HomeMy WebLinkAboutSkycrest_265_PA-T1-2020-00100
265 Skycrest Drive
Physical & Environmental Constraints Review Permit
Solar Setback Waiver
Devitt Payne Family Trust
Received 3.30.2020
March 30, 2020
Physical Constraints Review Permit for Hillside Development
Solar Setback Waiver
Address: 265 Skycrest Drive
Map & Tax Lot:39 1E 08 AB; 207
Legal Description: Lot 14 of the Skycrest Hills Subdivision (Phase 2)
Zoning: Rural Residential (RR-.5)
Overlay Zones: Performance Standards Subdivision
Hillside Overlay including Severe Constraints
Wildfire Land Overlay
Property Owners:Devitt Payne Family Trust
Kathleen Ann Devitt Trustee
John Warren Payne
508 Aldin Circle
Talent, OR 97540
Building Designer: TNT Design & Drafting
Terry Thomas
terry@tntcad.com
Engineering and Geotech:Galli Group
612 NW Third Street
Grants Pass, OR 97526
Planning Consultant: Rogue Planning & Development Services
Amy Gunter
33 N Central Avenue, Suite 213
Medford, OR 97501
Received 3.30.2020
Request:
The request is for Physical and Environmental Constraints Review Permit for the construction of a new
single-family residential home on the vacant lot at 265 Skycrest Drive. The request includes an exception
to the hillside design standards with respect to the height of the downhill wall being over 20-feet. A solar
setback waiver is requested to allow for a slightly increased amount of shadow onto the property to the
north. The adjacent property owners have agreed to the solar setback waiver request.
Property Description:
The subject property is located on the west side of Skycrest Drive, south of
the intersection of Skycrest Drive and Orchard Street. The property and the
adjacent properties to the north, east and south were created as part of the
Skycrest Hills Subdivision, a Performance Standards Subdivision which was
platted in 1998.
The subject property is zoned RR-.5, Rural Residential
zoning with a ½-acre minimum lot size. The rectangular
shaped lot has 136.12-feet of frontage, extends 144.36-
feet to the west along the south property line and
121.41-feet along the north property line. The west
property line is 100-feet in length, north to south. The
property is 15,313 square feet in area, .35 acres.
The property slopes away from the street, downhill to
the west. The average slope of the property is 29.9
percent. There are no trees or other significant vegetation on the property. A slope analysis has been
provided. The parcel has an approved building envelope that was created as the minimum setbacks of
the RR-.5 zone at the time of the lot platting. The building envelope provides a 20-foot front yard for
garage, 15-foot front yard for façade of structure, ten-foot side yard setbacks and 15-foot rear yard
setbacks. The building envelope includes areas of more than 35 percent slopes.
Skycrest Drive has a 42-foot wide right-of-way. The street is improved with approximately 32-feet of
pavement, curb and gutter along the frontage of the property. A fire truck hammerhead is just south of
the subject property on the east side of Skycrest Drive. There are no sidewalks presently along the
frontage of the property.
Received 3.30.2020
There are public utility easements of ten-feet along the street frontage and on the adjacent property to
the north, and a 10-foot storm drain easement along the west property line. The public utilities serving
the property such as water, storm sewer, sanitary sewer and electric service are present within the right-
of-way, or within the public utility easements.
Proposal:
The request is to allow for the construction of a 2,892 square foot, single family residence. A 746 square
foot garage with storage area and a 267 square foot covered porch are proposed. The structure is
proposed as a single story with basement. The footprint of the structure is 2,855 square feet in area. The
driveway is proposed to be 385 square feet. The proposed lot coverage of 3,240 square feet, complies
with the maximum lot coverage of 3,262 square feet. The proposal provides for two off-street parking
spaces within the garage.
Due to the steep slope of the property, the reduced front yardsetbackis allowedwhen there is a 4:1
slope in the front setback area found in 18.2.5.060.A.3. The entire width of the lot’s front yard is more
than 25 percent slopes and in some areas is more than 40 percent slopes. The proposed façade of the
garage is setback just over 13-feet from the front property line.
The structure is proposed to be 10’ – 2” from the south property line, a 10-foot setback is required. The
rear yard setback is ten feet per story, the proposed setbackis 63’ – 3 1/8”. The north property line
setback is 36’ – 9 1/8” at the nearest setback location, increasingto over55-feet.
There are significant slopes across the property ranging between 26.1 percent to over 45 percent. The
majority of the approved building envelope area exceeds the maximum slope areas allowed for
development with more than 35 percent slopes, and the steeped site slopesnearest the streetand in
the buildable area on the southern portion of the property. The slope of the property is pre-existing,
non-conforming hillside parcel. The owners purchased the property in 2014.
These steep slopes, downhill from the street, in the developable portions of the property create
substantial development challenges with respect to the need for construction upon retained fill. The
amount of the site that is required to be retained, natural slopes, and demonstrate strict adherenceto
the development standards from the Building Design Standards of the Hillside Development Ordinance.
The structure requires structural retaining walls that support the structure to native grade, therefore, a
tall retaining wall is necessary on the downhill side. This impacts the hillside development building design
Received 3.30.2020
standards compliancedue to downhill wall height measurements from natural grade. The majority of
the façade complies withthe standards on the downhill, west side. This is demonstrated with the façade
wall of the residence for the below grade rooms, setback more than six feet. The main living level is
setback six feet from the from the façade wall of the basement level. On the south half of the structure,
the structural retaining wall is more than six-feet from the façade, the façade of the house does not have
a six-foot step back and has 18’ – 2” exposed above grade. The height measured to natural grade though
is 23’ and requires an exception.
The lot area, 15,313 square foot lot is required to retain 54.99 percent of the total lot as natural area.
The proposed layout, reduced front setback, and limited on terraces reduces the impacts to the hillside
slopes the majority of the lot area is in a natural state.
The property’s slope from south to north as required with respect for how the solar setback north slope
is measured, the site has a very moderate slope. The slope for the purposes of solar setbacks is only six
percent “downhill” to the north. Due to the steep slopes away from the street, even with low pitched,
hipped gable roofline, reduced plate heights, a substantial setback from the north property line, a solar
setback waiver is still necessary. The shading is de minimis in its impacts to the property and extends
less than two feet beyond the allowed shadow line. The portions of the adjacent property that will be
shaded and extend beyond the shadow length that is an undevelopable area of the property as it is more
than 35 percent slopes. The area of the property that will be shaded is minimal and does not impact the
adjacent properties access to active or passive solar. The adjacent property owners have agreed to the
solar setback waiver.
A Geotechnical Report for the larger subdivision was completed in the early 2000s. The Galli Group has
provided a site-specific geotechnical review. The project geotechnical and structural engineer will review
all of the proposed documents for the land use application and provide engineering, storm drainage,
erosion control and long-term maintenance guidance for the proposed site development.
Findings addressing the approval criteria for Physical and Environmental Constraints Review for Hillside
Development and Wildfire Overlay, exception to hillside design standards, variance to setbacks,
exception to street standards and tree removal permit are addressed below.
Received 3.30.2020
CRITERIA FOR APPROVAL
Physical and Environmental Constraints Review Permit for Hillside Development:
18.3.10.050 Approval Criteria
A. Through the application of the development standards of this chapter, the potential impacts to the
property and nearby areas have been considered, and adverse impacts have been minimized.
Finding:
Through the application of the requirements of the Hillside Ordinance, the oversight of a geotechnical
expert, a structural engineer, implementation of the erosion control plan, potential adverse impacts
have been minimized.
The proposed site development is consistent with the development has structural retaining walls to
lessen the impact of a structure on the lot, limited terracing and site disturbance is proposed. The
proposed structure is constructed upon retained fill. The area of fill is limited to the provide just the
amount needed to withstand the surcharge of the structure and not to create a yard area.
The proposed residence is sited in a manner to have the least amount of disturbance by limiting the
footprint size and a reduced driveway length.
The proposed development complies with lot coverage and has little disturbance areas outside of the
footprint of the building to accommodate construction. All proposed construction occurs within the
boundaries of the property.
The proposed residence does not include large gable ends on the downhill side. This reduces the building
height and mass, limiting visual impacts to the adjacent properties.
B. That the applicant has considered the potential hazards that the development may create and
implemented measures to mitigate the potential hazards caused by the development.
Finding:
The entire property exceeds 25 percent slopes. Based on the findings of the geotechnical expert, the site
is stable for construction. According to the geotechnical report, the soils consist of medium dense to
dense decomposed granite over weathered fractured granite rock. During very wet months the upper
portions of the decomposed granite may become saturated but will not have an adverse impact on the
site development or adjacent properties. There are no known concerns for liquefaction, ground rupture
Received 3.30.2020
or landslide issues or problems in the vicinity. The site, though very steep displays no slipping or
slumping.
Erosion control systems utilizing the installation of silt fencing and storm water drainage consistent with
the recommendations of the report from the Galli Group, the proposed site development will not create
any hazards.
The foundation and structural retaining walls has been engineered and the geotechnical expert will
provide periodic inspections of the site to verify the development recommendations are being complied
with.
Erosion control measures including a graveled entrance, silt fencing and bio-bags are proposed for
erosion control measures. Specific drainage recommendations are provided by the geotechnical expert
that will be incorporated into the grading and drainage plans created by the project engineer.
All erosion control measures will remain in place throughout the duration of the site work portions of
construction.
C. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment.
Irreversible actions shall be considered more seriously than reversible actions. The Staff Advisor or
Planning Commission shall consider the existing development of the surrounding area, and the maximum
development permitted by this ordinance.
Findings:
The limited footprint size and location of the proposed residence, driveway length and paved area
reductions, limited retaining walls, all contribute to reducing the impacts of the proposed development.
The proposal utilizes fill within an engineered retaining wall area to create structural walls that have the
house constructed upon.
Construction inspections will occur under the direction and guidance of the geotechnical expert, the
structurally engineered single family residence and the associated site development has taken all
reasonable steps to reduce adverse impact to the environment. The limited building footprint, reduced
driveway minimized driveway length and resulting impervious surface reduction, demonstrate all
reasonable steps have been taken to reduce adverse impacts on the environment.
Received 3.30.2020
18.3.10.090 Development Standards for Hillside Lands
A. General Requirements. The following general requirements shall apply in Hillside Lands.
1. Buildable Area. All development shall occur on lands defined as having buildable area.
Finding:
The subject property has areas of the property that exceed 35 percent. The site was created in 1998 and
at the time, the information was provided to the city that the lots were less than 35 percent slopes,
though the average slope is less than 35 percent, there are actual slopes that exceed 35 percent slopes.
The lot is buildable and based on the analysis of the Geotechnical firm,of the site is stable for
construction.
2. Building Envelope. All newly created lots either by subdivision or partition shall contain a
building envelope with a slope of 35 percent or less.
Finding:
There is a building envelope, but it contains areas of more than 35 percent slopes.
3. New Streets and Driveways. New streets, flag drives, and driveways shall be constructed on
lands of less than or equal to 35 percent slope with the following exceptions.
Finding:
No new street are proposed. The driveway is less than 100-feet in length.
4. Geotechnical Studies.For all applications on Hillside Lands involving subdivisions or
partitions, the following additional information is required: A geotechnical study prepared by a
geotechnical expert indicating that the site is stable for the proposed use and development. The
study shall include the following information.
Finding:
A geotechnical study that contains the elements listed in the code, prepared by a geotechnical
expert has been undertaken. The site has been determined to be stable for construction.
B. Hillside Grading and Erosion Control. All development on lands classified as Hillside shall provide
plans conforming to the following items.
1. All grading, retaining wall design, drainage, and erosion control plans for development on
Hillside Lands shall be designed by a geotechnical expert. All cuts, grading or fills shall conform
to the International Building Code and be consistent with the provisions of this ordinance. Erosion
Received 3.30.2020
control measures on the development site shall be required to minimize the solids in runoff from
disturbed areas.
Finding:
The project Geotech and the engineering firm, Galli Group has provided geotechnical oversite.
The project P.E., has reviewed the grading, erosion control, drainage and retaining wall plans that
have been designed by others with demonstrable expertise in the development of Hillside Lands.
The plans provided demonstrate compliance with the standards from the Land Use Ordinance.
Silt fencing, bio-bags, tire cleaning area (as needed) are proposed methods of erosion control.
The proposed erosion control measures are consistent with the provisions of this ordinance. The
construction of retaining walls and engineered fill, will minimize the disturbance of the soil.
2. Timing of Improvements.
Finding:
This proposal is exempt from this section of the code.
3. Retention in natural state.
Finding:
The lot area, 15,313 square foot lot is required to retain 54.99 percent of the total lot as natural area.
The proposed layout, reduced front setback, and limited on terraces reduces the impacts to the hillside
slopes. There is more than 8,250square feet of the site retained in a natural state.
4. Grading - Cuts. On all cut slopes on areas classified as Hillside Lands, the following standards shall
apply.
a. Cut slope angles shall be determined in relationship to the type of materials of which they are
composed. Where the soil permits, limit the total area exposed to precipitation and erosion. Steep
cut slopes shall be retained with stacked rock, retaining walls, or functional equivalent to control
erosion and provide slope stability when necessary. Where cut slopes are required to be laid back
(1:1 or less steep), the slope shall be protected with erosion control getting or structural equivalent
installed per manufacturers specifications, and revegetated.
Finding:
Received 3.30.2020
The proposed structure is developed mostly upon retained fill. There is a minor area where a cut
is necessary on the southeast side of the structure.
b. Exposed cut slopes, such as those for streets, driveway accesses, or yard areas, greater than
seven feet in height shall be terraced. Cut faces on a terraced section shall not exceed a maximum
height of five feet. Terrace widths shall be a minimum of three feet to allow for the introduction
of vegetation for erosion control. Total cut slopes shall not exceed a maximum vertical height of
15 feet. The top of cut slopes not utilizing structural retaining walls shall be located a minimum
setback of one-half the height of the cut slope from the nearest property line.
Finding:
No exposedcut slopes are proposed.
c. Cut slopes for structure foundations which reduce the effective visual bulk, such as split pad or
stepped footings, shall be exempted from the height limitations of this section.
Finding:
The cutis in the southeast corner for the structure foundation to be at the street grade of the
property to provide a generally level driveway access into the garage.
d. Revegetation of cut slope terraces shall include the provision of a planting plan, introduction of
top soil where necessary, and the use of irrigation if necessary. The vegetation used for these areas
shall be native, or species similar in resource value to native plants, which will survive, help reduce
the visual impact of the cut slope, and assist in providing long term slope stabilization. Trees, bush-
type plantings, and cascading vine-type plantings may be appropriate.
Finding:
The cut will be graded out into the front yard area and not left unretained in a manner that could
cause erosion.
5. Grading - Fill.On all fill slopes on lands classified as Hillside Lands, the following standards shall
apply.
a. Fill slopes shall not exceed a total vertical height of 20 feet. The toe of the fill slope area not
utilizing structural retaining shall be a minimum of six feet from the nearest property line.
Finding:
Received 3.30.2020
The proposed fill will be retained. The vertical height is less than 20-feet. There is substantially
more than six feet from the property lines to the retained fill.
b. Fill slopes shall be protected with an erosion control netting, blanket or functional equivalent.
Netting or blankets shall only be used in conjunction with an organic mulch such as straw or wood
fiber. The blanket must be applied so that it is in complete contact with the soil so that erosion
does not occur beneath it. Erosion netting or blankets shall be securely anchored to the slope in
accordance with manufacturer's recommendations.
Finding:
No un-retained fill slopes are proposed. The steepproperty, downhill from the streetnecessitates
construction on fill. No erosion control blankets or netting is necessary and are notproposed.
c. Whenever possible, utilities shall not be located or installed on or in fill slopes. When determined
that it necessary to install utilities on fill slopes, all plans shall be designed by a geotechnical
expert.
Finding:
The water and electric utilities are proposed to be connected to the public infrastructure in
Skycrest Drive right of way. The stormwater collection line and the sanitary sewer lines are
downhill from the building area. The fill is retained. The utilities will extend undergroundfrom
the structure and in accordance with the geotechnical experts’ recommendations. The utility plan
will be reviewed and approved by the geotechnical expert. There are specific construction
recommendations within the report that address utility installation. These will be followed
throughout the development of the site.
d. Revegetation of fill slopes shall utilize native vegetation or vegetation similar in resource value
and which will survive and stabilize the surface. Irrigation may be provided to ensure growth if
necessary. Evidence shall be required indicating long-term viability of the proposed vegetation for
the purposes of erosion control on disturbed areas.
Finding:
No unretained fill slopes are proposed. The areas between the foundation wall and the structural
retaining wall, will be planted with a low growing plant material that is not included in the
prohibited plant list. There are no erosion control plant materials required.
Received 3.30.2020
6. Revegetation Requirements. Where required by this chapter, all required revegetation of cut and fill
slopes shall be installed prior to the issuance of a certificate of occupancy, signature of a required survey
plat, or other time as determined by the hearing authority. Vegetation shall be installed in such a manner
as to be substantially established within one year of installation.
Finding:
No unretained cut or fill slopes are proposed. All disturbed areas will be revegetated with native ground
covering grasses. The front yard will be landscaped with perennial p
7. Maintenance, Security, and Penalties for Erosion Control Measures.
a. Maintenance. All measures installed for the purposes of long-term erosion control, including but not
limited to vegetative cover, rock walls, and landscaping, shall be maintained in perpetuity on all areas
which have been disturbed, including public rights-of-way. The applicant shall provide evidence
indicating the mechanisms in place to ensure maintenance of measures.
Findings:
The retaining walls and landscaping will be maintained in perpetuity.
b. Security.
Finding:
The performance bond will be posted as necessary.
8. Site Grading. The grading of a site on Hillside Lands shall be reviewed considering the following
factors.
a. No terracing shall be allowed except for the purposes of developing a level building pad and for
providing vehicular access to the pad.
Finding:
Structural retaining walls and landscape retaining walls to support the necessary amount of fill
on the downhill side of the residence are necessary to create a building pad. Minimal terracing is
proposed. Where proposed, it is to provide access to the property from the street for the
walkway and driveway and to provide for a small, outdoor patio area.
b. & c. Avoid hazardous or unstable portions of the site.
Received 3.30.2020
Finding:
Based on the Geological Report there are no hazardous or unstable portions of the site. There is
no physical evidence on the site of any hazardous or unstable portions of the site.
d. Building pads should be of minimum size to accommodate the structure and a reasonable amount
of yard space. Pads for tennis courts, swimming pools and large lawns are discouraged. As much
of the remaining lot area as possible should be kept in the natural state of the original slope.
Finding:
The proposed structure and driveway has a limited structural footprint, when compared to the
size of the parcel. The building pad area is the minimum to provide for a stable area for
construction of the residence. There are no large lawn areas. The majority of the lot is kept in the
natural state of the original slope. The disturbed areas accounts for
9. Inspections and Final Report. Prior to the acceptance of a subdivision by the City, signature of the final
survey plat on partitions, or issuance of a certificate of occupancy for individual structures, the project
geotechnical expert shall provide a final report indicating that the approved grading, drainage, and erosion
control measures were installed as per the approved plans, and that all scheduled inspections, as per
18.3.10.090.A.4.j were conducted by the project geotechnical expert periodically throughout the project.
Finding:
The final inspection report completed by the geotechnical expert will be provided prior to the issuance
of the certificate of occupancy.
C. Surface and Groundwater Drainage.
Finding:
The surface and groundwater drainage on the site will be directed into the city’s storm drain system and
designed in accordance with the Geotechnical Experts recommendations.
D. Tree Conservation, Protection and Removal. All development on Hillside Lands shall conform to
the following requirements.
1. Inventory of Existing Trees.
Received 3.30.2020
Finding:
There are no trees on the site. The tree on the adjacent property is more than 45-feet from the structure
and there is a fence protecting the tree.
E. Building Location and Design Standards. All buildings and buildable areas proposed for Hillside
Lands shall be designed and constructed in compliance with the following standards.
1. Building Envelopes.
Finding:
When the lot was approved in 1998 a building envelope that meet the basic setbacks for the RR-.5 zone
was proposed. The property has slopes significant over 35 percent within the building envelope. The
steep parcel has site constraints that present development challenges. These include the street slope of
the parcel away from the street, the low slope for the purposes of solar setback that push the
developable area to the south because the height of structures is measured to natural grade which is
more than 25-feet below the street grade within the first 25-feet of the property.
2. Building Design. To reduce hillside disturbance through the use of slope responsive design techniques,
buildings on Hillside Lands, excepting those lands within the designated Historic District, shall
incorporate the following into the building design and indicate features on required building permits.
a. The height of all structures shall be measured vertically from the natural grade to the uppermost
point of the roof edge or peak, wall, parapet, mansard, or other feature perpendicular to that grade.
Maximum hillside building height shall be 35 feet.
Finding:
A single-story residence with basement is proposed. The proposed residence is significantly less
than 35-feet in height.
b. Cut buildings into hillsides to reduce effective visual bulk.
Finding:
The structure cannot be cut into the hillside which falls steeply away from the street. The height,
is less than 35-feet, has hipped rooflines, and set-backs.
Received 3.30.2020
i. Split pad or stepped footings shall be incorporated into building design to allow
the structure to more closely follow the slope.
Finding:
The proposed structure uses a split pad construction built upon structural fill.
ii. Reduce building mass by utilizing below grade rooms cut into the natural slope.
Finding:
The residence is constructed on fill and uses below grade rooms. There is only a
minor cut, the majority of the site is fill due to the steep grade downhill away from
the street.
c. A building step back shall be required on all downhill building walls greater than 20 feet in
height, as measured above natural grade. Step-backs shall be a minimum of six feet. Decks
projecting out from the building wall and hillside shall not be considered a building step-back. No
vertical walls on the downhill elevations of new buildings shall exceed a maximum height of 20
feet above natural grade.
Finding:
The natural grade is very steep, in order to allow for a modestly sized residence and with the
garage near the grade of the street, the structure is constructed upon fill. The structural retaining
wall is 15’ – 6” tall, at the tallest point the northwest corner. Along the west façade of the wall,
the height of the wall follows the grade of the property, at the southwest corner, the retaining
wall is 7’ in height. The basement level façade wall is setback six feet from the façade of the
structural retaining wall.
The lower level room, from the top of the wall to finished floor of the story above is 9’ – 6”. The
roof above this level is a deck for the upper story. The façade of the main living level is setback
six feet from deck of the lower level below. The tallest downhill wall height of themain living
level 23’ - 10” on the north side of the structure. On the south side of the structure, there is a
portion of the downhill wall height that is 23’ – 10” measured to the natural grade.
Due to how height is measured to natural grade, though there is a six-foot step back from the
grade of the fill slope. For the majority of the structure, to natural grade the wall height is more
than 20’, but the additional height is below the grade of the fill, reducing the impacts to the
adjacent properties.
Received 3.30.2020
On the north side of the structure where the highest point of the below grade basement rooms
from the natural grade, deck for main floor above is 24’ – 6”.
The downhill wall height is more than 25-feet above natural grade at the west corner of the
garage on the north side of the structure. A six-foot step back cannot be provided in the garage
walls.
The lot is very steep, anexception to the downhill wall height standards is requested. Findings
are provided.
d. Continuous horizontal building planes shall not exceed a maximum length of 36 feet. Planes
longer than 36 feet shall include a minimum offset of six feet.
Finding:
No horizontal planes exceed 36-feet in length without any offset. There is an offset of six-feet
from the below grade façade wall that creates an off-set to the 36’ – 8” façade wall. The
corresponding rooflines are offset and have differing heights and the offset breaks the mass of
the structure.
e. It is recommended that roof forms and roof lines for new structures be broken into a series of
smaller building components to reflect the irregular forms of the surrounding hillside. Long, linear
unbroken roof lines are discouraged. Large gable ends on downhill elevations should be avoided,
however smaller gables may be permitted.
Finding:
The residence is proposed to have low pitch, hipped gable roof lines. There are four, distinct
rooflines on the downhill side. There are no gable ends on the downhill elevation.
f. It is recommended that roofs of lower floor levels be used to provide deck or outdoor space for
upper floor levels. The use of overhanging decks with vertical supports in excess of 12 feet on
downhill elevations should be avoided.
Finding:
There are no overhanging decks proposed.
Received 3.30.2020
g. It is recommended that color selection for new structures be coordinated with the predominant
colors of the surrounding landscape to minimize contrast between the structure and the natural
environment.
Finding:
Natural colors selected from the predominant colors of the landscape will be used for the exterior
paint finishes. The metal roof will be non-reflective metal or class B or better shingles. The
exterior materials consist of natural wood, and stucco.
F. All structures on Hillside Lands shall have foundations designed by an engineer or architect with
demonstrable geotechnical design experience. A designer, as defined, shall not complete working
drawings without having foundations designed by an engineer.
Finding:
The foundation has been engineered by the Galli Group. The engineered foundation plans will be
provided with the building permit set
.
G. All newly created lots or lots modified by a lot line adjustment must include building envelopes
containing a buildable area less than 35 percent slope of sufficient size to accommodate the uses permitted
in the underlying zone, unless the division or lot line adjustment is for open space or conservation
purposes.
Finding:
Thissection is not applicable.
H. Exception to the Development Standards for Hillside Lands.
1. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a
unique or unusual aspect of the site or proposed use of the site.
Finding:
The proposal requests an exception to the standards for downhill wall height.
The subject property is verysteep and though the structure has limited plate heights, below
grade rooms, compliance with the standards is not possible. The building is constructed upon fill
with a structural retaining wall, a six-foot step back and then the lower level. Beyond the lower
level is the upper, main living level, set back six feet from the façade of the floor below. Since the
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height of structures is measured to natural grade, an exception to the downhill wall height
standards is necessary because the lot is very steep.
The property has been available for development since the 1990s proposals never materialized
due to the site complexity.
2. The exception will result in equal or greater protection of the resources protected under this
chapter.
Finding:
The proposed exception allows for a modest sized house on a very steep lot.
The requested exception to the downhill wall heightis due to the measured to natural grade. The
wall height from the natural grade to the finished floor of the main floor above on the downhill
walls is more than 20-feet. Above the level of the fill, the height of the structure is at no point
more than 20-feet.
The majority of the façade complies with the standards on the downhill, west side. This is
demonstrated with the façade wall of the residence for the below grade rooms, setback more
than six feet. The main living level is setback six feet from the from the façade wall of the
basement level. On the south half of the structure, the structural retaining wall is more than six-
feet from the façade, the façade of the house does not have a six-foot step back and has 18’ – 2”
exposed above grade. The height measured to natural grade though is 23’ and requires an
exception.
3. The exception is the minimum necessary to alleviate the difficulty.
Finding:
The requested exception is the minimum necessary to alleviate the difficulty of construction of the
proposed residence on the site.
The height measured from natural grade and to keep the house near the grade of the street, retention
of natural slopes, solar setback standards, and the very steep parcel necessitates the exception. The
house steps down the hill and all height above grade of the surface of the “fill” ground does not exceed
maximum height.
Impacts to adjacent neighbors is limited due to the large setbacks provided from the downhill neighbors.
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4. The exception is consistent with the stated Purpose and Intent of chapter 18.3.10 Physical and
Environmental Constraints Overlay chapter and section 18.3.10.090 Development Standards for
Hillside Lands.
The requested increase in the downhill wall height is due to the retention of the fill on the very steep
lot. The downhill wall height is measured to natural grade. Within ten-feet of the property the property
drops off with a 40 to 45 percent slope. This wall of the house at the reduced setback from natural grade
is more than ten-feet from natural grade. This is just to obtain grade of the street to have the house
closer to the street to reduce impacts downhill of the steep slope continues to the lower half of the site,
where the slope is lower at 26 – 37 percent. This is consistent with the purpose and intent of the Physical
and Environmental Constraints chapter, allows for the protection of the natural and topographic
character of the property. More than fifty percent of the site is proposed to be unexcavated or left in a
natural state.
The exception is due to the need for the use of fill to construct upon the property.
18.3.10.100 Development Standards for Wildfire Lands
B. Requirements for Construction of All Structures.
Finding:
The property is within the wildfire overlay.
There are no fuel loads on the property. There are no dead or dying trees or other vegetation. Thereis
low growing grass only on the site. No other measures to prepare the site for construction are necessary.
There are no flammable materials on the site that required removal for compliance with the General
Fuel Modification Area. All newly planted vegetation within 50 feet of any building or deck will not
include species listed on the City’s Prohibited Flammable Plant List. The only tree in proximity to the
development is a oak tree on the adjacent property to the north. The tree is more than 50-feet from the
development area.
According to the Fire Flow tests conducted by the Fire Department, there is adequate fire flow.
18.3.10.110 Development Standards for Severe Constraints Lands
Finding:
Received 3.30.2020
An engineering geologic study of the property was completed by Galli Group inSeptember 2019. The
study finds that the site is stable for construction. With the recommended construction measures and
the recommended erosion control measures undertaken the site is suitable for construction.
Exception to Street Standards
18.4.6.040. B. Exceptions and Variances. Requests to depart from the requirements of this chapter are
subject to chapter 18.5.5 Variances, except that deviations from section 18.4.6.040 Street Design
Standards are subject to 18.4.6.020.B.1 Exceptions to the Street Design Standards, below.
Finding:
The existing sidewalk pattern in vicinity is a curb side, five-foot sidewalk with street trees behind
sidewalk. The request is to continue the sidewalk pattern.
1. Exception to the Street Design Standards. The approval authority may approve exceptions to the
standards section in 18.4.6.040 Street Design Standards if all of the following circumstances are found to
exist.
a. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a
unique or unusual aspect of the site or proposed use of the site.
Finding:
There are substantial slopes along the frontage of the property beginning approximately six feet
behind the curb line of Skycrest Terrace, sloping steeply downhill towards to west.
Curb, gutter including a pullout bay are present along the frontage of the property. There is a
curbside sidewalk on the adjacent properties. The proposal allows for the installation of a
connected sidewalk that is consistent with the sidewalk development pattern in the
neighborhood.
b. The exception will result in equal or superior transportation facilities and connectivity
considering the following factors where applicable.
i. For transit facilities and related improvements, access, wait time, and ride experience.
Finding:
There are no transit facilities in the area.
Received 3.30.2020
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.
Finding:
There are no bike lanes in the steeply sloped residential neighborhood.
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.
Finding:
There is little vehicular traffic in the neighborhood as it is not a “destination” and does
not lead to any major destinations. The traffic is generally limited to neighborhood traffic.
Pedestrians have historically walked in the roadway and shared the street with vehicular
traffic and parking.
c. The exception is the minimum necessary to alleviate the difficulty.
Finding:
The requested exception to the install curbside sidewalk, is the minimum necessary and is
necessary due to the existing sidewalk location and the steep, street side slopes of the property.
d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection
18.4.6.040.A.
Finding:
The Purpose and Intent of the Street Standards speaks to street connectivity and focus on
providing asafe environmentfor all uses. There is an existing curbside sidewalk that terminates
on either side of the subject property. The curbside sidewalk is connected to the existing
sidewalk.
18.4.8 Solar Setback Standards
C. Exceptions and Variances.
1. Solar Setback Exception. The approval authority through a Type I review pursuant to section
18.5.1.050 may approve exceptions to the standards in 18.4.8.030, Solar Setbacks, if the
Received 3.30.2020
requirements in subsection a, below, are met and the circumstances in subsection b, below, are
found to exist.
a. That the owner or owners of all property to be shaded sign, and record with the County
Clerk on the affected properties’ deed, a release form supplied by the City containing all
of the following information:
i. The signatures of all owners or registered leaseholders holding an interest in the
property in question.
ii. A statement that the waiver applies only to the specific building or buildings to
which the waiver is granted.
iii. A statement that the solar access guaranteed by this section is waived for that
particular structure and the City is held harmless for any damages resulting from
the waiver.
iv. A description and drawing of the shading which would occur.
Finding:
The signatures of the affected adjacent property owners have been secured. The waiver
applies only to the structure in question and no other. The solar shadow exceeds that
allowed by code by 1’ – 11”. The city is held harmless for any damages resulting from the
solar waiver. The drawing of the proposed solar waiver area is provided with the
application plan submittal set.
b. The approval authority finds all of the following criteria are met.
i. The exception does not preclude the reasonable use of solar energy (i.e., passive
and active solar energy systems) on the site by future habitable buildings.
Finding:
The exception does not preclude the reasonable use of solar energy use from
passive or active solar energy systems. The area of the site that is impacted by the
extended solar shadow has slopes of more than 35 percent and is not considered
buildable.
Received 3.30.2020
ii. The exception does not diminish any substantial solar access which benefits a
passive or active solar energy system used by a habitable structure on an adjacent
lot.
Finding:
The small shadow area beyond the area of allowed shadow does not diminish any
substantial solar access on the adjacent property. The area is steeply sloped with
a switchback trail leading from the yard area below up to Skycrest, there are no
structures or garden area impacted.
iii. There are unique or unusual circumstances that apply to this site which do not
typically apply elsewhere. (Ord. 3147 § 8, amended, 11/21/2017)
Finding:
The property is very steep east to west with more than 45 percent slopes in some
locations. The north to south slope though is only six-percent which means that
there is very little slope by comparison. The steep drop from the street grade to
the west property line makes the height of the building as measured for height
calculations from natural grade, the structure is higher than if on a less steep
parcel.
Conclusion:
We believe it can be found that the proposed, small footprint, modestly size, three-bedroom single
family residence with reduced side yard setbacks demonstrates compliance with the criteria and that
through the imposition of conditions, the residence can be constructed on the site that is a welcome
addition in the established neighborhood.
Attachments:
1998 Approved Building Envelope
Galli Group, September 19, 2019 Geotechnical Evaluation
Application Plan Set
Solar setback waiver forms as provided to the adjacent property owners
Received 3.30.2020
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2
The comments of this pre-app are preliminary in nature and subject to change based uponthe 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.
ASHLANDPLANNING DIVISONSITE:
265 Skycrest Drive
PRE-APPLICATION CONFERENCEAPPLICANT:
Rogue for Devitt & Payne
COMMENT SHEET
REQUEST:
January 22, 2020
Physical and Environmental
Constraints Review Permit
PLANNING DIVISION COMMENTS
This pre-application conference is intended to highlight significant issues before the applicant
prepares and submits a formal application.
Staff identified the following issues in reviewing the proposal to construct a single family residence on
the subject property:
Original Subdivision Approval:
The subdivision approval required that new homes construct
sidewalks along their full frontage, plant street trees, and be constructed to conservation housing
standards because the subdivision originally received a density bonus.
Physical & Environmental (P&E) Constraints Review Permit:
An application for a Physical
Constraints Review Permit is subject to the Type I procedure in section 18.5.1.050 and shall be
approved if the proposal meets all of the following criteria:
A. Through the application of the development standards of this chapter, the potential impacts to
the property and nearby areas have been considered, and adverse impacts have been minimized.
The applicable development standards include:
AMC 18.3.10.090
Development Standards for Hillside Lands
Engineered Plans:
Ashland Municipal Code 18.3.10.090.B requires the foundation
and all grading, retaining wall design, storm drainage, and erosion control plans for
development on Hillside Lands are required to be designed by a geotechnical
expert/engineer, in addition to conforming to the Building Code and being consistent
with the provisions of this the Physical and Environmental Constraints Chapter.
Grading Plan -Retaining/Cuts & Fills:
A grading plan including the location of all
areas of land disturbance, including cuts and fills is required. The total area of
disturbance, total percentage of project site proposed for disturbance, and maximum
depths and heights of cuts and fill must be included.
Grading –Cuts:
Cut slopes for structure foundations which reduce the effective visual
bulk, such as split pad or stepped footings, shall be exempted fromthe height
limitations of this section. See Figure 18.3.10.090.B.4c.
Grading –Fill:
Fill slopes are not to exceed a total vertical height of 20 feet, and the
toe of fill shall be a minimum of six feet from the nearest property line. Fill slopes are
to be protected by erosion control netting, blanket or the functional equivalent. To the
extent possible, utilities shall not be located in fill slopes.
265 Skycrest Drive
January 22, 2020/dds
Page 1
Landscape Plan/Re-Vegetation:
Alandscaping and irrigation plan for re-vegetation
of cut and fill slopes in accordance with AMC 18.3.10.090.B.7 will need to be included
with the submittal. The vegetation used for these areas must be native or species similar
in resource value, which will survive, help reduce the visual impact of the cut/fill slopes
and assist in providing long-term slope stabilization. For more details, see
requirements in AMC 18.3.10.090.B.7. Maintenance and Security requirements would
also need to be addressed to secure completion of all measures for long-term erosion
control.
Stormwater Plan:
All storm water drainage plans would need to be designed in
accordance with AMC 18.3.10.090.C.
18.3.10.090.D Tree Conservation, Protection & Removal:
(If there are any trees
impacted by the proposal…)The application will need to clearly address the need to
remove any trees along with required tree protection measures for trees impacted by
site disturbance and construction. See AMC 18.4.5 for more information on Tree
Preservation & Protection requirements. When the application moves forward, it will
be reviewed by the Tree Commission.
18.3.10.090.E.2.a.
Natural grade is unclear in the elevation drawings. The height
of all structures shall be measured vertically from the natural gradeto the
uppermost point of the roof edge or peak, wall, parapet, mansard, or other feature
perpendicular to that grade, and maximum hillside building height shall be 35 feet
Figures 18.3.10.090.E.2.a.i18.3.10.090.E.2.a.ii
as illustrated in and
18.3.10.090.E.2.b.
Buildings are to be cut into the hillside to reduce their effective
visual bulk with split pad or stepped footings to allow the structure to more closely
follow the slope, and below-grade rooms used to reduce the mas by cutting into the
This standard does not appear to be met in the current design–
natural slope.
the building is shown placed on fill and appears to be entirely above grade.
18.3.10.090.E.2.c.
A building step back is required on all downhill building walls
greater than 20 feet in height, as measured above natural grade. Step-backs are to
be a minimum of six feet. Decks projecting out from the building wall and hillside
shall not be considered a building step-back. No vertical walls on the downhill
elevations of new buildings shall exceed a maximum height of 20 feet above natural
This standard does not appear to be met in
grade. SeeFigure 18.3.10.090.E.2.c.
the current design.
18.3.10.090.E.2.d.
Continuous horizontal building planes shall not exceed a
maximum length of 36 feet. Planes longer than 36 feet shall include a minimum
his standard does not
offset of six feet as illustrated in Figure 18.3.10.090.E.2.d. T
appear to be met in the current design.
265 Skycrest Drive
January 22, 2020/ds
Page 2
18.3.10.090.E.2.e.
Large roof gable ends on downhill elevations are to be avoided
Figure 18.3.10.090.E.2.c.his standard does not appear to be
as illustrated in T
met in the current design.
AMC 18.3.10.100
Development Standards for Wildfire Lands
The application would generally need to respond to the standards for Wildfire Lands,
including providing a General Fuel Modification Area fuel reduction plan addressing
AMC 18.3.10.100.B
the requirements in will need to be provided and approved prior
to bringing combustible materials onto the property. Any new landscaping proposed
would need to comply with the standards and could not include plants listed on the
Resolution #2018-028
Prohibited Flammable Plant List (see at
http://records.ashland.or.us/weblink/0/doc/126514/Page1.aspx).
AMC 18.3.10.110
Development Standards for Severe Constraints Lands
Where the proposal involves the development of Hillside Lands with Severe
Constraints (i.e. slopes in excess of 35 percent)the application must include an
‘engineering geologic study’establishing that the site is stable for the proposed use and
AMC 18.3.10.110.D
development as detailed in .
For those areas where the proposal does not comply with the applicable development standards,
the design would need to be adjusted to comply or an exception requested. Exception requests
Exception to the Development Standards for Hillside
would need to address the criteria for an
Lands in AMC 18.3.10.090.HExceptions to a Fire Prevention and Control Plan and
and
General Fuel Modification Area Standards in AMC 18.3.10.100.E.
Generally, exceptions
require a demonstration that there is a demonstrable difficulty due to a unique or unusual aspect of
the site, and that the exception is the minimum necessary to alleviate the difficulty, will result in
greater protection of the hillside and is consistent with the purpose and intent of the chapter and
the development standards.
B. That the applicant has considered the potential hazards that the development may create and
implemented measures to mitigate the potential hazards caused by the development.
C. That the applicant has taken all reasonable steps to reduce the adverse impact on the
environment. Irreversible actions shall be considered more seriously than reversible actions. The
Staff Advisor or Planning Commission shall consider the existing development of the surrounding
area, and the maximum development permitted by this ordinance.
265 Skycrest Drive
January 22, 2020/ds
Page 3
Other Issues:
Solar Setback/Solar Variance:
Generally, the Planning Commission has been hesitant to grant
exceptions to the solar access standards for new construction on vacant lots instead seeking to have
applicants achieve compliance through sensitive site planning and building design. The application
would need to make a strong case for an exception here–i.e. how the site circumstances are unique,
efforts to minimize shadow with low pitched roofs, low plate heights, placement of the house on the
southern portion of the lot, and minimal shading of undevelopable areas of the impacted lot, and clearly
demonstrate why developing the lot in a manner more in keeping with standards by cutting the building
NOTE:
into the hillside to minimize height -rather than building on fill–is not being pursued. (The
impacted property owner(s) to the north are required to agree to any shading in excess of that allowed
by code and have a deed restriction allowing the requested shading recorded on their property.
Without the impacted owner’s written consentto the requested shading, an exception request could
not be considered.)
Neighborhood Outreach:
Projects involving changes to established neighborhood patterns can be a
concern for neighbors. Staff recommends that applicants approach any affected neighbors, make them
aware of the proposal and try to address any concerns as early in the process as possible. When an
application is deemed complete, 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 noted by staff and bring them to the applicant’s attention prior to their preparing a
formal application submittal. 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 submittedeven if those items were not discussed in specific, itemized detail during this
initial pre-application conference.
265 Skycrest Drive
January 22, 2020/ds
Page 4
OTHER ORDINANCE REQUIREMENTS
AMC Table 18.2.5.030.A
See “Standards for Urban Residential Zones”
Lot Coverage:
Of particular note, the lot coverage allowance in this RR-.5 zone is limited to 20
percent. Love coverage includes the building footprint, driveways, walkways, decks, etc. (i.e.
anything other than natural landscaped areas).
OTHER CITY OF ASHLANDDEPARTMENT COMMENTS
“No comments at this time from Building. The application addresses that there will be
BUILDING:
a Geo-Tech and structural engineer assigned to the project.”
Please contact the Building Division for
any building codes-related questions at 541-488-5305.
CONSERVATION:
For more information on available water conservation programs, including any
available appliance rebates or assistance with landscaping and irrigationsystem requirements, please
contactWater Conservation Specialist Julie Smitherman of Conservation Division at 541-552-2062
or via e-mail to julie.smitherman@ashland.or.us.For information on any financial or technical
assistance available for the construction of Earth Advantage/Energy Star buildings, please contact
Conservation Analyst/Inspector Dan Cunningham at 541-552-2063 or via e-mail to
dan.cunningham@ashland.or.us
ENGINEERING:
See comments at the end of this document.Please contact Karl Johnson of the
Engineering Division for any Public Works/Engineeringinformation at 541-552-2415or via e-mail to
karl.johnson@ashland.or.us.
FIRE:
See comments at the end of this document. Please contact Ralph Sartain from the Fire
Department for any Fire Department-related information at 541-552-2229or via e-mail to
ralph.sartain@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. Ifa fire line is
required the water department will also only install a stub out to the location where the double check
detector assembly (DCDA) complete with a Badger® brand cubic foot bypass meter should be placed
in a vault external to the building. The vault and the DCDA device housed in it are the responsibility
of the property owner and should be placed at the property line. Fees for these installations are paid to
the Water Department and are based on a time and materials quote to the developer or contractor.
Meter sizes and fire line diameters will need to be provided to the Water Department at the time of a
quote being requested. Please Contact Steve Walker at552.2326or e-mail
walkers@ashland.or.uswith any questions regarding water utilities.”
ELECTRIC SERVICE:
Please contact Dave Tygerson in the Electric Department at (541) 552-
2389or via e-mail to tygersod@ashland.or.usfor service requirements and fee information.
265 Skycrest Drive
January 22, 2020/ds
Page 5
ODOT does not have any
OREGONDEPARTMENTOFTRANSPORTATION(ODOT):
“
comments onthisSFR development. Thanks for keeping us in the loop!
”ForanyfurtherODOT-
relatedinformation,pleasecontactMicahHorowitz,AICP,ODOTRegion3|SeniorTransportation
Planner,100AntelopeRoad,WhiteCity,OR97503,p:541.774.6331
|e:micah.horowitz@odot.state.or.us
PROCEDURE
Physical Constraints Review Permitsare subject to a “Type I” procedure which includes an
administrative decision made following public notice and a public comment period. Type I decisions
provide an opportunity for appeal to the Planning Commission.
APPLICATION REQUIREMENTS
Submittal Information.
The application is required to include all of the following information.
a.The information requested on the application format
http://www.ashland.or.us/Files/Zoning%20Permit%20Application.pdf.
b.Plans and exhibits required for the specific approvals sought (see below).
c.A written statement or letter explaining how the application satisfies each and all
of the relevant criteria and standards in sufficient detail(see below).
d.Information demonstrating compliance with all prior decision(s) and conditions of
approval for the subject site, as applicable.
e.The required fee(see below).
The Ashland Land Use Ordinance, which is Title 18 of the Municipal Code, is available
on-line in its entirety at
https://ashland.municipal.codes/LandUse
Written Statements
Please provide two copies of a written statements explaining how the application meets the
approval criteria from the sections of the Ashland Municipal Code listed below. These written
statements provide the Staff Advisor or Planning Commission with the basis for approval of the
application:
Solar Setback VarianceAMC 18.4.8.020.C.2.a
o
Physical Constraints Review PermitAMC 18.3.10.050
o
Development Standards for Hillside LandsAMC 18.3.10.090
o
Development Standards for Wildfire Lands AMC 18.3.10.100
o
Development Standards/Severe ConstraintsAMC 18.3.10.110
o
Tree Protection Plan AMC 18.4.5.030
o
265 Skycrest Drive
January 22, 2020/ds
Page 6
Plans & Exhibits Required
Please provide two sets of exhibits (plans or drawings)addressing the submittal requirements from
the sections of the Ashland Municipal Code listed below. These exhibits are used to copythe
Planning Commission packets and for notices that are mailed to neighbors. Please provide two
copies on paper no larger than 11-inches by 17-inchesandreproducible copies that are drawn to a
standard architect’s or engineer’s scale.
Solar Setback VarianceAMC 18.4.8.020.C.1.a
o
P&E Constraints Review PermitAMC 18.3.10.040
o
Tree Protection Plan AMC 18.4.5.030.B
o
PLANNING APPLICATION FEE:
Physical Constraints Review Permit
$1,092
Exceptions
(if applicable)$ 0
SolarSetback Variance
$1,092
Tree Removal Permit
(if applicable)$ 0
NOTE:
Applications are accepted on a first come-first served basis. All applications received are
reviewed and must be found to be complete before being processed. 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. Applications are reviewed for completeness in accordance
with ORS 227.178.
For further information, please contact:
January 22, 2020
Derek Severson,Senior PlannerDate
City of Ashland, Department of Community Development
Phone: 541-552-2040or e-mail: derek.severson@ashland.or.us
265 Skycrest Drive
January 22, 2020/ds
Page 7
Ashland Fire & Rescue(AF&R) Pre-Application Comments
Date:
01-08-2020
Project Address:
265 Skycrest Dr
Permit Number:
PreApp-2019-00169
Project Description:
NEW SFR
AF&R Contact:
Ralph Sartain
541-552-2229
ralph.sartain@ashland.or.us
Fire department comments are based upon the 2014 Oregon Fire Code as adopted by
the Ashland Municipal Code, and Ashland Land Use Laws:
ReferenceDescription
OFC 505.1 Addressing
-New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These numbers
shall contrast with their background. Where required by the fire code official, address
numbers shall be provided in additional approved locations to facilitate emergency
response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers
shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch
(12.7 mm). Where access is by means of a private road and the building cannot be viewed
from the public way, a monument, pole or other sign or means shall be used to identify
the structure. Address numbers shall be maintained.
OFC 503.2.8Fire Apparatus Access Approach
-The angle of approach at the point
where the public road transitions to the private fire apparatus access road must meet the
City of Ashland Engineering Department specifications.
OFC 503.2.1Fire Apparatus Access
-Single Residential Lot-If the furthest point on the
structure is greater than 150' from the street, the entire length of the private drive or street
must meet fire apparatus access. Fire apparatus access shall be 15 feet clear width, with
the center 12 feet being constructed of an all-weather driving surface. Fire apparatus
access must support 60,000 pounds, no parking, have a maximum slope of 10 percent,
and have vertical clearance of 13' 6". The required width of a fire apparatus access road
shall not be obstructed in any manner, including parking of vehicles. With the installation
of fire sprinklers, 200' of the driveway is allowed to have an 18 percent slope. Inside
turning radius is at least 20 feet and outside turningradius is at least 40 feet and must be
indicated on site plans submitted for building permits. Fire apparatus access is required
to be signed as "No Parking-Fire Lane". Final plat needs to indicate that the private drive
is fire apparatus access and must state that it cannot be modified without approval of
Ashland Fire & Rescue.
AMCFire Apparatus Access
-Shared Access Easement-If a fire apparatus access
road crosses onto or over another prope1iy owners parcel, an easement must be
265 Skycrest Drive
January 22, 2020/ds
Page 8
obtained to provide access for fire apparatus. Easement language needs to include
wording that indicates that the shared access easement may not be modified, removed,
or obstructed in any way without prior written approval from Ashland Fire and Rescue.
AMC Aerial Ladder Access
–Structures exceeding 24 feet in height above the lowest
level of fire apparatus access are required to provide access roads capable of
accommodating fire department aerial apparatus. These access roads are required to be
OFC Appendix D 105 as
26 feet in width in the immediate vicinity of the building.
amended by. AMC 15.28.070 K & L
D105.1
Where the vertical distance between the grade plane and the highest roof
surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be
provided. For purposes of this section, the highest roof surface shall be determined by
measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall,
or the top of parapet walls, whichever is greater.
D105.2
Aerial fire apparatus access roads shall have a minimum unobstructed
width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building
or portion thereof.
D105.3Proximity to building.
At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of
30 feet (9144 mm) from the building and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4Obstructions.
Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road and the
building. Other obstructions shall be permitted to be placed with the approval of the fire
code official.
OFC 503.1.1 Firefighter Access Pathway
–An approved footpath around the structure
is required so that all exterior portions of the structure can be reached with the fire hose.
Any changes in elevation greater than two feet in height (such as retaining walls) require
stairs. The stairs shall be an all-weather surface, and meet the requirements as specified
in the Oregon Structural Specialty Code. OFC 503.1.1
AMCFire Hydrant Distance to Structures
-Hydrant distance is measured from the
hydrant, along a driving surface, to the approved fire apparatus operating location.
Hydrant distance shall not exceed 300 feet. Hydrant distance can be increased to 600
feet if approved fire sprinkler systems areinstalled.
507.5.5 Fire Hydrants Clearance
-Hydrants must have 3 feet of clearance
extending from the center nut of the hydrant all the way around. Fences, landscaping and
other items may not obstruct the hydrant from clear view. Hydrants must be shown on
site plan when submitting for building permits.
265 Skycrest Drive
January 22, 2020/ds
Page 9
OFC 503.1.1Fire Sprinkler System
–The installation of a fire sprinkler system may be
an acceptable means to mitigate deficiencies related to other fire requirements such as
fire flow, hose reach, fire lane width, fire apparatus turn-around, distance to fire hydrants,
and fire departmentwork areas.
Fire Extinguishers
-Provide 2Al 0BC fire extinguishers within 75 feet of travel distance.
The fire extinguisher shall be mounted on the wall at approximately 48 inches above the
floor.
Gates and Fences
–Obstructions such as gates, fences, or any other item which would
block or reduce the required fire apparatus access width must be shown on the plans and
approved by Ashland Fire and Rescue.
AMCWildfire Hazard Areas
–On lands designated in the Wildfire Lands Overlay, a
Ashland Municipal Code, section 18.3.10.100
“Fuel Break” as defined in is required.
AMCWildfire Hazard Areas
-All structures shall be constructed or re-roofed with Class
B or better non-wood roof coverings, as determined by the Oregon Structural Specialty
Code. No structure shall be constructed or re-roofed with wooden shingles, shakes,
wood-product material or other combustible roofing material, as defined in the City's
AMC 18.3.10.100
building code.
AMCVegetationAMC
–existing and intentionally planted vegetation is required to meet
18.3.10.100B(2) General Fuel Modification Area Standards
. The Fire Wise
landscaping brochure provides diagrams and examples of how to meet these
requirements. www.ashlandfirewise.org.Contact Ashland Fire & Rescue Forestry
Division for a fuel break inspection.
AMCFire Season
–If work will be completed during fire season, check fire season fire
prevention requirements found at www.ashland.or.us/fireseason.
AMCAccessory Residential Units in Wildfire Hazard Areas
-Accessory Residential
Units on land zoned RR in the Wildfire Hazard Areas are required to install a residential
fire sprinkler system.
Construction General Information/Requirements
Development shall comply with access and water supply requirements in accordance with
the Oregon Fire Code in affect at the time of development submittal. Fire apparatus
access roads are required to be installed prior to the time of construction. The approved
water supply for fire protection (fire hydrants) is required to be installed prior to
construction when combustible material arrives at the site.
Specific fire protection systems may be required in accordance with the Oregon Fire
Code. This plan review shall not prevent the correction of errors or violations that are
found to exist during construction. This plan review is based on information provided only.
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Design and installation shall meet the Oregon requirements of the International Fire,
Building, Mechanical Codes and applicable NFPA Standards.
Final determination of fire hydrant distance, fire flow, and fire apparatus access
requirements will be based upon plans submitted for Building Permit review. Changes
from plans submitted with this application can result in further requirements. Any future
construction must meet fire code requirements in effect at that time. The fire department
contact for this project is Fire Marshal Ralph Sartain. He may be contacted at (541) 552-
2229 or ralph.sartain@ashland.or.us.
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Public Works & Engineering Pre-Application Comments
Engineered Plans
1.-Where public improvements are required or proposed, the
applicant’s engineer shall submit design plans for approval of all public
improvements identified on the approved plan or as specified in conditions of
approval. One set of these civil plans MUST be submitted DIRECTLY to the Public
Works/Engineering Department. All design plans must meet the City of Ashland
Public Works Standards. Engineered construction plans and specifications shall
be reviewed and signed by the Public Works Director, prior to construction. All
public facilities within the development will be designed to the City of Ashland
Engineering Design Standards for Public Improvements. The engineered plans
shall also conform to the following:
•If drawings are submitted to the City of Ashland digitally, they shall be true
scale PDF drawings. If AutoCAD drawings are also submitted, they shall
be compatible with the AutoCAD release being used by the City at that time
and shall be located and oriented within the Oregon State Plain Coordinate
System (NAD83-89).
•Drawings sizes shall comply with ANSI-defined standards for page width
and height. Review drawings may be submitted in B size (11x17). Bidding
and construction documents may also be printed at B size; however, all final
as-constructed drawings must be submitted to scale on D-size (24x36)
Mylar. Digital files of the as-constructed drawings shall also be submitted.
Drawings shall be drawn such that reduction of plans from full size (D sized)
to half size (B sized) can be done to maintain a true scale onthe half-sized
plans.
Street Improvement
2.–No additional street improvements, beyond those
necessary to comply with City Street Standards, will be required at this time. The
applicant proposed improvements must be reviewed and permitted by the City of
Ashland Engineering Department.
Right of Way
3.–No additional right of way dedication, beyond that necessary to
comply with City Street Standards, will be required at this time.
Sanitary Sewer
4.-The property is currently served by an 8-in sanitary sewer main
along the westerly property line. The applicant proposed improvements must be
reviewed, approved and permitted by the City of Ashland Engineering Department.
Water
5.-The property is currently served by an 8-in water main in Skycrest Drive.
City of Ashland Water Department shall tap existing water main and install any
new water services and water meter boxes that are proposed by development.
City of Ashland Water Department must be contacted for availability, placement
and costs associated with the installation of the new water service. Service &
Connection Fees will also be required for any new water services installed as part
of this project.
Storm Drainage
6.-The property is currently served by a 6-in storm sewer main
along the westerly property line. City of Ashland Engineering Department must
review an engineered storm drainage plan.
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Storm Water Facility Design Requirements
Projects that will create or replace 5,000 square feet or more of new impervious
surface (buildings, roads, parking lots, etc.) area that discharges to an MS4, must
comply with the requirements of the DEQ MS4 General Permit phase 2. Below
are additional requirements of the City of Ashland which either differ from or are
additional to the MS4 General Permit phase 2.
•All storm water detention facilities must have an overflow structure capable of
safely passing the 25-year storm to an approved storm water facility. Peak flow
for destination requirements may be calculated using the Rational Method with
an ODOT Zone 5 IDF curve for a 10-year storm event (25-year storm event for
bypass calculations), or any other comparable method. The flow calculations
are the same as described in the RVSWDM for flow control measures.
•The default value for pre-development peak flow shall be 0.25 CFS per acre.
•Detention volume shall be sized for the 25-year, 24-hour peak flow and volume.
•An overflow spillway shall be provided to convey the 25-year peak flow for
systems receiving up to 50 CFS, and 100-year peak flow for systems receiving
more than 50 CFS.
•Water Quality BMPs shall provide at least 80% removal of bacteria and TSS
(75 microns and larger).
•Conveyance for drainages less than 300 acres shall be sized to carry the
ODOT Zone 5, 25-year event.
•Culverts with flows greater than 50 CFS shall be sized to carry the ODOT Zone
5, 50-year event.
•Existing wetlands, natural drainage ways, and open spaces shall be preserved
from development to provide their natural flow attenuation, retention, or
detention of runoff by providing a buffer.
•The grading plan shall indicate the direction of flow of all surface flows,
including those on to and from adjoining properties. Site grading shall be
designed to provide positive drainage away from all buildings and structures
except those designed to withstand flooding in accordance with the building
code standards for flood-proofing. Freeboard shall be specified on the grading
plan per AMC 15.10.
•Bridges, Culverts & other flow limiting structures in or near riparian areas shall
be permitted in accordance with the agency's requirements in AMC
18.3.10.080. Removal/fill permits shall be submitted with the plans.
Erosion & Sediment Control
7.-The following requirements shall be met:
•All ground disturbances exceeding 1,000 square feet shall implement an
Erosion and Sediment Control Plan (ESCP).
•A 1200-C permit will be secured by the developer where required under the
rules of the Oregon State DEQ. City of Ashland Engineering Department must
receive a copy of this permit before any construction shall begin.
•Erosion Prevention and Sediment control measures that meet the minimum
standards set forth by the City of Ashland Public Works/Engineering Standard
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Drawing CD282 must be in place before any construction related to the project
begins.
•Pollution, track out, and sediment dumping into storm water are strictly
prohibited per AMC 9.08.060.
•Drainage from automotive use areas shall be limited to oil concentrations of 10
mg/l by a pre-approved means.
•Trash storage areas shall be covered or provide additional storm water
treatment by an approved means.
•Off street parking areas shall conform to Ashland Municipal Code
18.4.3.080.B.5, including provisions to minimize adverse environmental and
microclimatic impacts.
Driveway Access
8.–No additional improvements/requirements will be requested
at this time, but the applicant proposed improvements must be reviewed and
permitted by the City of Ashland Engineering Department.
Permits
9.–Any construction or closure within the public right of way will require a
Public Works permit and before any work in the right of way commences all
necessary permits MUST be obtained
As-Built’s
10.-Where public improvements are required or completed, the developer
shall submit to the City of Ashland, reproducible as-built drawings and an electronic
file of all public improvements constructed during and in conjunction with this
project. Field changes made during construction shall be drafted to the drawings
in the same manner as the original plans with clear indication of all modifications
(strike out old with new added beside). As-built drawings shall be submitted prior
to final acceptance of the construction, initiating the one-year maintenance period.
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