HomeMy WebLinkAboutStrawberry_500 (PA-2009-00314)
May 15, 2009
CITY OF
A.SHLAND
Robert & Laura McLellan
500 Strawberry Lane
Ashland, OR 97520
RE: RE: Planning Action #2009-00314
Notice of Decision
At its meeting of April 14, 2009, based on the record of the public meetings and hearings on this matter, the
Ashland Planning Commission approved your request for a Final Plan Approval and Modification request for the
property located at 500 Strawberry Lane -- Assessorfs Map # 39 1 E 08 AC; Tax Lot 201.
The Ashland Planning Commission approved and signed the Findings, Conclusions and Orders document, on
May 12, 2009~
Approval is valid for a period of one year. Please review the attached findings and conditions of
approval. The conditions of approval shall be met prior to project completion.
Copies of the Findings, Conclusions and Orders document, the application and all associated documents and
evidence submitted, applicable criteria and standards are available for review at the Ashland Community
Development Department~ located at 51 Winburn Way.
This decision may be appealed to the Ashland City Council if a Notice of Appeal is filed within 15 days of the
date this notice was mailed and with the required fee ($304.00), in accordance with Chapter 18.108.110 (A) of the
Ashland Municipal Code. The appeal may not be made directly to the Land Use Board of Appeals. The appeal
shall be I imi ted to the follow ing en teria:
SECTION 18.108.110 Appeal to Council.
A. Appeals of Type I decisionsfor which a hearing has been held, of Type 1/ decisions or of Type III
decisions described in section J 8.1 08. 060~A.l and 2 shall be initiated by a notice of appeal filed with the City
Administrator. The standard Appeal Fee shall be required as part afthe notice. Failure to pay the Appeal Fee at
the time the appeal is filed is a jurisdictional defect.
1. The appeal shall befiled pn'or to the f!:ffective date of the decision of the Con,mission.
2. The notice shall include the appellant's name, address, a reference to the decision sought to be reViell'ed,
a statement as to how the appel/ant qualifies as a party, the (late of the decision being appealed, and the ~\pecific
groundsfor which the decision should be reversed or modified, based on the applicable criteria or procedural
irregularity.
3. The notice of appeal, together rvith notice of the date, time and place of the hearing on the appeal by the
Council shall be mailed to the parties at feast 20 days prior to the hean.ng.
4. The appeal shall be a de novo evidentiary hearing.
DEPT. Of COMMUNITY DEVELOPMENT
20 E. Main Street
Ashland. Oregon 97520
YfNW . ashla nd.Of. US
T et 541488-5305
Fax; 541~552.2050
TTY; 800-73&29(X)
r.,
5. The Council may affirmt reverse or modify the decision and may approve or deny the request, or grant
approval with conditions. The Council shall make findings and conclusions, and make a decision based on the
record before it as justification for its action. The Council shall cause copies of a final order to be sent to all
parties participating in the appeal.
B. Appeals may only befiled by parties 10 the planning action~ "Parties" shall be defined as thefollo",'ing:
J. The applicant.
2. Persons who participated in the public hearingt either orally or in writing. Failure to participate in the
public hearing, either orally or in lvriting, precludes the right of appeal to the Council.
3. The Councilt by majority vote.
4. Persons who were entitled /0 receive notice of the action but did not receive notice due to error.
If you have any questions regarding this decision, please contact the Community Development Department
between the hours of 8:00 am and 4:30 pm, Monday through Friday at (541) 488..5305.
cc: Property Owner, People who testified, People who submitted letters, etc.
DEPT ~ Of COMMUNITY DEVELOPMENT
20 E. Mail Street
Ashlarnt Oregon 97520
YNI'N .ashland. or. us
T 61: 541-48S-5305
Fax: 541-552-2050
TTY: 8QO.7J5..2900
r.l'
BEFORE THE PLANNING COMMISSION
May 12, 2009
IN THE MA TIER OF PLANNING ACTION #2009-00314, A REQUEST FOR )
FINAL PLAN APPROVAL UNDER THE PERFORMANCE STANDARDS )
OPTIONS CHAPTER (AMC 18.88) FOR A SIX-LOT, FIVE-UNIT SUBDIVISION )
FOR THE PROPERTY LOCATED AT 500 STRAWBERRY LANE. ) FINDINGS,
ALSO INCLUDED IS A REQUEST TO MODIFY THE PHASING AND ) CONCLUSIONS
CONDITIONS OF APPROVAL OF PLANNING ACTION #2008..00182 WHICH ) AND ORDERS
GRANTED OUTLINE PLAN APPROVAL, A PHYSICAL AND ENVIRONMENTAL)
CONSTRAINTS REVIEW PERMIT, TREE REMOVAL PERMITS, AND AN )
EXCEPTION TO STREET ST ANDARDS4 )
)
APPLICANT: McLellan, Robert & Laura
RECIT ALS:
I) Tax lot 201 of Map 39 1 E 08 AC is located at 500 Strawbeny Lane and is zoned RR-.5-P Rural
Residential.
2) The applicants are requesting Final Plan approval for a six-lot, five-unit Performance Standards
Subdivision for the property located at 500 Strawbeny Lane, The application also includes a request to
modify the phasing and conditions of approval for Planning Ac~ion #2008-00182 as they relate to the
Outline Plan approval and the associated Exception to Street Standards. Site improvements are outlined
on the plans on file at the Department of Community Development.
3) The criteria for Final Plan approval under the Performance Standards Options are described in
Chapter 18~88 as follows:
a. The number of dwelling units vary no more than ten (10%) percent of those shown on the
approved outline plan, but in no case shall the number of units exceed those permitted in
the outline plan.
b. The yard depths and distances between main buildings vary no more than ten (10%)
percent of those shown on the approved outline plan, but in no case shall these distances
be reduced below the minimum established within this Tit/e.
c. The open spaces vary no more than ten (10%) percent of that provided on the outline
plan.
d. 11ze building size does not exceed the building size shown on the outline plan by more
than ten (10%) percent.
e. The building elevations and exterior materials are in conformance with the purpose and
intent of this Title and the approved outline plan.
f That the add/llonal standards which resulted in the awarding of bonus points in the
P A #2009-00314
May 12, 2009
Page I
outline plan approval have been included in the final plan with substantial detail to
ensure that the performance level committed to in the outline plan will be achieved.
g. The development complies with the Street Standards.
4) The criteria for Outline Plan approval under the Performance Standards Options are described in
Chapter 18.88 as follows:
a) That the development meets all applicable ordinance requirements of the City of Ashland.
b) That adequate key City facilities can be provided including water, sewer~ paved access to and
through the development, electricity, urban storm drainageJ police and fire protection and
adequate transportation; and that the development will not cause a City facility to operate beyond
capacity.
c) That the existing and natural features of the land; such as wetlands, floodplain corridors,
ponds, large trees~ rock outcroppings, etc., have been identified in the plan of the development and
significant features have been included in the open space, common areas, and unbuildable areas.
d) That the development of the land will not prevent adjacent land from being developed for the
uses shown in the Comprehensive Plan.
e) That there are adequate provisions for the maintenance of open space and common areas~ if
required or provided, and that if developments are done in phases that the early phases have the
same or higher ratio of amenities as proposed in the entire project.
.f) That the proposed density meets the base and bonus density standards established under this
Chapter.
5) The criteria for an Exception to Street Standards are described in 18~88t050.F as follows:
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 variance will result in equal or superior transportation facilities and connectivity;
C. The variance is the minimum necessary to alleviate the difficulty; and
D. The variance is consistent with the stated Purpose and Intent of the Performance Standards
Options Chapter.
6) The Planning Commission, following proper public notice, held a public hearing on April 14, 2009
at which times testimony was received and exhibits were presented. The Planning Commission approved
the application subject to conditions pertaining to the appropriate development of the site.
PA #2009-00314
May 12, 2009
Page 2
Now, therefore, The Planning Commission of the City of Ashland finds, concludes and recommends as
follows:
SECTION 1. EXHIBITS
For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony
will be used.
Staff Exhibits lettered with an US"
Proponentts Exhibits, lettered with a npu
Opponent's Exhibits, lettered with an "0"
Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "MU
SECTION 2. CONCLUSORY FINDINGS
2.1 The Planning Commission finds that it has received all infonnation necessary to make a
decision based on the Staff Report, public hearing testimony and the exhibits received.
2.2 The Planning Commission finds that the proposal to develop a six-lot, five-unit subdivision,
and to modify the conditions of approval and associated phasing of the prior planning approval (P A
#2008-00182) as they relate to the approved Outline Plan and associated Exception to Street
Standards, meets all applicable criteria for Outline and Final Plan approvals and for an Exception to
Street Standards as described in Chapter 18~88.
2.3 The Planning Commission finds that the number of dwelling units; lot configurations,
dimensions and sizes; and open space areas have not changed by more than ten percent The
Commission further finds that no density bonus was requested with the Outline Plan approval,
and as such there are no additional density bonus-related standards to be addressed here with the
Final Plan.
2.4 The Planning Commission finds that with regard to the proposed modifications to the
approved phasing and conditions of approvals of Planning Action #2008-00182 as they relate to
the Outline Plan approval and the associated Exception to Street Standards, that the four on..street
parking spaces to be provided in bays on Hitt Road are necessary to ensure adequate fire access
in the wildfire interface by ensuring that a 20-foot clear travel lane is maintained as required in
Hillside Lands under the Ashland City Street Standards Handbook, and to off-set increased
resident and visitor parking that could otherwise have been accommodated on-street if Hitt Road
were extended to the boundary of the proposed subdivision as would have been required without
an Exception to Street Standards~ The Commission further finds that at least two of the four 00-
street spaces need to be provided with the applicants' proposed first phase as this phase does
PA #2009-00314
May 12, 2009
Page 3
create new lots and a new driveway, with associated resident and visitor parking impacts, on Hitt
Road, and that the remaining on-street parking spaces need to be provided with the applicants'
proposed second phase.
2.5 The Planning Commission finds that by the definition contained in AMC 18.08.195,
single dwelling or parcel accesses greater than 50-feet in length are considered to be flag drives,
and are subject to all of the development requirements thereof. The development requirements
for flag drives include dimensional requirements, paving requirements, and requirements that a
third parking space (aka "a visitor parking space") be provjded~ The Planning Commission
further finds that given these development requirements, the concerns expressed during the
Outline Plan public hearings over already heavy on-street parking, and the fact that visitors to the
applicants' proposed Lot 1 are likely to be discouraged from utilizing the proposed parking to be
provided in bays along Hitt Road by the combination of the distance between these bays and the
Strawberry Lane driveway for Lot 1 and by the steep roadside slopes along this lot's Hitt Road
frontage, that the request to not provide the required third "visitor" parking space for Lot 1 is not
merited by the evidence contained in the record and that the required third space must be
provided.
2.6 The Planning Commission finds that adequate key City facilities can be provided to serve
the project including water, sewer, paved access to and through the development, electricity,
urban storm drainage, police and fire protection and adequate transportation; and that the
development will not cause a City facility to operate beyond capacity as was demonstrated in the
previous Outline Plan application. Water, sanitary sewer, storm water, and electric services are
available from the Strawberry Lane and Hitt Road rights-of-way and will connect through the
individual lot driveways. Stann drain facilities will include private detention systems to be
installed with development of the individual lots. Paved access is available from both
Strawberry Lane and Hitt Road.
The Planning Commission finds that development of the land will not prevent adjacent land from
being developed for the uses shown in the Comprehensive Plan~ The parcels to the north, east
and west are similarly zoned and have recently been subdivided for development as part of the
Strawberry Meadows subdivision. The undeveloped properties to the south are zoned WR
Woodland Residential, and their further development is already severely constrained by the
presence of slopes over 35 percent.
The Planning Commission finds the density meets the base density standards established under the
Performance Standards Options for the Rural Residential (RR-.5-P) zone. The site has a base
density of five units (4.62 acres x 1..2 dwelling units per acre = 5.544 units), including the existing
single family home already in place on the proposed Lot 4.
The Planning Commission finds that the significant natural features of the property are the existing
trees and the steeply-sloped, heavily..wooded slopes on the southern end of the site. The
Commission further finds that the proposed lot layout, common area and building envelope
PA #2009-00314
May 12, 2009
Page 4
placements, and driveway locations have been selected in order to protect these natural features~ 59
of the 72 trees on the site over six-inches in diameter at breast height are to be preserved, driveways
are to be located in response to the site topography to minimize site and slope disturbances, and the
applicants also propose to protect the most steeply sloped southern portion of the site in a
commonly owned open space.
The Planning Commission finds that the development meets all applicable ordinance
requirements of the City of Ashland with the attached conditions of approvat The Site Plan
provided delineates the proposed building envelopes, setbacks, and driveway locations.. The
setbacks on the perimeter of the subdivision and for the front yards are required to meet the
standard setback requirements of the Rural Residential zoning district, and the proposal meets or
exceeds this requirement.
SECTION 3. DECISION
3.1 Based on the record of the Public Hearing on this matter, the Planning Commission concludes that the
proposal for Final Plan approval to develop a six-lot, five-unit subdivision, and for modifications to the
phasing and conditions of approval of Planning Action #2008-00182 as they relate to the Outline Plan
approval and the associated Exception to Street Standards, is supported by evidence contained within the
record.
Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following
conditions, we approve Planning Action #2009-00314~ Further, if anyone or more of the conditions below
are found to be invalid, for any reason whatsoever, then Planning Action #2009-00314 is denied. The
following are the conditions and they are attached to the approval:
1) That all proposals of the applicant are conditions of approval unless otherwise modified herein,
including the modifications to the building envelopes which were proposed by the applicants at
the Outline Plan public hearing before the Planning Commission and which are reflected on
Sheet L-l received with the application submittal on March 12,2009.
2) All conditions of the geotechnical report prepared by Amrhein Associates, Inc~ and dated October
12, 2007, including but not limited to the inspection schedule, shall be conditions of approval
unless othetWise modified herein.
3) That all measures installed for the purposes of long-tenn erosion control, including but not
limited to vegetative cover, rock walls, retaining walls and landscaping shall be maintained in
perpetuity on all areas in accordance with 18~62.089.B. 7.
4) That the installation of sidewalks, curbing and dri veway approaches shall be completed
according to city standards under pennit from the Public Works/Engineering Department and any
necessary inspections approved.
5) That prior to the issuance of an excavation permit:
a) Final civil engineering for the utility plan including but not limited to the water, sewer,
storm drainage, electric and transportation facilities shall be submitted for the review and
PA #2009-00314
May 12, 2009
Page 5
approval of the Planning, Building, and Engineering Departments. The utility plan shall
include the location of connections to all public facilities in and adjacent to the
development, including the locations of water lines and meter sizes, fire hydrants, sewer
mains and services, manholes and clean-outs, storm drainage pipes and catch basins, and
locations of all primary and secondary electric services including line locations,
transfonners (to scale), cabinets, meters and all other necessary equipment Transformers
and cabinets shall be located in areas least visible from streets, while considering the
access needs of the Electric Department. Any required private or public utility easements
shall be delineated on the utility plan~
b) A preconstruction conference to review the requirements of the Physical Constraints
Review Permit shall be held prior to site work, storage of materials, or the issuance of an
excavation permit The conference shall include the Ashland Planning Department,
Ashland Building Department, the project engineer, project geotechnical experts,
landscape professional, arborist, and contractor. The applicants or applicants'
representative shall contact the Ashland Planning Department to schedule the
preconstruction conference~
c) That a Verification Permit in accordance with 18.616042.8 shall be applied for and
approved by the Ashland Planning Division prior to site work, storage of materials and/or
the issuance of an excavation or building permit. The Verification Permit is to inspect
the trees to be removed and the installation of tree protection fencing~ The tree protection
for the trees to be preserved shall be installed according to the approved Tree Protection
Plan prior to site work or storage of materials. Tree protection fencing shall be chain link
fencing a minimum of six feet tall and installed in accordance with 18.61 ~200~B~
d) That the temporary erosion control measures (Le~ fabric sediment fencing, straw bales,
crushed rock pads, straw erosion control matting or plastic sheeting) shall be installed and
maintained according to the approved plan prior to any site work, storage of materials, or
issuance of an excavation pennit These measures shall be inspected and approved by the
Staff Advisor prior to site work, storage of materials, or the issuance of an excavation
permit.
e) The applicants shall provide a performance bond,' letter of credit or other financial
guarantee in an amount equal to 120 percent of the value of the erosion control measures
necessary to stabilize the site.
6) That prior to the signature of the final survey plat for Phase One:
a) All easements for sewer, water, drainage, electric, streets or public pedestrian access shall
be indicated on the final survey plat as required by the City of Ashland.
b) Street trees, located one per 30 feet of street frontage, shall be installed along the
Strawberry Lane street frontage as part of the subdivision infrastructure improvements.
Street trees shall be chosen from the Recommended Street Tree List and shall be installed
in accordance with the specifications noted in the Recommended Street Tree List The
street trees shall be irrigated.
c) Phase One subdivision infrastructure improvements, including but not limited to utilities;
P A #2009-00314
May 12, 2009
Page 6
driveway approaches and any associated erosion control measures; a two-space parking
bay to be located north of the driveway of Lot 2; and sidewalks and street trees on Lot 1'8
Strawberry Lane frontage shall be installed according to approved plans prior to the
signature of the final survey plat for Phase One. On-street parking space bays shall be
installed so as to maintain a 20-foot wide clear travel lane as required in the Street
Standards Handbook~
d) Electric services shall be installed underground to sezve Lots It 2 and 4. At the discretion
of the Staff Advisor, a bond may be posted for the full amount of underground service
installation (with necessary permits and connection fees paid) as an alternative to
installation of service prior to signature of the final survey plat In either case, the electric
service plan shall be reviewed and approved by the Ashland Electric Department and
Ashland Engineering Division prior to installation~
e) That the sanitary sewer laterals and water services including connection with meters at
the street shall be installed for Lots 1, 2 and 4.
f) That Amrhein Associates, Inc. shall inspect the site according to the inspection schedule
of the engineering geology report dated October 12, 2007 provided with the application.
Prior to signature of the final survey plat, Amrhein Associates, Inc~ shall provide a final
report indicating that the approved grading, drainage and erosion control measures were
installed as per the approved plans, and that all scheduled inspections were conducted by
the project geotechnical expert periodically throughout the project
g) The landscaping and irrigation for re-vegetation of cut/fill slopes and erosion control shall
be installed in accordance with the approved plan prior to signature of the final survey
plat Vegetation shall be installed in such a manner as to be substantially established
within one year of installation~
h) The applicants shall sign an agreement to participate in the future cost of street
improvements for Hitt Road, including but not limited to sidewalks, curbs, gutters,
paving, and storm drains, to be recorded on the deeds of the newly created lots
concurrently with the final plat
i) The recommendations from the April 9, 2009 meeting of the Ashland Tree Commission,
where consistent with applicable standards, shall be incorporated into revised
Landscaping, Irrigation, and Tree Protection and Removal Plans for the review and
approval of the Staff Advisor.
j) A final copy of the CC&R's and the applicants' proposed Deed Restrictions shall be
provided for the review and approval of the Staff Advisor and Legal Department The
CC&R's shall describe responsibility for the maintenance of all commonly-owned open
space including but not limited to the implementation and maintenance of the approved
fire prevention and control plan, and perpetual maintenance of required long tenn erosion
control measures. The CC&R' s shall note that any deviation from the approved Tree
Removal and Protection Plan must receive written approval from the City of Ashland
Planning Department The "Building Height Plan" exhibit to be attached to the CC&R's
shall be revised to reflect the building envelope modifications proposed by the applicants
during the Outline Plan hearings as illustrated on Sheet L-l submitted with the
application on March 12, 2009, and shall also correct the sight line elevation depicted for
P A #2009..00314
May 12, 2009
Page 7
Lot 5, which is currently shown as being 17 feet below the finished floor elevation of the
floor elevation of the first floor. The CC&R' s and Deed Restrictions shall be recorded
concurrently with the final plat.
7) That prior to the signature of the final survey plat for Phase Two:
a) All easements for sewer, water, drainage, electric, streets or public pedestrian access shall
be indicated on the final survey plat as required by the City of Ashland.
b) Phase Two subdivision infrastructure improvements, including but not limited to utilities;
driveway approaches and any associated erosion control measures; a two..space parking
bay to be located north of the driveway of Lot 4; sidewalks and street trees along Lot 3'8
Strawberry Lane frontage; any necessary street or sidewalk improvements on Hitt Road
between the end of the existing improvements and the driveway for Lot 5 shall be
installed according to approved plans prior to the signature of the final survey plat for
Phase Two. On-street parking space bays shall be installed so as to maintain a 20-foot
wide clear travel lane as required in the Street Standards Handbook~
c) Electric services shall be installed underground to serve Lots 3 and 5. At the discretion of
the Staff Advisor, a bond may be posted for the full amount of underground service
installation (with necessary permits and connection fees paid) as an alternative to
installation of service prior to signature of the final survey plat. In either case, the electric
service plan shall be reviewed and approved by the Ashland Electric Department and
Ashland Engineering Division prior to installation.
d) That the sanitary sewer laterals and water services including connection with meters at
the street shall be installed for Lots 3 and 5.
e) That the applicants shall complete the relocation of the gate at the end of the
improvements on Hitt Road to the southern extent of the street improvements. The
relocation of the gate will be coordinated with the City of Ashland 'Water Department.
t) The applicants shall sign an agreement to participate in the future cost of street
improvements for Hitt Road, including but not limited to sidewalks, curbs, gutters,
paving, and storm drains, to be recorded on the deeds of the newly created lots
concurrently with the final plat.
g) That Amrhein Associates, Inc. shall inspect the site according to the inspection schedule
of the engineering geology report dated October 12, 2007 provided with the application.
Prior to signature of the final survey plat, Amrhein Associates, Inc. shall provide a final
report indicating that the approved grading, drainage and erosion control measures were
installed as per the approved plans, and that all scheduled inspections were conducted by
the project geotechnical expert periodically throughout the project
h) The landscaping and irrigation for re-vegetation of cut/fill slopes and erosion control shall
be installed in accordance with the approved plan prior to signature of the final survey
plat. Vegetation shall be installed in such a manner as to be substantially established
within one year of installation.
P A #2009~OO314
May 12,2009
Page 8
8) That prior to the issuance of a building permit:
a) Individual lot coverage calculations including all impervious surfaces shall be submitted
with each building permit to demonstrate compliance with the lot coverage allocated to
each lot~ Lots I and 2 are each allocated 26 percent coverage, Lot 3 is allocated 28
percent coverage, and Lots 4 and 5 are allocated each 20 percent coverage. Lot 6 is open
space and no coverage has been allocated. Building footprints, walkways, driveways
including the flag drive for Lot 3, parking areas, and any impervious surfaces shall be
counted for the purpose of lot coverage calculations.
b) The setback requirements of 18~88.070 shall be met and identified on the building permit
submittals including but not limited to the required width between buildings as described
in 18.88.070.D~
c) Building permit submittals shall clearly demonstrate compliance with the applicants'
proposed "Elevation Height Limits" by providing cross-sections or elevation drawings
with building heights and elevations above sea level clearly labeled.
d) That a Physical and Environmental Constraints Permit for Hillside Development shall be
applied for and approved in accordance with 18~62.040 for the development of Lot 5 prior
to submission or issuance of a building permit.
e) Storm drainage plans shall be provided with the building permit submittal for each lot,
and shall be consistent with the private storm water detention system described in the
approved civil improvements plans. The private lot stonnwater detentions systems were
proposed in the Outline Plan both to address stormwater drainage and to minimize
impacts to the Oak Trees on site, which are highly susceptible to moisture-related fungus.
Any modifications to the individual lots' stonnwater detention systems will be required
to demonstrate that they adequately address the civil engineering, geotechnical and
arboricultural design assumptions;
t) That all proposed lots shall be subject to Solar Access Standard A with the exception of
Lot 5, which has a negative north slope in excess of 15 percent which renders it subject to
Solar Access Standard B. Solar setback calculations shall be submitted with each
building permit to demonstrate compliance with the applicable standards, and shall
include identification of the required solar setbacks with supporting fonnula calculations
and elevation or cross..section drawings clearly labeling the height of the solar producing
point(s) from the identified natural grade~
9) That prior to the issuance of a certificate of occupancy:
a) That the requirements of the Fire Department, including that approved addressing shall be
in~talled prior to combustible construction; that a fire prevention and control plan shall be
implemented and maintained; and that fire apparatus access, fire sprinklers as proposed
by the applicants, and a fire hydrant shall be installed, shall be addressed.
b) All exterior lighting shall be directed on the property and shall not illuminate adjacent
proprieties~
c) For Lot #3, tbe applicants shall provide mitigation for the removal of Tree #31 through
PA #2009-00314
May 12, 2009
Page 9
on-site replanting, off site replanting, or payment in lieu of planting as provided for in
AMC 18.61.084.
d) Driveways greater than 50 feet in lengtht which are considered by definition to be flag
drives and thus subject to all development requirements for flag drives, shall be
constructed according to flag drive requirements that a 12-foot paved width and 15Mfoot
clear width be maintained, and that parking spaces be configured so that vehicles can turn
and exit to the street in a forward manner.
e) Three off-street parking spaces shall be provided on each of the individual lots as
proposed by the applicants in the Outline Plan approvaL
L{;lLeLD t4 L--
Planning Commission Approval
rtJ5// Z/CfJ
(
Date
PA #2009-00314
May 12,2009
Page 1 0
PA-2009-00314 391 EOBAC 107 PA-2009-Q0314 391 E08AC 202 PA..2009..00314 391 EOBAC 110
BARNES KENNETH J/SUZANNE H DARLING KAREN DIMINO LUCIEN A1CATHERINE
523 STRAWBERRY LN 490 STRAWBERRY LN 423 STRAWBERRY LN
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA..2009-Q0314 391 E08AC 506 PA..2009..Q0314 391 EOBAC 109 PA-2009-00314 391 E08AC 206
DIXON RODNEY SCOTT TRUSTEE ET AL DONOVAN MICHAEL J/MARJE B FERNLUND KARUSUSAN 0
838 BLACKBERRY LN 320 HEMLOCK LN 141 BIRDSONG LN
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009..00314 391 E08AC 111 P A- 2009..00314 391 EOBA C 400 PA-2009-00314 391 E08AC 106
HWOSCHINSKY PAUL TRUSTEE ET AL KUTCHER WilliAM S/DEBRA A LAYSER GAJAlBORGIAS DARREN
443 STRAWBERRY LN 400 STRAWBERRY LN 500 PHELPS ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA..2009-00314 391 E08AC 209 PA-2009-00314 391 E08AC 201 PA-2009-Q0314 391 E08AC 508
LOVETT RICHARD PAUL TRUSTEE ET Me LELLAN RlLAURA A WRIGHT- MCDANIEL JOHN SCOTT
PO BOX 427 500 STRAWBERRY LN PO BOX 924
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009..Q0314 391 E08AC 503 PA..2009..Q0314 391 E08AC 203 PA..2009..Q0314 391 E08AC 205
OLSON MARGARET J BROWN TRUSTEE SHOLEM CONSTANCE W TRUSTEE ET STEIN GERALD W TRUSTEE ET AL
1018 NE D ST 121 BIRDSONG LN 806 CYPRESS POINT LP
WASHINGTON DC 20002 ASHLAND OR 97520 ASHLAND OR 97520
PA-2009..Q0314 391 E08AC 300 PA-2009..Q0314 391 E08DB 200 PA-2009..00314 391 E08AC 505
STROM HOWARD E TRUSTEE ET AL TRY-W GROUP LIMITED PARTNER WAY ANTHONY E TRUSTEE ET AL
3411 LA FALDA PL 100 S E CRYSTAL LAKE DR 400 SHERIDAN ST
LOS ANGELES CA 90068 CORVALLIS OR 97333 ASHLAND OR 97520
PA..2009-Q0314 391 E08AC 504 PA-2009-00314 PA-2009-00314
WILSON JAY/SUZANNE
71 HOLLINS DR Urban Development Services Com puterized Arch itectu re Drafti ng
SANTA CRUZ CA 95060 485 W Nevada Sf 170 Ashland Loop Rd
Ashland) OR 97520 Ashland) OR 97520
P A-2009..Q0314 P A-2009..00314 P A- 2009-00 314
Upper Limb-it Tree Service Polaris Land Survey Laurie Sager
P,O. Box 881 P.O. Box 459 700 Mistletoe Rd #201
Ashland, OR 97520 Ashland, OR 97520 AshlandJ OR 97520
P A.. 2009-00314 25
Construction Engineering Cansu Itants 500 Strawberry Ln
P.O. Box 1724
Medford, OR 97501
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Speaker Request Form
THIS FORM IS A PUBLIC RECORD
ALL INFORM A T). ~ PROVIDED WILL BE MADE A V AILA1. .I TO THE PUBLIC
1) Complete this form and return it to the City Recorder prior to the discussion of the item you wish
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(Comments can be added to the back of this sheet if necessary)
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Re{!ular Meeting
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Agenda topic/item number r' I") 2.. 0 () 7 -(C ,\~ OR
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Land Use Pu blic Hearin2
Please indicate the following:
For:
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The Public Meeting Law requires that all city meetings are open to the public~ Oregon law does not
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ASHLAND PLANNING DEPARTMENT
STAFF REPORT
April 14, 2009
PLANNING ACTION:
2009-00314
APPLICANT:
McLellan, Robert & Laura
LOCA TION:
500 Strawbeny Lane
39 IE 08 AC Tax Lot #201
ZONE DESIGNATION:
RR-.5..P
COMPREHENSIVE PLAN DESIGNATION:
Rural Residential
APPLICATION DEEMED COMPLETE:
April 6, 2009
120~DAY TIME LIMIT:
August 4, 2009
ORDINANCE REFERENCE:
18.16 R-R Rural Residential District
18.61 Tree Preservation and Protection
18.62 Physical & Environmental Constraints
18.88 Performance Standards Options
REQUEST: Planning Action #2009-00314 is a request for Final Plan approval for a six-lot, five-
unit Performance Standards Subdivision for the property located at 500 Strawbeny Lane. The
application also includes a request to modify the phasing and conditions of approval for Planning
Action #2008-00182 as they relate to the Outline Plan approval and associated Exception to Street
Standards.
I. Relevant Facts
A. Background. History of Application
Planning Action #2008-00182, a request for Outline Plan Approval for a six-lot, five-unit
Performance Standards subdivision, was approved by the Planning Commission in April of
2008. The application included requests for a Physical & Environmental Constraints Review
Permit for the Development of Hillside Lands, a Tree Removal Permit to remove 13 trees
six-inches in diameter at breast height (d.b.h.) or larger, and an Exception to Street
Standards.
The Planning Commission's decision to approve the project was subsequently appealed to
the City Council by neighbors Lou and Catherine Dimino4 Following a public hearing on the
appeal in November 2008, the City Council upheld the Planning Commission decision.
Planning Action 2009-00314
Appl icant: McLeHan I Robert & Lau ra
Ashrand Planning Department - Staff Report.dds
Page 1 of 13
The Diminos subsequently filed an appeal of the Council decision with the Land Use Board
of Appeals (LUBA) however the appellants and the applicants were able to reach a
Settlement Agreement in January of2009, and the Diminos dismissed their LUBA appeal.
There are no other planning actions of record for this site since its creation by Land Partition
in 2004~
B. Detailed Description of the Site and Proposal
Site
The subject property is located at 500 Strawberry Lane, on the southwest comer of the
intersection of Strawberry Lane and Hitt Road. The project site consists of a single
irregularly-shaped tax lot covering approximately 4.62 acres, with approximately 170 feet of
frontage along Strawberry Lane and 935 feet of frontage on Hitt Road.
The property has an average slope of approximately 18 percent down to the north, toward
Strawberry Lane, but includes a range of slopes from zero to 40 percent The steeper
portions of the site are along the roadside at the north and east of the site and at the south
end, with the heavily-wooded area on the southern portion of the property having slopes in
excess of35 percent. The northern two-thirds of the site has slopes which are generally less
than 25 percent An existing house, constructed by the applicants in 2002, sits near the
center of the property, and is presently accessed via a private driveway from Strawberry
Lane~
The primary natural features of the site are the existing trees, which include a mix of scrub
oak, pine, manzanita and madrone, and the sloped areas on the southern third of the site,
which' include lands considered to have "severe constraints" to development under the
Physical and Environmental Constraints Chapter AMC 18~62 because they have slopes in
excess of 35 percent.
The subject parcel and surrounding properties to the north, east and west are located in the R-
R-.5-P Rural Residential zoning district, which is intended to stabilize and protect the rural
residential characteristics of areas which because of their topography, level of services, or
other natural or development factors are better suited to larger lots~ The area to the south is
zoned W-R Woodland Residential, a zone applied to ensure that the forest, environmental
erosion control, and scenic values of the area are protected. The entire subject property is
also located within the Wildfire Lands overlay.
The existing street improvements on Hitt Road include pavement, curbs, and gutters, with
curbside sidewalks in place only on the west side of the road. There is an existing gate and
fire apparatus turn-around at the end of the improvements, and access is limited primarily to
city vehicles going to the city water tank located on the parcel south of the subject property.
The two properties immediately south of the subject property are within the city limits in the
WR Woodland Residential zoning district One of these properties is city-owned and
contains the city water tank, and the other is privately owned. Future development of either
property is largely constrained by slope issues, as both are made up almost entirely of hills ide
lands with severe constraints due to the presence of slopes in excess of 3 5 percent
Planning Action 2009-00314
Applicant: McLeHan~ Robert & Lau ra
Ashfand Planning Department - Staff Report. dds
Page 2 of. 13
Final Plan Proposal
The applicants are requesting Final Plan Approval to allow a six-lot subdivision under the
Performance Standards Options Chapter AMC 18.88. Outline Plan approval was granted in
April of2008, and included a Physical & Environmental Constraints Review Permit for the
Development of Hillside Lands, a Tree Removal Permit to remove 13 trees six-inches in
diameter at breast height (d.b.h.) or larger, and an Exception to Street Standards to allow the
applicants to end street improvements at the driveway of Lot 5, their last proposed buildable
lot, rather than extending them to the southern boundary of the development
Of the proposed six lots, one would contain the existing residence, four would accommodate
future homes, and one at the most steeply-sloped south end of the site would be reserved as
common open space~ Lot 1 is proposed at 'i1-acre and is to be located at the northeast comer
of the site. It is to take access via a private driveway from Strawberry Lane. Lot 2, also
proposed at Y2-acre, is to be located south of Lot 1, and is proposed to take access from a
private driveway off of Hitt Road. Lot 3, comprising approximately 0.68 acres is to be
located at the northwestern portion of the subject property and will take access from the
existing driveway off of Strawberry Lane. Lot 4 is proposed at 1.42 acres, and is to contain
the existing residence; the existing driveway connection to Strawberry Lane is to be
terminated, and a new driveway off of Hitt Road is proposed. Lot 5 will be located to the
south of Lot 4, and is proposed at one-acre with access from a new driveway off of Hitt
Road. The existing gate at the south end of Hitt Road is to be relocated approximately 15
feet to the south to accommodate this new driveway. Lot 6 is proposed at O~54 acres and is to
be preserved as common open space for the benefit of subdivision residents and to protect the
more steeply sloped areas of the subject property from the impacts of development
Because the Outline Plan application included a report on the suitability of the site for
development from a geo-technical expert based on a slightly different lot configuration, a
condition of approval was included to require that a letter from the geo-technical expert be
provided to confirm that the development as proposed was consistent with the
recommendations. A letter from Amrhein Associates, Inc. has been provided, and it
indicates that the updated plans are in general accordance with the recommendations and that
no changes or modifications to the plans are necessary to address the original
recommendations.
The application identifies building envelopes for each of the proposed lots on lands with
slopes of less than 35 percent, as required by ordinance, and also provides conceptual
indications of the proposed future building footprints within the proposed envelopes.
Existing and proposed public facilities are illustrated in the provided civil drawings, which
identify existing transportation facilities and water, sanitary sewer, stormwater, and electrical
services within the Strawberry Lane and Hitt Road rights-of-way, as well as existing and
proposed fire hydrants, and identify proposed service extensions/connections to the proposed
individual lots, along with private stormwater detention facilities proposed for installation in
or near the driveways of the individual lots as they are developed.
Proposed Modifications to Phasing & Conditions of Approval
As part of the current application, the applicants are proposing to complete the six-lot
subdivision in two phases. The first phase would immediately create Lots 1, 2 and the open
Planning Action 2009..()()314
Appl icant McLellan, Robert & Laura
Ashfand PJanning Department - Staff Report. dds
Page 3 of 13
space Lot 6, with the existing house on the remaining lot. The second phase, which is
proposed to occur within 18 months, would involve splitting the lot containing the existing
home into three lots - Lot 4 would contain the existing home, and Lots 3 and 5. Street trees
and sidewalks which were required to be installed along the Strawberry Lane frontage of Lot
3 are proposed to be completed with this second phase.
In addition to this proposed phasing, the applicants also propose to modify conditions of
approval 5j and 7 c which required that in addition to providing a third off...street parking
space on each of the lots the applicants would also identify four on-street parking spaces to
be provided in bays on Hitt Road near the relocated gate and between the driveways of Lots 2
and 4. The applicants propose to modify these conditions by providing all four on-street
parking spaces in bays near the driveways of Lots 2 and 4, indicating that placement of
parking near the relocated gate would result in tree removal, slope disturbance, and the need
for retaining walls while leading to difficulties in vehicular circulation due to site and street
grades near the gate. The applicants also propose to install all four on-street parking bays
with the second phase of the development.
Modifications to condition of approva15j are also proposed as the applicants are requesting
not to install a third off-street parking space on Lot 1. This modification is proposed at the
request of neighbors Lou and Catherine Dimino, who have asked that the third off-street
parking space not be required for Lot 1 as it would result in additional lot coverage that
would be detrimental to their views. The applicants have also entered into a private
agreement with the Diminos to limit the type of lot coverage to be allowed on Lot 1 ~
II. Project Impact
The project requires a subdivision approval since it involves the creation of residential lots,
and application has been made under the Performance Standards Options Chapter (AMe
18488) requesting Final Plan approval. In accordance with the Procedures Chapter (AMC
18.108), applications for Final approval may be approved administratively under a "Type I"
procedure, however in this instance because the application proposes changes which affect
some conditions of approval imposed upon the Outline Plan by the Planning Commission
and reaffirmed upon appeal to the City Council, staff scheduled the matter for a public
hearing. The modifications proposed with the Final Plan submittal involve construction of
the project in two phases which was not discussed with the Outline Plan approval. The
proposed phasing affects the timing of the installation of required improvements on
Strawberry Lane and Hitt Road, and some additional changes are proposed in response to the
Settlement Agreement with the neighboring Diminos including a request to not provide a
required third parking space on Lot 1.
A. Final Plan for Performance Standards Options Subdivision
In reviewing the application in terms of the Final Plan approval criteria, the proposal appears
to be essentially the same as the approved Outline Plan. The number of dwelling units; lot
configurations, dimensions and sizes; and open space areas have not changed by more than
ten percent. No density bonus was requested with the Outline Plan, and as such there are no
additional density bonus-related standards to be addressed with the Final Plan.
Planning Action 2009.00314
Applicant: McLelJanJ Robert & Laura
Ashland Planning Department - Staff Report,dds
Page 4 of 13
B. Proposed Modifications to Phasing & Conditions of Previous Approval
In terms of the proposed phasing, staff has no specific concern with the creation of the
subdivision in two phases or with the proposed placement of all of the parking along Hitt
Road near the driveways of Lots 2 and 4, however the proposed modifications relating to the
timing of the installation of required improvements raises some concerns. Specifically, the
applicants have proposed to delay the installation of all four on-street parking spaces required
by the Planning Commission along Hitt Road, as well as the cOlnpletion of sidewalks and
street tree planting adjacent to the existing home's driveway on Strawberry Lane, until the
second phase of the development In staffs view, delaying these improvements cannot be
found to be consistent with the applicable criteria or conditions of approval for the Outline
Plan which required adequate transportation facilities be provided and street standards met
with the installation of the Strawberry Lane improvements, or with the approved Exception
to Street Standards, which required installation of the Hitt Road parking spaces in order to
"ensure adequate fire access in the vvildfire inter:face and to offset on-street parking that
would otherwise have been provided if Hitt Road were extended to the boundary of the
proposed subdivision" as would have been required without the requested Exception to Street
Standards.
Hitt Road Parking
While the application characterizes the four parking spaces required along Hitt Road largely
as hiker parking, these spaces were required by the Planning Commission during the Outline
Plan hearings in response to the combination of the proposed developments impacts to Hitt
Road and the requested Exception to Street Standards. During the hearing, it was determined
that the variable 20-22 foot width of Hitt Road was insufficient to accommodate on-street
parking while maintaining the minimum 20-foot clear travel1ane called for in Hillside Lands
under Ashland~s Street Standards Handbook4 Commissioners noted that on..street parking
was currently allowed, and was at times was in high demand due to hiker parking, and
concluded that in order to provide a clear travel lane for fire apparatus access and wildfire
evacuation with the increased resident and visitor traffic associated with the proposed
development, on-street parking would likely need to be restricted in the near future. The
findings from that Planning Commission decision indicate that the four on~street parking
spaces required to be located in bays on Hitt Road were necessary "to ensure adequate fire
access in the wildfire interface and to off-set on-street parking that would otherwise have
been provided if Hitt Road were extended to the boundary of the proposed subdivision" as
would have been required without the approval of the requested Exception to Street
Standards.
These spaces were required to be installed by the Planning Commission to respond to
increased resident and visitor traffic associated with the development and to ensure adequate
fire apparatus access in keeping with the Exception to Street Standards criterion that equal or
superior transportation facilities be provided, and in staff s view the proposed phasing would
better address these issues by phasing the parking installation in a manner consistent with the
proposed phasing of the development, i~e. providing two of the four parking spaces with the
first phase of development as the first phase does create a new lot and driveway, and
associated resident and visitor traffic impacts, on Hitt Road4 As such, a condition of
approval has been recommended below to require that one two...space bay along the Hitt Road
frontage of Lot 2 be installed prior to signature of the survey plat for the first phase of the
Pjanning Action 2009.00314
Appl icant: McLeHan ~ Robert & Laura
Ashfand ptan ning Department - Staff Report. dds
Page 5 of 13
proposed development, with the remaining two..space parking bay to be installed on the
frontage of Lot 4 with the second phase of the development.
Strawberry Lane Improvements
The applicants propose the installation of sidewalks and street trees along the Strawberry
Lane frontage of Lot 3, adjacent to the driveway which now serves the existing home, with
the second phase of development. While this improvement is only a roughly 45- foot section
of sidewalk and associated street trees, in staffs view it is nonetheless necessary in
addressing the Outline Plan approval criteria for providing adequate transportation and needs
to be installed concurrently with the first phase where two distinct lots are being created
along the Strawberry Lane frontage. The conditions of approval suggested below reflect this
staff-recommended modification to the applicants' proposed phasing plan.
Third Parking Space on Lot 1
By definition, single dwelling or parcel accesses greater than 50 feet in length are considered
to be flag drives, and are subject to all of the development requirements thereof (AMe
18~08.195). During the public hearing for the Outline Plan, the applicants proposed to
provide a third space for each of their proposed lots, all of which are served by driveways of
at least 50 feet in length, thus addressing neighbors' and commissioners' concerns with
visitor parking and while also addressing the development requirements that lots served by
flag drives be provided with three off-street parking spaces situated in such a manner as to
eliminate the necessity for backing up~ The conditions of approval included requirements
both that the driveways satisfy the dimensional and paving requirements for flag drives and
that the required third parking spaces be provided for each lot
With the current application, the applicants are requesting to modify this condition (5j) with
regard to Lot 1. Specifically, the application notes that this modification is proposed at the
request of neighbors Lou and Catherine Dimino who live across the street from Lot 1 and
who have asked that the applicants seek a modification of this condition as it relates to the
third parking space for Lot 1 ~ The reasoning given for the proposed modification is that the
third parking space and its associated paving would create unnecessary detriment to the
Diminos~ views~ The application also notes the applicants have reached a private agreement
with the Diminos to limit the lot coverage on Lot 1. Of the 26 percent lot coverage allocated
to this lot in the Outline Plan approval, six percent is to be limited to pervious concrete
pavers, pervious concrete, gravel, or similar pervious surface treatments which, while still
considered to be lot coverage under city regulations, are more acceptable forms of coverage
in the Diminos' view.
There was considerable concern expressed over parking impacts from residents and visitors
to the development during the hearing, and the Planning Commission ultimately felt that
parking was of sufficient concern to merit not only reiterating the required third space for
flag drives on all of the proposed lots, but also requiring that the applicants provide
additional on-street parking in bays along Hitt Road. In staff's view, visitors to Lot #1 are
likely to be discouraged from utilizing the proposed parking bays along Hitt Road by the
combination of the distance between the bays and the driveway for Lot 1, and the steep
roadside slopes along this lot's Hitt Road frontage~ As such, staffbelieve that Lot 1 has an
equal if not greater need for the required third visitor parking space than the other lots where
Planning Action 2009-00314
Applicant: McLelJan, Robert & Laura
Ashland Pfanning Department - Staff Report. dds
Page 6 of 13
additional on-street parking is to be provided in bays, and as such can see no compelling
reason to lessen the parking requirement from the approved Outline Plan.
III. Procedural - Reauired Burden of Proof
The criteria for Outline Plan approval are described in 18.88.030.A.4 as follows:
a. That the development meets all applicable ordinance requirements of the
City of Ashland.
b. That adequate key City facilities can be provided including water, sewer,
paved access to and through the development, electricity, urban storm
drainage, police and fire protection and adequate transportation; and that the
development will not cause a City facility to operate beyond capacity~
c. That the existing and natural features of the land; such as wetlands,
floodplain corridors, ponds, large treesf rock outcroppings, etc., have been
identified in the plan of the development and significant features have been
included in the open space, common areas, and unbuildable areas.
d~ That the development of the land will not prevent adjacent land from being
developed for the uses shown in the Comprehensive Plan.
e. That there are adequate provisions for the maintenance of open space and
common areas, if required or provided, and that if developments are done in
phases that the early phases have the same or higher ratio of amenities as
proposed in the entire project.
f. That the proposed density meets the base and bonus density standards
established under this Chapter.
g. The development complies with the Street Standards.
The criteria for Final Plan approval are described in 18.88.030.8.5 as follows:
a. The number of dwelling units vary no more than ten (10%) percent of those
shown on the approved outline plan, but i~ no case shall the number of units
exceed those permitted in the outline plan.
b. The yard depths and distances between main buildings vary no more than
ten (100/0) percent of those shown on the approved outline plan, but in no
case shall these distances be reduced below the minimum established within
this Title.
c~ The open spaces vary no more than ten (100/0) percent of that provided on
the outline plan.
d. The building size does not exceed the building size shown on the outline
plan by more than ten (100/0) percent.
ey The building elevations and exterior materials are in conformance with the
purpose and intent of this Title and the approved outline plan~
f~ That the additional standards which resulted in the awarding of bonus points
in the outline plan approval have been included in the final plan with
substantial detail to ensure that the performance level committed to in the
outline plan will be achieved.
g. The development complies with the Street Standards.
Planni ng Action 2009.00314
Applicant McLeHan ~ Robert & Laura
Ashland Planni ng Department - Staff Report. dds
Page 7 of 13
The criteria for an Exception to Street Standards are described in 18.88.050.F as follows:
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 t
B. The variance will result in equal or superior transportation facilities and
co n nectivity;
C. The variance is the minimum necessary to alleviate the difficulty; and
D. The variance is consistent with the stated Purpose and Intent of the
Performance Standards Options Chapter*
IV. Conclusions and Recommendations
Planning staff were supportive of the application for a six-lot, five~unit Performance
Standards Subdivision; Physical and Environmental Constraints Review Permit; Tree
Removal Permit; and Exception to Street Standards at the Outline Plan level, and we remain
generally supportive of the application here at the Final Plan~ However, in reviewing the
applicants' proposed modifications to the Outline Plan approval, we do not believe that the
phasing of improvements proposed, which would delay the installation of the on-street
parking until the second phase, adequately addresses either the approval criteria or concerns
raised during the previous hearings, and as such we have recommended that Final Plan
approval be subject to a number of conditions below which would call for a somewhat
al temate phasing by requiring the installati on of two of the four previousl y required on-street
parking spaces on Hitt Road and completion of the Strawbeny Lane sidewalks with the first
phase, and the remaining two on-street parking spaces on Hitt Road with the second phase.
In addition, staff do not believe that the proposal to eliminate the required third parking space
on Lot I is merited and a condition is recommended below that three parking spaces continue
to be required for each of the proposed new lots.
I) That all proposals of the applicant are conditions of approval unless othelWise
modified herein, including the moditication"s to the building envelopes which were
proposed by the applicants at the Outline Plan public hearing before the Planning
Commission and which are reflected on Sheet LM 1 received with the application
submittal on March 12, 2009.
2) All conditions of the geotechnical report prepared by Amrhein Associates, Inc. and
dated October 12, 2007, including but not limited to the inspection schedule, shall be
conditions of approval unless otherwise modified herein~
3) That all measures installed for the purposes of long-term erosion control, including
but not limited to vegetative cover, rock walls, retaining walls and landscaping shall
be maintained in perpetuity on all areas in accordance with 18.62.089 .B. 7 ~
4) That the installation of sidewalks, curbing and driveway approaches shall be
completed according to city standards under permit from the Public
Warks/Engineering Department and any necessary inspections approved~
5) That prior to the issuance of an excavation permit:
a) Final civil engineering for the utility plan including but not limited to the
water, sewer, stonn drainage, electric and transportation facilities shall be
submitted for the review and approval of the Planning, Building, and
Planni ng Action 2009.00314
Applicant: McLelfan~ Robert & Lau ra
Ashland Planning Department - Staff Report.dds
Page 8 of 13
Engineering Departments. The utility plan shall include the location of
connections to all public facilities in and adjacent to the development,
including the locations of water lines and meter sizes, fire hydrants, sewer
mains and services, manholes and clean-outs, storm drainage pipes and catch
basins, and locations of all primary and secondary electric services including
line locations, transformers (to scale), cabinets, meters and all other necessary
equipment. Transformers and cabinets shall be located in areas least visible
from streets, while considering the access needs of the Electric Department.
Any required private or public utility easements shall be delineated on the
utility plan.
b) A preconstruction conference to review the requirements of the Physical
Constraints Review Permit shall be held prior to site work, storage of
materials, or the issuance of an excavation pennit The conference shall
include the Ashland Planning Department, Ashland Building Department, the
project engineer, project geotechnical experts, landscape professional,
arborist, and contractor. The applicants or applicants' representative shall
contact the Ashland Planning Department to schedule the preconstruction
conference.
c) That a Verification Permit in accordance with 18.61.042.B shall be applied
for and approved by the Ashland Planning Division prior to site work, storage
of materials and/or the issuance of an excavation or building pennit The
Verification Permit iS,to inspect the trees to be removed and the installation
of tree protection fencing. The tree protection for the trees to be preserved
shall be installed according to the approved Tree Protection Plan prior to site
work or storage of materials. Tree protection fencing shall be chain link
fencing a minimum of six feet tall and installed in accordance with
18.61.200~B.
d) That the temporary erosion control measures (i.e. fabric sediment fencing,
straw bales, crushed rock pads, straw erosion control matting or plastic
sheeting) shall be installed and maintained according to the approved plan
prior to any site work, storage of materials, or issuance of an excavation
permit These measures shall be inspected and approved by the Staff Advisor
prior to site work, storage of materials, or the issuance of an excavation
permit.
e) The applicants shall provide a performance bond, letter of credit or other
financial guarantee in an amount equal to 120 percent of the value of the
erosion control measures necessary to stabilize the site4
6) That prior to the signature of the final survey plat for Phase One:
a) All easements for sewer, water, drainage, electric, streets or public pedestrian
access shall be indicated on the final survey plat as required by the City of
Ashland.
b) Street trees, located one per 30 feet of street frontage, shall be installed along
the Strawberry Lane street frontage as part of the subdivision infrastructure
improvements. Street trees shall be chosen from the Recommended Street
Tree List and shall be installed in accordance with the specifications noted in
Planning Action 2009-00314
Applicant: McLeHan ~ Robert & Lau ra
Ashland Planni ng Department - Staff Report. dds
Page 9 of 13
the Recommended Street Tree List. The street trees shall be irrigated.
c) Phase One subdivision infrastructure improvements, including but not limited
to utilities; driveway approaches and any associated erosion control
measures; a two-space parking bay to be located north of the driveway of Lot
2; and sidewalks and street trees on Strawberry Lane shall be installed
according to approved plans prior to the signature of the final survey plat for
Phase OIle. On-street parking space bays shall be installed so as to maintain
a 20-foot wide clear travel lane as required in the Street Standards Handbook.
d) Electric services shall be installed underground to serve Lots 1, 2 and 4. At
the discretion of the Staff Advisor, a bond may be posted for the full amount
of underground service installation (with necessary permits and connection
fees paid) as an alternative to installation of service prior to signature of the
final survey plat In either case, the electric service plan shall be reviewed
and approved by the Ashland Electric Department and Ashland Engineering
Division prior to installation~
e) That the sanitary sewer laterals and water services including connection with
meters at the street shall be installed for Lots 1, 2 and 4.
f) That Amrhein Associates, Inc~ shall inspect the site according to the
inspection schedule of the engineering geology report dated October 12,2007
provided with the application. Prior to signature of the final survey plat,
Amrhein Associates, Inc. shall provide a final report indicating that the
approved grading, drainage and erosion control measures were installed as
per the approved plans, and that all scheduled inspections were conducted by
the project geotechnical expert periodically throughout the project
g) The landscaping and irrigation for re-vegetation of cut/fill slopes and erosion
control shall be installed in accordance with the approved plan prior to
signature of the final survey plat. Vegetation shall be installed in such a
manner as to be substantially established within one year of installation.
h) The applicants shall sign an agreement to participate in the future cost of
street improvements for Hitt Road, including but not limited to sidewalks,
curbs, gutters, paving, and stonn drains, to be recorded on the deeds of the
newly created lots concurrently with the final plat.
i) The recommendations from the April 9, 2009 meeting of the Ashland Tree
Commission, where consistent with applicable standards, shall be
incorporated into revised Landscaping, Irrigation, and Tree Protection and
Removal Plans for the review and approval of the Staff Advisor.
j) A final copy of the CC&R's and the applicants' proposed Deed Restrictions
shall be provided for the review and approval of the Staff Advisor and Legal
Department. The CC&R's shall describe responsibility for the maintenance
of all commonly-owned open space including but not limited to the
implementation and maintenance of the approved fire prevention and control
plan, and perpetual maintenance of required long term erosion control
measures. The CC&R's shall note that any deviation from the approved Tree
Removal and Protection Plan must receive written approval from the City of
Ashland Planning Department The "Building Height Plan" exhibit to be
attached to the CC&R' s shall be revised to reflect the building envelope
modifications proposed by the applicants during the Outline Plan hearings as
Plann ing Action 2009.00314
Appl icant: McLeHan J Robert & Laura
Ashland Pfanni ng Department - Staff Report. dds
Page 10 of 13
illustrated on Sheet L-I submitted with the application on March 12, 2009,
and shall also correct the sight line elevation depicted for Lot 5, which is
currently shown as being 17 feet below the finished floor elevation of the
floor elevation of the first floor. The CC&R's and Deed Restrictions shall be
recorded concurrently with the final plat.
7) That prior to the signature of the final survey plat for Phase Two:
a) All easements for sewer, water, drainage, electric, streets or public pedestrian
access shall be indicated on the final survey plat as required by the City of
Ashland.
b) Phase Two subdivision infrastructure improvements, including but not
limited to utilities; driveway approaches and any associated erosion control
measures; a two-space parking bay to be located north of the driveway of Lot
4; any necessary street or sidewalk improvements on Hitt Road between the
end of the existing improvements and the driveway for Lot 5 shall be
installed according to approved plans prior to the signature of the final survey
plat for Phase Two. On-street parking space bays shall be installed so as to
maintain a 20-foot wide clear travel lane as required in the Street Standards
Handbook.
c) Electric services shall be installed underground to serve Lots 3 and 5. At the
discretion of the Staff Advisor, a bond may be posted for the full amount of
underground service installation (with necessary permits and connection fees
paid) as an alternative to installation of service prior to signature of the final
survey plat In either case, the electric service plan shall be reviewed and
approved by the Ashland Electric Department and Ashland Engineering
Division prior to installation~
d) That the sanitary sewer laterals and water services including connection with
meters at the street shall be installed for Lots 3 and 5.
e) That the applicants shall complete the relocation of the gate at the end of the
improvements on Hitt Road to the southern extent of the street
improvements. The relocation of the gate will be coordinated with the City
of Ashland Water Department.
f) The applicants shall sign an agreement to participate in the future cost of
street improvements for Hitt Road, including but not limited to sidewalks,
curbs, gutters, paving, and storm drains, to be recorded on the deeds of the
newly created lots concurrently with the final plat.
g) That Amrhein Associates, Inc. shall inspect the site according to the
inspection schedule of the engineering geology report dated October 12, 2007
provided with the application~ Prior to signature of the final survey plat,
Amrhein Associates, Inc. shall provide a final report indicating that the
approved grading, drainage and erosion control measures were installed as
per the approved plans, and that all scheduled inspections were conducted by
the project geotechnical expert periodically throughout the project
h) The landscaping and irrigation for re...vegetation of cut/fill slopes and erosion
control shall be installed in accordance with the approved plan prior to
signature of the final survey plat. Vegetation shall be installed in such a
Planning Action 2009-00314
Applicant McLeUan$ Robert & Laura
Ashland Plan ni ng Department - Staff Report. dds
Page 11 of 13
manner as to be substantially established within one year of installation.
8) That prior to the issuance of a building permit
a) Individual lot coverage calculations including all impervious surfaces shall be
submitted with each building permit to demonstrate compliance with the lot
coverage allocated to each lot. Lots 1 and 2 are each allocated 26 percent
coverage, Lot 3 is allocated 28 percent coverage, and Lots 4 and 5 are
allocated each 20 percent coverage. Lot 6 is open space and no coverage has
been allocated. Building footprints, walkways, driveways including the flag
drive for Lot 3, parking areas, and any impervious surfaces shall be counted
for the purpose of lot coverage calculations4
b) The setback requirements of 18.88.070 shall be met and identified on the
building permit submittals including but not limited to the required width
between buildings as described in 18.88.070.D.
c) Building permit submittals shall clearly demonstrate compliance with the
applicants' proposed "Elevation Height Limits" by providing cross-sections
or elevation drawings with building heights and elevations above sea level
clearly labeled~
d) That a Physical and Environmental Constraints Permit for Hillside
Development shall be applied for and approved in accordance with 18.62~040
for the development of Lot 5 prior to submission or issuance of a building
permit
e) Storm drainage plans shall be provided with the building permit submittal for
each lot, and shall be consist~nt with the private stormwater detention system
described in the approved civil improvements plans~ The private ~ot
stormwater detentions systems were proposed in the Outline Plan both to
address storm water drainage and to minimize impacts to the Oak Trees on
site, which are highly susceptible to moisture-related fungus. Any
modifications to the individual lots' stormwater detention systems will be
required to demonstrate that they adequately address the civil engineering,
geotechnical and arboricultural design assumptions~
t) That all proposed lots shall be subject to Solar Access Standard A with the
exception of Lot 5, which has a negative north slope in excess of 15 percent
which renders it subject to Solar Access Standard B~ Solar setback
calculations shall be submitted with each building permit to demonstrate
compliance with the applicable standards, and shall include identification of
the required solar setbacks with supporting formula calculations and
elevation or cross-section drawings clearly labeling the height of the solar
producing point(s) from the identified natural grade~
9) That prior to the issuance of a certificate of occupancy:
a) That the requirements of the Fire Department, including that approved
addressing shall be installed prior to combustible construction; that a fire
prevention and control plan shall be implemented and maintained; and that
fire apparatus access, fire sprinklers as proposed by the applicants, and a fire
Planning Action 2009..00314
Applicant: Mclellan I Robert & Lau ra
Ashland Planning Department - Staff Report. dds
Page 12 of 13
hydrant shall be installed, shall be addressed.
b) All exterior lighting shall be directed on the property and shaH not illuminate
adjacent proprieties.
c) For Lot #3, the applicants shall provide mitigation for the removal of Tree
#31 through on...site replanting, off site replanting, or payment in lieu of
planting as provided for in AMC 18.61.084.
d) Driveways greater than 50 feet in length, which are considered by definition
to be flag drives and thus subject to all development requirements for flag
drives, shall be constructed according to flag drive requirements that a 12-
foot paved width and 15...foot clear width be maintained, and that parking
spaces be configured so that vehicles can turn and exit to the street in a
forward manner.
e) Three off-street parking spaces shall be provided on each of the individual
lots as proposed by the applicants in the Outline Plan approval~
..
Plan ning Action 2009-00314
Applicant: McLellan, Robert & Laura
Ashland Planni ng Department - Staff Report.dds
Page 13 of 13
"",,11
;r~~
Pia nn ing De pa rtment, 51 Wir I . Nay ~ Ash land J Oregon 97520
541~488.5305 Fax; 541-552-2050 www.ashland.or.us TIY: 1-800~735-2900
CITY OF
ASHLAND
PLANNING ACTION: #2009-00314
SUBJECT PROPERTY: 500 Strawberry Lane
OWNER/APPLICANT: Robert & Lara McLellan
DESCRIPTION: A request for Final Plan approval for a six-lot, five-unit Performance Standards Subdivision for
the property located at 500 Strawberry Lane. The application also includes a request to modify the phasing
and conditions of approval for Planning Action #2008-00182 as they relate to the Outline Plan approval and
Exception to Street Standards.
COMPREHENSIVE PLAN DESIGNA TJON: Rural Residential; ZONING: RR-.5-P; ASSESSOR'S MAP #: 39 1 E OBAC;
TAX LOT #: 201.
NOTE: The Ashland Tree Commission will also review this Planning Action on April 9, 2009 at 6:00 p.m. in the Community
Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way.
ASHLAND PLANNING COMMISSION MEETING: April 145 7~~OO PM) Ashland Civic Center
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Notice is hereby given that a PUBLIC HEARiNG on the following request with respect to the ASHLAND LAND USE ORDINANCE will be held before
the ASHLAND PLANNING COMMISSION on meeting date shown above. The meeting will be at the ASHLAND CIVIC CENTER, 1175 East Main Street..
Ashland.. Oregon.
Th e ordinance criteri a appJ icable to th is appl ication a re attached to th is notice. Dreg on law states that failure to raise a n objection concern i ng th is
application, eith er in person or by letter, or fail u re to provide sufficient specifiCity to afford the decision maker an opportu nity to res pond to the
i ssu e, precludes you r right of appeal to the La nd Use Boa rd of Appeals (LUBA) on th at issue. Fait u re to s pacify 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
relati ng to proposed conditions of approval with sufficient specificity to allow this Commission to res pon d to th e issu e preclu des an action for
damages in ci rcu it court.
A copy of the applicationr all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and
wi II be provided at reasonabl e cost, if req uested~ A copy of the Staff Report wi II be ava i Jabl e for inspection seven days prior to the hea ring and wi II
be provi dad at reasonable cost" if req u ested. All materials are available at the Ashland Pia nning Department, Community Davalopment and
Eng ineeri ng Services, 51 Winbu rn Way, Ash land, Oregon 97520.
Du ring the Public Hearing, the Chai r s h a II allow testimony from the applicant and those in attendance concern i"g th is request. The Chai r s hall have
the right to Ii mit the length of testi many and requ ire that comments be restricted to the appl icabl e criteria. Unless there is a conti nuance, if a
partici pant so requests before the conclusion of th e hearing, the record shall rama in open for at least seven days after the hearing~
In compliance with the American with Disabilities Act if you need special assistance to participate in this meeting,. please contact the City
Administrators office at 541-488-6002 (TlY phone number 1...g0o-735~2900)~ Noti'fication 72 hours prior to the me atin'g' will enable.the City to make '.
reasonable arrangements to ensure accessibility to the meeting~ (28 CFR 35.102.~35.104 ADA Title I)~
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If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Department, !541'488':'530'5~'
G:\comm.dcv\plannjng\Nollccs Mailed\2009\2009-003 ] 4 .doc
FINAL PLAN APPROVAL
18.88.030.8.5 Criteria for Final ApprovaJ
. Fi nal pJan approval shaH be 9 ranted upon find ing of substantiar co nformance with th e QutUn e plan r Nothin gin th is provision sha IIlim it reduction in the n um ber
of dwetH n 9 units 0 r increased open space provided that~ if th is is done for one phase, the number of dwetung un its sh aJ I not be transferred to another phase,
no r the open space reduced below that perm itted tn the outl ine plan. Th is substantiaf conformance provision is intended so I e Iy to facilitate the minor
mod ifications from one plan n in 9 step to another. Substantial conformance s haU exist when comparison of the outHn e plan with the fjn al plan shows that
a. The number of dweUing units vary no more than ten (100/0) percent of those shown on the approved ouUine pJan, but in no case shaH the number of
un its exceed those perm itted in the 0 uUin e plan.
b. The yard depths and distances between main build i ngs vary no more th an ten (1 00/0) pe rcent of those shown on the approved outline plan, but in no
case shalt these distances be red uced be low th e m in im urn establish ad with i n th is Title.
c. The open spaces vary no more than ten (100/0) percent of that provi.ded on the outfine plan.
d. The buUdin 9 size does not exceed the buUdin 9 size shown on th e ouffin e plan by more than ten (1 00/0) pe rcent.
e. Th e bu i td ing elevations and exte rior materiafs are in conformance with the purpose and intent of th fS Title and the approved QuWne pJan.
f. That the addition al standards wh ich resufted in the a wardi ng of bon us poi nts in the 0 utHne plan approva I have been included in th e final plan with
substantial detail to ensure that the performance level committed to in the outline pJan will be achieved.
g. The devefopm ent complies with th e Street Standa rds.
(OAD 2836~ 1999)
OUTLINE PLAN APPROVAL
18.88.030,A.4 Criteria for Approval
The Plan n ing Com mission shaH approve th e outl i ne plan wh en it fjnds the followin 9 criteria have been met:
a. That the devefopment meets air applicabre ordinance requirements of the City of Ashrand.
b. That adequate key City facilities can be provided including waterJ sewer, paved access to and through the development electricity~ urban storm drainagel
po I ice and fi re protection and adequ ate transportation; and that the devefopment wi II not cause a City facility to operate beyond capac ity.
c. That the existing and naturar features of the land; such as wetlands, floodplain corridorsJ ponds, large trees, rock outcroppings~ etc.~ have been identified
in the plan of the development an d sign meant featu res have been incl uded in the open space, common a reas I and un buildable areas.
d. That the developm ent of th e land win not prevent adjacent land from being deve loped 10 r th e uses shown in the Compreh ensive Plan r
e r That th ere are adeq uate provls ions for the maintenance of open space and common areas J if req u ired or provided, an d th at if deve lopments are done in
phases that the earJy phases have the same or higher ratio of amenitfes as proposed in the entire project.
f. That the proposed density meets the base and bon us density standards establ ished unde r th is Chapte r.
g. The deve lopment complies with the Street Standards.
(ORD 2836, 1999)
EXCEPTION TO STREET STANDARDS
18.88.050 F - Exception to Street Standards
An exception to the Street Standards is not subject to the Variance requirements of section 18.100 and may be granted with respect to the
Street Standards in 18,88.050 if aU of the to Uowin 9 cj rcumstances a re found to exfst
A. Th e re is demonstrable difficu Ity in meeti ng the specific req ui rements of this chapter due to a un iq ue or un usua I aspect of the site or proposed use of th e
site.
B. Th e variance wi IJ resurt in eq uaJ 0 r su pe rior transportation faci Iities and con nectivity;
C. The variance is the m in i m urn necessary to alleviate the difftculty; and
D. The variance is consistent with the stated Purpose and J ntent of the Pe rformance Standards Options Chapter.
(ORD 2951 J 2008; OAD 2836t 1999)
G :\comm&dcv".pianning\Notices Maihxr2009'\2009-003l4.doc
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 March 25~ 2009 I 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 #2009-00314, 500 Strawberry Lane.
(?(A --)--~7'L~yQ~
_, (J~X~ ~._ v
Signature of Employee
SIGNED AND SWORN TO before me this 25th day of March, 2009.
OFFfCJAL SEAL
CAROLYN MARlENE SCHWEMDeNER
NOTARY PUSUC-QREGON
COMMtSStON NO. 436232
MY COM MIS SION EXPIRES MAR. 20 I 20 13
Com m -Oev\PJ ann i ng\ T em plates
Easy Peelll Labels
Use AveryfJ Template 5160~
PA..2009..Q0314 391EOBAC 107
BARNES KENNETH J/SUZANNE H
523 STRAWBERRY LN
ASHLAND OR 97520
PA..2009-00314 391EOBAC 506
DIXON RODNEY SCOTT TRUSTEE ET AL
838 BLACKBERRY LN
ASHLAND OR 97520
PA-2009-00314 391 EOBAC 111
HWOSCHINSKY PAUL TRUSTEE ET AL
443 STRAWBERRY LN
ASHLAND OR 97520
PA-2009-00314 391 E08AC 209
LOVETT RICHARD PAUL TRUSTEE ET
PO BOX 427
ASHLAND OR 97520
PA-2009~00314 391 EOBAC 503
OLSON MARGARET J BROWN TRUSTEE
1018 NE 0 8T
WASHINGTON DC 20002
P A- 2009..00314 391 E DBA C 300
STROM HOWARD E TRUSTEE ET AL
3411 LA FALDA PL
LOS ANGELES CA 90068
PA-2009..00314 391 E08AC 504
WILSON JAY/SUZANNE
71 HOLLINS DR
SANTA CRUZ CA 95060
P A.. 2009-00 314
Upper Lim b-it Tree Service
P.O. Box 881
Ashland. OR 97520
P A.. 2009-00314
Construction E ng ineering Consultants
P.O. Box 1724 ~
Medford, OR 97501
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PA-2009-00314 391 E08AC 202
DARLING KAREN
490 STRAWBERRY LN
ASHLAND OR 97520
PA-2009..00314 391 EOBAC 109
DONOVAN MICHAEL J/MARIE B
320 HEMLOCK LN
ASHLAND OR 97520
P A.. 2009-00314 391 E08A C 400
KUTCHER WILLrAM S/DEBRA A
400 STRAWBERRY LN
ASHLAND OR 97520
PA~2009-00314 391 EOBAC 201
Me LELLAN RlLAURA A WRIGHT- -
500 STRAWBERRY LN
ASHLAND OR 97520
P A- 2009-00314 391 E DBA C 203
SHOLEM CONSTANCE W TRUSTEE ET
121 BIRDSONG LN
ASHLAND OR 97520
P A.. 2009..00314 391 E 08 DB 200
TRY-W GROUP LIMtTED PARTNER
100 S E CRYSTAL LAKE DR
CORVALLIS OR 97333
PA-2009-Q0314
Urban Devefopment Services
485 W Nevada St
AshfandJ OR 97520
P A.. 2009..00 314
Pofaris Land Survey
P.O. Box 459
Ashland, OR 97520
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PA-2009-00314 391 E08AC 110
DIMINO LUCIEN A/CATHERINE
423 STRAWBERRY LN
ASHLAND OR 97520
PA-2009-00314 391 EOBAC 206
FERNLUND KARUSUSAN D
141 BIRDSONG LN
ASHLAND OR 97520
PA-2009-00314 391 E08AC 106
LAYSER GAIA/BORGIAS DARREN
500 PHELPS ST
ASHLAND OR 97520
PA.2009-Q0314 391 EOBAC 508
MCDANJEL JOHN SCOTT
PO BOX 924
ASHLAND OR 97520
PA-2009-00314 391 E08AC 205
STEIN GERALD W TRUSTEE ET AL
806 CYPRESS POINT LP
ASHLAND OR 97520
PA-2009-00314 391 E08AC 505
WAY ANTHONY E TRUSTEE ET AL
400 SHERIDAN ST
ASHLAND OR 97520
PA-2009-Q0314
Computerized Architectu re Drafting
170 Ashfand Loop Rd
AshlandJ OR 97520
PA-2009-Q0314
Lau Me Sager
700 Mistletoe Rd #201
AshlandJ OR 97520
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COUNTY
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ATTN: LEGAL PUBLICATI\.. .3 (Nick)
PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN that a Public Hearing on the following items with respect to the Ashland
Land Use Ordinance will be heJd before the Ashland Planning Commission, April 14, 2009 at 7:00 p.m~ at
the Ashland Civic Center, 1175 East Main Street, Ashland, OR. At such Public Hearing any person is
entitled to be heard.
A request for Final Plan approval for a six-lot, five-unit Performance Standards Subdivision for the
property located al;{:,~,:~;,Q},'~~~:~YV~:'~~~:::I)#:~n'~~:' The application also includes a request to modify the phasing
and conditions of approval of Planning Action #2008-00182 which granted Outline Plan approval, a
Physical and Environmental Constraints Review Pelmit, Tree Removal Permits, and an Exception to
Street Standards.
In campi ia nee with the America ns with Disabll ities Act! if you need special assista nee to participate in this meeti ng, please contact th e City
Adminjstratorts office at (541) 488"6002 (TIY phone number 1~800-735-2900)t Notification 72 hours prior to the meeting win enable the city to
ma ke reasonable a rrangements to ensure accessi bHity to the meeti ng (28 CFR
35.102-35.104 ADA Title I).
By order of the Community Development Director
B ill Mol nar
Publish: 4/04/2009
Date e-maired: 3/26/2009
Purchase Order: 81095
ATTN: LEGAL PUBLICATIONS (Nick)
PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN that a Public Hearing on the following items with respect to the Ashland
Land Use Ordinance will be held before the Tree Commission on April 9. 2009 at 6:00 p~m. at the office
of Community Development and Engineering Services (Siskiyou Room) located at 51 Winburn Way,
Ashland. OR. At such Pubic Hearing any person is entitled to be heard.
A request for Site Review approval and an Exception to Street Standards for the construction of two new
7,500 square-foot commercial buildings for the properties located at 1070 Benson Way and 1080
Benson Way.
A Boundary Line Adjustment a request for a Physical and Environmental Constraints Permit to allow
construction within the Ashland Flood Plain corridor, and a request for a Variance to Section 18.62.070 of
the Ashland Municipal Code to modify the lot line on a lot that does not have adequate buildable area
outside the floodplain corridor for the property located at 440 Helman Street
A request for a Tree Removal Permit to remove seven trees) six maple trees in front of the units and one
walnut tree located near the driveway for the property located at 1745 Siskiyou Boulevard.
A request for Final Plan approval f().r.~...~.i.~-Iot five-unit Perfotmance Standards Subdivision for the
property located alBg~g,Q:.:~{~J..t~,~~:~'t:~;l-J2a:itf~t The application also includes a request to modify the phasing
and conditions of ap'proval of Planning Action #2008-00182 which granted OutHne Plan approvalJ a
Physical and Environmental Constraints Review Permit Tree Removal Permits, and an Exception to
Street Standards.
In compUance with the Americans with Disabi Ijties Act, if you need special assjstance to partjcipate i n th~s meeti ng, please contact the Oty
Administrators office at (541) 488~6002 (TTY phone number 1-800-73S-2900)~ Notification 72 hours prior to the meeting will enable the city to
make reasonable arrangements to ensure accessi bUlty to the meeting (28 CFR 35.102.35 t 104 ADA l1tJe I).
By order of the Community Devefopment Director
Bill MoJnar
. Publish: 4/1/2009
Date e.. m a i led: 3/26/2009
Purchase Order: 81095
,
* * "DRAFT" * *
(filIal CC&R 's to be conloleted hv an Attorllev)
DECLARATION OF CONDITIONS, COVENANTS AND RESTRICTIONS
FOR
"Strawberry Fields"
A CLASS II PLANNED COMMUNITY
THIS DECLARATION is hereby nlade and executed in Jackson County, Oregon, this _ day of
~ ~ by the undersigned, Robelt and Laura McLellan (hereinafter collectively, the
"d ec I ara nf~).
RECIT ALS
Declarant is the owner of all of the real property known as "Strawberry Fields" a Planned Unit
Developn1ent in the City of Ashland, Oregon and also appears on the map and plat thereof recorded in
the Volulne, ~ at Page _ of the Plat Records of Jackson County Oregon, and described on the
attached Exhibit "A~' (hereinafter the "Propetty"). Declarant desires to create a Class II Planned
COll1n1unity on the Property, to be known as Strawberry Fields, comprised of five residential lots and
one conm1on open space area. This Declaration shall constitute covenants to run with all of the land and
shall be binding upon all persons clain1ing under them and that these conditions and restrictions shall be
for the benefit of and the linlitations on the undersigned, it successors and assigns, and all future owners
of said real property or any pOltion thereoC and the saBle are hereby ll1ade a palt of all conveyances of
real property within the said subdivision as described below.
These Conditions., Covenants, and Restrictions are for the purpose of maintaining and protecting the
value, desirability and attractiveness of the COlnmon open space area and the lots in Strawberry Fields
and for providing a meaningful and reasonable provision for operations, maintenance and upkeep of the
comnlon open space area and to insure the health, safety, and welfare of the owners within Strawberry
Fields without a Homeowners Association, but consistent with the applicable provisions of the Ashland
Land Development Ordinance and as described as follows:
Section 1: Land Use, Building Type and Use, and Location:
The use of the lots in this development shall be restricted to residential purposes, except as
hereinafter set out. No asbestos or tar paper siding shall be used on the exterior of any building
in the project. Architectural composition shingle, shake, or tile roof finishes may be used on
any dwelling or accessory building, and accessory buildings shall conform generally to the sanle
finish as the dwelling to which it is appurtenant. All building heights shall be regulated as
described on the project's Building Height Plan. All buildings shall be located upon the lots,
within the described building envelopes~ in confOffility with the provisions of the developnlent~s
Site Plan and all Ashland Building and Planning Departlnent~s regulations and codes in effect
upon the date of recording these covenants.
Section 2: Utilities and Easements:
Easements for the installation and tuaintenance of utilities and drainage outside the dwelling
unit are reserved as shown in the recorded Final Plat. Separate utility services shall be supplied
to each individual lot line. It is the responsibility of each lot owner to bring utility service from
their respective lot line to their respective dwelling unit. Service equipment and meters lllay be
grouped in one or more locations as reconunended and approved by the Ashland Public Works
Departlnent. At the time of construction and installation of public !Jjtility,<..1ipe~" Jh~_.., p~rty~.~
Strawberry Fields CC&R'S.;r>';r~~,::t,;~;S~].::'~:~:':: '~'\I
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installing same shall bear the entire cost of the construction and installation of the public utility
1 ines .
Section 3: Signs:
No sign of any kind shall be displayed in public view on any lot or building on said property,
except real estate (ie. "For Sale'~) signs of not lTIore than 4 square feet.
Section 4: Sanitation:
No palt of said prope11y shall be used or nlaintained as a dUIl1ping ground for rubbish, trash,
garbage; or any other waste. No garbage, trash, or other waste shall be kept or maintained on
any part of said property except in a sanitary container, which shall be kept in a clean and
sanitary condition, and shall be stored so as not to be visible froll1 the street except for garbage
pickup day.
Section 5: Nuisance:
No noxious or offensive conditions shall be permitted upon any part of said property, nor shall
anything be done thereon which may be or become an annoyance or nuisance to the
neighborhood. With the exception of dogs, cats or other d0111estic pets, no anilnals, livestock or
poultry of any kind shall be raised, bred or kept on any lot. Domestic pets shall not be kept or
maintained for any conunercial purpose or in unreasonable numbers.
The tenn "Nuisance" as used in this section, includes but is not lilnited to (1) loud and offensive
noise, (2) barking dogs, (3) storage of junked, wrecked or inoperative vehicles, and (4) littering,
waste materials, offensive odors or other conditions deemed a nuisance as defined by State law.
Nuisance enforcement will be via complaint and citation through the Ashland Police
Departn1ent.
Section 6: Vehicle Storage:
Parking of boats, trailers, Inotorcycles, truck/calnpers, recreational vehicles~ vehicles under
repair, and like equiplnent shall not be allowed on the grounds of any lot, nor on any private or
public ways adjacent thereto (with the exception of te111porary parking for the purposes of
loading and unloading) excepting only within the confines of an enclosed garage. Aut01110bile
washing, waxing, and cleaning etc. is exempt from this requirernent.
Section 7: Poles, antennas and overhead wires:
No poles, overhead wires or antennas shall be erected or used for any purpose (This provision is
not to apply to power poles or lines already existing at the time of this declaration, or the rights
of the power utility to maintain or reconstruct saIne, or for ten1porary purposes during
construction). Twenty-Four (24;;) inch or smaller satellite dishes are pennissible and Inay be
installed 011 the roof of exterior walls near the roof eaves. Satellite dishes shall be installed to
rninin1ize view ilnpacts fro111 adjacent residents.
Section 8: Common Open Space Area:
Declarant shall convey to each lot owner in Strawbeny Fields an equal undivided percentage
ownership interest in the common open space area as shown on the Plat. The CQllUTIon open
space area shall be jointly maintained by all of the owners as a con1111on elelnent of Strawbenl'
Fields for the purpose of retaining the comn1on open space area in its natural state, except for
fire prevention 111anagelnent and maintenance purposes.
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Section 9: Temporary Residence:
No camper, recreational vehicle, tent) trailer or other vehicle or structure shall be used at any
tinle for a ten1porary residence on this property or any lot or adjacent public right or way.
Section 10: Architectural Review:
The plans, specifications, and plot plan for the first residential dwelling and garage to be
constructed upon each lot shall be approved before construction n1ay conunence by the
Declarant. Approval thereof shall be obtained by the application of the lot owner to the
Declarant, primarily as to conformity and halmony of external design with the uniform design
standards adopted by the Declarant for Strawberry Fields as alnended [roln tilne to time. The
Declarant shall, within 5 business days froll1 the application, shall approve, approve with
conditions~ or disapprove such plans or specifications. Such approval shall not be umeasonably
withheld.
Section 11: Fence and Hedges:
All fencing and hedges shall cOlnp Iy with the City of Ash land's zoning reg u irelnents, except
maxilllum height of any sight-obscuring fence shall be six feet. Fences shall be constructed only
of Declarant approved Inaterials and shall not detract fronl the appearance of the Strawberry
Fields, or detract from the appearance of dwellings located on adjacent lots.
Section 12: Right of Enjoyntent and Enforcement:
These covenants, conditions, and restrictions, shall operate for the benefit of and may be
enforced by Declarant and also by the owner or owners of any portion of said propelty.
Enforcement shall be by legal proceedings against any person or persons violating or atten1pting
to violate any of the covenants, restrictions, conditions either to restrain violation or to recover
danlages for their violation, or both~ The prevailing party or parties in any such enforcen1ent
proceeding including any arbitration shall be entitled to recover fron1 the losing party or parties
reasonable attonley's fees including attorney's fees in the arbitration or in any trial or appeal.
Failure by any owner to enforce any covenant or restriction herein contained shall in no event
be deenled a waiver of the right to do so. In the event of any dispute related to this Declaration,
the parties to the dispute shall use nonbinding mediation and binding arbitration to resolve the
same. Arbitration shall be in accordance with the lules of the Arbitration Services of Portland,
Inc.~ or a conlparable private arbitration service selected by the party requesting binding
arbitration. No delay or omission on the part of Declarant, or the owners of other Lots in
exercising any right, power or remedy herein provided in the event of any breach of the
covenants, conditions or restrictions herein contained shall be construed as a waiver thereof or
acquiescence therein; and no right of action shall accrue nor shall any action be brought or
Inaintained by anyone whatsoever against Declarant and no right of action except specific
performance shall accrue on account of their failure to bring any action on account of any
breach of these covenants, conditions or restrictions~ or for imposing restrictions herein which
may be unenforceable.
Section 13: Severability:
Invalidation of anyone of these covenants~ conditions or restrictions by judgment or court order
shall in no way affect any other provisions, which shall remain in full force and effect.
Section 14: Impervious Surfaces:
Each lot shall be limited to the amount of lot coverage, as defined in the Ashland Land Use
Ordinance, Section 18.08.160, as described belo\v:
Strawberry Fields CC&R's
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Lot #1: 200/0. An additional 6% of Lot #1 Inay contain pervious surface coverage
including, but not limited to: pervious concrete, pavers, gravel, or decking, for the
COllstroction of a driveway, sidewalks, paths, patios and decks.
Lot #2: 26%
Lot #3: 28%
Lot #4: 20%
Lot #5: 20%
Section 15: Landscaping (Lot #1):
Within 1 year of the date that the City of As111and issues a Certificate of Occupancy for
any improvement constructed upon Lot #1, tIle owners of Lot #1 shall install
landscaping to tnitigate the appearance of the driveway and the mass of tIle building in
the area bOUtlded by the driveway, buildil1g and Strawberry Lane. The landscaping shall
be maintained or replaced by the owners and any successors of Lot #1 ~ In addition to
the City-required Strawberry Lane street trees, the landscaping of this bounded area
shall include a minimum of 2 trees and 21 bushes and/or dwarf/s111all trees. When
planted the trees shall be a 111inimuln of 1 % inch to 2 inch caliper trees of a species that
grows to a minimul11 of 20 feet and a maximUln of 30 feet when Inature. When planted
the bushes al1d/or dwarf/small trees shall be a Inil1ilTIUln of 5 gallo!l plants of a species
that grows to a minimum height of 2 to 4 feet when mature. At the Lot #1 owner's
discretion, these landscaping requirements Inay be periodically replaced with l1ew
plantings~
Section 16: Erosion Control Measures:
Each property owner shall be responsible for maintaining in perpetuity erosion control ll1easures
as outlined on the Erosion Control Plan, in accordance with Ashland Municipal Code, Section
18.62.089.B.7, and within the Atnrhein Associates, Inc~ report dated October 12, 2007~
includillg the inspection schedule during site COllstluction.
Section 17: Fire Prevention and Control Plan:
In addition to contributing an equal share for fuels reduction maintenance for the C0I1U11on open
space area, each property owner shaH be responsible 111aintaining their property in accordance
with the Fire Prevention and Control Plan. Prior to any combustible construction or n1aterial
stored on a lot, the Ineasures identified on the Fire Prevention and Control Plan for that specific
lot shall be implemented.
Section 18: Tree Removal and Protection Plan:
Unless othenvise identified within the building envelopes identified with the Tree Renloval and
Protection Plan or as permitted under the Fire Prevention and Control Plan, no trees greater than
6" in dianleter at breast height shall be removed without approva I from the City of Ash land's
Planning Departn1cnt.
Section 19: Miscellaneous:
The conditions~ covenants and restrictions of this declaration shall run with and bind the land
henceforth, and shall inure to the benefit of and be enforceable by the owner of a lot subject to
this declaration, their respective legal representatives, heir, successors and assigns.
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Strawberry Fields CC&R's
Any of the conditions, covenants or restrictions of this declaration Inay be amended by an
instrulnent signed by sixty (60%) of the property owners within the develoPlnent and the
consent of the Declarant so long as the Declarant owns any lots in Strawbe11Y Fields. Such
anlendments shall be recorded in the appropriate Deed Records of Jackson County~ Oregon, to
be effective. Easements herein granted and reserved shall not be amended except by instrument
signed and acknowledged by all of the Owners of the propelty concenled.
The provisions of this Declaration shall run with and bind the land, and shall inure to the benefit
of and be enforceable by Declarant, the Association, and the Owners of all Lots subject to this
Declaration, their respective legal representatives, heirs, successors and assigns, for a term of
fifty (50) years from the date of the recording of this Declaration, after which time said
provisions will be autolnatically extended for successive periods of ten (10) years each unless
an instrulnent signed by 51 % of the owners, agreeing to terminate or modify said provisions.
In order to protect and preserve the appearance and value of the Real Property, each Owner is
required to immediately comn1ence, and diligently pursue without delay, the repair or rebuilding
of his Residence or other Structure after any loss to it.
If the Declarant conveys its title to all or part of the lots to a third party and designates in such
conveyance that such patty shall be the successor Declarant then such successor Declarant shall
have all duties, rights, powers and reservations of the Declarant contained in this Declaration
upon the acceptance and recording of such conveyance.
THE UN'DERSIGNED, AS DECLARANT, SUBSCRIBED TO AND DATED THESE CONDITIONS,
COVENANTS AND RESTRICTIONS in Medford, Jackson County, Oregon,
this _ day of
200
Robert McLellan
Laura McLellan
STATE OF OREGON )
County of Jackson
) ss~
)
Personally appeared Robert and Laura McLel1an~ as Declarant, and acknowledge the Conditions~
Covenants and restrictions to be a voluntary act and deed:
BEFORE ME:
Notary Public for Oregon
My COlllmission Expires
StrawbelTY Fields CC&R's
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PROJECT DESCRIPTION AND FINDINGS OF FACT
FOR A PROPOSED 6-LOT OUTLINE PLAN MODIFICATION
AND A FINAL PLAN SUBDIVISION
FOR THE PROPERTY AT 500 STRAWBERRY LANE
SUBMITTED TO
CITY OF ASHLAND PLANNING DEPARTMENT
ASHLAND, OREGON
SUBMITTED BY
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March 12th, 2008
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Page 1 of 20
ADDRESS & LEGAL DESCRIPTION: 500 Strawben.y Lane; 391E 08AC 201
PROJECT INFORMATION:
APPLICANTS:
Robert & Laura McLellan
500 Strawberry Lane
Ashland, OR 97520
Tel: 482-7040
LAND USE PLANNING:
Urbal1 Development Services, LLC
485 W. Nevada Street
Ashland, OR 97520
Tel: 482-3334
DRAFTING
C0111puterized Arc11i tecture Drafting
170 Asl11alld Loop Road
Ashland, OR 97520
Tel: 488-5899
ARBORIST:
Upper Limb-it Tree Service
P.O. Box 881
Ashland, Oregon 97520
Tel: 482-3667
SURVEYOR:
Polaris Land Survey
P.O. Box 459
Ashland, Oregon 97520
Tel: 482-5009
LANDSCAPE ARCHITECT:
Laurie Sager
700 Mistletoe Road, Suite 201
Ashland, OR 97520
Tel: 941-7659
CIVIL ENGINEERING:
COl1struction Engilleering Consultants
P~O. Box 1724
Medford, Oregol1 97501
Tel: 779-5268
COMPREHENSIVE PLAN DESIGNATION:
Low Density Residential
ZONING DESIGNATION:
RR-.5-P
LOT STATISTICS:
Project Area:
4.65 acres
Area Allocation:
Private: 4. 15 acres
COmlTIOn Open Space: .50 acres
APPLICABLE ORDINANCES:
Rural Residel1tial, C11apter 18.16
Performance Standards Option, Chapter 18.88
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Page 2 of 20
ADJACENT ZONING/USE:
West: RR-.5-P, Rural Residential
East: RR-.5-P, Rural Residential
South: W-R; Woodland Residential
NOlth: RR-.5-P, Rural Residential
Subject Site: RR -.5- P, Rural Residential
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PLANNING ACTION: TIle application is for a lTIodification to the recently approved
Outline Plan (PA-2008-00182) and Fillal Plan approval for a six-lot Perfol1nance Standards
Option Subdivision for the property located at 500 Strawben~y Lane. The modification request
pertains to the subdivision's phasing and conditions o.f approval..
PROPERTY DESCRIPTION: The property is located at 500 Strawberry Lane, Assessor's
Map #391 E 08AC; Tax Lot 201, 011 the southwest corner on Strawberry Lane and Hitt Road
(below water tank). The parcel is ilTegular shaped with approximately 170' of frontage along
Strawberry Lane and 935' along f-litt Road. The Strawberry Lane frontage is broken-up by a
A51 acre parcel owned by Karen Darling (490 Strawberry Lane) which once was part of the
subject propelty and partitioned in 1994 (P-16-1994). A 42' property width (flag pole) and
12~ flag driveway leading to tIle property owner's house is west of 490 Strawberry Lane and
128' of property width is on the east side. Curbside sidewalks exist along the two street
frontages, but for approximately 20' along Strawberry Lane and 360' along Hitt Road (far
south end - at tIle top).
The propelty has a range of slopes froIn 0 to 40% with the steeper slopes on the south side.
Along Hitt Road and to a lesser degree along Strawberry Lane, severe cut slopes exist
primarily due to the City's widening and the recent ilnprovelnents of both public streets. The
site has a numerous Oak Trees, but Inost are less than 6" d.b.h. and most are located south of
tIle property owner~s house. The trees greater than 6" dAb.h. are identified on the attached Site
Plan al1d are generally grouped together~
Other tl1an to tIle south, tIle property l1as a nU111ber of recently approved subdivisions and
pattitions with housing construction in process~ The subject propelty owners have owned tIle
property since 2000 and constructed the existing house in 2002. The propelty owners are
active cOlTItnunity menlbers and in paliicular, Robelt McLellan was the principal founder in
the Ashland Woodlands Trail Association and has helped in the coordination, constructiol1
and lnaintenance of many pedestriall trails in Ashland - one ofwhicll runs along the south end
of the propelty connecting Hitt Road with Birdsong LaneA
The existing house is a sil1gle level hOlne constructed by Dale and Dean Shostrum ill 2002
and is COl1sidered by many as being one of tIle l1icest architecturally constructed homes in
Ashland. In addition, the home was specifically designed to blend il1tO its natural
SU11.oulldings by being sillg1e level with a shallow roof line and a concave footprint limiting
the building's mass [raIn anyone direction. In addition, architectural elements such as the use
of natural building materials and colors to mitigate the home's exposure were used. Overall,
the hOIne is probably one of tIle l1icest and most discrete hillside homes in Ashland and an
Page 3 of 20
exa111ple of superb hillside development Because of these qualities, tIle property owners have
designed the proposed subdivision with these saIne principals in Inind. +~ .,. --.'
C'~.'/i'~;'/',~..:: .,< ~ ;-
BACKGROUND: In 1994, tIle property was partitioned (P-16-1994) into two parcels with
one being .508 acres (490 Strawberry Lal1e) and the subject parcel being 4.622 acres. The
existing house at 490 Strawberry Lane, owned by tIle Darling falnily, was constructed in 1938
and one of the only houses in this area for lnany years and was the parent parcel of the subject
property.
In April of 2008, the applicants and property owners of the 4.622 acre parcel (500 Strawbe11.y
Lane) received approval from the Ashland Plannil1g COlnmission for an Outline Plan, Tree
Removal Permit, Street Exceptions and Physical & Environluental Constraints Permit. The
Council, on appeal, affirmed the Planning C0l111nission's decision on Noven1ber 4th, 2008.
PROJECT PROPOSAL: The application is for a lTIodification to the recently approved
Outline Plan (PA-2008-00182) and Final Plan approval for a six-lot Perfo11nance Stal1dards
Option Subdivision for the propeliy located at 500 Strawbel1.y Lane. The lnodification request
pertai11S to the subdivision's phasing a11d conditions of approval requiring four on-street
public parking spaces, required a portion of the spaces to be located near the gate, and
required eacll10t to have all extra parking space per lot (Condition #5j and #7c).
I. Outline Plan Modification:
Pl1asing: Due to market conditions, the applicants are requesting the 6-1ot subdivision be
completed in two pl1ases wit}1 Lots # 1, #2, and #6 (open space lot) being created in Pl1ase I
and the reluaining lots being created in Phase II. The pllasing proposal allows the applicants
to install the necessary infrastructure and prepare lots #1 and #2 for eventual construction. Lot
#6 (open space lot) will also be created with Phase I. Phase II will include the existing house
(Lot #4) as well the lots below and above (Lots #3 and 5). Minor infrastructure improvements
to the existing house will be cOlnpleted with Pl1ase I, but the actual separation and final
improvelnents of tIle Pllase II lots is expected to occur within tIle next 18 montlls~ NOTE: The
developlnent's ilnprovernents and their timing is based upon their phase and further described
below:
Modification of Conditions of Approval: The applicants are also proposing a lTIodification
request to two conditions of approvat specifically condition 5.j. and 7 ~C., imposed as part of
P A-2008-00182 as it relates to parking. Conditiol1 5.j. reads as follows - followed by the
requested amendluent:
5j~) That in addition to the third ~(f-street parking space proposed to be provided on each of
Lots 1-5 by the applicants, the Final Plat sublnittal shall idel1t~jj).rour' on-street parking
spaces to be provided on Hitt Road in ba.ys near the relocated gate and betvveen the
drivervays qf Lots 2 and 4~
5)0.) That in addition to the third offstreet parlaong space proposed to be provided on each ~f
Lots -J 2 -5 by the applicants, the Final Plat subnzittal shall identifj) four on-street parking
Page 4 of 20
spaces to be provided on Hitt Road in bays near the relocated gate and bctlrccn the
drivevvG)Js qf Lots 2 and 4.
Explanation: The applicants' have multiple reasons for this request. First, the wording was
oliginally proposed by the applicants during the Outline Plan when celiai11 Planning
COlnmissioners and neighbors desired luore parking for the hiking cOlnlnunity, but specific
engineering was yet to be cOlnpleted and the applicants dido't fully understand the 81nount of
earth disturbance, impact on vegetatioll, engineering effort and cost of the in1provelnent.
Second~ since the Outline Plan approval, the applicants, project Civil Engineer, Landscape
Architect, Planner and Contractor have had an opportunity to weigh-.in on the condition and
feel that installing head in parking near the gate (directly opposite the driveway serving Tax
Lots #506, 507 and 508) would require relnoval of additional trees, additional earth removal
and additional retaining walls. Additionally, the site and street grades in this location (two
different grade angles) are difficult at best which would l1ave made it very difficult entering
and exiting vehicles. As such, the applicants propose to put all of the on-street parking space
in bays along Hitt Road - adjacent to Lots #2 and #4.
Finally, the second modification to condition 5j is being proposed at the request of the
neighbors ~ Catherine and Lou Dimino (appellants of the Outline Plan) who live directly
110rtl1 of Lot #1 (Tax Lot 110) have consistently asked tIle applicants to alnend this condition~s
wording as it relates to Lot #1's "extra" parking space with the pritnary reasol1il1g tllat one
additional parking space and its required hard surface treatnlent would create unnecessary
detrilnent to their views (extra hard surface). TIle applicants, in an attelnpt to mitigate tIle
neigllbors COnCelTIS, have no objection to the request
Condition 7.c. reads as follows - followed by the requested al11endlnent:
c) Subdivision if1;frastructure improvenzents, including but not linlited to utilities; drivevva,Vs,
driveway approaches and associated erosion control measures; the extension 0.( curbs,
gutters, paving and sidevvalk improvements on Hitt Road betl1}een the end o.f the existing
iJ11prOVenlents and the relocated gate location; and sidevvalks and street trees on Stravvberry
Lane shall be installed according to approved plans prior to the signature 0.( the ,final survey
plat. The Hilt Road inzprovements beyond the drive1vay 0.[ Lot 5 shall be sLf;fficient to
accommodate the placement 0.( parking ba.ys to acconlnlodate tlVO parking spaces and
associated vehicular circulation, and shall be shoyvn in the Final Plan SUb111ittal.
c) Subdivision i1?[i'"astructure inlprovements, including but not lilnited to utilities; drive-vvQ)Js,
drivevva)) approaches and associated erosion control measures; the extension o.f curbs;
guttersj paving and sidevvalk improvenzents on Hitt Road betyveen the end o.f the existing
inlproven1ents and the relocated gate location; and sidev/alks and street trees on StravvberJY
Lane shall be installed according to approved plans prior to the signature o.f the ,final surve.v
plat. The Hitt Road improvements bc.yond the dri~,'c}va}~ 0./' Lot 5 shalt be Sz,!{ficicnt to
acconunodate the plaCC111cn: oJ/' pat.king ba.fs to ::.ccon1111odatc 111'0 parking ;.spqccs .an_d
associated "'~chiculaY circulation, and shall be sholvn in the Final Plan subn1ittal. ;': .' ~. -': -' :.' ;. ,'. -.
Page 5 of 20
Explanation: As noted above, after reviewing the conditions witll the project Engineer and
Landscape Architect, COlldition 5.j. is not appropriate as the area proposed for the parking has
natural constraillts that would be unnecessarily ilnpacted. Condition 7.c. is essentially a
related COITection.
Overall the applicants contend placing the hiker parking spaces along Hitt Road, near lots #2
and #4, provide the vehicle occupants with easier el1tering and existing~ The applicants also
contend the proposed parking site is more consistent with the Planning Conl1nission~s original
desire to have extra parking spaces for hikers of the Hitt Road area considering there currently
is no on-street parking along Hitt Road~ (NOTE: On-street parking is "not" a requirement in
this zone and was not installed or planned for during the street's recent construction due to the
site~s sensitive topographical nature. Regardless, eve11 though tIle applicants agreed to have an
"extra" on-site parking space for eacll lot, the Planning COlllluission felt the additional Oll-
street parking spaces were also l1ecessary).
IV.
FINDINGS OF FACT:
The following infon11ation l1as been provided by tIle applicants to help the Planning Staff,
Planning COlTIlnission and neighbors better Ullderstalld the proposed project. In addition, the
required~findings o.ffact have been provided to ensure tIle proposed project Ineets the Outline
and Final Plan criteria as outlined in the Ashland Municipal Code (AMe), Section 18.88.
Fil1ally, the applicants l1ave responded to the applicable COllditiol1S of Approval as they relate
to the Final Plan stage of the project as well as the phasing elements (i.e. utilities, easelnents, .
etc~).
For clari~y reasons, the follovving docunlentation has been .formatted in '.outline l~ .form lvith
the City ~s GJ}J)roval criteria noted in BOLD .font and the GjJ}Jlicant ~s response in regular.font.
A Iso, there are a nun1.ber 0.( responses that are repeated in order to ensure that the findings 0.(
~fact are con1plete.
18.88.030 A. Outline Plan Criteria: NOTE: The Ashland Municipal Code does not address
~. criteria" .for phasing or alneJ1dnlenls to conditions. HOl1)eVer, because the apJ7/icalion is
technically J11od?fying the ()utline Plan's approval~ the aplJlicant '8 are responding to the
Outline Plan criteria so as to be thorough~ Regardless, other than the m.od(fication .for
phasing and the l1zodification 0.[ Condition 5j., the Final Plan application is consistent 1tvith
the Outline Plan. The Outline Plan criteria and response to eacl1 is as follows:
a. That the development meets all applicable ordinance requirements of the City of
Ashland.
All applicable City ordinances have been met wit11 the subtnitted application. The phasing
plal1 is an acceptable development option that is often included in land use developlnent
applications.
b. That adequate key City facilities can be provided including water, sewer, paved access
to and through the development, electricity, urban storm drainag:c, police a.nd fire
Page 6 of 20
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protection and adequate transportation; and that the development will not cause a City
facility to operate beyond capacity.
All public utilities are available to service the subject proposal and are located within the
adjacent Strawberry Lane or Hitt Road rights-of-way. Multiple meetings have been held with
the Ashland Public Works, Engineering, Fire, Sewer al1d Electrical Departn1ents in order to
verify al1d coordinate service abilities and connection points. All of tIle depaltlnents stated
there is capacity to service the four new h0111es.
In addition, the project~s Civil Engineer, in consultation with the project's Landscape
Architect and Arborist, has designed all new private service cOl1nections to extend at right
angles into and through each new lot's proposed driveways in an attelnpt to n1inimize site
disturbances. Nevertlleless, disturbances in areas greater than 25% slope, a geotec11nical
engineer vlill provide technical advice ill an attelnpt to mitigate erosion possibilities.
c. That the existing and natural features of the land; such as wetlands, floodplain
corridors, ponds, large trees, rock outcroppings, etc., have been identified in the plan of
the development and significant features have been included in the open space, common
areas, and unbuildable areas.
The site plan al1d civil engineering (utilities, walls, driveways, etc.) have also been designed
to recognize the site~s natural features such as the various large trees, various groups of trees,
neighbor's trees, extrenle slopes, existing earth cuts, etc. The vast majority of the site's
natural elelnents has been incorporated into tIle site planning and is either outside of the
building envelopes, outside the pat11 of the new driveways or within the COlnmon open space
area of Lot #6. In addition, the project's Civil Engineer and Landscape Architect have
attelnpted to place tIle driveways alld private utilities in such a way that little to no ilnpact on
the site's trees or existing exposed cuts (Hitt Road).
Lastly, the COllllTIOn open space area of Lot #6 will remain in private oWllersl1ip of the
subdivision~s propelty owners~ Since the comlnon open space area is intended to relnain
natural, the applical1ts do not foresee any significant issues or changes than wl1at exists today
other than the necessary fuels reduction. Attached are draft COllditions, Covenants and
Restrictions which outline the property owners responsibilities. A final version will be
sublnitted with the fil1al plat.
d. That the development of the land will not prevent adjacent land from being developed
for the uses shown in the Comprehensive Plan.
TIle proposed developlnellt will not prevent adjacent land from being developed as shown on
the Comprehensive Plan. The C,ity's Transp011ation Plan, Zoning or Comprehensive Plan
maps do 110t identify the area south of the propelty to be urbanized. The propelties to the east~
west and 1101th are either under construction with houses, have houses recently constlucted or
have house plans pending. Essentially, frolll the applicant's perspective, this property appears
to be tIle last or one of the last remaining parcels in the Strawberry Lane neighborhop~ tD:. be. > '.
developed - most of which has occulTed in the last five to seven years. . . .
Page 7 of 20
c~) rn ~-;.~ u ~-'i: ~ y
e. That there are adequate provisions for the maintenance of open space and common
areas, if required or provided, and that if developments are done in phases that the early
phases have the same or higher ratio of amenities as proposed in the entire project.
The proposed subdivisioll will have Conditions, Covenants, and Restrictions (CC&R's) that
provides the nlanagelnent structure to oversee the necessary Inaintenance of the project's
comlnOl1 open space~ The applicants do not foresee the need to create a HOllie Owner~s
Association due to the limited alTIOunt of expense associated with the open space's bi-annual
fuels reduction, but has provided a draft copy of CC&R's with the application with a fil1al
version being sublnitted with the Final Plat.
f. That the proposed density meets the base and bonus density standards established
under this Chapter.
The property is 4.62 acres in size, zoned RR-.5-P Wit}l a base density of 1.20 units per acre for
an allowed density of 5~54 dwelling units. Under the Performance Standards Options
Subdivision process, the density bonus options are available allowing additional units, but
again, the property owners have elected to not increase the del1sity beyond the proposed five
(1 existing 311d 4 llew).
g. The development complies with the Street Standards.
No new streets are proposed with this application as all of tIle proposed lots extend from
existing rights-of-way. Both StrawbelTY Lane and Hitt Road were recently upgraded with new
in1provements consisting of sidewalks, curbs and gutters~ The applicants will be installing
two-two car parking bays along Hitt Road per a condition of approval.
18..88..030 B. Final Plan Procedure & Criteria
Procedural and submittal reQuirements for Final Plan:
1. Procedure for approval. Type I procedure, as defined in this Title, shall be used for
approval of final plans, uIlless an outline plan has been filed, in which case Type II
procedure shall be used, and the criteria for approval of an outline plan shall also be
applied.
The proposal is for a six-wlot Final Plan Subdivision and an Outline Plan n1odification request
The criteria addressing both entitlements are noted below.
2. The final plan may be filed in phases as approved on the outline pIal}.
This proposal includes a request for phasing wit}1 Lots #1, #2, and # 6 (colnlnon area) to be
divided first and Lots #3, #4 and #5 to be divided in a second phase. Once fully subdivided,
the property boul1daries, driveways, and COlnlnon area will be cOlnpleteq.. ,a$. .oligil1ally
presented~
Page 8 of 20
~ _ ~,..~.'r.' :.." ~;~~.~~ ..;.:'.;~(.(~~~:
3. If the final plan or the first phase of the outline plan is not approved within eighteen
(18) months from the date of the approval of the outline plan, then the approval of the
plan is terminated and void and of no effect whatsoever. Extensions may be granted as a
Type I procedure.
The proposed recording of Phase II is intended to occur within 18 months of Phase 1's
cOlnpletion.
4. Contents. The final plan shall contain a scale map or maps and a written document
showing the follolving for the development:
a. A topographic map showing contour intervals of five (5) feet.
See attaclled plal1s.
b. Location of all thoroughfares and walks, their widths and nature of their
improvements, and whether they are to be public or private.
See attached plans.
c. Road cross sections and profiles, clearly indicating the locations of final cuts and fills,
and road grades.
See attached plans.
d. The location, la)'out, and servicing of all off-street parking areas.
See attaclled plans.
e. The property boundary lines.
See attached plans.
f. The individual lot lines of each parcel that are to be created for separate ownership.
See attached plans.
g. The location of easements for water line, fire hydrants, sewer and storm sewer lines,
and the location of the electric, gas, and telephone lines, telephone cable and lighting ,
plans.
See attaclled plans.
h. Landscaping and tree planting plans with the location of the existing trees and shrubs
which are to be retained, and the nlcthod b~l which they are to be preserved.
Page 9 of 20
See attached plans~
i. Common open areas and spaces, and the particular uses intended for them.
See attaclled plans~ The common open space area is intended to be left in a natural state.
j. Areas proposed to be conveyed, dedicated, reserved or used for parks, scenic ways,
playgrounds, schools or public buildings.
Not applicable.
k. A plan showing the follo,ving for each existing or proposed building or structure for
all sites except single-family, detached housing which meets the parent zone setbacks.
Not applicable as tIle subdivision is for single faluily houses~
I. Elevation drawings of a]1 typical proposed structures except single-famil)', detached
residences which meet parent zone setback requirements. The drawings shall be
accurate and to scale, including all attached exterior hardware for heating and cooling.
Not applicable as the subdivisio11 is for single family 11olnes. Regardless, the Site Plan
identifies building envelopes which are equal to .or greater than the City's standards~
m. Manner of financing.
Financing is a conventional.
n. Development time schedule.
Phases are expected to be on 18 month increlnents and depend on l11arket demand~
p. Final plans for location of water, sewer, drainage, electric and cable T.V. facilities and
plans for street improvements and grading or earth-moving improvements.
See attached plans.
q. The location of all trees over six (6) inches diameter at breast height, which are to be
removed by the developer. Such trees are to be tagged with flagging at the time of Final
Plan approval.
See attached plans~ All trees will be tagged with tree protection fencing around their
perimeter~
Final Plan Criteria:
Page 10 of20
Final plan approval shall be granted upon finding of substantial conformance with the
outline plan. Nothing in this provision shall limit reduction in the number of dwelling
units or illcreased open space provided that, if this is done for one phase, the number of
dwelling units shall not be transferred to another phasc~ nor the open space reduced
below that permitted in the outline plan. This substantial conformance provision is
intended solely to facilitate the minor modifications from one planning step to another.
Substantial conformance shall exist when comparison of the outline plan with the final
plan sho,vs that:
a. The number of d\velling units vary no more than ten (100/0) percent of those shown on
the approved outline plan, but in no case shall the number of units exceed those
permitted in the outline plan.
The nU111ber of units and lots relnain tl1e saIne as approved wit}1 the Outline Plan.
b. The yard depths and distances between main buildings vary no more than ten (100/0)
percent of those sho\vn on the approved outline plan, but in no case shall these distances
be reduced below the minimum established within this Title.
The yard depths and distances between Inail1 buildings (See Building Envelopes on plans)
remain the same as approved witll the Outline Plan.
c. The open spaces vary no more than ten (100/0) percent of that provided on the outline
plan.
The open space has not changed and remains tIle same as approved with the Outline Plan.
d. The building size does not exceed the building size shown on the outline plan by more
than ten (100/0) percent.
TIle buildings shown on the Outline Plan were conceptual and are not applicable to this
standard. However, the building heights, as identified on the Outline Plan, are applicable and
remain as originally submitted.
e. The building elevations and exterior materials are in conformance with the purpose
and intent of this Title and the approved outline plan.
The building elevations shown on the Outline Plan were conceptual and are not applicable to
tllis standard.
f. That the additional standards which restlltcd in the 3\varding of bonus points in the
outline plan approval have been included in the final plan with substantial detail to
ensure that the performance level committed to in the outline plan will be achieved.
No density bonus points were requested with the Outline Plan.
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Page 11 of20
~. .,: >: :", ~ -:': ,
g. The development complies ,vith the Street Standards.
The develoPlnent cOlnplies with the adopted Street Standards.
OUTLINE PLAN CONDITIONS OF APPROVAL:
1) That all proposals of the applicant are conditions of approval unless otherwise
modified herein.
All of the proposals of the applicant, unless specifically modified with tl1is request, are
conditions of approval alld will be met at tIle appropriate times~
2) All conditions of the geotechnical report prepared by Amrhein Associates, Inc. and
dated October 12, 2007, including but not limited to the inspection schedule, shall be
conditions of approval unless otherwise modified herein.
All oftl1e conditions of the Amrhein Associates, Inc~ report have been incorporated into the
projects various developlnel1t plans~
3) That all proposed lots shall be subject to Solar Access Standard A unless 1) materials
are provided with the Final Plan submittal demonstrating that an individual lot has a
negative north slope in excess of 15 percent which would render it subject to Solar
Access Standard B; or 2) a Solar Access Variance is applied for and approved for the
individual lots concllrrently with Final Plan approval. Solar setback calculations shall be
submitted with each building permit to demonstrate compliance with the applicable
standards, and shall include identification of the required solar setbacks with supporting
formula calculations and elevation or cross-section drawings clearly labelillg the height
of the solar producing point(s) from the identified natural grade.
All of the lots, otl1er than Lot #5, are on slopes less than 15%. Lot #5 has nOlth facing slopes
of 25% and is thus has a Solar Access Standard B. At tIle tilue house plalls are submitted, the
property owner will be responsible for sublnitting solar access calculations.
4) That all measures installed for the purposes of long-term erosion control, including
but not limited to vegetative cover, rock walls, retaining walls and landscaping shall be
maintained in perpetuity on all areas in accordance with 18.62.089.B.7.
All erosiol1 control measures as described will remain in perpetuity as required under
18~62.089. B.7~ Such measures are described in the project's Conditions, Covenants and
R estri cti 0 11S ~
5) That prior to Final Plan approval:
a) Engineering for the utility plan including but not limited to the water, sewer, storm
drainage and electric facilities shall be submitted. The utilit)' plan shall include the.
location of connections to all public facilities in and adjacent to the development,;:
Page 12 of20
including the locations of water lines and meter sizes, fire hydrants, sewer mains and
services, manholes and clean-outs, storm drainage pipes and catch basins, and locations
of all primary and secondary electric services including line locations~ transformers (to
scale), cabinets, meters and all other necessary equipotent. Transformers and cabinets
shall be located in areas least visible from streets, while considering the access needs of
the Electric Department. Any required private or public utility easements shall be
delineated on the utility plan.
See attacl1ed Civil Engineering plans~
b) An Electric Distribution Plan shall be coordinated with the Ashland Electric
Department, and shall be included in the utility plan with the Final Plan submittal.
See attached Civil Engilleering plans~ Suell plans have been coordinated with tIle Asl11and
Electric Departlnent.
c) A drainage plan including necessary final engineering for the private lot storm\vater
detention systems and any off-site storm drain system improvements shall be provided.
See attached Civil Engil1eering plans.
d) The engineering for sidewalk improvements to complete sidewalk installation along
the subject property's full Strawberry Lane frontage shall be provided with the Final
Plan submittal.
See attacl1ed Civil Engil1eering plans.
e) The recommendations from the March 6, 2008 meeting of the Ashland Tree
Commission, where consistent with applicable standards, shall be incorporated into the
Final Plan submittal's Landscaping, Irrigation, and Tree Protection and Renloval Plans.
See attached Landscape Architect plans~
f) A draft copy of the CC&R's and the applicants' proposed Deed Restrictions shall be
provided. The CC&R's shall describe responsibility for the maintenance of all
commonly-owned open space including but not limited to the implementation and
maintenance of the approved fire prevention and control plan, and perpetual
maintenance of required long term erosion control measures. The CC&R's shall note
that any deviation from the approved Tree Removal and Protection Plan must receive
\vritten approval from the City of Ashland Planning Department. The CC&R's and
Deed Restrictions shall be recorded concurrently with the final plat.
See attached plans~ A fil1al copy shall be submitted at the tilue of Final Plat as requested.
g) The overall lot coverage for the subdivision as a whole shall be limited to no more"
than 20 percent. At the time of final plan submittal, the applicants shall provide a
Page 13 of20
breakdown, by square footage, of the allowed lot coverage allocated to each lot and
demonstratillg that the overall subdivision's lot coverage does not exceed the 20 percent
allowed in the RR-.5 zoning district.
The overall lot coverage for the entire subdivisio11 will not exceed 20010. In Perforluance
Standards Developtnents, wllere building envelopes and driveways are constrained by s11ape,
size and/or length in order for natural features to be retained or Initigated, the coverage issue
for individual lots becomes criticaL This is compounded by the applicant's efforts to provide a
1110re 11orizontal footpril1t rather tl1an a vertical one where lot coverage can actually force
hOlnes to be taller and have more mass - tllUS becolnil1g more visible~ Because the applicants
propose to retain the 1110St visible portion of the propelty as common open space, tIle
applicant's are proposing the comlllon open space~s lot coverage allowance be allocated to the
remaining parcels as follows (NOTE: At tilne of final survey, tl1ese amounts 111ay change
sligl1tly based on the lot's actual surveyed dilnensions):
Lot #1: 26% (~50 acre size) == 5,662 sq. ft~ lot coverage (footprint, driveway, sidewalks, etc.)*
Lot #2: 26% (.50 acre size) = 5,662 sq. ft lot coverage
Lot #3: 280/0 (.50 acre size) ::::: 6,098 sq. ft. 1 at coverage
Lot #4: 200/0 (1.40 acre size) == 12, 196 sq~ ft. lot coverage
Lot #5: 200/0 (1 acre size) ~ 8,712 sq. ft. lot coverage
Lot #6: 0% (comlllon open space) (.50 acre size)
Maxill1Ul11 Total Average Lot Coverage: 20010
*NOTE: The applicants have entered into a "private agreement -q 'rvith the neighbors to the
north (Tax Lot #110, Lou & Catherine Dimino) to lin1it Lot #]-'s Coverage to 20%, vvith an
additional 6% a 110 vved.for pervious sUl:(ace improvenzents such as pervious concrete pavers,
pervious concrete, decking, gravel, etc.
h) That written verification from the project geotechnical expert shall be provided with
the Final Plan submittal indicating that the revised six-lot subdivision configuration and
associated improvements are consistent with the original report.
See attached letter from Amrhein & Associates.
i) That a landscape and irrigation plan addressing the re-vegetation of cut and fill slopes
required in the geotechnical report shall be provided with the Final Plan submittal.
See attached Landscape Architect plans.
j) That in addition to the third off-street parking space proposed to be provided on each
of Lots 1-5 by the applicants, the Final Plat submittal shall identify four on-street
parking spaces to be provided on Hitt Road in ba)'s near the relocated gate and between
the driveways of Lots 2 and 4.
Page 14 of20
As 11oted, the applicants are requesting two modifications to this COlldition~ First, the
applical1ts are proposing to not be required to l1ave an "extra~' parking space on Lot #1, based
upon a neighbors' request As such, the zoning requiren1ent of two on-site parking spaces per
lot will apply to lot #1, unless a future property owner of Lot #1 decides a third space is
desired. Secondly, the additiol1al publiclhiker parking along Hitt Road is proposed to be
an1ended to be adjacent to Lots #2 and #4 instead of one bay being near the gate. Again, once
this COl1dition was evaluated by the project's Civil Engineer, Landscape Architect and
Contractor, it became apparent the amount of eartll disturbance, inlpact on vegetation,
engilleerillg effolt, cost of the in1proven1ent and tl1at the end result would create limited
functionality for people existing tlleir vellicles, the applicants decided the four spaces should
be adjacent to Lots #2 and #4.
6) That prior to the issuance of an excavation permit:
a) A preconstruction conference to review the requirements of the Physical Constraints
Review Permit shall be held prior to site work, storage of materials, or the issuance of an
excavation permit. The conference shall include the Ashland Planning Department,
Ashland Building Department, the project engineer, project geotechnical experts,
landscape professional, arborist, and contractor. The applicants or applicants'
representative shall contact the Ashland Planning Department to schedule the
preconstruction conference.
The applicants and various tealTI melubers are aware of this conditiol1 and will comply as
noted~
b) That a Verification Permit in accordance with 18.61.042.B shall be applied for and
approved by the Ashland Planning Division prior to site work, storage of materials
and/or the issuance of an excavation or building permit. The Verification Permit is to
inspect the trees to be removed and the installation of tree protection fencing. The tree
protection for the trees to be preserved shall be installed according to the approved Tree
Protection Plan prior to site work or storage of materials.. Tree protection fencing shall
be chain link fencing a minimum of six feet tall and installed in accordance with
18.61.200.B~
The applicants and various tealn menlbers are aware of this conditiol1 and will comply as
tIoted.
c) That the temporary erosion control measures (i.e. fabric sediment fencing, straw
bales, crushed rock pads, straw erosion control matting or plastic sheeting) shall be
installed and maintained according to the approved plan prior to any site work, storage
of materials, or issuance of an excavation permit. These measures shall be inspected and
approved by the Staff Advisor prior to site work, storage of materials, or the issuance of
an excavation permit.
The applicants and various team 111embers are aware oftl1is condition and will cOlnply as
noted. " ,
Page 15 of20
d) The applicants shall provide a performance bond, letter of credit or other financial
guarantee in an anlount equal to 120 percent of the value of the erosion control
measures necessary to stabilize the site.
The applicants and various tealn melnbers are aware of this condition and will cOlnply as
noted.
7) That prior to the signature of the final survey plat:
a) All easements for sewer, water, drainage, electric, streets or public pedestrian access
shall be indicated on the final survey plat as required by the City of Ashland.
As noted, the applicants are proposing to phase the subdivision in two phases, but will survey
al1d identify a1111ecessary easelnents or dedications for sewer, water, drainage, electric, streets
or pedestrian access initially, but 110t record the actual boundaries of tIle Phase II lots Ulltil the
Phase II improvements are completed.
b) Street trees, located one per 30 feet of street frontage, shall be installed along the
Strawberry Lane street frontage as part of the subdivision infrastructure improvements.
Street trees shall be chosen from the Recommended Street Tree List and shall be
installed in accordance with the specifications noted in the Recommended Street Tree
List. The street trees shall be irrigated.
Street trees along Strawberry Lane for Lot #1 will be installed as noted at the titne Phase I is
completed. Street trees in front of the flag pole of Lot #3, including the sidewalks, will be
illstalled with the Phase II ilnprovelnents.
c) Subdivision infrastructure improvements, including but not lintited to utilities;
driveways, drivewa)' approaches and associated erosion control measures; the extension
of curbs, gutters, paving and sidewalk improvements on Hitt Road between the end of
the existing improvements and the relocated gate location; and side\valks and street
trees on Strawberry Lane shall be installed according to approved plans prior to the
signature of the final survey plat. The Hitt Road improvements beyond the driveway of
Lot 5 shall be sufficient to accommodate the placement of parking bays to accommodate
two parking spaces and associated vehicular circulation, and shall be shown in the Final
Plan submittal.
As noted, the applicants are also proposing a modification to this COlldition as a technical
follow-up to Condition 5j. which is being modified to not have any parking near the gate due
this area' s physical constraints. In addition, with the phasing plan, the applicants are
requesting various ilnprovelnel1ts be allocated to each pl1ase with the publiclhiker parking
bays being completed with the Phase II ilnprovements.
d) That the installation of driveway approaches shall be completed according to city
standards under permit from the Public Works/Engineering Department and::'any ::.
necessary inspections approved.
Page 16 of20
The applicants al1d COl1tractor are aware of this conditiol1 and will COll1ply.
e) The existing sidewalk on Hitt Road shall be extended to the northerly edge of the Lot
5 drive\vay's approach.
See attached Civil Engineering plans.
f) Electric services shall be installed underground to serve Lots 1-5. At the discretion of
the Staff Advisor, a bond may be posted for the full amount of underground service
installation (with necessary permits and connection fees paid) as an alternative to
installation of service prior to signature of the final survey plat. In either 'case, the
electric service plan shall be reviewed and approved by the Ashland Electric
Department and Ashland Engineering Division prior to installation.
TIle applicants and C011tractor are aware of tl1is condition and will comply.
g) That the sanitary sewer laterals and water services including connectiOJl with meters
at the street shall be installed for Lots 1-5.
See attached Civil Engineering plans.
h) That Amrhein Associates, Inc. shall inspect the site according to the inspection
schedule of the engineering geology report dated October 12, 2007 provided with the
application. Prior to signature of the final survey plat, Amrhein Associates, Inc. shall
provide a final report indicating that the approved grading, drainage and erosion
control measures were installed as per the approved plans, and that all scheduled
inspections were conducted by the project geotechnical expert periodically throughout
the project.
TIle applicants and the project's Geotec11nical El1gineer (Amrhein associates) are aware of this
condition and will cOlnply as noted.
i) The landscaping and irrigation for re-vegetation of cut/fill slopes and erosion control
shall be installed in accordance with the approved plan prior to signature of the final
survey plat. Vegetation shall be installed in such a manner as to be substantially
established within one year of installation.
The applicants and tIle project's Landscape Architect and Contractor are aware of this
condition and will c0111ply as noted. All re-vegetation and erosion COl1trol ll1easures noted will
be cOlnpleted prior to that phase's fil1aI plat.
j) The applicants shall sign an agreement to participate in the future cost of street
improvements for Hitt Road, including but not limited to sidewalks, curbs, gutters,
paving, and storm drains.
The applicants are aware of this condition and will comply at tilne of final plat.
Page 17 of 20
k) That the applicants shall complete the relocation of the gate at the end of the
improvements on H.itt Road to the southern extent of the street improvements. The
relocation of the gate will be coordinated with the City of Ashland Water Department.
The applicants are aware of this condition al1d will cOlnply as 11oted. The gates relocation will
be completed with the Pllase II improvements.
8. That prior to the issuance of a building permit:
a) Individual lot coverage calculations including all impervious surfaces shall be
submitted with each building permit to demonstrate compliance \vith the lot coverage
allocated to each lot. Building footprints, walkways, driveways including the flag drive
for Lot 3, parking areas, and any inlperviotlS surfaces shall be COllnted for the purpose
of lot coverage calculations.
To be cOlnpleted at tilne ofbuildillg permit by tIle future property owner(s).
b) The setback requirements of 18.88.070 shall be met and identified on the building
permit submittals including but not limited to the required width between buildings as
described in 18.88.0701lD.
To be completed at time of building pen11it by the future property owner(s).
c) Building permit submittals shall clearly demonstrate conlpliance with the applicants'
proposed "Elevation Height Limits" by providing cross sections or elevation drawings
with building heights and elevations above sea level clearly labeled.
To be completed at time of building permit by the future property owner(s)~
d) That a Ph)'sical and Environmental Constraints Permit for Hillside Development
shall be applied for and approved in accordance with 18.62.040 for the development of
Lot 5 prior to submission or issuance of a building permit.
To be cOlupleted at time of building pennit by Lot 5's future property owner(s).
9. That prior to the issuance of a certificate of occupancy:
a) That the requirements of the Fire Department, including that approved addressing
shall be installed prior to combustible construction; that a fire prevention and control
plan shall be implemented and maintained; and that fire apparatus access, fire
sprinklers as proposed by the applicants, and a fire hydrant shall be installed, shall be
addressed.
To be cOlupleted at tinle of an Occupancy Permit by the future propeliy owner(s).
b) All exterior lighting shall be directed on the property and shall not illuminate
adjacent proprieties.
Page 18 of20
To be completed at time of an Occupancy Pennit by tl1e future property owner(s)~
c) For Lot #3, the applicants shall provide mitigation for the remo\'al of Tree #31
through on-site replanting, off site replanting, or payment in lieu of planting as provided
for in AMC 18.61.084.
To be cOlnpleted at time of an Occupancy Pennit by the future property owner(s) of Lot #3.
d) Driveways greater than 50 feet in length, which are considered by definition to be flag
drives and thus subject to the flag drive standards, shall be constructed according to flag
drive requirements that a 12-foot paved width and 15-foot clear width be maintained,
and that parking spaces be configured
To be cOlnpleted at tilne of an Occupancy Pelmit by the future propel1y owner(s) of lot #3.
PHASING CLARIFICATIONS:
The following is intended to describe and clarify the timing of the project's various private
and public ilnprovenlents based upon the two proposed phases. Again, Phase I is planned to
begill itnmediately and will include Lots #1, #2, #4 and #6 (open space lot)~ P11ase II will
include the division of the remaining property (existil1g 110use lot) into tl1fee lots (Lot #3, #4
and #5). The applicants are proposing the phasing for mostly logical timi11g reasons, but some
of the improvelnents associated with Phase II are related to expense and CUITent housi11g
l11arket conditions. In pal1icular, the requiren1ent for public/hiker parking along Hitt Road was
a COl1dition of approval and not a develoPlnent standard and thus its expense never anticipated
or budgeted. Also, the applicants attelnpted to lnitigate anyon-street parking issues by
"proposing~' extra on-site parking (two spaces cun.elltly required)~ In doing so, the applicant
believed they were addressing tIle development's ilnpacts and that any required on-street
publiclhiker parking spaces were not their responsibility.
Regardless, the applicants are more than willing to install the on-street public/hiker parki11g
spaces, but would like to defer this improvement until Phase II in order to generate the
necessary ful1ds to complete the work. In tIle applicallt's Opilliol1 and considering the
CirCUlTIstances noted, they believe this is a fair proposaL All other phasing il11proveluents are
described as follows:
Phase I improvements: Again, Lot #4 (existing house lot) rvill not be divided until Phase II
and "Vvill retain the area qf Lots #3, #4 and #5 until Phase 11 is recorded.
Lot #1 and #2
. All utilities al1d easements for Lot #1 & #2.
. Street Trees along Lot #1 's Strawberry Lane frontage.
. Lot #1 and #2's driveway cut and apron.
. All associated retail1il1g, erosiol1 control, geotecru1ical measures related to improvenients.
Page 19 of20
. House, driveway, stonn drainage, tree protection measures, etc. will be completed by future
lot owners.
Lot #6 (open space lot)
. No improvelnents proposed.
Remaining property (il1cludes the area of Lots #3, #4 (existing 11ouse) and #5.
. All easell1ents associated with "both" p11ases of the subdivision.
. All existillg utilities to be relocated witl1in planned easelnents, where necessary.
. All associated retaining, erosion control, geotechnical measures related to utility
ilnprovel11ents.
Phase II improvements (relnaining property):
Lot #3'1 #4 and #5
. All necessary remaining easements.
. Lot #3, #4 and #5 driveway cuts and aprons.
. All associated retaining, erosion control, geotechnical measures related to ilnprovements~
. House, driveway aprons, stonn drainage, tree protection Ineasures, etc~ will be completed
by future lot owners.
. All improvements associated with existing house sue}l as the new driveway off of Hitt
Road, associated retaining walls alld tree protection lneasures. Such improvelnents will also
include tIle street trees and sidewalk improvelnellts along the frontage of Lot #3's driveway
entrance along StrawbelTY Lane.
. All itnprovements to Hitt Road, including two two..space parking bays adjacent to Lots #3
and #4, gate relocation, sidewalk extension to Lot #5's driveway.
Conclusion: Overall, the applicants and project consultal1ts believe the sublnitted Outline
modifications and Final Plan docUluellts will prove to be an example for hillside development
plannil1g ill Ashland. In addition to the significant alTIOunt of tilne working with tIle adjacent
neighbor to the north, a significant amount of effort was spent on n1inilnizil1g typical hillside
Inass and disturbance of natural features. Again, the fact that one additional lot could have
been created in the area now proposed to be common open space - an area visible to most
residents in Ashlal1d, is a reflection of the applicant~ s efforts to Ininin1ize the developtnents
impact 011 the neighborl1ood and cOl111nunity.
Page 20 of 20
March 12~ 2008
Project No. U264-01.01
Mr. Derek Severson~ Project Planner
City of Ashland
51 Winburn Way
Ashland, Oregon 97520
AMRHEIN
ASSOCIATES, Inc.
Re: Geotech n ica f Review
Strawberry Lane Subdivision
Ashland, Oregon
Dear Mr. Severson:
Amrhein Associates~ Inc. (AAI) has reviewed the Civil Improvement PJans, prepared by
CEe, inc. and dated March 2009, for the Strawberry Lane Subdivision. We understand
some modifications have been made to Plans since our Geotechnical Engineering
Report was prepa red in October 2007.
Based upon our review} the updated Plans have been prepared in generat accordance
with our recommendations presented in our Geotechnicat Engineering Report. No
changes or modifications in our odginal recommendations or the Plans are necessary.
AAI appreciates the opportunity to review the Civil Improvement PJans. Please give me
a cali if you have any questions.
SincerelYI
Amrhein Associates, Inc.
frbJ. j !
Mark J. Amr~e.ln1 P.E.
President I Sehior Engineer
RENEWAL DATE: 12/31/09
cc: Mark Knox} Urban Development Services
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Job Address: 500 STRAWBERRY LN
ASHLAND OR 97520
C ontracto r:
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Owner-s Name: Me LELLAN R/LAURA A WRIGHT-
Custom er #: 04631
Me LELLAN R/LAURA A WRIGHT-
Applicant: 500 STRAWBERRY LN
Address: ASHLAND OR 97520
5 u b~Co ntra ctor;
Address:
Applied: 03/12/2009
Issued: 03/12/2009
Ex p ires: 09/08/2009
Maplot: 391 E08AC201
Phone:
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City Lie No:
DESCRIPTION: Final ptan for a 6- Lot Subdivision/Outline plan mod ification
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Fee Description
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2,139.00
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COMMUNITY DEVELOPMENT
20 East Main St.
Ashland~ OR 97520
W\rVW.ashland. or. us
Tel: 541-488-5305
Fax: 541-488H5311
TTY: 800-735-2900
Inspection Request Line: 541-552~2080
CITY OF
ASHLAND
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ZONING PERMIT APPLICATION
FILE # ..:? CO <J - c)C) 3 /1-
Planning Department
51 Winburn Way~ Ashland OR 97520
CITY Of
ASH LAN D 541-488-5305 Fax 541-488-6006
DESCRIPTION OF PROJECT
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DESCRIPTION OF PROPERTY
Street Address
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APPLICANT .
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PROPERTY OWNER
Name
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Phone
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Address
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SURVEYOR. ENGINEER. ARCHITECT! LANDSCAPE ARCHITECT. OTHER
Title Name Phone E -Mati
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rme Name Phone E-Mail
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I hereby certify that the statements and information contained in this application1 including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
locaUon 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 J produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granUng of the request:
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or improvements are properly located on the ground.
Failure in this regard will result most likely in not only the request bejng set aside r but also possibly in my structures being buift in reliance thereon being required to
be rem~.~~Li[.at.myexpense:---ffItrave-cmy.doubls:-r'am.-a4vjsedJQ2~k competent professional advice and assist ~nce.
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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
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Propeity-Owner!s'Sig~Jl.t_~~c{r~reor~:=~:~~'--~_. Date
IT 0 be COOl>le1ed by Ctry s~
Date Received
Zon ing Permit Type
Filing Fee $
OVER ..
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