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HomeMy WebLinkAboutWightman_285_289-TREE-2023-00212r CITY OF -w HLAND s August 9, 2023 Notice of Final Decision On August 9, 2023, the Community Development Director approved the request for the following: Planning Action: TREE -2023-00212 Subject Property: 285 Wightman Applicant: Radhika Thekkath/ Canopy Description: A request for approval to remove one Siberian elm tree from the property at 285 Wightman Street. The tree is near the northwest property line. The application was prepared by a - certified arborist and states that the tree appears to be in good health. The tree has two codominant stems that are 21 inches and 17 inches in diameter at breast height. The applicant is proposing underground utility trenching within the critical root zone of the tree, which will result in damage to about 20 percent of the tree's root system. This action will likely impact the stability and health of the tree. The arborist is recommending removal and replacement to mitigate the future hazard. COMPREHENSIVE PLAN DESIGNATION: Multi Family Residential; ZONING: R-2; MAP: 39 1E 10 CA; TAX LOT: 900 The Community Development Director's decision becomes final and is effective on the 12'h 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 Veronica Allen in the Community Development Department at (541) 488-5305. cc: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashland, Oregon 97520 Four 541.5522050 ashland.or,us TTY: 800.735.2900 i ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: TREE -2023-00212 SUBJECT PROPERTY: 285 Wightman OWNERS / APPLICANT: Radhika Thekkatlr/Canopy DESCRIPTION: The request is to remove one Siberian ekiri tree from the property at 285 Wightman Street. The tree is near the northwest property line. The application was prepared by a certified arborist and states that the tree appears to be in good health. The tree has two codominant stems that are 21 inches and 17 inches in diameter at breast height. The applicant is proposing underground utility trenching within the critical root zone of the tree, which will result in damage to about 20 percent of the tree's root system. This action will likely impact the stability and health of the tree. The arborist is recommending removal and replacement to mitigate the future hazard. COMPREHENSIVE PLAN DESIGNATION: Multi Family Residential ZONING: R-2 ASSESSOR'S MAP & TAX LOTS: 39 1E 10 CA Tax. Lot: 900 SUBMITTAL DATE: July 19, 2023 DEEMED COMPLETE DATE: July 21, 2023 STAFF APPROVAL DATE: August 9, 2023 DEADLINE TO APPEAL (4:30 p.m.): August 21, 2023 FINAL DECISION DATE: August 22, 2023 APPROVAL EXPIRATION DATE: February 22, 2025 DECISION The application requests a Tree Removal Permit to reprove a singular Siberian elm tree from the property at 285 Wightman Street. The property is located just south of the corner of Wightman Street and Iowa Street. The lot is zoned R-2 as are most of the surrounding properties, with SO zoned land across the street to the east. Because the tree is larger than 6" DBH, not hazardous, dead, or dying, and is being removed to accommodate for development, tree removal is regulated and is processed as a Type I permit. The subject property is a generally rectangular 0.326 -acre property on the west side of Wightman Street between Iowa and Lee Street. The property has been recently demolished to allow for higher density usage. Previous land use approval (PA -TI -2023-00203) created a tree protection plan, protecting all trees on the property. During development of the lot, it was discovered that the Siberian elm tree had a 6 -inch diameter or larger root approximately 6 feet away froin the base of the tree that would need to be cut. This work would occur within the critical root zone of the tree, potentially causing a loss of approximately 20% of the tree's root system. The application materials and arborist's report suggest that the damage that would occur to the tree during active development could result in injury and ultimately fiiture failure of the tree. Staff received two (2) comments in opposition from the public during the public conrrnent period. Comments included concerns about a newly constructed fence and questioned the need for "100% removal" for only "20% likelihood of damage", but recommended evergreen TREE -2023-00212 285 Wightinaa/va Page I screening trees to provide privacy, and the suggested stuinp grinding of the Elm tree if it were to be removed. Per section 18.3.10.100.13.2.b. "Newly planted vegetation within 30 feet of any building or deck shall not include species listed on the City's Prohibited Flammable Plant List." Therefore, evergreen privacy screening would not be possible. However, as part of the application, replacement with a "more suitable species" was recommended by the arborist. The arborist's report, as mentioned in the previous paragraph, explains that there will be approximately 20% damage to the critical root zone of the tree if cut, but does not provide a likelihood of failure as the public comments have suggested. The distinction between the two being that the likelihood of failure of the tree is unknown, but the damage to the tree would be substantial. As the Arborist's report states, it would result in the loss of "large structural root(s) as well as the additional root mass loss" which in turn "could impact both the tree's stability as well as its health." The Arborist, Christopher John of Canopy, also states that "this species in general commonly experiences brand/trunk failure especially when its structure is poor, such as this one..." At the August regular meeting of the Tree Management Advisory Committee, staff presented the application. Christopher Jolui of Canopy recused himself from voting on the application's proposal and excused himself from the remainder of the meeting. The two (2) remaining committee members agreed that the proposed tree removal would be the most beneficial option given the potential risks to the tree and the surrounding area. The Tree Management Advisory Committee voted unanimously to recommend approval of the removal. The criteria for a Tree Removal Permit (Not a hazard) are described in AMC Chapter 18.5.7.040.8 as follows: 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 18.3.10. 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 18.5.7.050. Such mitigation requirements shall be a TREE -2023-00212 285 Wightmaii/va Page 2 condition of approval of the permit. Staff finds that Planning Action 4TREE-2023-00212, a request to remove one tree that is not a hazard, complies with all applicable city ordinances with the imposition of the conditions attached below. Therefore, Planning Action #TREE -2023-00212 is approved. If any oche or more of the following conditions are found to be invalid, for any reason whatsoever, then Planning Action #TREE -2023-00212 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 specifically modified herein. 2. That the tree be replaced with a large stature tree such as those listed in the Ashland Recommended Street Tree Guide for 7 Foot and 8 Foot Parkrow, but not listed on the Ashland Prohibited Flammable Plant list. Replacement tree to be indicated on the Updated Final 1,andscape and Irrigation Plans and installed prior to Certificate of Occupancy. randon Goldman, Director Date Department of Community Development TREE -2023-00212 285 Wightman/va Page 3 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson } The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On August 9, 2023, 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 #TREE -2023-00212, 285 Wightman St. XendaffEscuin Signature of Employee G'. Ac*onslf As by StfttVAWoh%an4WW&nw_285-2Ml'4gh nan_2n5_TREE-2023-00212-eta:ingW0014' 4*Ttan_M_TREE-2M3 00212_W)D AlEdmof MA-.g-docx &&,2023 TREE -2023-00212 391 E10CB13100 TREE -2023-00212 391 E10CA1200 TREE -2023-00212 391 E10CA800 ACKER KASEY C DAVIS KRISTINE E TRUSTEE ET A DECKER LARRY A TRUST DECKER 318 BRIDGE ST 325 WIGHTMAN ST BARBARA ASHLAND, OR 97520 ASHLAND, OR 97520 3303 N VALLEY VIEW RD ASHLAND, OR 97520 TREE -2023-00212 391E10CA700 DELUCA RONALD L TRUSTEE ET AL 228 MORNINGLIGHT DR ASHLAND, OR 97520 TREE -2023-00212 391 E10CB12100 FERGUSON RICHARD LLOYD 317 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 391E10CA1100 HAUSER MONTANA 317 WGHTMAN ST ASHLAND, OR 97520 TREE -2023-00212 391E10CB500 KEARNS JOHN C TRUSTEE ET AL 693 ROCA ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB11800 DIMITRE THOMAS N & KATHERINE 901 BEACH ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CA1300 GALA THADDEUS 1296 S SHASTA AVE EAGLE POINT, OR 97524 TREE -2023-00212 391E10CB11701 HOLTSBERG LAURA AILENE TRUSTE PO BOX 8344 BEND, OR 97708 TREE -2023-00212 391 E10CS13600 MASON LANCE E TRUSTEE JR ET A 1212 CALLE CERRITO SANTA BARBARA, CA 93101 TREE -2023-00212 391E10CA100 TREE -2023-00212 391E10CA600 OREGON STATE OF SOUTHERN ORE PACIFIC PREMIER TRUST FBO CHA STATE COLLEGE 1801 CALIFORNIA ST STE 800 1250 SISKIYOU BLVD DENVER, CO 80202 ASHLAND, OR 97520 TREE -2023-00212 391E10CB501 SCHIPPER KIRSTEN 1375 IOWA ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB11900 STAFFORD PAUUJAFFEE-STAFFORD 273 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CA1000 SEIFERT CARL MICHAEL TRUSTEE 310 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB12000 WESTHELLE PAULA ET AL 465 THORNTON WAY ASHLAND, OR 97520 TREE -2023-00212 391E10CA900 ELLAM RE MANAGEMENT LLC TRUST 738 ROSEWOOD DR PALO ALTO, CA 94303 TREE -2023-00212 391E10CB13400 HARPHAM KIM TRUSTEE ET AL 9030 YANK GULCH RD TALENT, OR 97540 TREE -2023-00212 391E10CB13300 JOHNSON ZUNA S TRUSTEE ET AL 276 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 391E10CB13000 OHMER DERIAL L TRUSTEE ET AL 184 S PACIFIC HWY TALENT, OR 97504 TREE -2023-00212 391 E10CB13500 REYNOLDS MICHAEL LIAM/SEEWER- 1350 IOWA ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB12900 SHERMAN KAY LYNNE 322 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 TOM DEVORE, ARKIN TILT ARCHITECTS 1101 8TH ST. BERKELEY, CA 94710 TREE -2023-00212 TREE -2023-00212 285 Wightrnan TERRASURVEY KENCAIRN LANDSCAPE ARCHITECTURE 8/9/23 274 FOURTH ST. 147 CENTRAL AVE. 26 ASHLAND, OR 97520 ASHLAND, OR 97520 /w. C=.�°;" Kendall Esculin From: Kim Harpham <kcrsh3@gmail.com> Sent: Tuesday, August 1, 2023 9:38 AM To: planning Subject: 285 Wightman Tree Removal (EXTERNAL SENDER] Hi City Planning, Kim Harpahm here --owner of the property immediately behind the massive 285 Wightman elm tree in quest Its major branches and roots extend far over and into my 260 Bridge St. property. The several notices concerning development of the Wightman property underline my concern for in -fill in ou neighborhood -- Privacy and Safety. The multiple 2 story units moving closer to property lines will certainly a significantly decrease privacy of all neighboring lots; the trees will become unstable. Therefore, tree removal must require additional care and consideration (the elm on the side boundary is als( concern): 1. Substitute other sight barriers. Most appealing and efficient would be a consequential number of developed evergreen trees (I'm thinking our local Plant Oregon in Talent is expert in these matters ecology and aesthetics). 2. The entire tree should be removed. It is an extremely fast growing elm that needs significant management --a stump grinder at minimum (I fear the huge roots will send up volunteer 40 foot radius). 3. Such removal surely will impact the integrity of the fence that was newly constructed just several y ago by the 276 Bridge neighbors and me. It should be restored. Thanks to all involved in this courteous and legal notification and the appeal for interaction. Do please respc this note, also (and I hope I am sending this to the right address!). Appreciation, Kim Harpham Owner: 260 Bridge St. 530 739-0277 Kendall Escuin From: Zuna Johnson <zunajohnson@gmail.com> Sent: Friday, July 28, 2023 10:52 AM To: planning Subject: Tree Removal 28S Wightman [EXTERNAL SENDER] Hello, I'm a back fence neighbor of the lot being developed at 285 Wightman. I am Zuna Johnson at 276 Bridge Street....... just across the back fence. I received a notice yesterday that the large Elm Tree is being removed near the fence between us. First question: Is 20% likelihood of damage to the tree really of high enough value to warrant 100 % removal? It's a massive tree. it shades and offers privacy to both my neighbor next door at 258 Bridge Street and me. Losing it will affect our back yard living on both properties First request: If the tree does indeed have to come down, it would be desirable to have a few evergreen trees planted in its place. The shade and privacy it offers us is very important. Can this be made a strong recommendation or even a mandate, please. Two or three evergreens that are at least fence high (5-6 feet) would satisfy rather than putting in some tiny starts. Asking for 5-6 foot high trees means we wouldn't have to wait 2 decades for replacement shade and privacy. Please forward my concern and request to the appropriate office. I appreciate your concern and would like a response. Thank you, Zuna Johnson 276 Bridge Street 541 621 3815 PLANNING ACTION: PA -TREE -2023-00212 SUBJECT PROPERTY: 285 Wightman Street OWNER / APPLICANT: Canopy/Radhika Thekkath DESCRIPTION: A request for approval to remove one Siberian elm tree from the property at 285 Wightman Street, The tree is near the northwest property line. The application was prepared by a certified arborist and states that the tree appears to be in good health. The tree has two codominant stems that are 21 inches and 17 inches in diameter at breast height. The applicant is proposing underground utility trenching within the critical root zone of the tree, which will result in damage to about 20 percent of the tree's root system. This action, will likely impact the stability and health of the tree. The arborist is recommending removal and replacement to mitigate the future hazard. COMPREHENSIVE PLAN DESIGNATION: Multi Family Residential; ZONING: R-2; MAP: 39 IE 10 CA; TAX LOT. 900 NOTICE OF COMPLETE APPLICATION: July 21, 2023 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: August 4, 2423 COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel; 541.488,5305 Ashland, Oregon 97520 Fax: 541.552,2050 mblondgun TTY: 800.735.2900 \ I I T Y 0 F oASF 11.,AND The Ashland Planning Division Staff has received a complete application for the property noted on Page 1 of this notice. A copy of the application, including all documents, evidence and applicable criteria are available online at'What's Happening in my City' at hLls://ciis,,astiland,or.usddggevyelio j.Lnnoiosalsi, Copies of application materials will be provided at reasonable cost, if requested. 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 emailingpLan ng&bashland,or,us. Any affected property owner or resident has a right to submit written comments within the 14 -day comment period to pt .it � _gLor_ _q or to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown on Page 1, 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 the application, After the comment period and not niore 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 declsion. An appeal to the Planning Commission of the Planning Division Staffs decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.51050.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 Veronica Allen at 541-552-2042 or veronica.alleii(o).ashland,or,us. 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 1-8010-735-2900). Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35,102.-35,104 ADA Title 1). 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 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 safety hazard (Le., 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, 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 appRcaNe Land Use Ordinance requirements and standards, including but not limited to applicable Site Development and Design Standards in part 118.4 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 wall 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. cl, 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. el 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. COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way TGA 541.488.5305 Roya Ashland, Oregon 97520 Fox: 541.5522050 ra,�Mklad&,&_ua Try: 800335,2900 AFFIDAVIT OF MAILING STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On July 21, 2023, 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 #TREE -2023-00212, 285 Wightman St. Xendaff Escuin Signature of Employee A,$,,;PA$bYy 9 �— 1 '_265_TREE-202300217d30G1WgA9nan_285 TR�E•2R23-0f12€�IJOCA€�davtofRS angd%xM23 TREE -2023-00212 391 E10CB13100 ACKER KASEY C 318 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CA800 DECKER LARRY A TRUST DECKER BARBARA 3303 N VALLEY VIEW RD ASHLAND, OR 97520 TREE -2023-00212 391 E10CB12100 FERGUSON RICHARD LLOYD 317 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB13400 HARPHAM KIM TRUSTEE ET AL 9030 YANK GULCH RD TALENT, OR 97540 TREE -2023-00212 391 E1 OCB500 KEARNS JOHN C TRUSTEE ET AL 693 ROCA ST ASHLAND, OR 97520 TREE -2023-00212 391 El0CB11800 BALCOM KATHERINE H TRUSTEE ET 901 BEACH ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB11700 DELUCA RONALD L TRUSTEE ET AL 228 MORNINGLIGHT DR ASHLAND, OR 97520 TREE -2023-00212 391 E10CA1300 GALATHADDEUS 1296 S SHASTA AVE EAGLE POINT, OR 97524 TREE -2023-00212 391 E10CB11701 HOLTSBERG LAURA AILENE TRUSTE PO BOX 8344 BEND, OR 97708 TREE -2023-00212 391 E100813600 MASON LANCE E TRUSTEE JR ET A 1212 CALLE CERRITO SANTA BARBARA, CA 93101 TREE -2023-00212 391E10CA100 TREE -2023-00212 391 E10CA600 OREGON STATE OF SOUTHERN ORE PACIFIC PREMIER TRUST FBO CHA STATE COLLEGE 1801 CALIFORNIA ST STE 800 1250 SISKIYOU BLVD DENVER, CO 80202 ASHLAND, OR 97520 TREE -2023-00212 391E10CB501 SCHIPPER KIRSTEN 1375 IOWA ST ASHLAND, OR 97520 TREE -2023-00212 391 El0CB11900 STAFFORD PAUUJAFFEE-STAFFORD 273 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 391E10CB13200 SEIFERT CARL MICHAEL TRUSTEE 310 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB12000 WESTHELLE PAUL A ET AL 465 THORNTON WAY ASHLAND, OR 97520 TREE -2023-00212 391E10CA1200 DAVIS KRISTINE E TRUSTEE ET A 325 WIGHTMAN ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CA900 ELLAM RE MANAGEMENT LLC TRUST 738 ROSEWOOD DR PALO ALTO, CA 94303 TREE -2023-00212 391E10CA1100 GANO CHRISTINA L 317 WIGHTMAN ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB13300 JOHNSON ZUNA S TRUSTEE ET AL 276 BRIDGE ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB13000 OHMER DERIAL L TRUSTEE ET AL 184 S PACIFIC HWY TALENT, OR 97504 TREE -2023-00212 391 E10CB13500. REYNOLDS MICHAEL LIAMISEEWER- 1350 IOWA ST ASHLAND, OR 97520 TREE -2023-00212 391 E10CB12900 SHERMAN KAY LYNNE 322 BRIDGE ST ASHLAND, OR 97520 TOM DEVORE, ARKIN TILT ARCHITECTS 1101 8TH ST. BERKELEY, CA 94710 TERRASURVEY KENCAIRN LANDSCAPE ARCHITECTURE 2-T5 S w � J 274 FOURTH ST. 147 CENTRAL AVE. --12t 1Z,3 ASHLAND, OR 97520 ASHLAND, OR 97520 CANOPY LLC The Care of Trees canopyarborcare.corn P.O. Box 263 Talent, OR 97540 (541) 631-8000 CCS 199334 July 13, 2023 Jovick ConstrLICti011 249 A St Ashland, OR 97520 RE: Elm tree at 285 Wightman, Ashland The tree in question is a Siberian elm characterised by two, codoininate stems measuring 21 "and 17" ill diameter at breast height. The tree appears to be in good health. At issue is the proximity of the building and installation of underground utilities. My understanding of where the building is to be situated would necessitate the removal of at least I large (V diameter or greater) root approximately 6' from the base of the tree. Additionally, the installation of utilities would require trenching withill the critical root zone and could potential cause the loss ofapproximately 20% of the tree's root system. My concern is that the loss of large structural root(s) as well as the additional root mass loss could impact both the tree's stability as well as its health. This species in general commonly experiences branch/trunk failure especially when its structure is pool-, such as this one (codorninate stems), Removal and replacement with a more suitable species is recommended. Sincerely, Christopher John Canopy LLC ISA Board Cerlified Master Arborist WI -9504B to55 C�l < .. ......... . . .... 2 film, 1MI 11 I M R M Pip! HUM, I go M 'I 1 i Hull 11 1 1 1 Opp Jul Hot WI i" HUI I Ei1i 1M j A 101 1Uh 5 " 0; 01 if 01 lull YidR1 U 111 i SIR U1 Mi A mh HHH" Iq 4 w, M1 111 111, UNH It MPH All 10 lad N HI HBO I ;'-ili! Moig tini 'Aiiilii LA Oda! ill' d', 1 ]ill I ldd' 11, 11bill lili ill I A 1, fl!hll I ill] 1� III!,` 1161in 11 lmj itch 111 4D it AD Dow 11 bYawil tow J .......... .......... .. ..... . . . . ............. -.-J Planning Division . . . . . . . . . . . . 51 Winburn Way, Ashland OR 97520 541-488-5305 Fax 541-488-6006 Street Address APPLICANT 283, 285, 287, & 289 Wightman Name Jovick Construction Address 249 A Street, Suite A Phone 541.535.3668 E -Mail dani@jovickbuilt.com City Ashland State _UR Zip 97520 FEE SCHEDULE — Please Mark All That Apply ADMINISTRATIVE ACTIONS Total Zoning Permit - FENCE 535.25 Coning Permit - HOME OCCUPATION $35.25 Zoning Permit - ACCESSORY STRUCTURE $35.25 Street Tree Removal 5100.00 Land Use Approval Extension 5420.50 Lot I,ineAdjustment 5420.50 Any Other Administrative Action $420.50 Final Plat Review - PARTITIONS Base Fee 5165.50 + N of Lots x 51 3.00 per lot Total $ Final Plat Review - SUBDIVISIONS $420.50 + ",,x$35.25per lot Base Fee Pei° Sq. FL Sign Permit - NEW $165.25 + x $3.00 per scl.ft. $ Sign Permit - REPLACEMENT $35.25 + —x$3,00per sq.fl. TYPE I REVIEWS Total XTree Removal Permit (not associated with another action) $100.00 Solar Setback Variance 51,271.25 Amendments to Conditions $1,271,25 Physical & Environmental Coustraints $1,271,25 Conditional Use Permit $1,271.25 Variance $1,271.25 Any other Type I ReviewSI,271.25 ........ Indcperident Review of Wireless C0111111LInications Facilities $5,000-00 Base Fee 8 of Units Total Residential Site Review $1,271,25 t x $84.50 per unit $ Final Plan/Performance Standards Subdivision $1,271.25 + Land Partition $1,271.25 4 - — ____- . x $84.50 per unit $ Commercial Site Review Base Fee $1,271.25 + Valuation x 0.5% Total $ TYPE lI REVIEWS Total Conditional Use Permit $2,663.25 Variance $2,663.25 Any other Type II Review $2,663.25 Independent Review of 11'ireless Communications Facilities $5,000.00 Base Fee # of lots Total Outline or Preliminary Plat for Subdivision $2,663.25 + x $170.25 per lot $ Final Plmi with Outfine/Performance Standards Subdivision $3,397.00 + x $170.25 per lot $ Base Fee Valuation Commercial Site Review $2,66.25 + x 0.5% $ TYPE III REVIEWS Total Zone/Comprehensive Plan Map Change $3,397.00 Comprehensive Plan Change $3,397.00 Annexation $5,110.00 Urban Growth Boundary Amendment $5,110.00 Any other Type III Review $3,397.00 LEGISLATIVE AMENDMENTS Total Comprehensive Ian Niap/Large Zoning Map Amendment $5,963.50 Land Use Ordinance Amendment $5,963.50 Comprehensive Plan Amendment $5,963.50 APPEALS Total Appeal for Initial Public Hearing (Planning Commission/Building Appeals Board/Demolition Review Board) $150.00 Appeal for Final Decision of the City (Planning Commission or City Council) $325.00 SOLAR ACCESS Base Fee # oflots Total Solar Access Permit (not a Solar Variance) $60.50 x $14.00 per lot TOTAL FEES: $ 100 Applicant's Signature Dan Jovick Date 7.18.23 Property Owner's Signature Date 7.18.23 AMC 18.5.1.OSO.A.1 & AMC 18.5.2.060.A.1 Application Form and Fee. Applications for Type I review shall be made on fortes provided by the Staff Advisor. One or more property owners of the property for which the planting action is requested, and their authorized agent, as applicable, must sign the application. The application shall not be considered complete unless the appropriate application fee accompanies it. i April 22, 2023 Attention: City of Ashland Planning Department Street Tree Commission Regarding: Planning action PA -TI -2023-00203 285-289 wightman Street. Mistal Magic Land Trust/Ellan RE Management, LLC Request for street tree not currently on the approved Ashland Street Tree List., The owners and designers of the proposed project have designed a site and landscape that provides food for the inhabitants and supports wildlife with native vegetation . The proposed street trees for this project are not on the Ashland Approved Street Tree List, but ARE a very appropriate tree selection for this project. The goals of the Ashland Street Tree List were to provide a selection of trees that would provide shade, have polite growing habits, and not create litter or nuisance to the public street scape. Although Malus fusca is a crab apple, it is one that has persistant fruit, meaning that the fruit stays on the tree into the winter rather than dropping when it is ripe; this means the tree will not create fruit litter on the sidewalks or on cars, but will provide food for bird's into the fall and winter months. Attached are extracted articles about this tree with references. I am definitely in support of usnig this tree as an alternative to the standard street tree list for this project. Sincerely, Kerry KenCairn Registered Landscape Architect California and Oregon. Submitted by Radhiika Thekkath \Neall recognize the need tochoose plants inOur gardens and public spaces that support bi'odiversity as we face an unprecedented loss in biodiversity globally arid locally in the Western regions ufthe United States. Only native species can provide an adequate level of biodiversity. The Ashland street tree list has only one native tree, the Canyon Live Oak. Unfortunately, the Canyon Live Oak is a large tree that can grow toa height of25 meters, arid would not be an aippropriatechmice for this location Linder power lines. Therefore, we have chosen Malus fusca which is also a native tree that provides biodiversity, &1a|uxfusca,the Oregon Crabapple tree |s asVmw-mmdium-growthOregon, native tree that will reach a maximum height of 12 meters. In addition to bringing a source of food for insects, bees, butterflies, caterpillars, and birds, the Oregon Crabapple is also uversatile, tree that will tolerate heavy clay soil, seasonal wetting, Sun and partial' -shade, conditions and will be drought -tolerant once established, The fruit of this Crabapple tree are persistent on the tree and do not fall to make a mess on the street or the sidewalk, as is the experience of growers. Two online references to establish this fact is included here. The first from Wikjpedia, which states, "The fruits are small round apple -shaped pomes, about 2cm(2k4in) long and from red toyellow-green lnmuXuur.[3][4)They may stay onthe tree until winter.[5]".[b1<pc://en.wik|ped|a.ore/wiki/Ma|ws_fwsca]andthe second frnnoawell-known native plant nursery, "If there is large b�|rd population, fruit must be harvested earlier in Fall; |fnmt-ii can be left on the tree longer toripen arid soften with first frosts."[https://nativefmodonuraery.cmm/padNs creUapp]e/j,|tishigh[yon0ko|ythatb|rdointheAsNondareuvxU|Keaveonyfruitfm/thenuLofaU1othe streets below! The owner of the property being developed at 285-289 Wightman, Radhika Thekkath, is Board President of her local Chapter of the California Native Plant Society (CNPS), is acertNUed Pennacukure Designer from OSU and has decades of experience with growing, maintaining and horticulture of native plants. She creates gardens that are habitat - friendly and health -enhancing spaces for adults and children. � 5 ISu t E ^ e E E Fa 3= �a aH �, a u`c -.¢az a �3❑°S a° `-,z�kz $ z c C IT Y OF Viii HLAND oo March 2, 2023 Notice of Final Decision On March 1, 2023, the Community Development Director approved the request for the following: Planning Action: PA -TI -2023-00203 Subject Property: 285-289 Wightman Street Owner: Mistal Magic LandTrust/ElIam RE Management, LLC, trustee Radhika & Cliandraniolian Thekkath Applicant: Toni Devore (Arkin Tilt Architects) Description: A request for Site Design Review approval to construct four two-bedroom townhomes. The application also includes a request for an Exception to the Street Design Standards to allow a 5'6"' sidewalk and 6'8" parkrow planting strip where a 6' sidewalk and 7' parkrow would typically be required. (The existing duplex, carport and garage will be demolished to enable redevelopment of the site.) COMPREHENSIVE PLAN DESIGNATION: Low Density Multi-Fall-tily Residential; ZONING: R-2; ASSESSOR'S MAP: 39 1E I OCA; TAX LOT fi: 900. The Community Development Director's decision becomes final and is effective on the 12"' 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 tA,ho was mailed this Notice of Final Decision may request a reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.5,1.05001) and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(6). 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 (5 11) 488-5305. cc: Parties of record and property owners within 200 ft COMMUNITY DEVELOPMENT DEPARTMENT 51 Winburn Way Tel: 541.488.5305 Ashlond, Oregon 97520 Fax 541.552.2050 O.Waau-ou n, TTY: 800.735.2900 a ASHLAND PLANNING DIVISION FINDINGS & ORDERS PLANNING ACTION: PA -T1-2023-00203 SUBJECT PROPERTY: 285-289 Wightman Street OWNER: Mistal Magic Land Trust/Ellam RE Management, LLC, trustee Radhika & Chandramohan Thekkath APPLICANT: Torn Devore (Arkin Tilt Architects) DESCRIPTION: A request for Site Design Review approval to construct four two- bedroom townhomes. The application also includes a request for an Exception to the Street Design Standards to allow a 5'6" sidewalk and 6'8" parkrow planting strip where a 6' sidewalk and 7' parkrow would typically be required. (The existing duplex, carport and garage will be demolished to enable redevelopment of the site) COMPREHENSIVE PLAN DESIGNATION: Low Density Multi -Family Residential; ZONING: R-2; ASSESSOR'S MAP: 39 lE 10CA; TAX LOT #: 900. SUBMITTAL DATE: January 10, 2023 DEEMED COMPLETE DATE: January 25, 2023 STAFF APPROVAL DATE: March 1, 2023 APPEAL DEADLINE (4:30 P.M.): March 15, 2023 FINAL DECISION DATE (4:30 P.M.): March 16, 2023 APPROVAL EXPIRATION DATE: September 16, 2024 DECISION: Proposal The application is a request for Site Design Review approval to construct four two-bedroom townhomes. The application also includes a request for an Exception to the Street Design Standards to allow a five-foot six-inch sidewalk and a six-foot eight -inch parkrow planting strip where a six-foot sidewalk and seven -foot parkrow would typically be required. The existing duplex, carport and garage will be demolished to enable redevelopment of the site. Site The subject property is a generally rectangular 0.326 -acre property on the west side of Wightman Street between Iowa and Lee Street. The property currently contains a single -story, wood frame duplex with attached carport and a detached garage which are proposed for demolition in order to enable development as proposed here. The application materials include a tree inventory as part of their Tree Preservation & Protection Plan (Sheet 3) which identifies six trees on and adjacent to the subject property including a mix of elms, aspens, cypresses and unidentified deciduous trees. No trees are proposed to be removed, and the applicant's submittals include protection details for the trees to be preserved. Site Design Review The application is a request for Site Design Review approval to construct four two-bedroom townhomes. The application also includes a request for an Exception to the Street Design Standards to allow a five-foot six-inch sidewalk and six-foot eight -inch parkrow planting strip PA -T1-2023-00203 285-289 Wightman Street/dds Page 1 where a six-foot sidewalk and seven -foot parkrow would typically be required. Residential Site Design Review applications involving new structures or additions less than 10,000 square feet in gross habitable floor area are subject to a "Type I" administrative review procedure, and in this case the structure proposed has a total floor area of approximately 5,172 square feet, and as such is being considered through a Type I administrative review. The first criterion for Site Design Review approval is that, "The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable stanclards." The applicant's Proposed Site Plan (Sheet 2) demonstrates compliance with the applicable setbacks for the R-2 zoning district. The application materials provided explain that, with regard to density, the four proposed units comply with the R-2 base density as the 0.326 acre parcel has a base density of 4.4 dwelling units. (0.326 acres x 13.5 d.u./acre = 4.4 d.u.). In terms of lot coverage, the application materials note that proposed site design includes a total lot coverage of 7,754 square feet of impervious surfaces as detailed on the Proposed Site Plan (Sheet 2). This complies with the R-2 maximum allowed 65 percent lot coverage (0.65 x 14,200 square feet = 9,230 square feet). The proposed structure is 33 -Feet seven -inches above adjacent grade at its highest point and is 2'/2 - stories tall. The sloping roof of the attic intersects with the exterior wall face at a height of zero feet above the floor, and the total attic floor area with head room of five feet or more is 864 square feet, which is less than 50 percent of the 2,048 square foot total floor area and is therefore considered to be a half -story. As such, the proposed structure complies with the height limits in the R-2 zoning district. The second criterion for Site Design Review approval is that, "The proposal complies with applicable overlay zone requirements (part 18.3). " The subject property not located within any overlay zones and as such this criterion is not applicable. The third criterion for Site Design Review approval is that, "The proposal complies with the applicable Site Development and Design Standards ofpart 18.4, except as provided by subsection E, below." The application includes the following details in response to this criterion: Building Placement, Orientation, and Design: The primary elevation and the entrance to the east - most unit faces Wightman Street. (See Sheet 7, East Elevation). The parking area is not located between the street and the residences, and a path to the entrance of each unit connects directly to the proposed sidewalk (See Sheet 2, Proposed Site Plan). Automobile Parking: Four compact spaces (Nine feet by 16 feet) and one full-sized space (nine feet by 18 feet) are proposed (See Sheet 2, Proposed Site Plan). This complies with the zero spaces required based on the "Climate Friendly & Equitable Communities" parking rules change under the Oregon Administrative Rules (OAR) 660-012-0400 through -0450, which took effect January 1, 2023 since the property is within %-mile of a frequent transit corridor (RVTD Route 10). Bicycle Parking: Eight covered bicycle parking spaces are provided at the Northeast corner of the PA -TI -2023-00203 285-289 Wightman Street/dds Page 2 structure, accessed from the main entry path. (See Sheet 2, Proposed Site Plan and Sheet 4, Landscape Plan). This exceeds the six required bicycle parking spaces [1.5 spaces per two bedroom unit x 4 two bedroom units = 6 spaces]. Landscape/Irrigation Plan: The proposed landscape design complies with the minimum 35 percent landscaped area requirement for the R-2 zoning district. The landscape design shows 5,572 SF of landscaped area where only 4,971 square feet is required (14,204 square foot total site area x 0.35 = 4,971 square feet). All existing trees are to be preserved. (See Sheet 3, Tree Preservation and Protection Plan). All proposed plantings are selected for suitability to the local climate. A new planting strip with street trees spaced at 30 feet is included. Preliminary irrigation measures are shown. A full irrigation plan will be developed as required. (See Sheet 4, Landscape Plan) Planted screening areas of five feet wide are provided between the parking area and the adjacent property to the North, as well as between the parking area and the proposed sidewalk. Parking area landscaping is provided on three sides of the parking area, including a landscape strip between parking spaces and tree plantings in the landscape area West of the parking area to provide shade to the parking area in the afternoon/evening. A total of 608 SF of parking landscape area is provided, complying with the seven percent of the parking and maneuvering area [1,885 square feet x 0.07 = 132 square feet]. The parking area is setback 13 feet from the proposed residential structure. Plantings between the entry path and the North patios screen the units from the parking area. The Eastern unit entry terrace faces the street, not the parking area. (See Sheet 4, Landscape Plan) Refuse and Recycling: Refuse and recycling containers are placed in the open-air carport structure to the North of the residential structure and are visually screened from all sides. Space is provided for six 64 gallon bins. (See Sheet 4, Landscape Plan) Fencing Details: The proposed site design includes replacing existing metal fencing and chain link fencing. New deer fencing is proposed at the South edge of the property, and extending North from the Northwest corner of the proposed residential structure, to the North property line. Shorter wood fencing is proposed facing East at the Southeast corner of the proposed residential structure, extending South to the South property line; and between each private garden. Fences will be metal within the first four feet of the townhomes. Proposed fencing is outside of the required front yard (See Sheet 8, Pence Elevations). Open Space Requirements: This proposal significantly exceeds the required eight percent open space (14,203 square feet x 0.08 = 1,136 square feet). 7,020 square feet of common open space is proposed to be provided, along with 1,180 square feet of private open space. (See Sheet 2, Proposed Site Plan and Sheet 4, Landscape Plan). 8,200 square feet of total Open Space is to be provided where only 1,136 square feet is required. Solar Access: The proposed structures comply with the required Solar Setback for a Standard A lot based on a calculated negative three percent average north slope [Required Solar Setback = (Height - 6')/(0.445 + (-0.03)]. The proposed residential structure is 33'-7" above grade at the highest point on the East -most edge of roof ridge. This point is 72 -feet one -inch from the North property line, which is greater than the required Solar Setback [Required Solar Setback = (33'-7" - 6)/(0.445 -- 0,03) = 66'-61. The proposed carport structure is seven -feet six -inches above grade at the highest point closest to the North Property line on the East -most edge of the roof eave. This point is three -feet seven -inches from the North property line, which equals the required Solar Setback [Required Solar Setback = (7'-6" — 6)/(0.445 — 0,03) = 3'-7"] (See Sheet 7, Last Elevation) The fourth criterion for Site Design Review approval is that, "The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City PA -TI -2023-00203 285-289 Wightman Street/dds Page 3 facilities for water, sewer, electricity, urbon storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. " The application includes the following details with regard to public facilities: • Water & Sewer: Water and sewer lines will serve each residential unit and connect to the city mains. A civil engineer will develop final engineered civil plans for utility lines and connections in coordination with the Ashland Water Department. (See Sheet 2, Proposed Site Plan for preliminary utility line locations). • Electric: Electric service lines will be installed underground to a transformer at the Northeast corner of the lot, to a bank of meters at the Northeast corner of the proposed residential building (one meter for each unit), and proceed underground to serve each unit. (See Sheet 2, Proposed Site Plan for preliminary electric service locations). • Storm Drainage: Rainwater falling on the roof of the proposed residential structure will be collected in a 5,000 gallon water storage tank, to be used for landscape irrigation and toilet flushing. The storage tank will overflow to a storm drain with a tightline to a bio-swale at the north property line. Site surface runoff is directed to bio-swales and landscape areas. (See Sheet 5, Preliminary Grading & Drainage Plan). A civil engineer will further develop the drainage and grading design as required for building permit submittal. • Paved Access & Adequate Transportation: • Frontage Improvements: The applicant requests an Exception to the Street Design Standards to install a six-foot eight -inch wide parkrow planting strip with irrigated street trees spaced at one per 30 feet and a five-foot six-inch wide sidewalk, consistent with the width of the existing sidewalk on the east side of Wightman St. Currently there are no sidewalks at the subject property or neighboring properties to the north or south on the west side of Wightman St. The applicant requests that an exception be granted to not meet the standard width of the planting strip (seven feet) and the standard width of the sidewalk (six feet). They assert that the proposed layout will result in a design that equally achieves the stated purpose of the Design Standards while providing sufficient frontage improvements without encroaching on the subject property. [This exception is discussed in detail below.] • Intersection & Driveway Separation: The existing gravel driveway at the south side of the property will be removed. The existing gravel driveway at the north side of the property will be converted to a paved driveway and parking area, retaining the existing curb cut. The applicant concludes that existing public facilities are available in the adjacent right-of-way to serve the proposed units and already serve the existing duplex on the property. Conditions have been included below to require that the applicant provide final utility, electric service, and drainage plans for review and approval of the Planning, Building, Electric and Engineering Departments prior to the issuance of a building permit. In staff's assessment, with these conditions in place, the proposal can be found to comply with the applicable public facilities standards, to provide for adequate capacity of city facilities and to include adequate transportation. The final criterion for Site Design Review approval addresses Exceptions to the Site Development and Design Standards. The application does not request any exceptions to these standards. Exception to the Street Desi n Standards As noted above, the applicant has requested an Exception to the Street Design Standards to install a six- foot eight -inch wide parkrow planting strip with irrigated street trees spaced at one per 30 feet and a five- foot six-inch wide sidewalk, consistent with the width of the existing sidewalk on the east side of Wightman St. Currently there are no sidewalks along the subject property's frontage or along the frontages of the PA -TI -2023-00203 285-289 Wightman Street/dds Page 4 neighboring properties to the north or south on the west side of Wightinan Street. The applicant I*cqLICSts that an Exception be granted to not niect the requested width of the planting strip (seven feet) and the requested width of the sideivalk (six feet), asserting that the proposed layout will result in a design that equally achieves the stated purpose of the Design Standards, and provides these frontage improvements without encroaching on the subject property. In staffs assessment, the existing development pattern within the neighborhood, established trees and utility infrastructure make it unlikely that a conipreliensive sidewalk installation for the corridor will ever occur beyond the bounds of the existing right-of-way. However, because Southern Oregon University is nearby and University events can often lead to heavy pedestrian traffic, staff believes that it is important to install the sidewalk to the full required width. As such, an Exception is approved with a requirement to install the sideNvalk to its full required six-foot width, with the parkrow planting strip to be reduced to approximately six -feet two -inches to accommodate the iniprovenients within the existing right-of-way. A condition to this effect has been added below, with the requirenient that required street trees be selected from the Iteconiniended Street Tree Guide's "6 Foot Parkrow" list (pg. 14) and planted according to the guide's recommendations, with irrigation. Demolition & Relocation Review Permit The subject property currently contains a 1,566 square foot duplex with carport, and a detached 400 square foot garage. To enable redevelopment of the site, the existing duplex, carport and garage are proposed to be demolished. AMC 15.04.210-.216 require that prior to the demolition or relocation of any building over 500 square feet, the applicants first obtain a Demolition/Relocation Review Permit. The applicants have a permit application tinder review with the Building Division (DEMO -2023-00058), and a condition has been included below to require that the applicants obtain final approval of the Detno I it ioit/Re location Review permit prior to demolition of the existing duplex. Public Comments Received Subsequent to the mailing of a Notice of Complete Application (HOCA), written comments were received from. Mark Brouillard, a resident of Ashland. Mr. Brouillard expressed concern with parking, noting that lie would like to see all ftill-sized parking spaces instead of one full-sized space and four smaller (conipact) spaces. Mr. Brouillard explained that parking on Wightnian Street is and has always been a problem, and further suggested that most two bedroom dwellings have at least two occupants and thus two Cars. He suggests that five parking spaces for eight likely cars does not add tip. Mr. Brouillard concluded that, other than the parking issue noted, he believes that the building as proposed would be an excellent use of the property, and is beautiful in its form and aesthetics. With regard to the parking issue raised by Mr. Brouillard, tinder new statewide rules adopted as part of the Governor's 'Cliniate-Friendly and Equitable Coininunities' (CFEC) rulemaking, beginning January 1, 2023 cities may not enforce pat -king mandates for developments on a lot or parcel that includes lands within one-half mile of frequent transit corridors. The Rogue Valley Transportation District (RVTD) Route 10 constitutes a frequent transit corridor because it is the most frequent transit route in the community and has scheduled frequency of at least one bus per hour during peak service (OAR 660-012-0440(3)(c)). The subject property is approximately one- quarter mile from Siskiyou Boulevard where Route 10 operates, and as such the city may not enforce any mininiurt'i parking requirements for the subject property. (Note: In addition, w0er the same CFE C rules, cities inajF no longer requit-e more than one parking sj_wce per (livelling unit fb)- residential cleveloInnents with snore than one clivelling unil. As such, were 1hepi-olmr1j, located PA -11-2023-00203 285-289 Wightirtan Street/dds Page 5 more than %-mile from RVTD's Route 10, four parking spaces would still be the most the city could require.) Applicable Criteria The criteria for Site Design Review approval are described in AMC Chapter 18.5.2.050 as follows: A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 98.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the subject property. E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards. The criteria for an Exception to the Street Design Standards are described in AMC Chapter 18.4.6.020.13.1 as follows: 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. L 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. PA -TI -2023-00203 285-289 Wightman Street/dds Page 6 The critc6a for a Deniolition/lZelocation Review Permit ai-e described iii AMC 15.04.216 as follows: A For demolition or relocation of structures erected more than 45 years prior to the date of the application: 1. The applicant must demonstrate that either subparagraphs a or b apply: a. The structure cannot be rehabilitated or reused on site as part of any economic* beneficial use of the property. Ili determining whether an economically beneficial use can be "lade of the property, the Demolition Review committee may require the applicant to: Furnish an economic feasibility report prepared by an architect, developer, or appraiser, or other person who is experienced in rehabilitation of buildings that addresses the estimated market value of the property on which the building lies, both before and after demolition or removal, or (ii) Market the property utilizing a marketing plan approved by the Demolition Review Committee or by advertising the property in the Ashland Daily Tidings and Medford Mail Tribune at least eight times and at regular intervals for at least 90 days and by posting a for sale sign on the property, four to six square feet in size and clearly visible from the street, for the same 90 day period. L The structure proposed for demolition is structurally unsound despite efforts by the owner to properly maintain the structure. 2. In addition to subparagraphs a or b above, the applicant must also: a. Submit a redevelopment plan for the site that provides for replacement or rebuilt structure for the structure being demolished orrelocated, The replacement orrebuilt structure must be a minimum of 1, 000 square feet, unless the structure being demolished or relocated is less than 1, 000 square feet. If the structure is less than 1,000 square feet, the replacement structure must be a minimum of 500 square feet. The redevelopment plan must indicate in sufficient detail the nature, appearance and location of all replacement or rebuilt structures. No replacement structure is required, however, if. the applicant agrees to restrict the property to open space uses and a finding is made that such restriction constitutes a greater benefit to the neighborhood than redevelopment would, or (ii) the structure being demolished or relocated is a non -habitable accessory structure. b. Demonstrate, if the application is for a demolition, the structure cannot be practicably relocated to another site. 3. If a permit is issued and the redevelopment plan: a. Requires a site review permit, no demolition or relocation may occur until the site review permit has been issued, unless the site is restricted to open space uses as provided in section '15.04.2-16,A.2. b. Does not require a site review permit, no demolition or relocation may occur until the building permit has been issued for the replacement or rebuilt structure, unless the site is restricted to open spaces uses as provided in section 15, 04A 2,16, A. 2. 4. The Demolition Review Committee may require the applicant to post with the City a bond, or other suitable collateral as determined by the City administrator, ensuring the safe demolition of the structure and the completed performance of the redevelopment plan. B. For demolition or relocation of structures erected less than 45 years from the date of the application: 1. The applicant: a. Has the burden of proving the structure was erected less that) 45 years from the date of the application. Any structure erected less than 45 years from the date of the application, which replaced a structure demolished or relocated under section 15. 04,2L6 shall he considered a structure subject to the standards in subsections 15,04. 216 b. Must submit a redevelopment plan for the site that provides for a replacement or rebuilt structure PA -TI -2023-00203 285-289 Wightman Street/dds Page 7 being demolished or relocated. The replacement or rebuilt structure must be a minitnun? of 1,000 square feet, unless the structure being demolished ore relocated is less than 1,000 square feet. If the structure is less than 1,000 square feet, the replacement structure must be a minimum of 500 square feet. The redevelopment plat) must indicate in sufficient detail the nature, appearance and location of all replacement or rebuilt structures. No replacement structure is required, however, if: (i) the applicant agrees to restrict the property to open space uses and a finding is made that such restriction constitutes a greater benefit to the neighborhood than redevelopment would, or (ii) the structure being demolished or relocated is a non -habitable accessory structure. 2. If a pert -nit is issued and the redevelopment plan: a. Requires a site review pennit, no demolition or relocation may occur until the site review permit has been issued, unless the site is restricted to open space uses as provided in section '10.04.216 B. b. Does not require a site review permit, no demolition or relocation may occur until a building permit has been issued for the structure or structures to be replaced or rebuilt, unless the site is restricted to open space uses as provided in section 15,04. 216, B. C. For any demolition approved under this section, the applicant is required to salvage or recycle construction and demolition debris, in accordance with a demolition debris diversion plan that complies with the requirements adopted the Demolition Review Committee. The applicant shall submit such a plan with the application for demolition. For any relocation approved under this section, the applicant must also comply with the provisions of Chapter ,15.08. (Ord. 2925, amended, 0411812006; Ord. 2891, amended, 1111912002; Ord. 2858, amended, 0612012000; Ord. 2852, added, 011211200,0) Decision In staff's, view, the proposal is well thought out and well designed and will be a benefit to the neighborhood and the broader community, and the key consideration comes down to the requested Exception to the Street Standards, Staff recognizes that the corridor is unlikely to develop a coordinated sidewalk system beyond the bounds of the existing right-of-way, however University events can generate significant pedestrian traffic on the block and as such staff have approved an Exception to allow a reduced parkrow planting strip, with appropriately selected trees, to accommodate the available right-of-way width while providing the ftill required six-foot sidewalk width to respond to pedestrian traffic anticipated given the proximity to the University. With regard to the parking concerns raised, under new Climate Friendly and Equitable Community rules cities can no longer mandate parking within a lialf-mile of frequent transit and as such parking cannot be a consideration in the decision. Despite there being no requirement to provide off-street parking, the applicants are providing five parking spaces for the four units proposed. The Site Review component of PA -TI -2023-00203 is 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 1'1.41-2020-00104 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 specifically modified herein. PA -TI -2023-00203 285-289 Wightman StreeUdds Page 8 2) That the plans submitted for the building permit shall be in substantial conformance with those approved as part of this application. If the plans submitted for the building permit are not in conformance with those approved as part of this application, an application to modify this approval shall be submitted and approved prior to the issuance of a building permit. 3) That all requirements of the Fire Department shall be satisfactorily addressed, including approved addressing, fire apparatus access; fire flow; applicable fire sprinklers, hydrant, extinguisher or alarm requirements; and provisions for "Knox Box" key boxes if applicable. 4) That prior to the demolition of the existing duplex, the applicants shall obtain final approval of the Demolition/Rclocation Review Permit. 5) That prior to any work in the public right-of-way, the applicant shall obtain any necessary permits from the Public Works/Engineering Department. 6) That building permit submittals shall include: a) The identification of all easements, including but not limited to any required public and private utility easements, irrigation easements, mutual access easements, public pedestrian access easements, and fire apparatus access easements. b) The identification of exterior building materials and paint colors for the review and approval of the Staff Advisor. Colors and materials shall be consistent with those described in the application, and very bright or neon paint colors shall not be used. C) Specifications for all exterior lighting fixtures including placement, direction and shrouding. Exterior lighting shall be directed on the property and shall not directly illuminate adjacent proprieties. d) Final Landscape and Irrigation Plans shall be provided for the review and approval of the Staff Advisor with the building permit submittals. These plans shall address the required size- and species-specific planting details and associated irrigation details addressing the requirements for programmable automatic timer controllers and a maintenance watering schedule with seasonal modifications to satisfy the Water Conserving Landscaping Guidelines and Policies, e) Final utility, storinwater drainage and grading plans for the project for the review and approval of the Engineering, Planning and Building Divisions. The utility plan shall include the location of any necessary connections to public facilities in and adjacent to the development, including the locations of water lines and meter sizes, sewer mains and services, manholes and clean -outs, storm drainage pipes and catch basins. Any meters, cabinets, or vaults shall be located outside of the pedestrian corridor in areas least visible from streets, sidewalks and pedestrian areas, while considering access needs. Any necessary service extensions or upgrades shall be completed by the applicant at applicant's expense. f) An electric design and distribution plan including load calculations and locations of all primary and secondary services including any required transformers, cabinets and all other necessary equipment. This plan must be reviewed and approved by the Electric, Engineering, Building and Planning Departments prior to the issuance of excavation or building permits. Transformers, cabinets and vaults shall be located in areas least visible from streets, sidewalks and pedestrian areas, while considering the access needs of the Electric Department. g) That the engineered construction drawings for the public sidewalk along Wightman Streets shall be submitted for review and approval of the Ashland Planning and Engineering Divisions prior to work in the street right-of-way and prior to PA -TI -2023-00203 285-289 Wightmaii Street/dds Page 9 f installation of improvements in the pedestrian corridor. The sidewalk shall be a minimum of six feet in width with approximately six-foot two-inch landscaped parkrows between the sidewalk and the street. All frontage improvements, including but not limited to the sidewalk, street trees, and street lighting, shall be constructed across the entire frontage of the site. h) Final solar setback calculations demonstrating that all nenti, construction complies with Solar Setback Standard A in the formula [(Height --6)1(0.445 + Slope) Required Solar Setback] and elevations or cross section drawings clearly identifying the highest shadow producing point(s) and the height(s) from natural grade. i) Final lot coverage calculations including all building footprints, driveways, parking, and other coverage areas. Lot coverage shall be limited to no more than 65 percent as allowed in the R-2 zoning district. j) That storm water from all new impervious surfaces and runoff associated with peak rainfalls must be collected on site and channeled to the City storm water collection system (i.e., curb gutter at public street, public storm pipe or public drainage way) or through an approved alternative in accordance with Ashland Building Division policy BD -PP -0029. On-site collection systems shall be detailed on the building permit submittals. k) A final Tree Protection Plan consistent with the standards described in AMC 18.4.5 shall be submitted for review approval by the Staff Advisor prior to the issuance of a building permit. The plan shall identify the location and placement of fencing around the drip lines of trees identified for preservation. The tree protection fencing shall be six-foot chain link fencing 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 lilies shall be minimized. Cuts within the drip line shall be noted on the tree protection plan, and shall be executed by handsaw and kept to a minimum. No fill shall be placed around the trunk/crown root. 1) That a Fire Prevention and Control Plan addressing the General Fuel Modification Area requirements in AMC 18.3.10.100.A.2 of the Ashland Land Use Ordinance shall be provided prior to bringing combustible materials onto tine property, and any new landscaping proposed shall comply with these standards and shall not include plants listed on the Prohibited Flammable Plant List per Resolution 2018-028. inn) Inverted a -racks shall be used for the bicycle parking. All bicycle parking shall be installed in accordance with design and rack standards in AMC 18.4.3.070.1 and J prior to the issuance of the certificate of occupancy. The building permit submittals shall verify that the bicycle parking, spacing and coverage requirements are met in accordance with AMC 18.4.3.070.1. n) The location and height of fencing shall be identified at the time of building permit submittals, and fence permits shall be obtained prior to installation. All fencing shall be consistent with the provisions of the "Fences and Walls" requirements in AMC 18.4.4.060, including that fencing in the front yard (within 15 feet of the front property line) shall not exceed 42 -inches in height, except for deer fencing. Where fencing is attached to a building or deck, the fencing shall be made of nonconnbustible materials within five feet of the connection to the structure in compliance with the requirements in AMC 18.3. 10. 100.13.4. PA -TI -2023-00203 285-289 Wightman Street/dds Page 10 7) That prior to the issuance of a building permit; a) A Tree Verification Permit shall be obtained prior to the issuance of a building permit or any site work including demolition, staging or storage of materials. Tile Verification Permit is to inspect the installation of required tree protection fencing for consistency with the approved Tree Protection Plan, b) That all necessary building permits :fees and associated charges, including building permits, utility connections fees and applicable system development charges (less any credits) shall be paid. 8) That prior to the final approval of the project or issuance of a certificate of occupancy: a) All liardscaping, landscaping including required recreational areas, and the irrigation system shall be installed according to the approved plan, inspected, and approved by the Staff Advisor, b) All utility service and equipment installations including undergrounding of existing overhead electric services shall be completed according to Electric, Engineering, Planning, and Building Departments' specifications, inspected and approved by file Staff Advisor, Each residential unit shall be provided its own separate electrical service and meter. c) At least six covered bicycle parking spaces shall be provided, inspected and approved by the Staff Advisor. d) Frontage improvements including a six-foot sidewalk and approximately six-foot two-inch park row planting strip with appropriately selected and irrigated street trees shall be installed across the full frontage of the subject property. Frontage improvements shall include the removal of the southermnost driveway curb cut and replacement with standard curbing. All ftontage improvements shall be completed under permit from the Public Work s/Enginecring Department and shall be inspected and approved prior to occupancy or final project approval. e) Street trees, one per 30 feet of street frontage, shall be installed on the Wightnian Street frontage prior to the issuance of a certificate of occupancy. All street trees shall be chosen ftom the Recommended Street 'Free Guide's "6 Foot Parkrow" list (pg. 14) and planted according to the guide's recommendations, with irrigation. f) That all exterior lighting shall be directed oil the property and shall not directly illuminate adjacent residential proprieties. g) Screening for the trash and recycling enclosure shall be installed in accordance with the Site Design and Use Standards and approved plan, and an opportunity to recycle site of equal or greater size than the solid waste receptacle shall be included in the trash enclosure as required in AMC 18.4.4.040. Brandon GoldmaiOnterhn Dire --dor Department of Community Development March 1, 2023 Date PA -TI -2023-00203 285-289 Wightnian StreeUdds Page 11 AFFIDAVIT OF MAILING STATE OF OREGON ) County of Jackson } The undersigned being first duly sworn states that: 1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On March 2, 2023 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 -T1-2023-00203, 285 & 289 Wightman Street. XendaffEscuin Signature of Employee GlcommdeNq!anrongPla�%ngkwmPAs6p of MAN.doa 3rM23 PA -T1-2023-00203 391E10CB13100 ACKER KASEY C 318 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 391 E10CA800 DECKER LARRY A TRUST DECKER BARBARA 3303 N VALLEY VIEW RD ASHLAND, OR 97520 PA -T1-2023-00203 391 E100812100 FERGUSON RICHARD LLOYD 317 BRIDGE ST ASHLAND, OR 97520 PA -Ti -2023-00203 391E10CB13400 HARPHAM KIM TRUSTEE ET AL 9030 YANK GULCH RD TALENT, OR 97540 Easy Peel' Address Labels Go to avery.com/templates [Sen(J,-flongline toexposePq)—upEd9e I UsoAveryTtnmplate5160 1 PA -T1-2023-00203 391E10CB11800 BALCOM KATHERINE H TRUSTEE ET 901 BEACH ST ASHLAND, OR 97520 PA -T1-2023-00203 391 E10CB11700 DELUCA RONALD L TRUSTEE ET AL 228 MORNINGLIGHT DR ASHLAND, OR 97520 PA -T1-2023-00203 391E10CA1300 GALA THADDEUS 1296 S SHASTA AVE EAGLE POINT, OR 97524 PA -T1-2023-00203 391 E10CB1 1701 HOLTSBERG LAURA AILENE TRUSTE PO BOX 8344 BEND, OR 97708 PA -T1-2023-00203 391E10CA1200 DAVIS KRISTINE; E TRUSTEE ET A 325 WIGHTMAN ST ASHLAND, OR 97520 PA -T1-2023-00203 391E10CA900 ELLAM RE MANAGEMENT LLC TRUST 738 ROSEWOOD DR PALO ALTO, CA 94303 PA -T1-2023-00203 391 E10CA1100 GANO CHRISTINA L 317 WIGHTMAN ST ASHLAND, OR 97520 PA -T1-2023-00203 391 E10CB13300 JOHNSON ZUNA S TRUSTEE ET AL 276 BRIDGE ST ASHLAND, OR 97520 PA -Ti -2023-00203 391E1008500 PA -T1-2023-00203 391E10CB13600 PA -T1-2023-00203 391E10CB13000 KEARNS JOHN C TRUSTEE ET AL MASON LANCE E TRUSTEE JR ET A OHMER DERIAL L TRUSTEE ET AL 693 ROCA ST 1212 CALLS CERRITO 184 S PACIFIC HWY ASHLAND, OR 97520 SANTA BARBARA, CA 93101 TALENT, OR 97504 PA -T1-2023-00203 391 E 10CA100 PA -T1-2023-00203 391 E10CA600 PA -T1-2023-00203 391 E10CB 13500 OREGON STATE OF SOUTHERN ORE PACIFIC PREMIER TRUST FBO CHA REYNOLDS MICHAEL LIAM/SEEWER- STATE COLLEGE 1801 CALIFORNIA ST STE 800 1350 IOWA ST 1250 SISKIYOU BLVD DENVER, CO 80202 ASHLAND, OR 97520 ASHLAND, OR 97520 PA -T1-2023-00203 391 E1OCB501 SCHEPPER KIRSTEN 1375 IOWA ST ASHLAND, OR 97520 PA -T1-2023-00203 391E10CB11900 STAFFORD PAUUJAFFEE-STAFFORD 273 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 391E100813200 SEIFERT CARL MICHAEL TRUSTEE= 310 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 TERRASURVE=Y 274 FOURTH ST ASHLAND, OR 97520 PA -T1-2023-00203 391 El0CB12900 SHERMAN KAY LYNNE 322 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 TOM DEVORE, ARKIN TILT ARCHITECTS 1101 E=IGHTH ST BERKELEY, CA 94710 PA -T1-2023-00203 391E10CB12000 PA -T1-2023-00203 391E04CC2500 285/289 Wightman NOC WESTHELLE PAUL. A ET AL BROUILLARD MARK TODD/DONNA 03/02/23 465 THORNTON WAY 159 HELMAN ST 26 ASHLAND, OR 97520 ASHLAND, OR 97520 � K : Cornment Received 2,7'.2023 From! Mdlr3mwRff� To: 2b "nn Subject! PA -T1-2023-00203 Date: Tuesday, February 07, 2023 4:�04:30 PM [EXTERNAL SENDER] To whom it may concern: I am writing in opposition of PA -TI -2023-00203 for one reason; parking. I would like to see all full size spaces instead of one full and four smaller than. Parking on Wightman is and has always been a problem. Let Us be real about this for a moment; most two bedrooms have two cars. Five parking 510tS for eight bedrooms doesn't add up. Other than the parking, I believe the building as proposed would be an excellent use of the property, and is beautiful in form and aesthetics. Please review the parking. Mark Brouillard Resident of Ashland, PrAi Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CITY OF l 541-488-5305 Fax: 541-552-2050 wvAv.ashland.orms TTY: 1-800-735-2900 -ASHLAN D1 NOTICE OF APP-IX,4-TtaV PLANNING ACTION. PA -T1-2023-00203 SUBJECT PROPERTY: 285-289 Wightman Street OWNER: MistM Magic Land Trust Ellam RE Management, LLC, trustee Radhika & Chandramohan Thekkath APPLICANT: Tom Devore (Arkin Tilt Architects) DESCRIPTION: A request for Site Design Review approval to construct four two-bedroorn townhornes. The application also includes a request for an Exception to the Street Design Standards to allow a 5'6" sidewalk and 6'8" parkrow planting strip where a 6' sidewalk and 7' parkrow would typically be required, (The existing duplex, carport and garage will be demolished to enable redevelopment of the site.) COMPREHENSIVE PLAN DESIGNATION: Low Density Multi -f=amily Residential; ZONING: R-2; ASSESSOR'S MAP: 391 E 1 OCA; TAX LOT #: 900, I NOTICE OF COMPLETE APPLICATION: January 25, 2023 DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: February 8, 2023 TO-75MIT" G Adons\PAs by 785 2MWightman 285_2S9 289PAJI-202340203 NOC.docx OVER C; The Ashland Planning Division Staff has received a complete application for the property noted on Pasty I of this notice. A copy of the application, including all documents, evidence and applicable criteria are available online at 'What's Happening in my City" at htt s:ll is.ashland.or.us/develo ment ro osalsl. Copies of application materials will be provided at reasonable cost, if requested. Application materials may be requested to be reviewed in-person at the Ashland Community Development & Engineering Services Building, 61 Winburn Way, via a pre -arranged appointment by calling (541) 488,.5305 or emaRing plannina(@ashland.or.us. Any affected property owner or resident has a right to submit written comments within the 14 -day comment period toIannino(@.ashIand,orAJS or to the City of Ashland Planning Division, 51 Winburn Way, Ashland, Oregon 97520 prior to 4:30 p.m, on the deadline date shown on Page 1, 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 the application. After the comment period and not more than 45 days from the appiication, 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 Staffs 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 Derek Severson at 541-552 2040 derek,severson(@.ashland.or.us. SITE DESIGN AND USE STANDARDS 18.5.2,050, The following criteria shall be used to approve or deny an application: A. Underlying Zone: The proposal complies with aH of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards, B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3). C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 184, except as provided by subsection E, below. D, City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the Subject property. E. Exception to the Site Development and Design Standards: The approval authority may approve exceptions to the Site Development and Design Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist, 1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual aspect of an existing structure or the proposed use Of a site; and approval of the exception will not substantially negatively impact adjacent properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty.; or 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards, EXCEPTION TO STREET STANDARDS 18.4.6.020.8.1 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, L 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 (Le,., 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. G Nconim-&v%plmningTianning ActionsWs by 259MIPhtman _285 _2991 PA-TI-2023-002031NoticingWightrnan 285 289PA-TI-2023-00203 NOC.docN AMC 15.0016 Demolition and Relocation Standards A. For demolition or relocation of structures erected more than 45 years prior to the date of the application„ 1. The applicant must demonstrate that either subparagraphs a orb apply: a. T17o structure cannot be rehabilitated or reused on site as part of any economically beneficial use of the property. In determining whether an economically beneficial use can be made of the property, the Demolition Review commillee may require the applicant to: N Furnish an economic feasibility report prepared by an architect, developer, or appraiser, or other person who is experienced in rehabilitation of buildings that addresses the estimated market value of the property on which the building lies, both before and after demolition or removal, or 00 Market the property utilizing a marketing plan approved by the Demolition Review Committee or by advertising the property in the Ashland Daily Tidings and Medford Mail Tribune at least eight times and at regular intervals for at least 90 days and by posting a for sale sign on the property, four to six square feet in size and clearly visible from the street, for the same 90 day period. b. The structure proposed for demolition is structurally unsound despite of by the owner to properly maintain the structure. 2. In addition to subparagraphs a orb above, the applicant must also: a. Submit a redevelopment plat) for the site that provides for replacement or rebuilt structure for the structure being demolished or relocated. The replacement or rebuilt structure must be a minimum of 1,000 square feet, unless the structure being demolished or relocated is less than 1,000 square feet. If the structure is less than 1,000 square feet, the replacement structure must be a minimum of 500 square feet. The redevelopment plan must indicate in sufficient detail the nature, appearance and location of all replacement or rebuilt structures. No replacement structure is required, however, if - N the applicant agrees to restrict the properly to open space uses and a finding is made that such restriction constitutes a greater benefit to the neighborhood than redevelopment would, or (fi) the structure being demolished or relocated is a nonhabitable accessory structure. b. Demonstrate, if the application is for a demolition, the structure cannot be practicably relocated to another site. 3. If a permit is issued and the redevelopment plan: a. Requires a site review permit, no demolition or relocation may occur until the site review permit has been issued, unless the site is restricted to open space uses as provided in section 15.04.216.A,2, b. Does not require a site review permit, no demolition or relocation may occur until the building permit has been issued for the replacement or rebuilt structure, unless the, site is restricted to open spaces uses as provided in section '15,04.216,A.2, 4, The Demolition Review Committee may require the applicant to post with the City a bond, or other suitable collateral as determined by the City administrator, ensuring the safe demolition of the structure and the completed performance of the redevelopment plan. B. For demolition or relocation of structures erected less than 45 years from the date of the application: 1. The applicant: a. Has the burden of proving the structure was erected less than 45 years from the date of the application. Any structure erected less than 45 years from the date of the application, which replaced a structure demolished or relocated under section 15.04° 216, shall be considered a structure subject to the standards in subsections 15.04.216. b. Must submit a redevelopment plan for the site that provides for a replacement or rebuilt structure being demolished or relocated. The replacement or rebuilt structure must be a minimum of 1,000 square feet, unless the structure being demolished ore relocated is less than 1,000 square feet, If the structure is less than 1,000 square feet, the replacement structure must be a minimum of 500 square feet. The redevelopment plan must indicate in sufficient detail the nature, appearance and location of all replacement or rebuilt structures, No replacement structure is required, however, if: N the applicant agrees to restrict the property to open space uses and a finding is made that such restriction constitutes a greater benefit to the neighborhood than redevelopment would, or (ii) the structure being demolished or relocated is a, nonhabitably accessory structure. 2, If a permit is issued and the redevelopment plan: a. Requires a site review permit, no demolition or relocation may occur until the site review permit has been issued, unless the site is restricted to open space uses as provided in section 1'5,04,216, B, b. Does not require a site review permit, no demolition or relocation may occur until a building permit has been issued for the structure or structures to be replaced or rebuilt, unless the site is restricted to open space uses as provided in section 15,04.216„S. C. For any demolition approved under this section, the applicant is required to salvage or recycle construction and demolition debris, in accordance with a demolition debris diversion plan that complies with the requirements adopted the Demolition Review Committee, The applicant shall submit such a plan with the application for demolition. For any relocation approved under this section, the applicant must also comply with the provisions of Chapter 15,08. (Ord. 2925, amended, 0411812006; Ord. 2891, amended, 1111912002, Ord. 2858, amended, 0612012000; Ord. 2852, added, 0112112000) G.konnm-devip1mningT1ann!nqg AcfionsTAs by 2841'MVighirn an. 285,_289—PA-T I 1 -2023-0203 NOC docx 1 AFFIDAVIT OF MAILING STATE OF OREGON County of Jackson The undersigned being first duly sworn states that: 1. I am employed by the City of Ashland, 20 East Main Street, Ashland, Oregon 97520, in the Community Development Department. 2. On January 25, 2023 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 -T1-2023- 00203, 285 & 289 Wightman Street. NichaeCSuClivan Signature of Employee G:�comm de Jp?arsnng�Planr-ng ActanslPAs by S+�eefl1'�1'figh5nazi1455ghman_285_28911',igA2nan_285_289_PA-Tt-2023-00205'7;oc�nglVl�htrnan_285_289_PA-T1-2623-00203-pffdao;toT�1a?ng,dax 1125/2013 PA -T1-2023-00203 391E10CB13100 ACKER KASEY C 318 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 391 E10CA800 DECKER LARRY A TRUST DECKER BARBARA 3303 N VALLEY VIEW RD ASHLAND, OR 97520 PA -T1-2023-00203 391 E10CB12100 FERGUSON RICHARD LLOYD 317 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 391 E10CB 13400 HARPHAM KIM TRUSTEE ET AL 9030 YANK GULCH RD TALENT, OR 97540 PA -T1-2023-00203 391 E10CB500 KEARNS JOHN C TRUSTEE ET AL 693 ROCA ST ASHLAND, OR 97520 PA -T1-2023-00203 391E10CB11800 BALCOM KATHERINE H TRUSTEE ET 901 BEACH ST ASHLAND, OR 97520 PA -T1-2023-00203 391 E10CB11700 DELUCA RONALD L TRUSTEE ET AL 228 MORNINGLIGHT DR ASHLAND, OR 97520 PA -T1-2023-00203 391E10CA1300 GALA THADDEUS 1296 S SHASTA AVE EAGLE POINT, OR 97524 PA -T1-2023-00203 391 E 10CB 11701 HOLTSBERG LAURA AILENE TRUSTE PO BOX 8344 BEND, OR 97708 PA -T1-2023-00203 391 E10CB13600 MASON LANCE E TRUSTEE JR ET A 1212 CALLE CERRITO SANTA BARBARA, CA 93101 PA -T1-2023-00203 391E10CA100 PA -T1-2023-00203 391E1OCA600 OREGON STATE OF SOUTHERN ORE PACIFIC PREMIER TRUST FBO CHA STATE COLLEGE 1801 CALIFORNIA ST STE 800 1250 SISKIYOU BLVD DENVER, CO 80202 ASHLAND, OR 97520 PA -T1-2023-00203 391E10CB501 SCHIPPER KIRSTEN 1375 IOWA ST ASHLAND, OR 97520 PA -Ti -2023-00203 391E10CB11900 STAFFORD PAUUJAFFEE-STAF FORD 273 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 391 E10CB12000 WESTHELLE PAULA ET AL 465 THORNTON WAY ASHLAND, OR 97620 PA -T1-2023-00203 391E10CB13200 SEIFERT CARL MICHAEL TRUSTEE 310 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 TERRASURVEY 274 FOURTH ST ASHLAND, OR 97520 285/289 Wightman NOC 01/25/23 25 Go to avery.com/templates Use Avery TviujAite 5160 F PA -T1-2023-00203 391E10CA1200 DAVIS KRISTINE E TRUSTEE ET A 325 WIGHTMAN ST ASHLAND, OR 97520 PA -T1-2023-00203 391E10CA900 ELLAM RE MANAGEMENT LLC TRUST 738 ROSEWOOD DR PALO ALTO, CA 94303 PA -T1-2023-00203 391 E10CA1100 GANO CHRISTINA L 317 WIGHTMAN ST ASHLAND, OR 97520 PA -T1-2023-00203 391E10CB13300 JOHNSON ZUNA S TRUSTEE ET AL 276 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 391E10CB13000 OHMER DERIAL L TRUSTEE ET AL 184 S PACIFIC HWY TALENT, OR 97504 PA -T1-2023-00203 391 E10CB13500 REYNOLDS MICHAEL LIAM/SEEWER- 1350 IOWA ST ASHLAND, OR 97520 PA -T1-2023-00203 391 E10CB12900 SHERMAN KAY LYNNE 322 BRIDGE ST ASHLAND, OR 97520 PA -T1-2023-00203 TOM DEVORE, ARKIN TILT ARCHITECTS 1101 EIGHTH ST BERKELEY, CA 94710 I N I 411 ZONING PERMIT APPLICATION Planning Division CITY Of 51 Wlnburn Way, Ashland OR 97520 FILE # PA -T1-2023-00203 -ASHLAND 541-488-5305 Fax 541-488-6006 DESCRIPTION OF PROJECT Construction of a new residential structure with (4) attached townhomes, (2) bedrooms each. DESCRIPTION OF PROPERTY Street Address 2851289 Wightman St. Ashland, OR 97520 Assessor's Map No. 391E 10 CA -900 Zoning APPLICANT Name Tom DeVore, Arkin Tilt Architects Address 1101 81h St. Tax Lots) Pursuing LEED& Certification? ❑ YES ❑ NO 1-007819-5 Camp Plan Designation Multi -Family Residential Phone 513-722-6231 E -Mail torn@arkintilt.com city Berkeley, CA Zip 94710 PROPERTY OWNER ELLAM RE MANAGEMENT LLC TRUSTEE ETAL Dame Radhika and Chandramohan Thekkath Phone 650-996-0224 E -Mail Address 738 Rosewood Dr. SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER Title Surveyor Name Terrasurvey Address 274 Fourth St. radhika@thekkath.org City Palo Alto 94303 Phone 541-482-6474 E -Mail terrain bisp.net City Ashland, OR Zip 97520 Title Architect Name Arkin Tilt Architects, see Phone applicant info above Address City E -Mail Zip I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in aft respects, true and correct. t 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 sufrcient 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 property located on the ground. Failure in this regard Mil 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.e y qxppnse, if f have any doubts, I am advised to seek competent professional advice and assistance. 01/06/2023 Applicant's Signature Date As owner of the property involved in this request, i have read and understood the complete application and its consequences to me as a property owner. 01/06/2023 Property Owner's Signature (required) Date do be comg;e ed by Cly Safq Date Received Zoning Permit Type Filing Fee OVER N UNcomm&;1planning\Fonns&li ndoutstZoning Pemit Application.doc ZONING PERMIT SUBMITTAL REQUIREMENTS 1_1 APPLICATION FORM must be completed and signed by both applicant and property owner. LJ PLANNING FEES FORM must be completed and signed by both applicant and property owner. ❑ 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. ❑ FEE (Check, Charge or Cash) ❑ LEED® CERTIFICATION (optional) — Applicant's wishing to receive priority planning action processing shall provide the following documentation with the application demonstrating the completion of the following steps: • Hiring and retaining a LEED® Accredited Professional as part of the project team throughout design and construction of the project; and • The LEED® checklist indicating the credits that will be pursued. NOTE: • Applications are accepted on a first come, first served basis. • Applications will not be accepted without a complete application form signed by the applicant(s) AND property owner(s), all required materials and full payment. • All applications received are reviewed for completeness by staff within 30 days from application date in accordance with ORS 227.178. • The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission meeting. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the full Planning Commission, which meets at 7:00 pm on the second Tuesday of each month. Meetings are held at the City Council Chambers at 1175 East Main St). • A notice of the project request will be sent to neighboring properties for their comments or concerns. • If applicable, the application will also be reviewed by the Tree and/or Historic Commissions. GAommi-&Vplmnin.Vomu &I 4=dauts%Zo ing Pernut Apptication_doc p4 rI Planning Division CITY o r 51 Winburn Way, Ashland OR 47520 -ASHLAND 541-488-5305 Fax 541-488-6006 DESCRIPTION OF PROPERTY Street Address 285/289 Wightman St. Ashland, OR 97520 APPLICANT Name Tom DeVore, Arkin Tilt Architects Address 1101 8th St. PLANNING ACTION FEES Phone 513-722-6231 E -Mail tom@arkintilt.com City Berkeley State CA ZIP 94710 ..FEE SCHEDULE -Please Mark All That Apply ADMINISTRATIVE ACTIONS Total Zoning Permit - FENCE $31.25 Zoning Permit - HOME OCCUPATION $31.25 Zoning Permit - ACCESSORY STRUCTURE $31.25 Street Tree Removal $100.00 Land Use Approval Extension $370.50 Lot Line Adjustment $370.50 Any Other Administrative Action $370.50 Base Fee # of Lots Total Final Plat Review - PARTITIONS $145.75 + x $11.50 per lot $ Final Plat Review - SUBDIVISIONS $370.50 + x $31.25 per lot $ Base Fee Per Sq. Ft. Sign Permit - NEW $145.75 + x $2.75 per sq.ft. $ Sign Permit - REPLACEMENT $31.25 + x $2.75 per sq.ft. $ TYPE I REVIEWS Total Tree Removal Permit (not associated with another action) $100.00 Solar Setback Variance $1,120.25 Amendments to Conditions $1,120.25 Physical & Environmental Constraints $1,120.25 Conditional Use Permit $1,120.25 Variance $1,120.25 X Any other Type I Review $1,120.25 Independent Review of Wireless Communications Facilities $5,000.00 Base Fee # of Units Total Residential Site Review $1,120.25 + 4 x $74.50 per unit $ 1,418.25 Final Plan/Performance Standards Subdivision $1,120.25 + x $74.50 per unit $ Land Partition $1,120.25 + x $74.50 per unit $ Base Fee Valuation Total Commercial Site Review $1,120.25 + x 0.5% $ TYPE li REVIEWS Total Conditional Use Permit $2,247.50 - Variance $2,247.50 Any other Type II Review $2,247.50 Independent Review of Wireless Communications Facilities $5,000.00 Base Fee # of Lots Total Outline or Preliminary Plat for Subdivision $2,247.50 + x $150 per lot $ Final Plan with Outline/Performance Standards Subdivision $2,993.00 + x $150 per lot $ Base Fee Valuation Commercial Site Review $2,247.50 + x 0.50 $ TYPE III REVIEWS Total Zone/Comprehensive flan Map Change $2,993.00 Comprehensive Plan Change $2,993.00 Annexation $4,502.25 Urban Growth Boundary Amendment $4,502.25 Any other Type III Review $3,749.00 LEGISLATIVE AMENDMENTS Total Comprehensive Plan Map/l-arge Zoning Map Amendment $5,254.25 Land Use Ordinance Amendment $5,254.25 Comprehensive Plan Amendment $5,254.25 APPEALS Total Appeal for Initial Public Hearing (Planning Commission/Building Appeals Board/Demolition Review Board) $150.00 Appeal for Final Decision of the City (Planning Commission or City Council) $325.00 SOLAR ACCESS Base Fee # of Lots Total Solar Access Permit (not a Solar Variance) $53.50 + x $12.50 per lot TOTAL FEES: $ 1,418.25 Applicairt's Signature Property Owner's Signature Date 01106/2023 Date 01/06/2023 AAMC 18.5.1.050.A.1 & AMC 18.5.2.060.A.1 Application Dorm and Fee. Applications for Type I review shall be made on forms provided by the Staff Advisor. One or more property owners of the property for which the planning action is requested, and their authorized agent, as applicable, must sign the application. The application shall not be considered complete unless the appropriate application fee accompanies it. ARKIN -T I LT ARCII IT ECTS 12 E c o I o 9 i c a I P I a n n i n 9 & D e s 1 9 n "Oceanspray Townhomes", 2851 8'9Wightman Street Ashland, OR Site Design Review Application 01/09/2023 Narrative: The subject property is a 0.326 acre lot zoned R-2. The proposed development includes the replacement of an existing duplex with, attached carport and detached open garage with new construction of (4) attached two- bedroom, two -bath townhomes, and site improvements including parking, shared outdoor space, and private gardens. The site design utilizes the existing curb cut at the existing driveway at the north edge of the property and removes the existing driveway at the south edge. (4) compact parking spaces and (1) full size covered parking space are provided along the north of the property. (0 spots required per Parking Rules Change OAR 660-012-0400 through 0450, as the property is within 1/2mile of a transit corridor (bus route)). Trees will be planted adjacent to the parking to provide shade. The (4) townhomes are designed as one structure, sharing partition walls. A pedestrian walkway from Wightman St. leads to entry porches for each unit. Each unit has a kitchen/dining, living, and bathroom on the first floor. The second floor has two bedrooms and a bath. The loft (1/2) story provides storage and auxiliary space. The structure is oriented' with its long dimension in the east / west direction, such that each unit has access to southern winter sun for passive heating. The townhomes' proposed primary construction materials are wood framing and strawbale (per Appendix S in the ORSC). Strawbale is chosen for its high insulating (thermal and acoustic) properties, its low carbon footprint (sequesters carbon), and its fire resistance when finished with plaster, Proposed secondary materials include Wildfire Hazard Zone compliant finishes: plaster, tongue & groove wood siding, and metal roofing. The structure features roof -mounted photovoltaic panels. Rainwater falling on the roof will be collected in (1) 5,000 -gallon above ground tank. The collected rain water will be used for landscape irrigation and toilet flushing. Grey water from showers, bathroom sinks, and laundry will be filtered and used for irrigating ornamental plantings. Each townhome is provided a private garden to the south. Additionally, a shared garden / orchard space is provided west of the structure, with a shared shady patio outdoor space in the northwest. The site landscape design will focus on native plants, pollinators, and food producing landscape. www.arkintilt.com - lnfo(a)arklntilt.com , t5 1 o.5 2.8. 9 830 lial 811 Street Ste i8o, Berkeley CA 94710 � fS lo. S28.o2o6 A It K IN ,TI LT A RCHIT LCTS J0 E c o I o 9 i c a I Planning & Design A. Underlying Zone • Density: The proposed (4) units complies with the R-2 base density: 0.326 acres x 13.5 du/acre = 4.4 dwelling units. • Lot Coverage: The proposed site design includes a total lot coverage of 7,754 SF including roofs and impervious surfaces. (See Sheet 2, Proposed' Site Plan) This complies with the R-2 maximum allowed lot coverage of 65% (0,65 x 0.326 acres =: 9,232 SF) • Height: The proposed structure is 33-7" above adjacent grade at the highest point. This complies with the R-2 zone height limit of 35 feet. The proposed structure is 2 1/2 stories. The sloping roof of the attic intersects with the exterior wall face at a height of 0' above the floor. The total attic floor area with head room of 5' or more: 864 SF. The total floor area of the floor below is 2,048 SF. 864 SF < 50% of 2,048 SF, therefore the proposed attic complies with the half story requirements. (See Sheet 7, East Elevation) B. Overlay Zones The project is not located within any overlay zones. C. Site Development and Design Standards • Building Placement, Orientation, and Design: The primary elevation and the entrance to the east -most unit faces Wightman St. (See Sheet 7, East Elevation). The parking area is not located, between the street and the residences, and a path to the entrance of each unit connects directly to the proposed sidewalk (See Sheet 2, Proposed Site Plan) • Automobile Parking: (4) compact spaces 9'x 16' and (1) full size space 9' x 18' are provided. (See Sheet 2, Proposed Site Plan). This complies with the (0) spots required per "Climate Friendly & Equitable Communities" Parking Rules Change OAR 660-012-0400 through 0450, since the property is within'/2 mile of a transit corridor (bus route)). • Bicycle Parking- (8) covered bicycle parking spaces, V -Y x 7'-6" each, are provided at the Northeast corner of the structure, accessed from the main entry path. (See Sheet 2, Proposed Site Plan and Sheet 4, Landscape Plan). This complies with the required (6) bicycle parking spaces ((1.5) spaces per two bedroom unit x (4) units = 6 spaces) • Landscape/Irrigation Plan: The proposed landscape design complies with the minimum 35% landscaped area for R-2 zoning. The landscape design shows o 5,572 SF of landscaped area. Total site area (14,204 SF x 35% = 4,971 SF) All existing trees are to be preserved. (See Sheet 3, Tree Preservation and Protection Plan). All proposed plantings are selected for suitability to the local climate. A new planting, strip with street trees spaced at 30' is included. Preliminary irrigation measures are shown. A www.arUntilt.coni , ififo@arl<intilt.com , 2 t5 t 0.52 8 - 9830 iioi 801 Street Ste 18o, Berkeley CA 94710 � f51o.52.8.o206 ARKIN TILT ARCH IT'ECTS 10 E c o I o 9 i c a I P I a n n i n 9 & D e s i 9 n full irrigation plan will be developed as required. (See Shoot 4, Landscape Plan) • Planted screening areas of 5" wide are provided between the parking area and the adjacent property to the North, as well as between the parking area and the proposed sidewalk. Parking area landscaping is provided on three sides of the parking area, including a landscape strip between parking spaces and tree plantings in the landscape area West of the parking area to provide shade to the parking area in, the afternoon/evening. A total of 608 SF of parking landscape area is provided, complying with the 7% of the parking and maneuvering area: 1,885 SF x 7% = 132 SF. The parking area is setback 13' from the proposed residential structure. Plantings between the entry path and the North patios screen the units from the parking area. The Eastern unit entry terrace faces the street, not the parking area. (See Sheet 4, Landscape Plan) • Refuse and recycling containers are placed in the open-air carport structure to the North of the residential structure and are visually screened from all sides. Space is provided for (6) 64 gallon bins. (See Sheet 4, Landscape Plan) Fencing Details: The proposed site design includes replacing, existing metal fencing and chain link fencing. New deer fencing is proposed at the South edge of the property, and extending North from the Northwest corner of the proposed residential structure, to the North property line. Shorter wood fencing is proposed facing East at the Southeast corner of the proposed residential structure, extending South to the South property line; and between each private garden. Fences will be metal! within the first 4' of the townhomes. Proposed fencing is outside of the required front yard. (See Sheet 8, Fence Elevations) Open Space Requirements: 7,020 SF of Common Open Space is provided. 1,180 SF of Private Open Space is provided. (See Sheet 2, Proposed Site Plan and Sheet 4, Landscape Plan). 8,200 SF of total Open Space is provided. This complies with the required 8% Open Space. (14,203 SF x 8% = 1,136 SF) Solar Access: The proposed structures comply with the Required Solar Setback (H-6') / (0.445 + (403)). The proposed residential structure is 33'-7" above grade at the highest point (East most edge of roof ridge) This point is 72'-1" from the North property line, which is greater than the required Solar, Setback. Required Solar Setback = (33'-7" - 6')/(0445 — 0,03) = 66'-6". The proposed carport structure is 7'-6" above grade at the highest point closest to the North Property line (the East most edge of the roof eave). This point is 3'-7" from the North property line, which equals the required Solar Setback, Required Solar Setback = (7'-6" — 6')/(0.445 — 0.03) = 3'-7" (See Sheet 7, East Elevation) 3 www.arkintilt.corn , info(parkintilt,com - t 51 o . 52.8.9 83o iiai 8t' Street Ste i8o, Berkeley CA 94710 , f51o,Sz8.o;-.o6 ARKIN TILT ARCH ITECTS JO E c o I o 9 i c a I P I a n n i n 9 & D e s u g n D. City Facilities • Water & Sewer: Water and sewer lines will serve each residential unit and connect to the city mains. A civil engineer will develop plans for utility lines and connections in coordination with the Ashland Water Department. (See Sheet 2, Proposed Site Plan for preliminary utility line locations) • Electric: Electric service lines will be installed underground to a transformer at the Northeast corner of the lot, to a bank of meters, at the Northeast corner of the proposed residential building (1 meter for each unit), and proceed underground to serve each unit. (See Sheet 2, Proposed Site Plan for preliminary electric service locations). • Storm Drainage: Rainwater falling on the roof of the proposed residential structure will be collected in a 5,,000 gallon water storage tank, to be used for landscape irrigation and toilet flushing. The storage tank will overflow to a storm drain with a tightline to a bioswale at the north property line. Site surface runoff is directed to bioswales and landscape areas. (See Sheet 5, Preliminary Grading & Drainage Plan). A civil engineer will further develop the drainage and grading design as required for building permit submittal. • Paved Access & Adequate Transportation. * Frontage Improvements: The site design proposes a 6'-,8" wide planting strip with irrigated street trees spaced at 30' and a 5'-6" wide sidewalk, consistent with the width of the existing sidewalk on the east side of Wightman St. Currently there are no sidewalks at the subject property or neighboring properties to the north or south on the west side of Wightman St. We ask that an exception be granted to not meet the requested width of the planting strip (T -O") and the requested width of the sidewalk (6'-0"). The proposed layout will result in a design that equally achieves the stated purpose of the: Design Standards, and provides these frontage improvements without encroaching on the subject property. * Intersection & Driveway Separation: The existing gravel driveway at the south side of the property will be removed. The existing gravel driveway at the north side of the property will be converted to a paved driveway and parking area, retaining the existing curb cut. Trees: No trees are to be removed. Please see tree inventory shown on Sheet 3, Tree Preservation & Protection Plan. Please feel free to reach out with any questions or clarifications. wwvi.arkintilt.corn � info@arOntilt-corn , 4 t5IO-528-9830 1101 811 Street Ste i8o, Berkeley CA 94710 , f510-528-o2a6 1350 IOWA ST. ZONING: R2 260 BRIDGE ST. ZONING: R2 6' WD BD FENCE MULTIPLE• 6 AS PEN•r �iID;NG1 - MULTIPLE 9.,: - ITALIAN " ITALIAN CYPRESS ' LOCATION: 2851289 WIGHTMAN ST. ASHLAND, OR 97520 PARCEL #: 391E 10CA-900 LOTAREA: 14,204 SF ZONING: R2 5' CHA Wff ST, 310 BRIDGE ST. ZONING: R2 K FENCE TQ EAST' 4 � CON f R 'TE -3 f ,y NT YTH P S lu 309 WIGHTMAN ST. ZONING: R2 OWNER: ELLAM RE MANAGEMENT LLC TRUSTEE ETAL ARCHITECT: RADHIKA R CHANDRAMOHAN THEKKATH 738 ROSEWOOD DR. PALO ALTO, CA 94303 PHONE: 650-996-0224 EMAIL: RADHKA@THEKKATH.ORG SURVEYOR: ASP �z N 31,-7n . HALT DRIVEW Y \ t T CHAIN LINK FENCE TO WEST, 5' TO EAST I I I � I I � I I ARKIN TILT ARCHITECTS 1101 8TH STREET, 9180 BERKELEY, CA 94710 PHONE: 510-528-9B30 EMAIL: TOM@ARKINTILT.COM DAVID@ARKINTILT.COM TERRASURVEY, INC. 274 FOURTH ST. ASHLAND, OR 97520 PHONE: 541-482-6474 EMAIL: TERRAIN@BISP.NET lin TENNIS COURTS TERRASURVEY, INC, 1012022 2. LOCATION AND SIZE OF STRUCTURES AND TREES ON ADJACENT PROPERTIES ARE APPROXIMATED FROM GOOGLE MAPS x SITE ANALYSIS MAP/ EXISTING CON DITTO N 1 0 16 32 OCEANSPRAY HOMES o1.o6.2-3 Arkin Tilt Architects j�%� (E) 4- WD BID FENCE TO REMAIN (E) CARPORT TO BE REMOVED — (N) HARDSCAPE PEDESTRIAN WALKWAY — (E) DUPLEX TO BE REMOVED — (N) UNDERGROUND SANITARY SEWER LINES, CIVIL ENGINEER TO CONFIRM UTILITY ALIGNMENTS (N) UNDERGROUND WATER, POWER COMMUNICATION LINES (N) WALL MTD MAILBOX @ EA. UNIT ENTRANCE I (N) CARPORT (FOOTPRINT) (E) LEC PAN"LLS TO BE REMOVED ----------------- 1-3 Lo (N) STORM DRAINS AND LINE, SEE_ ..... GRADING & DRAINAGE PLAN (N) OPERABLE ROOF WINDOWS IN ATTIC SPACES (E) HARDSCAPE TO BE REMOVED, TYP. (N) STABILIZED DG PATHS, TYP (E) FENCE & GATE TO BE REMOVED, TYP.--- (N) 5,000 GAL RAINWATER STORAGE TANK TO GRAVITY FEED GARDEN IRRIGATION, WITH PUMP TO SUPPLY TOILET FLUSHING. OVERFLOW TO SITE DRAINAGE, SEE GRADING & DRAINAGE PLAN. (E.) GARAGE TO BE REMOVED (E) 6' WD BID FENCE TO REMAIN SHA C1* Q9 0 0 b_ (N) SHAFTED ORCHAID I GARDEN (N) OPEN AIR CARPORT (EDGE OF ROOF) (N)SCREENED TRASH I RECYCLE BIN AREA: 13' x 5'-10" 6'SETBACK 0 < > -� � I fi I I I REPLACE (E) 5' CHAIN LINK FENCE W1 DEER FENCE PROPOSED SITE PLAN NOTES EXT WALL MTD LIGHT CONDITIONED FLOOR AREA., (N) (4) POWER METERS, (1) PER UNIT (N) PLANTING STRIP w/ STREET TREE EVERY 30', SEE LANDSCAPE PLAN ry PER UNIT # OF UNITS TOTAL MAIN FLOOR: 512 SF 4 2,048 SF UPPER FLOOR: 512 SF 4 2,048 SF ATTIC FLOOR269 SF 4 1,076 SF 1293 SF JTOTAL. 4 5,172 SF TJ LIN) SHARED PLAY SPACE 9 S4� -�S LIR IT__ (E) GRAVEL DRIVEWAY TO BE REMOVED — REPLACE (E) 3" CHAIN LINK FENCE w/ (N) WD BD FENCE TO MATCH (E) ADJACENT FENCE �X/! rOvA Com A 91-0" J, TYP. , SS SS;S:+ C (E) POWER & COMM LINES TO BE REMOVED D PATIOS: 499 SF BALCONIES: 537 SF TOTAL: 1036 SF UNITS: (4) 2 BEDROOM ATTACHED TOWNHOUSES \-----PRIV' tE ARD E NS 0 1 0 (N) WD FENCE @ BC)iRDER OF PRIVATE GARDENS— I (N) ELECTRIC HEAT PUMP EXTERIOR UNIT @ FENCELINE IN PRIVATE GARDEN, TYP. PARKING AREA LANDSCAPE BUFFER, SEE LANDSCAPE PLAN (N) TRANSFORMER vil BOLLARDS AS REQ'D (E) POWER POLE TO REMAIN (E) CURB CUTS @ (E) DRIVEWAY TO REMAIN (E) SANITARY SEWER LINE TO BE REMOVED PARKING: (4) 9'x16` SPACES. (1) 9'x18' SPACE, w/ WHEEL STOPS, TYP. (N) ELEC CAR CHARGING STATION (E) WATER LINE TO BE REMOVED (E) WATER METER TO REMAIN (N) PEDESTRIAN ENTRY PATH (N) BICYCLE PARKING, (8) SPACES w/ EXT WALL MTD LIGHT ABV (N) (4) POWER METERS, (1) PER UNIT (N) PLANTING STRIP w/ STREET TREE EVERY 30', SEE LANDSCAPE PLAN ry OA SITE PLAN LEGEND z -4---7 PROPERTY SETBACK (E) STRUCTURE TO REMOVE (N) STRUCTURE FOOTPRINT — COM— (E) COMMUNICATION LINE — COM— (N) COMMUNICATION LINE — E — (E) POWER LINE C) (N) UNDERGROUNDPOWER LINE SS— (E) SEWER LINE (E) OVERHEAD POWER (N) SEWER LINE ,COMM LINES TO REMAI (E) WATER LINE (n (N) WATER LINE STORM DRAIN TO U) TIGHTLINE TO DAYLIGH (N) STORM DRAIN LINE IN LANDSCAPE STRIP, fTYP. 1 OF 3 (N) RAINWATER DISTRIBUTION LINE --;(N) ROOF MOUNTED, GI (E) METAL FENCE TO BE REMOVED :TIED SOLAR PV SYSTEt Cn - t --'N) GREYWATER (N) WOOD FRAME DEER FENCE !SUBSURFACE IRRIGATI, (N) WOOD FENCE �SYSTEM @ EASTAND (N) METAL FENCE WEST END UNITS %vl 3 V (N)HARDSCAPE VALVE TO DIVERT TO (N) PAVING SANITARY SEWER (NI) PAVERS o/ SAND I COB BENCH, TYP Of ,(E) GRAVEL DRIVEWAY, CURB CUTS TO BE REMOVED (E) 5'MTL FENCE & GAT TO BE REMOVED, TYP. PARKING AREA LANDSCAPE BUFFER, SEE LANDSCAPE PLAN (N) TRANSFORMER vil BOLLARDS AS REQ'D (E) POWER POLE TO REMAIN (E) CURB CUTS @ (E) DRIVEWAY TO REMAIN (E) SANITARY SEWER LINE TO BE REMOVED PARKING: (4) 9'x16` SPACES. (1) 9'x18' SPACE, w/ WHEEL STOPS, TYP. (N) ELEC CAR CHARGING STATION (E) WATER LINE TO BE REMOVED (E) WATER METER TO REMAIN (N) PEDESTRIAN ENTRY PATH (N) BICYCLE PARKING, (8) SPACES w/ EXT WALL MTD LIGHT ABV (N) (4) POWER METERS, (1) PER UNIT (N) PLANTING STRIP w/ STREET TREE EVERY 30', SEE LANDSCAPE PLAN (N) SIDEWALK FOOTPRINT OF PROPOSED STRUCTURE SITE PLAN LEGEND PROPERTY LINE PROPERTY SETBACK (E) STRUCTURE TO REMOVE (N) STRUCTURE FOOTPRINT — COM— (E) COMMUNICATION LINE — COM— (N) COMMUNICATION LINE — E — (E) POWER LINE E--- (N) UNDERGROUNDPOWER LINE SS— (E) SEWER LINE SS— (N) SEWER LINE W . ....... (E) WATER LINE W — (N) WATER LINE SD— (E) STORM DRAIN LINE SD — (N) STORM DRAIN LINE —GW— (N) GREYWATER IRRIGATION LINE RW — (N) RAINWATER DISTRIBUTION LINE (E) METAL FENCE TO BE REMOVED (E) CHAIN LINK FENCE (E) WOOD BOARD FENCE —0— (N) WOOD FRAME DEER FENCE —0— (N) WOOD FENCE (N) METAL FENCE (N)HARDSCAPE (N) PAVING L—j (NI) PAVERS o/ SAND SITE COVERAGE: PARKING: EXT LIGHTING PROPOSED SITE PLAN PATHS, PATIOS: 2,643 SF (4) COMPACT SPACES: 144 SF x (4) SHOWN ON DRIVEWAY, PARKING, BINS: 2,075 SF (1) FULL SIZE SPACE: 162 SF LANDSCAPE 1/16 = 1'-o" ROOF: 3,036 SF MANUEVERING SPACE: 1,147 SF PLAN 0 B 16 TOTAL: 7,754 SF TOTAL: 1,885 SF ­ . . ............ ­­­ . . .... OCEANSPRAY HOMES MAX COVERAGE: 65% OF 14"204 SF PARKING LANDSCAPE: 608 SF, SEE LANDSCAPE PLAN 9232 SF MIN, PARKING 7% OF 1,885 SF 01.06.2.3 Arkin Tilt Architects LANDSCAPE: = 132 SF (E) CARPORT TO BE REMOVED (N) DEER FENCE CONSTRUCTION FENCING @ DRIPLINE OF TREES, TYP. (E) DUPLEX TO BE REMOVED I STORM DRAIN LINE, UTILITY TRENCHING OUTSIDE OF DRIPLINES, TYP. (N) PAVERS o/ SAND PATIO (N) HARDSC4PE PATH, TYP, 3) MULTIPLE 6", ASPEN/ CONSTRUCTION FENCING @ DRIPLINE OF TREE TO REMAIN UNTIL STRUCTURE IS COMPLETE & LANDSCAPING COMMENCES, TYP. 4) MULTIPLE 9" ITALI (E) GARAGE TO BE RE 5) UNIDEN DECK REPLACE (E) 5' CHAIN LINK FENCE W/ DEER ARBORIST JEREMIAH NORTHCUTT TWISTED ROOTS TREE SPECALISTS LLC ISA CERTIFIED ARBORIST 98099 PHONE: 541-880-8042 EMAIL: JEREMIAHTWISTED ROOTS@ICLOUD.COM TREE INVENTORY & NOTES 1) 30" 0 ELM: HEALTHY. ON SUBJECT PROPERTY. ADJACENT TO (E) CARPORT, TOLERANT OF DISTURBANCE IN THE AREA OF (E) CARPORT. MINOR GRADING, PAVING, CARPORT CONSTRUCTION IS PROPOSED WITHIN THE DRIPLINE, IN THE VICINITY OF THE (E) CARPORT. 2) 35- 0 ELM, CODOMINANIT SPLIT TRUNK: HEALTHY. ON SUBJECT PROPERTY. PROTECT FROM DISTURBANCE WITH FENCING @ DRIPLINE DURING CONSTRUCTION. MINOR LANDSCAPE WORK PROPOSED WITHIN DRIPLINE. NO GRADING OR TRENCHING IS PROPOSED BENEATH THE DRIPLINE 3) MULTIPLE 6- 0 ASPEN: STRESSED (HEAT, DRY). ON NEIGHBOR'S PROPERTY. NO ACTIVITY IS PROPOSED WITHIN THE DRIPLINES. 4) MULTIPLE 9- 0 ITALIAN CYPRESS: HEALTHY, ON NEIGHBOR'S PROPERTY, NO ACTIVITY IS PROPOSED WITHIN THE DRIPLINES. 5) 10- 0 UNIDENTIFIED DECIDUOUS: HEALTHY. ON NEIGHBOR'S PROPERTY. NO ACTIVITY IS PROPOSED WITHIN THE DRIPLINE, 6) 11"0 ELM: HEALTHY. ON NEIGHBOR'S PROPERTY, ADJACENT TO (E) GRAVEL DRIVEWAY. TOLERANT OF D,ISTUBANCE IN THE AREA OF (E) DRIVEWAY. PROTECT FROM DISTURBANCE WITH FENCING 9 DRIPLINE DURING CONSTRUCTION. MINOR GRADING, FENCE INSTALLATION PROPOSED WITHIN THE DRIPLINE. TREE DIAMETERS MEASURED @ BREAST HEIGHT (4'-6" ABOVE GRADE) NO TREES ARE TO BE REMOVED. PROTECT ALL TREES WITH CONSTRUCTION FENCING @ DRIPLINE TREE PROTECTION PLAN LEGEND TREE PRESERVATION & PROTECTION PLAN oil 0 8 16 OCEANSPRAY HOMES IF to' 01.06.2.3 Arkin Tilt Architects bz1 PROPERTY LINE (E) STRUCTURE TO REMOVE (N) STRUCTURE FOOTPRINT COM— (N) COMMUNICATION LINE E --- (N) UNDERGROUND POWER LINE SS— (N) SEWER LINE W — (N) WATER LINE SD — (N) STORM DRAIN LINE —GW— (N) GREYWATER IRRIGATION LINE —RW — (N) RAINWATER DISTRIBUTION LINE (E) CHAIN LINK FENCE (E) WOOD BOARD FENCE —0— (N) WOOD FRAME DEER FENCE —o— (N) WOOD FENCE (N)HARDSCAPE --------------- (E) TREE CANOPY DRIPLINE —XX CONSTRUCTION FENCING TREE PRESERVATION & PROTECTION PLAN oil 0 8 16 OCEANSPRAY HOMES IF to' 01.06.2.3 Arkin Tilt Architects bz1 P LANDSCAPE PLAN LEGEND . . ......... . _ .......... --y-6 PROPERTY LINE SD (N) STORM DRAIN LINE _GW (N) GREYWATER IRRIGATION LINE RW (N) RAINWATER DISTRIBUTION LINE PARKING AREA (E) WOOD BOARD FENCE 0— (N) WOOD FRAME DEER FENCE i3— (N) WOOD FENCE ------- ­_ (E) TREE CANOPY DRIPLINE -------- (N) TREE CANOPY DRIPLINE 3 (N)HARDSCAPE I (N) PAVING Berberis aquffoliurn -- Oregon Grape (N) PAVERS of SAND Philadolphus lewisfi – Mock Orange (N) MULCH 2 (N) LANDSCAPE AREA LANDSCAPE AREA, (N) LANDSCAPE AREA @a PARKING 0 (N) SHROUDED LANDSCAPE LIGHT 10 (N) DARK SKY WALL LIGHT Z� (N) DARK SKY CEILING LIGHT LANDSCAPE LIGHTS @ ENTRANCE PATHS, TYP. — ----- WALL MTD DOWNILIGHT @ ENTRANCE, TYP, MULTIPLE (E) 6- ASPEN CULINARY HERBS EDIBLE BERRIES ............ --------- 4- rv-n_.— fT­ (E) 30 ELM E 3 5 "' rEL M qS1 PATIO PATIO (PAVERS ol (N)CARPORT SAND) PLAY AREA (MULCH) FTo FIT % I F (N) 5,000 GALLON RAINWATER STORAGE --y-6 SYM, . ... .. . .......... BOTANICAL + COMMON NAME . .......... I TANK W/ GRAVITY FED RAINWATER R DRIVE �oFT A j PARKING AREA DISTRIBUTION LINE TO HOSEBIBS @ EACH (PAVING) Sambucus Mexicana - Blue Elderberry 7 FT PRIVATE GARDEN FOR IRRIGATION 1 RC Ribes sanguineum – Red -flowering Currant 3 V Ericameria nauseosa - Rubber Rabbitbrush OG Berberis aquffoliurn -- Oregon Grape 3 Philadolphus lewisfi – Mock Orange MULTIPLE (E) 9" ITALIAN CYPRESS 2 ,Prunus virgiar?a – Chokecherry LANDSCAPE AREA, 600 SIF TOTAL C3 D Z� D Carex unitateralis – Lateral Sedge (DfPALRKING SCREEN: 377sf WATER FEATURE, SEE NOTE 3 1 Phitadelphus Iewisii – Mock Orange —4 3 Berberis aquifolium – Oregon Grape (9 MULCH PATHS AROUND PLANTER BEDS —4 - 3 Ceaoothus thyrsiflorus – Blue blossom RAISED VEGETABLE BEDS nD PARKING SCREEN: 106sf PARKING: (8) SPACES 2 Achillea iniflefolium – Yarrow 0 Symphyotrichum subspicatun? - Douglas' Aster (N) PAVERS of SAND OfSOL2ma&iiLLf (E) 10" DECIDUOUS 4A PATH, TYP, g a REPLACE (E) 5- CHAIN LINK FENCE W1 DEER FENG (N) WD FENCE @ BORDER OF PRIVATE GARDEN LANDSCAPE PLAN NOTES 1. ALL PLANT LAYOUT TO BE APPROVED BY OWNER / LANDSCAPE DESIGNER PRIOR TO PLANTING, 2. SEE SHEET 5 FOR GRADING AND DRAINAGE 3. DEPTHLESS WATER FEATURE WITH WATERFALL AND 'STREAM', INCLUDE AUTOMATIC WATER REFILL AND PUMP, LANDSCAPED ON EDGES WITH WATER LOVING PLANTS (LUPINUS RIVULARIS – RIVERBANK LUPINE, AND HORDEUM BRACHYANTHERUM, – MEADOW BARLEY) 4, LANDSCAPE AREA: 5,572 SF = 39D/. 5. OPEN SPACE: 8,200 SF. COMMON OPEN SPACE: 7,020 SF. PRIVATE OPEN SPACE: 1,180 SF 110 1 11121 I I I /'] I I ,,, " /-1 11 , -, (N) SCREENED TRASH / RECYCLE BIN AREA: (6) 64 GAL BINS SHOWN, 68'-10° C i 119W RW 7, SYM, . ... .. . .......... BOTANICAL + COMMON NAME . .......... I OC R DRIVE BB PARKING AREA f PD HMM (PAVING) Sambucus Mexicana - Blue Elderberry 7 FT BB/ IV 1 RC Ribes sanguineum – Red -flowering Currant 3 V Ericameria nauseosa - Rubber Rabbitbrush OG Berberis aquffoliurn -- Oregon Grape 3 Philadolphus lewisfi – Mock Orange 41, 2 ,Prunus virgiar?a – Chokecherry LANDSCAPE AREA, 600 SIF TOTAL C3 D Z� D Carex unitateralis – Lateral Sedge (DfPALRKING SCREEN: 377sf �z 1 Phitadelphus Iewisii – Mock Orange —4 3 Berberis aquifolium – Oregon Grape (9 RVI i 119W RW 7, SYM, . ... .. . .......... BOTANICAL + COMMON NAME . .......... I OC R 5 BB TSR? 14, f PD HMM BE Sambucus Mexicana - Blue Elderberry 7 FT BB/ IV 1 RC Ribes sanguineum – Red -flowering Currant 3 V WOOD BRIDGE of DRAINAGE SWALE, TYP @ SOUTH ENTRANCES SWALE TO STORM DRAIN TO TIGHTLINE THRU RETAINING TO IRRIGATE ZONE E TREES + SHRUBS LIST QTY. — __ SYM, . ... .. . .......... BOTANICAL + COMMON NAME . .......... I OC Malus furca - Oregon Crabapple 5 BB Ceanothus thyrsiflorus - Blue blossom 2 BE Sambucus Mexicana - Blue Elderberry 7 FT Misc. fruit tree 1 RC Ribes sanguineum – Red -flowering Currant 3 RR Ericameria nauseosa - Rubber Rabbitbrush 0 aiE B D> 'CA D> DCC 5'-6" W-8" Ocak e. SD rr rr QTY. SYM. BOTANICAL + COMMON NAME 1 MM Cercocarpus beffiloides – 5 Mountain Mahogany 3 SB Eriogonam ambollaturn – PLANTING STRIP 4 Sulphur -flower buckwheat 1 PD Cornus nuttaffi – Pacific Dogwood 2 HIM Asclepias cordifolia – Heartleaf milkweed 2 OG Berberis aquffoliurn -- Oregon Grape LANDSCAPE PLAN L4 T______7 1/16" = 1'-o" 0 8 16 ol.o6.?3 OCEAN�SPRAY HOMES Arkin Tilt Architects PLANTING AREAS QTY, BOTANICAL+ COMMON NAME @2LFWALK., 813.f 5 Iris douglasiana - Douglas Iris (N) CURB CUTS @ 4 Ericamoria nauscosa - Rubber Rabbitbrush PLANTING STRIP 4 Carex geyeri - Elk Sedge FOR IRRIGATION & STORM WATER nB SIDEWALK: 590sf MANAGEMENT. TYP. 3 Iris douglasiana - Douglas Iris 3 Philadolphus lewisfi – Mock Orange PARKING 2 ,Prunus virgiar?a – Chokecherry LANDSCAPE AREA, 600 SIF TOTAL 3 Ribes sanguineum – Red -flowering Currant 7 Carex unitateralis – Lateral Sedge (DfPALRKING SCREEN: 377sf �z 1 Phitadelphus Iewisii – Mock Orange 3 Berberis aquifolium – Oregon Grape (9 3 Frangula californica – Coffeebe rry 3 Ceaoothus thyrsiflorus – Blue blossom (N) BICYCLE nD PARKING SCREEN: 106sf PARKING: (8) SPACES 2 Achillea iniflefolium – Yarrow 1 Symphyotrichum subspicatun? - Douglas' Aster (N) PAVERS of SAND OfSOL2ma&iiLLf PATH, TYP, g LANDSCAPE STRIP 5 Carex unflateralis – Lateral Sedge 8 Achiflea millefoliurr? – Yarrow (N) COB BENCH 6 EWhranthe cardinalis – Scarlet monkeyfiower (N) STREET TREES, SEE 3 Polystichurn inurrifum – Swordfern TREE SHRUB LIST 3 Gaulthoria shallor? – Salal 2 Lonicera cillosa - Orange Honeysuckle it 3 Asclepias speciosa – Showy Milkweed 3 Asclepias fascicularis-- NarrowIeaf Milkweed STORM DRAIN TO TIGHTLINE DAYLIGHT 2 Heuchera cylindrica –Alpine Alumroot IN BIOSWALE TO nF BACK GARDEN: 2122sf ZOTO IRRIGATE NE A, B, TYP. I OF 3 1 Iris douglasiana - Douglas Iris 3 Carex unilateralis – Lateral Sedge —(N) GREYWATER I Berberis aquifolium – Oregon Grape SUBSURFACE IRRIGATION 1 Frangula califomica – Coffeeberry SYSTEM @ EAST AND 2 Polystichum muniturn – Sword fern ,WEST END UNITS vil 3 WAY VALVE TO DIVERT TO 1 Gaultheria shallop – Salal �SANITARY SEWER 2 Lupinus rivularis – Riverbank Lupine 2 Hordoum brachyanthervin – Meadow Barley rr I Linum lovvisii – Western Blue Flax 2 Xerophyflum tenax – Bear -grass (N) COB BENCH 2 Holodiscus discolor– Oceanspray nG SIDE GARDEN: 520sf 1 Iris douglasiana - Douglas Iris I Frarygula calitomica – Coffeeberry 2 Polystichum munitum – Swomfern LANDSCAPE PLAN L4 T______7 1/16" = 1'-o" 0 8 16 ol.o6.?3 OCEAN�SPRAY HOMES Arkin Tilt Architects t I I I (N) PAVERS of SAND PATIO (N) STORM DRAINS AND LINE, DAYLIGHT TO SWALE @ NORTH PROPERTY LINE (N) HARDSCAPE PATHS, TYP. (N) ROOF ABOVE (N) GUTTER TO DOWNSPOUTS TO TIGHTLINE TO RAIN WATER STORAGE TANK, TYP. (N) 5,000 GAL RAINWATER— STORAGE TANK TO GRAVITY FEED HOSEBIBS @ EACH PRIVATE GARDEN, WITH PUMP TO SUPPLY TOILET FLUSHING. OVERFLOW TO STORM DRAIN 1 -- a r }: C � 1 `.,, 946, \ 1948 xt PATH: 1:14 MAX SLOPE PATH: 1:11 MAX SLOPE SWALE TO STORM DRAIN TO TIGHTLINE THRU RETAINING WALL, DAYLIHGT TO RIP RAP & BIOSWALE a 10i -ION WAY )F (2) SPOUT RM (N) MASONRY RETAINING WALL, 2'-0" HEIGHT GRADING PLAN NOTES 1. TOPOGRAPHIC CONTOURS ARE SHOWN @ V INCREMENTS 2. PRELIMINARY GRADING & DRAINAGE SHOWN. FINAL DESIGN TO BE DEVELOPED BY A CIVIL ENGINEER FOR BUILDING PERMIT SUBMITTAL. PROPERTY LINE SD (E) STORM DRAIN LINE SD (N) STORM DRAIN LINE -GW (N) GREYWATER IRRIGATION LINE -RW (N) RAINWATER DISTRIBUTION LINE .--.-..-.1 (N) HARDSCAPE 0 (N) PAVING �______.1 (N) PAVERS of SAND (E) TREE CANOPY DRIPLINE — (E) TOPO CONTOUR TO REMAIN -- (E) TOPO CONTOUR TO BE REMOVED (N) TOPQ CONTOUR -> (N) SWALE 0 (N) STORM DRAIN X PRELIMINARY GRADING & DRAINAGE PLAN Z 1/16' = 1'-O° 0 $ 16 OCEANSPftAY HOMES o1.o6.23 Arkin Tilt Architects 943'A. o,• +1945'-9 3!Q1341' +1943'-11" ��♦'4 1 44'-7 1/?,.11 0V. +1'9 _.. 2 m -. ._ 1:14 SLOPE cn .. ... _ v x .. . - in i .. :m TYP. :� S 6l 3 ` 1 � � y +19 5'-11 1!2" TY 6"1 v T RESHf kD 1 [[ \ T D \ 33 J cCr, PROPOSED RESIDENTIAL STRUCTURE: f s4j MAIN F.F.L: +1945' TYP. Sb c cr, 1 } 4 c CC RW R W W RW / ria 3 SWALE _ 5' - - t7 1942' r }: C � 1 `.,, 946, \ 1948 xt PATH: 1:14 MAX SLOPE PATH: 1:11 MAX SLOPE SWALE TO STORM DRAIN TO TIGHTLINE THRU RETAINING WALL, DAYLIHGT TO RIP RAP & BIOSWALE a 10i -ION WAY )F (2) SPOUT RM (N) MASONRY RETAINING WALL, 2'-0" HEIGHT GRADING PLAN NOTES 1. TOPOGRAPHIC CONTOURS ARE SHOWN @ V INCREMENTS 2. PRELIMINARY GRADING & DRAINAGE SHOWN. FINAL DESIGN TO BE DEVELOPED BY A CIVIL ENGINEER FOR BUILDING PERMIT SUBMITTAL. PROPERTY LINE SD (E) STORM DRAIN LINE SD (N) STORM DRAIN LINE -GW (N) GREYWATER IRRIGATION LINE -RW (N) RAINWATER DISTRIBUTION LINE .--.-..-.1 (N) HARDSCAPE 0 (N) PAVING �______.1 (N) PAVERS of SAND (E) TREE CANOPY DRIPLINE — (E) TOPO CONTOUR TO REMAIN -- (E) TOPO CONTOUR TO BE REMOVED (N) TOPQ CONTOUR -> (N) SWALE 0 (N) STORM DRAIN X PRELIMINARY GRADING & DRAINAGE PLAN Z 1/16' = 1'-O° 0 $ 16 OCEANSPftAY HOMES o1.o6.23 Arkin Tilt Architects EROSION CONTROL LEGEND PROPERTY LINE — SID — (E) STORM DRAIN LINE — SD_ (N) STORM DRAIN LINE _GW — (N) GREYWATER IRRIGATION LINE RW — (N) RAINWATER DISTRIBUTION LINE (N)HARDSCAPE (N) PAVING (N) PAVERS o/ SAND -------------- (E) TREE CANOPY DRIPLINE (E) TOPO CONTOUR TO REMAIN (E) TOPO CONTOUR TO BE REMOVED (N) TOPO CONTOUR > (N) SWALE 0 (N) STORM DRAIN TEMPORARY FIBER ROLL TEMPORARY CONST, FENCE TEMPORARY EROSION CONTROL MEASURE LIMITS OF WORK PHASE 1: MAIN TOWNHOME STRUCTURE 1946 STRAW COVER OVERALL ------ DISTURBED GROUND OCT 1 - MAY 31, TYP. (N) STORM DRAINS AND LINE DAYLIGHT TO SWALE @ NORTH PROPERTY LINE (N) GUTTER TO DOWNSPOUTSTO 19471 TIGHTLINE TO RAIN WATER STORAGE TANK, TYP. (N) 5,000 GAL RAINWATER STORAGE TANK TO GRAVITY FEED HOSEBIBS @ EACH PRIVATE GARDEN, WITH PUMP TO SUPPLY TOILET FLUSHING. OVERFLOW TO STORM DRAIN CONSTRUCTION: FENCING DRIPLINE OF TREE TO REMAIN UNTIL STRUCTURE IS COMPLETE & LANDSCAPING COMMENCES, TYP, ------ 0 1,94,91 (N) GUTTERITO DOWNSPOUT TO RIP -RAP IN IOSWALE 77 S' VALE_ 7 1940 .......... 0): 944, . I - .......... ...... - ............. _I'_I,I._._'._ 717, r R W –SWALE ........... Al PROPOSED RESIDENTIAL STRUCTURE 0 RW 1- RW > 10— 1 I 1 4 oi SWALE TO STORM DRAIN TO TIGHTLINE THRU RETAINING WALL, DAYLIHGT TO RIP RAP & BIOSWALE Cr Cr 1941 SD 4-> i�� 810 BAGS 0 CURB @ PROPERTY LINE, TYP. STABILIZE ALL DENUDED SLOPES & $WALES w/ GEOTEXTILE FABRIC UNTIL PLANTING COMMENCES CONSTRUCTION ENTRANCE @ (E) GRAVEL DRIVEWAY, MIN 8" THICK GRAVEL RIGID PIPE IN GUTTER BEDDED IIN CLEAN ROCK FOR STORMWATER FLOWS PORTABLE TOILET w/ TRAY UNDERNEATH 0 (E) CURB INLET SID NORM DRAIN ACCESS PROTECT (E) STORM DRAIN lNLETw/ TEMPORARY BIO BAGS ra CONCRETE WASH OUT 2 LINED w/ PLASTIC COVERED STOCKPILE OCT I - MAY 31 (N) CURB CUTS @ PLANTING STRIP FOR, STORM WATER MANAGEMENT, TYP. STORM DRAIN TO TIGHTLINE TO DAYLIGHT IN LANDSCAPE STRIP SWALE, TYP, 1 OF 3 ......... ... (N) GREYWATER SUBSURFACE IRRIGATION SYSTEM @ EAST AND WEST END UNITS w13 WAY VALVE TO DIVERT TO SANITARY SEWER LEAVE NATURAL VEG AS BUFFER UNTIL (N) LANDSCAPING COMMENCES —PLANTING TO STABILIZE ALL OPEN: AREAS, SEE LANDSCAPE PLAN SEDIMENT CONTROL (FIBER ROLLS OR SILT FENCE) INSTALLED @, ALL DOWNSLOPE BOUNDARIES OF THE WORK AREA EROSION CONTROL NOTES 1. Perform clearing and earth -moving activities only during dry weather. Measures to ensure adequate erosion and sediment control shall be installed prior to earth -moving activities and construction. 2. Measures to ensure adequate erosion and sediment control are required year-round. Stabilize all denuded areas and maintain erosion control measures continuously between October 1 and April 30. 3. Store, handle, and dispose of construction materials and wastes properly, so as to prevent their contact with stormwater. 4. Control and prevent the discharge of all potential pollutants, including pavement cutting wastes, paints, concrete, petroleum products, chemicals, wash water or sediments, and non-stormwater discharges to storm, drains and watercourses. 5. Use sediment controls or filtration to remove sediment when dewatering site and obtain Regional Water Quality Control Board (RWQCB) permit(s) as necessary. 6. Avoid cleaning, fueling, or maintaining vehicles on-site, except in a designated area where wash water is contained and treated. 7. Limit construction access routes to stabilized, designated access points, 8. Avoid tracking dirt or other materials off-site; clean off-site paved areas and sidewalks using dry sweeping methods. 9. The areas delineated an the plans for parking, grubbing, storage, etc., shall not be enlarged or"run over.' 10. Construction sites are required to have erosion control materials on-site during the .off-season."' 11. Dust control is required year-round. 12, Use ofplastic sheeting between October 1 and April 30 is not acceptable, unless for use on stockpiles where the stockpile is also protected with fiber rolls containing the base of the stockpile. 13. Tree protection shall be in place before any demolition, grading, excavating or grubbing is started. -------- --------- EROSION CONTROL PLAN 1116" = 1'-o" 0 16 OCEANSPRAY HOMES o1.o6.23 Arkin Tilt Architects w WIDTH OF FLOOR AREA w/ HEAD z ROOM OF 5' OR MORE, TOTAL ATTIC FLOOR AREA w/ HEAD w (L ROOM OF 5' OR MORE: 13'-6" x 64'= 0 864 SF cc 0- T TOTAL FLOOR AREA OF THE Z) FLOOR BELOW: 32'x 64'= 2,048 SF 0 w 4- 35'HEIGHT' LIMIT T-O-R.S. 33'-7" SOLAR PV PANELS ripmm SOLAR ACCESS HEIGHT LIMIT-. (H-6') / 0.415 ZINCALUME CORRUGATED METAL ROOF, TYP. SOLAR ACCESS HEIGHT LIMIT @LOWER GRADE @ EAST END OF TOWNHOMES WOOD BOARD & BATTEN SIDING, CLEAR SEAL PLASTER ALUM, CLAD WOOD fflNDOWS, TYP. Lo ATTICF.F.L. -3 WOOD CLAD PRIVACY WALLS METAL AND WOOD GUARDRAIL HORIZONTAL WOOD^ SIDING, CLEAR SEAL WOOD PORCH STRUCTURE w/ CORRUGATED METAL ROOF, TYP.JL UPPER F.F.L. � , t SOLID WOOD BALCONY STRUCTURE w/ I!v- I'll, CLASS "'A DECKING PLASTER OR MASONRYBASE ENTRANCE TO EAST MOST UNIT FACES STREET METAL FENCE WITHIN 4' OF STRUCTURE TORS WOOD FENCE170 MASOIRY RETAINING WALL 10" WOOD FENCE TO SCREEN MAIN F F L TRASH I RECYCLE BINS GRADE @ EAST EDGE OF CARPORT GRADE @ EAST EDGE OF TOWNHOMES N To' 1-0. I SOLARACCESS HEIGHT LIMIT @ HIGHER GRADE @ EAST END OF CARPORT ZINCALUME CORRUGATED METAL ROOF WOOD CARPORT STRUCTURE I 3'-7" EAVE +7-6 MO. NAT. GRADE rh BIO SWALE, SEE DRAINAGE & GRADING PLAN EAST ELEVATION 0 4 8 OCEANSPRAY HOMES o1.o6,2:3 Arkin Tilt Architects h-kf'i: TENSION WIRE STEEL HOG WIRE & WOOD FRAME CONSTRUCTION TOP OF FENCE q��TOPF FRAIL WD FENCE TO SCREEN TRASH / RECYCLE BINS BRACED PANEL EVERY (4) UNBRACED 8'-0" TYP. WOOD FRAME DEER FENCE PLAN SYMBOL:— 0 FENCE ELEVATIONS 11/8" = 1'-0" 0 4 CORRUGATED MTL ROOF, TYP. ­ WD CARPORT STRUCTURE, TYP. rh EAVE %717' -2 - NAT. GRADE -+a'-().--.—. SOUTH SOLAR ACCESS HEIGHT LIMIT @ LOWER GRADE @ WEST EDGE OF CARPORT WOOD POSTS & 1x6 bummuo wed 314" "Ar f --h TOP OF FENCE W7 r + rr 4 r 0" -- WOOD FENCE PLAN SYMBOL:.— [11 — T.O.R.S. WD FENCE TO SCREEN TRASH / RECYCLE BINS 1x WOOD SIDING w/ `r. STRUCT PANELS SCf WEST TYP (3) SIDES CARPORT ELEVATIONS .......... Am� .... ........... .11" 1/8"' = 1'-0" 0 4 8 NORTH WALL OF PROPOSED STRUCTURE STEEL FRAME W/ HOG WIRE INFILL TOP OF FENCE 14'.0" METAL FENCE PLAN SYMBOL: —+—+ SOLAR ACCESS HEIGHT LIMIT: (H-6') 0.415 SEE SHEET 7 FOR TYP NOTES WOOD SIDING CLAD PRIVACY WALLS BEYOND 35' HEIGHT LIMIT ROOF WINDOW EXTERIOR WOOD SLAT SHUTTERS, TYP II■ WD SIDING CLAD PRIVACY WALLS BEYOND BRIDGE of SWALE, SEE DRAINAGE PLAN WEST ELEVATION I = ' W 1/8" = 1'-0" 0 4 8 OCEANSPRAY HOMES 01.o6.2-3 Arkin Tilt Architects OPERABLE ROOF WINDOW WOOD CLAD PRIVACY WALL BICYCLE PARKING SEE SHEET 7 FOR. TYP NOTES WALL MOUNTED DARK SKY LIGHTS, SEE LANDSCAPE PLAN WALL MOUNTED MAIL Box, @ EA. UNIT ENTRANCE NORTH ELEVATION I 1 0 4 8 ol.o6.23 OCEANSPRAY HOMES Arkin Tilt Architects W n- o U) wi qq ['77 'V' BICYCLE PARKING SEE SHEET 7 FOR. TYP NOTES WALL MOUNTED DARK SKY LIGHTS, SEE LANDSCAPE PLAN WALL MOUNTED MAIL Box, @ EA. UNIT ENTRANCE NORTH ELEVATION I 1 0 4 8 ol.o6.23 OCEANSPRAY HOMES Arkin Tilt Architects W n- o U) wi SOUTH ELEVATION 0 4 8 WlGHTMAN ST. TOWNHOMES ol.o6.2-3 Arkin Tilt Architects The comments of this pre -app are preliminary in nature and subject to change based upon the 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 by the Staff as part of this pre -application. ASHLAND PLANNING DEPARTMENT SITE: 285-289 Wightman St PRE -APPLICATION CONFERENCE APPLICANT: Arkin Tilt Architects COMMENT SHEET REQUEST: Site Design Review October 19, 2022 PLANNING STAFF COMMENTS: 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. Generally: Staff are generally supportive and look forward to seeing this project move forward. As the applicant works to prepare final submittal materials, key items which should be considered include: Site Design Review (AMC 18.5.2.050): The construction of attached (common wall) single- family dwellings (e.g., townhornes, condominiums, rowhouses) in any zoning district requires Site Design Review approval and must demonstrate compliance with the following criteria... A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards. Density & Density Bonus: The base density for R-2 zoned property is 13'h -dwelling units per acre. For the subject property, this equates to 0.326 acres x 13.5 du/acre = 4.4 dwelling units as a base density. Constructing 100 percent of the units to the city's Earth Advantage program as detailed in Resolution l#2006-06 would achieve a 15 percent density bonus, and would be required to construct five units (4.4 du x 1,15 5.06 du). Earth Advantage certification is currently administered through an independent third party reviewer, and demonstration that the project has been designed to comply (i.e. point sheets) would be needed at building permit submittal with certification verified prior to occupancy approval, For any questions, please contact Fred Gant, the local Earth Advantage license holder, with Southern Oregon Green Rating Services, LLC via e-mail to redanti mail.coni or by phone at 541-840- 8302. Lot Coverage: Within the R-2 zone, the maximum allowed lot coverage is 65 percent. Lot coverage includes the total area of a lot covered by buildings, parking areas, driveways, and other solid surfaces that will not allow natural water infiltration to the soil. Landscaping, including living plants, vegetative ground cover, and mulch, which allows natural soil characteristics and water infiltration and retention is not considered lot or site coverage. It appears that the proposed site design is well within this limit. 285-289 Wightman Street October 19, 2022 Page I on the frontage. On -street credits are discretionary and would depend on the level of on -street demand in the area. PLEASE NOTE: Statewide changes to automobile parking anticipated Januar), 1, 2023 based on the `Climate Friendly & Equitable Communities' rulemaking are Intended to apply to applications submitted after December 31, 2022. These changes could be delayed or reversed based on legal challenges now in progress, or by executive orderfrom the governor dependent upon the outcome of the gubernatorial race. Comments provided here are based on the applicable parking requirements in place as vf'October 19, 2022. Bicycle Parking: Five two-bedroom units require eight sheltered bicycle parking spaces, while five three-bedroom units would require ten sheltered bicycle parking spaces. Bicycle parking is subject to the design standards detailed at: h s://ashiand.munici al.codes/LandUse/18.4.3.070.1. Landscape/Irrigation Plan: The final Site Design Review application submittals will need to include a Landscape Plan which addresses the requirements of https://ashland.municipal.codcs/LandUse/18.4.4 which deals with Landscaping, Lighting and Screening standards. A final irrigation plan can be deferred until building permit submittal. Landscape and irrigation plan requirements are detailed in https://ashland.municipal.codes/LandUse/18.5,2.040.B.7. The final site plan should reflect the placement of required refuse and recycling containers (18.4.4.040) and incorporate the required parking lot landscaping and screening including demonstrating that the requisite seven percent parking lot landscaping requirement is met and that the required five-foot wide, sight -obscuring landscape buffer is provided between parkingicirculation and property lines (18.4.4.0301.2.a) and that required buffering/screening is provided between parking and buildings (18.4.4.030.F.2.b) and at required yards. Fencing Details: Fencing is permitted separately, but it would be beneficial to include specific fencing details in the application if fencing is part of the development plan. Fencing is reviewed for compliance with height, good neighbor construction, vision clearance, and deer fencing allowances. See https:Hashland.municipal codes[Lan..dU se/18.4.4.060, Open Space Requirements: For Residential Site Design Review, eight percent of the site is required to be provided in open space as detailed in https:Hashland.municipal. codes/LandUse/ 18.4.4.070. Solar Access: Solar access standards limit the shadow that can be cast over the north property line to no more than what would be cast by a six-foot fence built on the property line. The final application will need to include demonstration of compliance with the solar access standards as detailed in AMC 18.4.8 (i.e. calculations in the form of [(Shadow Producing Height(H) — 6)/(0.445 + Average Slope (S) 150 -feet to the north) = Required Solar Setback (SSB)j with the shadow -producing point(s) and their height(s) to natural grade clearly labeled. D. City Facilities. The proposal complies with the applicable standards in section 38.4.6 Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the property, and adequate transportation can and will be provided to the subject property. 285-289 Wightman Street October 19, 2022 Page 3 structure or the proposed use of a site, and approval of the exception will not substantially negatively impact adjacent properties, and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is the minimum which would alleviate the difficulty; 2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better achieves the stated purpose of the Site Development and Design Standards; or 3. There is no demonstrable difficulty in meeting the specific requirements for a cottage housing development, but granting the exception will result in a design that equally or better achieves the stated purpose of section 38.2.3.090. (Ord. 3147 § 9, amended, 11/21/2017) Performance Standards Options DevelopmentlOutline Plan Approval (AMC 18.3.9.040.A.5): The creation of townhomes as rentals on a single parcel or as condominiums could be accomplished with just Site Design Review. if the proposal involved the creation of individual lots (footprint lots) it would need to be processed through the Performance Standards Options subdivision chapter (AMC 18.3.3) concurrently with Site Design Review. Performance Standards development is a two-step process involving a quasi-judicial Outline Plan approval process followed by administrative Final Plan approval. Proposals involving less than ten lots may request Outline and Final Plan approvals concurrently. The approval criteria for Outline Plan approval are below: a. The development meets all applicable ordinance requirements of the City. • Setbacks & Separation (1.8,3.9.070): For Performance Standards Options developments, properties are required to meet the front yard setback for the underlying zone, the perimeter setbacks of the parent parcel, solar setbacks and to provide the required separation between buildings (one-half the height of the tallest building, up to a maximum required separation of 12 feet) if separated buildings are proposed. Nate: Maxirxun rimed bL ilcliing separation is 12 feet Figure W.9.07". Building Separation 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, 285-289 Wightman Street October 19, 2022 Page 5 economically beneficial reuse is required. For questions regarding the Demolition/Relocation Review Permit process, please contact Building Official Steven Matiaco at (541) 488-5305. 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. 1 E! E E i! E E i! E E! E !EEE !!! E!! E E E E E E E E E E E E E E E E E E E E E E E■ E!■ E E E E! E E!! E E i E E !EEE !■! E E E E!!!! E OTHER DEPARTMENTS' COMMENTS BUILDING: Any Building Department comments will be a naiI d separately.; Please contact Building Official Steven Matiaco in the Building Division for any building codes -related information at (541) 488-5305. It would be beneficial to discuss demolition/relocation review permit requirements, straw bale townhouse construction and the proposed system to use raimvater and greywaterfor irrigation. PUBLIC WORKS/ENGINEERING .4 Public Works orEngineeringDepartment.er�mmenO will be e=mailed separately. Please contact Karl Johnson of the Engineering Division for any further information at (541) 552-2415 or via e-mail to karl.johnson@ashland.or.us. 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 only install a stub out to the location where the double check detector assembly (DCDA) or reduced pressure detector assembly (RPDA) complete with a Badger" brand cubic foot bypass meter should be placed in a vault external to the building. The vault and the DCDA or RPDA 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. The Ashland Water Department is also requiring new projects to comply with all current cross connection rules and regulations, this may require backflow prevention devices to be placed at the potential hazard or just behind the meter or connection for premises isolation depending on the degree of hazard, type of intended use of the facility or even the geographical location of the building or facility. Please Contact Steve Walker by phone at 541-552-23,26 or via e-mail to wolkers ashland.or.us to discuss the intended use of the facility or property and any potential cross 285-289 Wightman Street October 19, 2022 Page 7 Application Requirements: Applications shall include the required application materials detailed below. .1. Application Form and Fee. Applications shall be made on forms provided by the Staff Advisor. One or more property owners of the property for which the planning action is requested, and their authorized agent, as applicable, must sign the application. The required application fee must accompany the application for it to be considered complete. 2. Submittal Information. The application shall include all of the following information. a. The information requested on the application form (see htt s•1 .ashland.or.us/SIBlfiles/Comm°o2O©ev Forms%2C%2OBrochures°o2C%20Hando uts/Zoning Permit Application FY2]-22.pdf). b. Plans and exhibits required for the specific approvals sought, explained below. c. A written statement or letter explaining how the application satisfies each and all of the relevant criteria and standards in sufficient detail (i.e. narrative findings). d. Information demonstrating compliance with all prior decision(s) and conditions of approval for the subject site, as applicable. e. The required fees detailed below, and posted on-line here: tt s: www.ashland.or.us/SIB/file /Comm°a2ODev/Forms%2C/ OBrochures%2C%2OHando uts12021-07-01 _PlanningFees.pdf PLAN & EXHIBIT REQUIREMENTS: If providing hard copies, two (2) copies of the plans below on paper no larger than 11"x 17". Note, These copies maybe used for the Planning Commission packets and for the notices mailed to neighbors - please submit clear, readable, reproducible copies. o The materials required for Site Design Review as required in: https://ashland. municipal.codesfLandUse/ 18.5.2.040. o A Tree Preservation & Protection Plan as required in: https://ashland.municipal.codes/LandUse/18.4.5.030. o Materials required for a Tree Removal Permit as required in: https://ashland.municipal.codcs/LandUse/18.5.7.030 (if applicable to the final proposal). o The materials required for Outline & Final Plan subdivision approvals as required in: https.//ashland.municipal.codcs/LandUse/18.3.9.040.A.2 (Outline Plan, if applicable to the final proposal). https:llashland municipal. codeslLandUsel]8.3.9.040.B. 3 (Final Plan, if applicable to the final proposal). Relevant Criteria and Standards: Applicants are advised that in addition to required plans, written findings addressing how the ordinance criteria are satisfied in narrative format are required. The applicable criteria are included below. The Ashland Land Use Ordinance in its entirety may be accessed on-line at: https: //ashland. munici_pa 1. codes/LandUse 285-289 Wightman Street October 19, 2022 Page 9 Community Developinetit Deparlinetit Planning Division Va"V111,01 Wis A T 111:4.:Zo M, Updated 71I12021 Pre -application conferences are required for all projects that require a Type 1, Type 11 or Type III planning actions as defined in Chapter 18.5.1 of the Ashland Municipal Code. Definitions for Type, 1, 11 and III planning actions can be found at www, ash land qLus/code, asp. If you are unsure if your project falls into, any of the categories listed, please contact the Planning Division of the Community Development Department for assistance at (541) 488-5305. The purpose of the pre -application; conference is to allow the applicant and the City Staff to meet and discuss the proposed project early in the development process. This early review and meeting helps to identify opportunities and key issues prior to preparation and submission of the Planning application. Before a proposal goes before the Planning Commission for approval, most of the issues can be worked Out SO that the project is ready for review with few additional changes or conditions needed. Requests for a pre -application conference must be submitted to the Planning Division a minimum of two weeks in advance of the scheduled meeting. Pre -application conferences are scheduled for Wednesdays between 2:00 and 4:,00 PM. These conferences are scheduled on a first come — first served basis. A time cannot be reserved without payment and a complete submittal as described on the attachment. The narrative and the plans are then electronically sent to each concerned department to review and return comments to the Project Planner. Where applicable, other agencies such as the Oregon Department of Transportation and Jackson County will be invited to comment. At the, conclusion of the pre -application conference, you will receive a list of comments on what you will need to submit for your planning action. In some cases, the Project Planner may recommend waiving the pre -application meeting if the pre -application comments are self-evident and there are no critical tissues. Once the pre -application comments are issued, you have six months to submit for your planning action. If more than six months elapse from the time of the conference to your planning application, a second conference may be required due to potential code changes. C IT Y OF Planning Division 51 Winburn Way, AshPand, OR PRE -APPLICATION CONFERENCE APPLICATION ,ASHLAND 97520 DESCRIPTION OF PROJECT Project Description Demo existing duplex and garage, construction of strawbale townihomes Name Tom DeVore Phone 513-722-6,231 E -Mail tom@arkintilt.co 1101 8th St. Berkeley 94710 Address City Zip PROPERTY OWNER Name Thekkath Family Trust Day Time Phone 650-996-9224 738 Rosewood Dr. Palo Alto 94303 Address . .. ... . ............. City Zip DESCRIPTION OF PROPERTY Street Address 285/289 Wightman St. Assessor's Map No. 39 1 E 1 OCA 900 Tax Lot(s) SUBMITTAL REQUIREMENTS To request a pre -application conference, submit this form with true scale PDF drawings to Planning(a),ashland.orms. The application will need to include plans addressing the application submission requirements including site and landscaping plans drawn to a standard scale and formatted to print to scale on paper no larger than 11 -inches by 17 -inches. 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) 1 Site Plan — The site plan should contain all applicable elements in the Site Plan Checklist (see page 2) 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 0 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. LEEDO Certification — Indicate whether project will be pursuing LEED@ certification. G. Submittal Fee PRE -APPLICATION SITE PLAN CHECKLIST PRE -APPLICATION BUILDING INFORMATION Tease attempt to indicate the following (Note: if information is not known please leave blank) 1. Current Building Occupancy Type (select one); FlAssembiy =More than 50 occupants Theaters, Restaurants, Nightclubs, Taverns and Bars, Community Halls, Art Galleries, Places of Worship, Arenas, Bleacher's, etc. Business = Less than 50 occupants Professional Service Office, Barber and Beauty Salons, Training and Skill Development not within a school or academic program, Sank, Print Shop, etc. El Educational Schools K -12th Grade, Religious Educational Rooms and Auditoriums, Day Care Facilities ❑ Factory (F- Occupancy's include, among others, the use of a building or structure or portion thereof, for assembling, disassembling, fabricating, finishing, manufacturing, packaging, repair or processing operations that are not classified as Group H -Hazardous or Group S -Storage Occupancy's Pg.3 of 5 YES NO NIA 1. Project Name ✓ 2. Owner Name ✓ 3. Site Address and Map & Taxlot Dumber ✓ 4. Vicinity Map - with street names and locations of all existing and proposed streets within or on the boundary of the proposed development ✓ 5. Scale & North Arrow ✓ 6. Lot Layout with approximate dimensions for all lot lines ✓ 7. Zoning Designations in proposed development and surrounding properties ✓ 8. Location & Use of all proposed and existing building, fences and structures ✓ 9. Indicate which buildings are to remain and which are to be removed ✓ 10. Location of all landscaped areas. Indicate existing trees, size, species, and approximate drip line outer branch location). Identify trees to be removed. ✓ 11. Location and size of all public utilities in and adjacent to the proposed development including water line and meter size, sewer lines, storm drain lines, nearest fire hydrant, ✓ 12. Locations of drainage ways or public utility easements in and adjacent to proposed development. ✓ 13. Location, size and use of all contemplated and existing public areas ✓ 14, 1 Approximate topography (sloe of the site 15. Location of all parking areas and individual and handicap parking spaces, ingress and egress on the site and on-site circulation 16. Use designation for the areas not covered by buildings (e.g. loading, storage, vacant, open space, etc. 17. Elevations of the building(s)✓ 18. Construction materials -- wood frame, masonry, etc. (if project is in a Historic District provide pictures of existing structures and indicate proposed exterior materials for siding, windows, trim and roofing) ✓ PRE -APPLICATION BUILDING INFORMATION Tease attempt to indicate the following (Note: if information is not known please leave blank) 1. Current Building Occupancy Type (select one); FlAssembiy =More than 50 occupants Theaters, Restaurants, Nightclubs, Taverns and Bars, Community Halls, Art Galleries, Places of Worship, Arenas, Bleacher's, etc. Business = Less than 50 occupants Professional Service Office, Barber and Beauty Salons, Training and Skill Development not within a school or academic program, Sank, Print Shop, etc. El Educational Schools K -12th Grade, Religious Educational Rooms and Auditoriums, Day Care Facilities ❑ Factory (F- Occupancy's include, among others, the use of a building or structure or portion thereof, for assembling, disassembling, fabricating, finishing, manufacturing, packaging, repair or processing operations that are not classified as Group H -Hazardous or Group S -Storage Occupancy's Pg.3 of 5 2. 3. High Hazard H -Occupancy's includes, among others, the use of a structure, or a portion thereof, that involves the manufacturing, processing, generation or storage of materials that constitute a physical or health hazard in quantities allowed in control areas complying with section 414 of the Oregon Structural Specialty Code. Institutional I -Occupancy's includes, among others, the use of a building or structure or a portion thereof for more than 16 persons, excluding staff, who reside on a 24 hr. basis in a supervised environment and receive custodial care. Detoxification Facilities, Hospitals, Medical Care, Nursing Homes, Congregate Living Facilities, Social Rehabilitation Facilities, Assisted Living Facilities, Alcohol and Drug Centers, Correction Centers, Jails, Reformatories, Adult and Child Day Care Facilities. Mercantile Department Stores, Drug Stores, Markets, Motor Fuel -Dispensing Facilities, Retail or Wholesale Stores, Sales Rooms. Residential Single Family Residence, Hotels, Motels, Apartment Houses, Vacation Time Shares, Congregate Living Facilities (more than 16 occupants), Assisted Living Facilities (with or without a Memory Care E=ndorsement), Residential Treatment Facilities, etc. Is a Change of Occupancy being requested? If yes, please indicate the proposed Occupancy Type: ❑ Assembly ❑ High Hazard ❑ Business ❑ Institutional ❑ Educational ❑ Mercantile ❑ Factory ❑ Residential If Residential please indicate which type (select one): R-1 Occupancy Hotels (transient), Motels (transient), Boarding Houses (transient) with more than 10 occupants. ❑ R-2 Occupanc}� Apartment Houses, Congregate Living Facilities (non -transient) with more than 16 occupants, Dormitories, Hotels (non -transient), Motels (non -transient), Vacation Time Share Properties, Boarding Houses (non -transient) with more than 16 occupants, etc. RR -3 Occupancy Detached One and Two Family Dwellings and Townhouses, Adult Care Facilities (six or fewer persons of any age less than 24 hrs.), Adult Foster Homes as defined in ORS Chapter 443, or Family Child Care Homes located in a private residence as defined in the Oregon Structural Specialty Code section 310.2. Buildings that do not contain more than two dwelling units, Boarding Houses (non -transient), Child Care Facilities that provide accommodations for six or fewer persons of any age for less than 24 hrs., Congregate Living Facilities (non -transient) with 16 or fewer occupants, Lodging Houses, etc.) R-4 Occupancy This occupancy shall include buildings, structures or portions thereof for more than five but not more than 16 persons, excluding staff, who reside on a 24 -hr. basis in a supervised residential environment and receive custodial care, Congregate Living Facilities, Halfway Houses, Social Rehabilitation Facilities, Alcohol and Drug Centers Assisted Living Facilities (with or without a Memory Care Endorsement), Residential Care Facilities (with or without a Memory Care Endorsement), Residential Treatment Facilities, Group Homes and Facilities, etc.) Pg.4 of 5 4. Type of Building Construction: Types II and Il construction are those types of construction in which the building elements listed in Table 601 of the Oregon Structural Specialty Code are of noncombustible materials. Type III construction is that type of construction in which the exterior walls are of noncombustible materials and the interior building elements are of any material permitted by the Oregon Structural: Specialty Codie, Type IV Construction: (Heavy Timber) is that type of Construction in which the exterior walls are of noncombustible materials and the interior buiilding elements are of solid or laminated wood without concealed spaces, Type V Construction is that type of construction in which the structurals elements, exterior walls and interior walls are of any materials permitted by the Oregon Structural Specialty Code. El Type I El Type IV El Type 11 Type V Ej Type III 5. Is the building equipped or proposed to be equipped with a Fire Protection! System? (e.g., Fire Sprinklers or Fire Alarms) Fil Yes 0 No Any questions regarding the pro -application conference or the formal land use application submittal can be directed: to the Ashland Planning Division at (541) 488-5305. The City of Ashland Land Use Code can be found online at www,ashland.orus/code.asp by clicking on Chapter 18 and selecting the desired section. Pg,5 of 5 A R K I N TILT ARCHITECTS [0 Ecological Planning & Design 2851289, Wightman Street Multii-Family NHousing Pre -Application Conference Application, 09/27/2022 Narrative: The subject property is a 0.326 acre lot zoned R-2. The proposed development includes the relocation or dismantling of an existing duplex and detached open, garage, and the construction of (5) attached two-bedroom, two -bath townhomes with lofts, and site improvements including parking, shared outdoor space, and private gardens. The site design calls for utilizing the existing curb cut at the North of the property and removing the existing driveway at the South of the property. (5) full size parking spaces are provided along the North of the property, one for each residential unit. (0 spots required per Parking Rules Change OAR 660-012-0400 through 0450, since the property is within 1/2miile of a transit corridor (bus route)). Trees will be planted adjacent to the parking to provide shade. The (5), townhomes are proposed within a single structure, sharing partition walls. A pedestrian walkway from Wightman St, leads to entry porches for each unit. Each uln:it has a kitchen/dining, living, and bathroom on the first floor. The second floor has two bedrooms and a bath,.The loft (1/2) story can be storage, or a third bedroom:. The structure is oriented with its long dimension in the East West direction, so each unit has access to southern winter sun, for passive, heating and cross ventilation. The townhomes" primary construction materials are wood framing and strawbale (per Appendix S in the ORSC). Strawbale is chosen for its high insulating (thermal and acoustic) properties, its low carbon footprint (stores carbon), and its fire resistance when finished with plaster. Proposed secondary materials include plaster finishes and class -"A" roofing. The structure will have solar P'V panels on the roof. Rainwater falling on the roof will be colllected in (2) 10,000 -gallon underground cisterns. The collected rain, water will be used for landscape irrigation during the dry months of the year. Grey water from showers, sinks (excluding kitchen), and laundry will be filtered and used for irrigating ornamental plantings. Each townhome is provided a private garden to the, South. A shared garden / orchard space occupies the yard west of the structure, with a shared shady patio / outdoor space in the northwest corner. The site landscape design will focus on native plants, pollinators, and food producing landscape. There are currently two large Elm trees at the West and Northwest of the site. The health of these trees, is being evaluated with the assistance of an arborist. If they are healthy enough to survive they will provide welcome afternoon shade in the hotter months. No site trees will be removed; several will' be added. www.arkintilt.corri � infolq'arkintllf.corn t510.528.983o 1 101 811, Street Ste 180, Berkeley CA 94710 1`510.528.0206 ARKIN TILT ARCHITECTS JO Ecologic a I Planning & Design See attached site plan for additional information regarding lot coverage, etc. and perspective LEER Certification: the project will not be pursuing LEER certification, but is targeting healthy materials and minimizing carbon emissions. The project mill be built to the Earth Advantage Standard, per Conservation Density Bonus requirement in the Ashland Landl Use Ordinance. www.arkintilt.com - info(�q�arkjntilt.corn t510.528.983o 1101 811, Street Ste 180, Berkeley CA 94710 1`510,528,0206 I 11 0 2 x W z z p a 0 WUW 2 z �Q, p � QZ L) 0 w ,3 —o:z3 gC4 00 R z 041 Lu �o Ln LLJ F- D 0 Ln 0 z W4 lz sqrs (2) 01 Yovans du 041 Lu �o Ln LLJ F- D 0 Ln 0 z \ \Nil } d \ � ^ � \ � � F. .} . } 1 �