HomeMy WebLinkAboutExhibits 6 - 11
pL ~t{-Oo~
~~ (!,c (,
6-( 8 -o~
STORM WATER DRAINAGE: Provide drainage plan for all paved areas at time of building permits.
ELECTRIC SERVICE: See attached comments. Contact Scott Johnson of the Electric Department for
further information -
PLANNING STAFF COMMENTS: Given the limited discussion of the proposal in the pre-application
submittal materials, Staff has the identified the following primary issues surrounding the proposal:
1. Development within Floodplain Corridor or Flood prone areas.
The application needs to identify the Ashland Floodplain Corridor, as well as to
elevation of a 1 DO-year flood event (i. e. 3100 cfs) based upon the OT AK 1998
study (see Engineering Division comments). The flood event should consider the
removal of in-stream obstructions.
Staff would recommend that no development be proposed within the 1 DO-year
flood area. In addition, Staff would recommend the establishment of creek side
vegetation in a 10-15 foot wide area between the active stream channel and any
proposed buildings or structures. The establishment of vegetation and trees may
incorporate flood control structures as recently completed along the Calle
Guanaquato area.
The current proposal appears to place the proposed improvements too close to
the stream channel, potentially restricting the conveyance of flood waters and
prohibiting the establishment of natural streamside vegetation.
2. Tree Removal.
The proposal appears to propose the removal of two, large existing trees. The
burden is upon the applicant to demonstrate that the removal of the trees is
appropriated based upon the approval criteria established under the Tree .
Removal Ordinance (Chapter 18.61). The establishment of a natural bank (10-15
feet in width) along with creek side vegetation may be seen as a form of
mitigation.
,/
3. Site Review.
The proposed building is subject to compliance with City Site Design and Use
Standards, specifically those that apply to new, downtown buildings. The
preliminary building design appears consistent with these standards. The ;.,
Historic Commission's initial comments appear favorable. Staff recommends that
the applicant meet with the full Historic Commission to discuss the design prior
to filing the land use application.
34
II
-
1-7355 swboon-es ferry ~ . rake oswego. or~on 97035-5217
(S03) 635.3618 . fax (503) 635-5395
www.otok.cOfTl
(EXHIBIT l)
p L ;1.CtJcf-OOJ-
~ C,C 7
5-IB ..o<<f
December 5, 2003
Mr. Uoyd Haines
51 Water Street, Suite 222
Ashland, OR ,97520
He: Shasta B"ild~ ~D8 - Development Standards for Floodplain
Corridor LtmdB - DIsk Projece No-. 118~6.
Dear Mr. Haines:
You asked us to comment and express our opinion relative to eome of the City of Ashla.nd's
Development Standards as they relata to your proposed development. Based on our review
of the plans for tbi8- project prepared by your- architect, Dave- Richardson (a copy of which is
attaehed), Otak offenrthe follul4 illg comments and opinions:
ALUO 18.62.070 Development Standards for FlooclplaiD- Co..,.;dor LantfJi' .
For all land use actiona which could result in development of the Floodplain corridor, the
following is required in addition to any requirements of Chapter 15.10.
A Standards for fill in Floodplain Corridor lands:
2. The toe of the fillahall be kept at least ten feet outside of floodway channels, as
defined in section 15.10", and the fill shall not exceed the angle of rep~ or the
material used Cor fill.
Ottik Comment -- The term 'Yloodwoy" i8 0 Fed.eml Emerge~ MaTUJllemen.t Aeency . (0.-'- ~
(FEMA) term. The floodwa1 of Jt&hland Creek is.~0ASheet-A-I0301.the architect's ~ ~ D
'~ -----:::-
glans. The con.crete.foundatioQ woll--fOJ' 1M JW9P9se4 deeklbuikUn6 ~ the closest pOTt oft'M
project to the stf'eom-. Thtwall-"located ~ tho1l10leet from tM FEMA Floodway
boundary. No e4rlhen /iltis proposed withi", the {loodway or un, feet from it.
3. The amount of fill in the Flood plain Corridor sball be kept to a minimum. Fill and
other material importedfromoff-the-lot--that-oould di&plaee-floodwatershallbe
limited to-the- fo11o~
a. Poured concrete and other materials necessary to build permitted structures on
tbe lot.
ARCH'TEc;YUal: . 2NG;INEERlNG . LANDSCAPE ARC"'TSCTU*I! . ..LANfIIING . GURVETfNC. tCAPPIN4i5 . ....DAN DeSlc.N
, .\. ........\., ,tIM, I '.M\.~\OO1tRESl"\Bai&Ml-c;A2r -01 -4
36
AJ:~+ 9")"""
I I
=-
17!5S-SWboone$-feny-roact . tae 0SMS0. OAlgOn 970JS-SZ17
C503t 63S-~ . fax (5oll 63S-5m
www-otak.com
~XHIB.T b )
pc- f)()O 4 -00,;1...
~~ ee g
6 -(B .()tf
November 12, 2(lOS
Mr. Lloyd Haines
51 Water Street,. Suite 222
Ashland, OR 97520
Re: Flood HaztZrd Assessment for S1uJsta Build~ 108
OtBk Project NQ. 118!6 ~
. /1 \ . 'vf-r ~? 'rv"
De-arMr. Hame8~ ~.r> rJ-a.~\I't l~~ }~'_y.
/ / -' ~tJ.9 \/'"Vr
Otak has reviewed the lIite plana p1'Ovidfi by Arc:hitecturalDe8icnW~~lIuhown. ,; r /
in the attachments. It is our COOi",hlSion that- tbeproposed builtiing.andaite-improvementa-
willimprove the- ~d.raulic perform~and- habitat function of ~d Creek adjacent to
the- project and are desig4ed in $lleh a way as to mi...imi9'.e impacts to AsIlland Creek
during flood coilCutions. This letter documents the aspects of thedesign that Otak. was
asked to consider and how the design fits. within.the- reqll.irements outlined by the City of
Ashland FlooclHazard-Ordinances.. -
Ashland Creek
AccOrding to the "Ashland Creek Hydraulic Investigation" (Otak~ 1997)~ this reach of
Asbland Creek flows in a backwa.ter conditiondmoin, tloodtlows-due- to. the. H~'tinl &ize.of
the culvertbene8th IJtJti, Way that ia--1ocated immediately downstream of the- subject
pl'Ojeet. Thi&-eoJldition will-continue during floodflow6 until such time as the culvert is
removed or replaced with a larger culvert. After such time as the culvert is removed or
replaced, the water surface elevation upstream of the existmgcu1vert and adiacent to the
subject property would be reduced during floodJlows.
Flood Hazard Elevations
The City of Ashland participates in the Federal Emergency Management AgencYs (FEMA)
National Flood Insurance ProgJ-am. Ashland Creek is parto!that.progr2m and-the.
lOO-year floodplain was mapped, adopted, and publisbed by FEMA in 1981. Maps
published by FEMA 8lso define a Floodway Boundary~ Building$\and wa& are- not allowed
to be constructed within the FIoodway. The City of Ashland ALUO 18.62.07OW(2} further 'F' 0 (? 0 ..-.i~\
restricts development within 10 feet of the Floodw8Y__ The proposEldprojectis.notloeAtAd \1'''' t ~fvH?
in the Floodw8.)"Tand. the planasho-w the- building more- than the- required l~ feet from the-- ~pk~
Floodway boundary. At the location of tbis project site, the lOO-year water surface "_ 0' ~~ L,./.'
. elevation or Base Flood Elevation (BFE) adopted by FEMA is at elevation 1,872 feet. The
ARc.,.yeC'rURS . c..e'NEERINGI . LANDSCAPE ARC"'....CTUIU: . .&.A......,"'. . sVRyC....NC. MAP.IH.. - \lRClAN Desi4iN
· ." -- ..- .. ..., &...-,..'lYl1n"~'R'__lllto.zLOL-.l
35
hereby certify that the statements. j information contained in this ap~ 1tion, including the enclosed
trawings and the required findings at fact, are in all respects true and corTect. I understand that all
>foperty pins must be shown on the drawings and visible upon site inspection. In the event the pins are
lot shown or their location found fo be incorrect, the. owner assumes full responsibility. '
r further understand that if this request is subsequently contested, the burden will be on me to establish:
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact fumishedby me-~ adequate; and further
4) that all structures or improvements are properly located on. the ground.
Failure in this regard will result most likely in not only the request being 'setaside, but also possibly in any
structures being built in reliance thereon being required to be removed at. my expense. If I have any
doubts, I am advised to seek competentprofessionaladwce and assistance~
Applicants'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.
Property Owner's Signature
Date
NOTICE: Section 15.04.240 olthe Ashland Municipal Code prohibits the occupancyofa buildingor~a release of"
utilities prior to the issuance of a Certificate of Occupa,ncy by the Building Division AND the completion of aU zoning
requirements and conditions imposed bythePlanningCommissiim. UNLESS a satisfadory performance bond has
been posted to ensure completion. VIOLATIONSmayresult in prosecution and/or di3connectionofutilities.
Dave Richardson 1105 Siskiyou Blvd. Ashland OR 97520
Architect
John Galbraith 145 S. Holly Street, Suite A Medford OR 97501 Landscape Architect
ILdOO't--oO~
€\~
CC9
.) '18"0 <I
33
~
o
.
~-oe
) ~ Q) ca
- CI) CI)
) ~:::: t:
o ca'-
) t:....., Q..
.I Q) ca Q)
r Q):5:5
~ :5 -0 ......
o,t:t:
;\ .s;: S ~
~ "t:i~Q)~
r~Q)Q)~
D 0 "tJ :5 :S:
~ t: t: ~
'b '- ::s t: '-
"" __ CI)
J t:...... t:
::i. 0 · 0
~....;t:Q..
ca g.Q CI)
o .- 1":: ~
'- t: '\oJ .....
Q.. 0 Q) :::::
0.. 0 ~~
ca "tJ t:
CI) t:.- CI)
:EcaQ)Q)
......Q):!::E
CI) ::s
.s;: 2 t: CI)
"tJ......oCl)
Q) c:I) Q. ca
t:o::s ~
'- Q) Q)
S Q.. -92 ~
a~:So
o ~.!!2 Q)
t::::: :s ..c::
oca-o......
~ t: t: ""
. ca . - ca ts
E e CI) ~
(5~~C5
'h:. "",'.... 0
.s;: 1:) ~ t:
-0 ~ ~.-
t: "'- "t:i Q)
cao .Q
~ ~:6 ~
t: -0
E~ 5 ~
~~~~
,s"tJoC::
CI) e ..c:: .Q
Q)'5.CI)16
:5 trQ) 0
......a>..Q-S;2
ca ..-;:;, ...... ~
..c:: (I) CI) '-
........c::::sQ)
>-........ E ;:;
:e'"OCI)s....
(1) c:: t: 0
o ca 'a ~
~~>-.~
~ .~ a5 .g
~ ~ Q.. CI)
~~eo
-.. -0 Q.. c:
Ill""'
I
!
.l::
.~
--
..Q
~
<I)
Q)
~
Q)
E
c:
o
Q)
.Q
;:::::
'....
~
c::
~
~
::s
.Q
(])
'..c::
......
'"0""
~
<I)
~
c::
o
(.)
~
......
c::
Q)
::s
t:r
(])
CI)
-g
CI)
.~
......
CI)
Q)
::s
t:r
e
.~
:5
~
......
ca
;:;
."tJ
t:
Jg
~
~
~
~
Q)
€
~
-..
.;.:
<I)
Q)
::s
tr
~
.~
S
t
o
8:
::s
CI)
Ja
0')
.e
ttS
Q)
..c::
CD
€
.....,
ttS
Q)
(.)
t:
~
'S
Q)
......
(ts
::s
'0
~
......
c:
.5e
~
:::s
CI)
"'t)
Q)
(.)
::s
"'b
o
..-;:;,
Q.
......
......
(ts
:5
~
~
<I)
Q)
::s
t:r
e
(])
:S
"'-
.0
tn
.S
......
c:
e
tn
Q)
:S
CI)
~
:t::;
~
. .......
"tJ
(])
..c::
.~
E
~
......
(.)
~
'to...
o
~
.5:
"'t)
~
Q)
:S
......
ca
:S
s....
(I)
~
~
"'0
c::
co
. ""
~
co
::s
tr
~
co
e
co
Q)
E
~.
..Q
"tJ
(])
..c::
.~
E
~
......
, (.)
~
'to...
o
~
.5:
"'tj
~:
(])
:S
......
co
:S
C\i'
~
"ti
c:
::s
e
0')
Q)
:S
c:
o
"tJ
Q)
......
~
-S;2
€
Q)
S-
~
Q.
e
co
~
c::
Q)
E
~
e
e-
,-
s....
o
CI)
e
::s
ts
2
.....,
CI)
:::::
ttS,
.....,
ca
:5
~
~
ca
.5: ~
~5
~ ..'"
'- Q)
~.~ .
o ca
Q...c::
0......
CI)::t:: . .
......
ca ·
......Q)
::s CI)
.Qa3
Q)~
~Q)
CI)
co~.
......E~
Q) ~ t:
CI) ca Cts
o,"tJ 1i)
c: G)'-
'- CI)
(I) ~ CI)
..QOca
......E-o
~ e t:
::s Q) co
tr..Q Q)
e o'S:2
Q) ..... :s
"""'C"tJ
:::::Q)CO
~.5: C6
1:::Sc:
o g-.Q
......~CI)
o tn CI)
c:: c:: ~
.5 '(6 e
>-..Q Q.
......c::......
~ot:
..... Q)
-.;Q).....
t;;a5Q)
o..c:: ~
E -; 0
::t::::(.)(.)
::SC::~
~.~ (I)
~ -- Q)
;::::eCl)
.~ c:: 0
3t . - .....
b:!E:"'b
s;:;; ::s (])
~..Q .~
e t))"'b
.5 ~
.~ Q) E
:S..Q
CI) co
. s: Q)......
~ ""
e.2~
::s(.)..Q
::::::::J::S
Cts ~ 0
u:.CI)"t)
'"0
c:
(ts
c::
.0
.;::::
ca
.0
..::::
~
~
~
~
o
(.)
(I)
:S
"'b
o
~
~
~
~
-0
c::
ca
'"0
ca
e
~
ca
..c::
-..
~
CI)
Q)
::s ...:
t:rQ)
Q)'
~ ~
.~ 0
:5>-.
.5 a5
"'b~
~ ~
......Q.
gca
.5 CI)
a:s
€Q)
Q):e
g..o
.~ ......
Q..CI)
(]) ~
:Sc:
",-(I)
o ::s
~; t:r
Q) Q)
~" ~
o 8
~~
Q,)
~
~
G)
~
6b
.~
CI)
fI.1
- fI.1 '.
~.
(,)
o ....
.....c
P-c
~
G)
~
o
',,' "
G)
i
6h
o ....
CI)
fI.1
l
i
P-c
S
~
~
0-
, ~
~'c ~
~ N ~
~. :::::::
l::Sl::S "=S
~~;::
.~ c _~ 0
~ ;:: -..I :
, .\:S o~ ~ ~
lo... ...... ;::
.C ~ l::S \
~~E
:.a~~
'" '-> ~~:
0- ~
;:t ~ t"\
..C;) ~ '"""C
...... ~
~~~
~ .~;
~ ~..~
~ .~ ~ '
5r.- ~ to
o .r: l::S
gC4f:3
~ ~~
~ 0- "--,
......~[-t
~':;::~
.- ::t;:j
~~;::
~ ~ c
c ~ .-
J,;;. ...... ~
~ ?'\.~ 0
~..C;) E ~
c3 e ~
Sr\
...... ~. '-I
l::S~b.o
.~ ~ .5
~~ ~ ;::
;:: '-J ;:: t
~ ~~ ~
~ c Q.. (
"=S ~ ~t
;:: ~'5..
.sc...~ ?'\)o
~ -&..C;) (
~ ~"=St
r~ ~ ..
~ '-I c:s
'5l::S~
~ ~.S "
c:::::> ~ ~..
"'" '-> ;::
~ ~ c
. l::S,...::;:
"'" ::t 0-
~~'"ti
II") . _ ;::
~ ~ 8
~ '5 ~
0- <::) ;::
t ..... l::S
~ , ~. ,
~ c ..... ..
0- ;::'
~ ~ ~
~ o~ o~
~ o~ ::t
,.....,,.::
~.- ~
~ ~ ~..
~
EOO~-~ ~
UBld aaJ~
.:10 .ld~30X3
'j- ~.. .-}
; . i ;
''''l'. ........~.. ... ~ ..........-.......i
, i ,
-.;... ~.. -~
. 1 .
: ; :.J.;- .,';
~'"'' .......... -'''-1-._'_00
:. .... . i ~
.; -.l-J
f .
. ,
"./. .... -.........!i. _.
I ~
" ~ -...-.
.......
'.
. ....- '1'"
01.1 'v'd
t ~?3a
aac;o~
~ 0" ~/-9
II-;/;) 'P0
,__~"''''oq~ 7d
. . ".-- ". '-.- ...-:: -.....~
jj
-.- .
t...:.
N. I. y'l".\~.
~ _:~:~i!'. __'.' :.,:.'~.:.,.:'._.':'....-.~.-:.!..',..'...~. ::....'.:..:..}-~:~,:~... ~
';'~!)~:-: ' '.;;" 1 _'. ,'. - . .
. ....;-~:;~~
, .
.. .
.Ii'I"
..
'\
)' ,"
'.
".....
~
t..
-...__. _", 00' .._.__......... ,_. ...
",
..-... .
'..-, .-_t..._._
- ,-
. .,... .~. ''''-. ~
C
;
,
!
..'r.... .
--......
-------
~------
.....-. .
...............
4...........
~a;vl.
..9S
1.
J
.~
........-........
.,~.\
.....-..
-. - -...~ J..~.... '.. _'..
.-.\... ",
'. ..,_......
......._.~ ....
,...\ ..'
....'~.-.. .,
'-"
.~.
"
" .
'"
'.
:....
'.
.............
'.
........
...
-
c
~N t Qll ne ...~_..~, ..~-~
b
Q3C;OdO~d I
~
,.:... :-:
~'.c........4
.
; .
t.. ........,
f ;-,~~\..+.,_..+.
.:. .,....
.....".. I
", .'~ _,..,'.4,
;
:
.
(
.
1
I
. .
.
~:
:
l
~
1
~
,
qt.