundinaceus Schedonorus arundinaceus Carex obnupta Carex obnupta Conium maculatum Pyrus sp Schedonorus arundinceus Conium maculatum Lolium perenne Conium maculatum Lolium perenne Schedonorus arundinaceus Dipsacus fullonum Lactuca serriola Schott & Associates P.O. Box 589 Aurora, OR. 97002 503.678.6007 Schott & Associates P.O. Box 589 Aurora, OR. 97002 503.678.6007 Schott & Associates P.O. Box 589 Aurora, OR. 97002 503.678.6007 Schott & Associates P.O. Box 589 Aurora, OR. 97002 503.678.6007 Schott & Associates P.O. Box 589 Aurora, OR. 97002 503.678.6007 Schott & Associates P.O. Box 589 Aurora, OR. 97002 503.678.6007 Schott & Associates P.O. Box 589 Aurora, OR. 97002 503.678.6007 Schott & Associates P.O. Box 589 Aurora, OR. 97002 503.678.6007 City of Ashland Local Wetlands Inventory T39S R1E 4 BB ee aa rr CC rr ee ee kk BB ee aa rr AA ss hh ee ll ee aa kk nn dd CC rr ee ee kk rr CC nn eeeeeekk hh cc tt ii KK kk ee CC aa ee ll CC ee rr WD 95-0285WD 95-0285 kk ee ee ee ee hh cc kk aa dd rr nn ee ee aa ll CC BB ee hh ss rr rr AA CC CC nn ii aa tt nn uu oo MM SWCA Environmental Consultants, Inc. www.swca.com 434 NW 6th Ave, Suite 304 Portland, OR 97209-3600 503-224-0333 Studyareaiscontainedwithin theBear Creek watershed 310 Oak Street, Suite 3Ashland, Oregon 97520 #DATEDESCRIPTION PRELIMINARY PLAT FOR SUBDIVISION 2303 TERRAINARCH.COM REVISIONS 541.500.4776 PvC, EG PROJECT NO. 03.06.2023 BRISCOE LANE - ANN ST - CLINTON ST, ASHLAND, OR 97520 TEAM: MAP 39-1E-04-DB, TAX LOT 404 MAGNOLIA MEADOWS C.WATERING METHOD: HAND WATERING SYSTEMS, RECOMMENDED FOR TREES THAT ARE FENCES ARE TO REMAIN UNTIL ALL SITE WORK HAS BEEN COMPLETED. FENCES MAY NOT BEHOWEVER PERIODS OF EXTREME HEAT, WIND, RAINFALL OR DROUGHT MAY REQUIRE MOREPART OF A DEVELOPMENT PROJECT THAT MUST BE WATERED TO INSURE TREE SURVIVALDURING THE COURSE OF CONSTRUCTION UNTIL AUTOMATIC IRRIGATION IS INSTALLED.12. IF TEMPORARY HAUL OR ACCESS ROADS MUST PASS OVER THE ROOT AREA OF TREES TO BE ROOTS CLEANLY AT A 90 DEGREE ANGLE TO A DEPTH OF 24 INCHES. ROOTS SHALL BE CUT ROUTED OUTSIDE THE TREE PROTECTION ZONE. IF LINES MUST TRANSVERSE THE PROTECTION7. IF INJURY SHOULD OCCUR TO ANY TREE DURING CONSTRUCTION, NOTIFY THE LANDSCAPEFOOTINGS, WALLS, OR TRENCHING, ANY TREES WITHIN THE SPECIFIC CONSTRUCTION ZONERETAINED, A ROAD BED OF 6 - 8 INCHES OF WOOD MULCH OR GRAVEL SHALL BE CREATED TREE PROTECTION ZONES AT ALL TIMES. SEE DETAIL #1 "TREE PRESERVATION FENCING" FORTREE 6" DBH AND GREATER, A MINIMUM OF 4" BELOW SOIL SURFACE IN QUANTITIES OF 1/2 DESCRIBED FENCING IS IN PLACE. FENCING SHALL REMAIN IN PLACE UNTIL THE PROJECT IS14. NO BURN PILES OR DEBRIS PILES SHALL BE PLACED WITHIN THE TREE PROTECTION ZONE. NO 1. PRIOR TO DELIVERING EXCAVATION EQUIPMENT OR COMMENCING ANY CONSTRUCTIONTO PROTECT THE SOIL. THE ROAD BED MATERIAL SHALL BE REPLENISHED AS NECESSARY TOEXCEPT TO MATCH GRADES WITH SIDEWALKS AND CURBS, AND IN THOSE AREAS, FEATHER 2. FENCES MUST BE ERECTED TO PROTECT TREES TO BE PRESERVED AS SHOWN IN DIAGRAM.AUTOMATIC SPRINKLERS OR REGULAR WATERING SHALL NOT BE ALLOWED TO SPRAYDIVERSION STRUCTURES SHALL BE INSTALLED ON THE UPHILL SIDE OF THE TREE PROTECTION15. MAINTAIN FIRE-SAFE AREAS AROUND FENCED AREA. ALSO, NO HEAT SOURCES, FLAMES,RECEIVE AN APPLICATION OF MYCOAPPLY ALL PURPOSE SOLUBLE PER MANUFACTURER'S 19.AS A PROTECTIVE MEASURE TO COMPENSATE FOR CONSTRUCTION IMPACTS, TWO TO SIX 3. CONSTRUCTION TRAILERS, TRAFFIC AND STORAGE AREAS MUST REMAIN OUTSIDE FENCED 5. NO MATERIALS, EQUIPMENT, SPOIL, OR WASTE OR WASHOUT WATER MAY BE DEPOSITED,8. WATERING SCHEDULE: WATERING PROTECTED TREES SHALL FOLLOW THESE STANDARDS, ARCHITECT IMMEDIATELY. ALL DAMAGE CAUSED BY CONSTRUCTION TO EXISTING TREESASHES, DEBRIS, OR GARBAGE MAY BE DUMPED OR BURIED WITHIN THE TREE PROTECTION CONNECTIONS TO ALL PANELS AREA INTEGRATED, THESE FENCES SHALL BE INSTALLED SO ARCHITECT FOR A PRE-CONSTRUCTION MEETING WITH THE LANDSCAPE ARCHITECT ANDON OR WITHIN 3 FEET OF THE TRUNK. THE WATER SHALL NOT BE ALLOWED TO POOL PLACE DAMP SOIL AROUND ALL CUT ROOTS TO A DEPTH EQUALING THE EXISTING FINISH OTHER MONTHS. FOR OAKS ALREADY IN THE VICINITY OF IRRIGATED CONDITIONS,ROOT BIOSTIMULANT WHICH ENHANCES THE ABSORPTIVE SURFACE AREA OF THE TREES' FOR ALL SITE VISITS REQUESTED. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FROM LANDSCAPE ARCHITECT SHALL BE NOTIFIED BY THE CONTRACTOR 48 HRS. IN ADVANCESHALL BE COMPENSATED FOR BY THE OFFENDING PARTY, BEFORE THE PROJECT WILL BE WITHIN THE ACTIVE ROOT ZONE OF RETAINED TREES. APPLY 30 GALS. OF SOLUTION PER ON THE SITE, THE GENERAL CONTRACTOR SHALL CONTACT THE LANDSCAPE6. NOTIFY THE LANDSCAPE ARCHITECT IF TREE PRUNING IS REQUIRED FOR CONSTRUCTION16. DO NOT RAISE THE SOIL LEVEL WITHIN THE DRIP LINES TO ACHIEVE POSITIVE DRAINAGE, THAT IT DOES NOT ALLOW PASSAGE OF PEDESTRIANS AND/ OR VEHICLES THROUGH IT.A. MOST SPECIES: 1 TIME PER MONTH DURING IRRIGATION SEASON (USUALLY MARCHSHALL BE ROOT PRUNED 1 FOOT OUTSIDE THE TREE PROTECTION ZONE BY CUTTING ALL RELOCATED OR REMOVED WITHOUT THE PERMISSION OF THE LANDSCAPE ARCHITECT. SOUND TISSUE AND CUT CLEANLY AT A 90 DEGREE ANGLE TO THE ROOT WITH A SAW. B. QUERCUS/OAK: DEEP WATER IN MAY AND SEPTEMBER, DO NOT WATER DURING ZONE TO PREVENT SILTATION AND/ OR EROSION WITHIN THE TREE PROTECTION ZONE.11. ANY ROOTS DAMAGED DURING GRADING OR CONSTRUCTION SHALL BE EXPOSED TO 13. SPOIL FROM TRENCHES, BASEMENTS, OR OTHER EXCAVATIONS SHALL NOT BE PLACEDINSTRUCTIONS. THIS MYCORRHIZAE PRODUCT IS A SPECIALLY FORMULATED NATURAL FENCES DEFINE A SPECIFIC PROTECTION ZONE FOR EACH TREE OR GROUP OF TREES. EXTRAORDINARY CIRCUMSTANCES WITH WRITTEN APPROVAL FROM THE LANDSCAPE CAPABILITIES OF THE REMAINING ROOT STRUCTURE. DISTRIBUTE MYCOAPPLY EVENLY 4. ALL PROPOSED UNDERGROUND UTILITIES AND DRAIN OR IRRIGATION LINES SHALL BEWEEKS PRIOR TO CONSTRUCTION, ALL RETAINED TREES SHOWN ON THIS PLAN SHALL GALLON AT EACH POINT OF APPLICATION. LOCATE THE ACTIVE ROOT ZONES WITH 17. REMOVE THE ROOT WAD FOR EACH TREE THAT IS INDICATED ON THE PLAN AS BEING THE OWNER'S REPRESENTATIVE THAT CONSTRUCTION MAY BEGIN AFTER ALL OF THE VIBRATING KNIFE, ROCK SAW, NARROW TRENCHER WITH SHARP BLADES, OR OTHER MYCOAPPLY IS AVAILABLE FROM MYCORRHIZAL APPLICATION, INC., PHONE (541) FENCING SHALL BE 6' TALL TEMPORARY CHAIN LINK PANELS INSTALLED WITH METAL LANDSCAPE ARCHITECT IMMEDIATELY IF ANY PROJECT PLANS CONFLICT WITH THIS 10. BEFORE GRADING, PAD PREPARATION, OR EXCAVATION FOR THE FOUNDATIONS,18.EXCEPTIONS TO THE TREE PROTECTION SPECIFICATIONS MAY ONLY BE GRANTED IN EXCAVATION SUPERVISOR PRIOR TO COMMENCING ANY WORK ON THE SITE. THE BY MANUALLY DIGGING A TRENCH AND CUTTING EXPOSED ROOTS WITH A SAW, 9. EROSION CONTROL DEVICES SUCH AS SILT FENCING, DEBRIS BASINS, AND WATER AREA, THEY SHALL BE TUNNELED OR BORED UNDER THE TREE ROOTS. NOTIFY THE THE ADDED TOPSOIL BACK TO EXISTING GRADE AT APPROXIMATELY 3:1 SLOPE. ROOT SYSTEMS. THIS PROMOTES AND IMPROVES NUTRIENT AND WATER UPTAKE WITHIN THE TREE PROTECTION ZONE, EITHER TEMPORARILY OR PERMANENTLY. STORED, OR PARKED WITHIN THE TREE PROTECTION ZONE (FENCED AREA). IGNITION SOURCES, OR SMOKING IS ALLOWED NEAR MULCH OR TREES. TYPICAL TREE PROTECTION AND REMOVAL NOTES OR LESS WATER THAN RECOMMENDED IN THESE NOTES. ARCHITECT PRIOR TO ANY WORK COMMENCING. GRADE WITHIN 4 HOURS OF CUTS BEING MADE. APPROVED ROOT-PRUNING EQUIPMENT. OR DRAIN TOWARDS THE TRUNK. LANDSCAPE ARCHITECT PRESENT. MAINTAIN A MIN. 6 INCH DEPTH. ADDITIONAL REQUIREMENTS. THROUGH SEPTEMBER) CONSIDERED COMPLETE. REQUIREMENT. CLEARANCE . COMPLETED. REMOVED. ACTIVITIES 476-3985. ZONE. 1. TREE LOCATIONS WERE TAKEN FROM PRELIMINARY PLAT SURVEY, DATED CRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNECRATAEGUS MONOGYNACOMMON HAWTHORNE PINUS MONTICOLAWESTERN WHITE PINEPINUS MONTICOLAWESTERN WHITE PINE BOTANICAL NAMECOMMON NAME 0'10'20'40'60' MULBERRYMULBERRYMULBERRYMULBERRYMULBERRYMULBERRYMULBERRY LBERRY TREE PROTECTION FENCE MUMULBERRY TREE TO BE REMOVED MULBE TREE TO REMAIN TREE PROTECTION LEGEND EXISTING TREE INVENTORY SYMBOLDESCRIPTION 310"MORUS SPP.3516"MORUS SPP. 18"MORUS SPP.8"MORUS SPP.MORUS SPP.MORUS SPP.MORUS SPP. SCALE: 1" = 20'-0" PPPP TREE DESCRIPTION RR US.SUS.SMORUS SPP. MOMO JANUARY 10, 2023. MORUS SPPX (APPROX) X LEADERS 7MULTI MULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTI17MULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTIMULTI 14" - 2 DBH 412"2212" 12"1414" NOTES: 1 X 2131 112023242526272829303233343637 10121315161819 25689 # 16" 12"2"12" X 2235 4 5 TEERTS NNA #22 #35 #2#3#4#5 #1 2#2 35 #35 4#5 #37 #36 #25 #32 #34 BE REMOVED, TYP. EXISTING TREE TO #23 #33 #24 #28 #30 #26 #27 #29 #31 #6 #7 #19 #8 #9 #10 #18 #11 #13 T E E#12 E #20 R C T S A L N P Y E O E L T L O N I A C L S I C R B #14 #21 #15 #17 #16 TEERTS SPLEHP 310 Oak Street, Suite 3Ashland, Oregon 97520 #DATEDESCRIPTION PRELIMINARY PLAT FOR SUBDIVISION 2303 TERRAINARCH.COM REVISIONS 541.500.4776 PvC, EG PROJECT NO. 03.06.2023 BRISCOE LANE - ANN ST - CLINTON ST, ASHLAND, OR 97520 TEAM: MAP 39-1E-04-DB, TAX LOT 404 MAGNOLIA MEADOWS ed at a rate of one per 30 feet of designation R-1-5, including landscaping a minimum of 50% of lotstreet frontage, along the street edges that will improved as part ofThe common open space for this subdivision will include a stormwaterlocation of a 21-foot high structure with a setback which does notOrdinance section 18.4.8.030A. The solar slope of these lots rangesfrom 0.02-0.04, downhill to the North and the lots all exceed the solar this subdivision. Groundcover planting & irrigation will be included inrecreation such as bird watching. The open space will be bordered by The landscape will meet all applicable AMC requirements for zoningdetention pond, shade trees, a gravel path and a bench for passiveAll lots will be 'Solar Setback Standard A' lots, designed to permit theexceed 50 percent of the lot's north-south lot dimension per Land Use park rows and open space. Planting shall be drought tolerant and When a 6-foot by 8-foot, covered porch is proposed, a 16-foot front facade setback accessory structures when less than 15 feet in average height and comply with solar containing open space and stormwater detention. The new homes HELICTOTRICHON, AUBRIETIA, ARCTOSTAPHYLOS AND OTHER 4-foot rear yard setback from the alley and 3-foot side yard setback for detached REAR YARD10' PLUS 10' FOR EACH STORY OVER ONE STORY STORMWATER PLANTING PER ROGUE VALLEY STORMWATER Magnolia Meadows subdivision will add 12 new lots to the existing neighborhood, including 11 buildable residential lots and one lot will be compatible with the existing character of the surrounding CERCIS CANADENSIS, BETULA NIGRA OR SIMILAR MIX OF CISTUS SPP, MULENBERGIA CAPILLARIS, firewise, per City of Ashland Standards for Wildfire Lands. FIREWISE AND DROUGHT TOLERANT PLANTS COMMON OPEN SPACE FOR PASSIVE RECREATION a chain link fence with a pedestrian-sized gate. QUERCUS KELLOGGII OR SIMILAR areas and maximum lot coverage of 50%. QUALITY DESIGN MANUAL GYMNOCLADUS DIOICUS QUERCUS COCCINEA LANDSCAPE NARRATIVE Appropriate street trees will be includ PRELIMINARY PLANT LEGEND TILIA CORDATA 15'10' SHRUBS, GROUNDCOVER & OTHER PLANTS SYMBOLDESCRIPTION SIDE YARD6' CONCEPT IMAGE: residential neighborhood. SETBACK NOTES ABUTTING A PUBLIC STREET SIDE YARD AT CORNER, setback standards. FRONT YARD is required. setbacks. TREES 0'10'20'40'60' SCALE: 1" = 20'-0" COMMON OPEN SPACE WITH NEW CRUSHED GRAVEL PATH NEW PARK ROW W/ & BENCHES FOR PASSIVE NEW CHAIN LINK FENCE STREET TREES, TYP; SIDEWALK, S.C.D. SEE PRELIMINARY NEW CONCRETE EXISTING CURB & NEW PUBLIC ACCESS GATE TO RIVERWALK ACCESS EASEMENT, PLANT LEGEND TREATMENT POND, PUBLIC PEDESTRIAN GRAVEL SURFACE EXISTING FENCE WITH DRIVABLE STORMWATER GUTTER RECREATION TO REMAIN PROPOSED S.C.D. GUTTER, S.C.D. PARK NEW CURB & 12'-0" PPAE 6'-8" NNA TEERTS 36'-8 1/2" 10'-0" 5'-0" PUE 5'-0" 42'-3" " 0 - ' " 6 0 - ' 7 38'-0" " 0 - ' 0 1 E U P " 0 - 6'-0"' 0 1 " 0 - 'EXISTING CURB & 5 1 " 0 - ' 5 E "45'-10 1/2" 0 U - 'P " 7 0 - ' 0 1 GUTTER " 0 - ' 7 " 0 - ' 5 E U P " 0 - ' 0 1 45'-10 1/2" T E EE R C T S A L N P Y E EO L T L O SEE SETBACK NOTES N I TYPICAL BUILDING A C L S I ENVELOPE, C R 45'-10 1/2" B 6'-0" " 0 - ' 6 41'-11 1/2" " 0 - ' 6 1 . P Y T " 0 .- ' P 5 Y 1 T " 0 - ' 0 1 . P Y T " 0 - ' PUE 6 1 . P Y T " 0 - ' 5'-0"0 1 " 07'-0" - ' 0 1 HP TEERTS SPLE NEW PARK ROW W/ NEW STREETLIGHT, STREET TREES, TYP; SIDEWALK, S.C.D. SEE PRELIMINARY NEW CONCRETE GUTTER, S.C.D. PLANT LEGEND NEW CURB & S.C.D. The Staff Advisor may make a determination based on the Water Resources map, field check, and any other relevant maps, site plans, and information that a Water Resource or Water Resource Protection Zone is not located on a particular site or is not impacted by proposed development, activities or uses.