HomeMy WebLinkAboutTerrace_177 (PA-2009-00407)
At!orneys[lj Low
Medford Office
813 Alder Creek Dr;ve
Medford. OR 97504
Phone: 541,771.1977
lox: 541)71.34-13
Ashland Office
1151-1, 1nd Slreel
P,O,liox 1090
IlIIrlond, DR 97510
Phone: 541-481+191
Fox: 541-481,9173
Office ('Illoil:
offjee@medfordlow.ne!
Wohsilo:
v^,^".medfordj(Jw.nel
JIll
Polrick G,lIuycke
O(ll1iel B. O'Connor'
Dorrel R. Jorvis
Dovid H.Lohmofl
Sydnee B. Dreyer
JosephR.Dovis
JIll
Juditllolley"
of Counsel
'i\lsoodmilleclin Woshingfon
., Alsomlmiltedin Colifornio
\,\'riter's Direct E-mail:
sbd@mcdfordlaw.net
Writer's Assistant:
Stacey Mattson
July 20,2009
t:!J
JUL 2 J 2009
Community Development Department
Attn: Planning Commission Secretary
20 East Main Street
Ashland, Oregon 97520
C.. __,_:.~~
RE: Notice of Land Use Appeal - Type I
Planning Action #: 2009-00407
To Whom It May Concern:
Please be advised that my client, Mary J. Thierolf (the appellant herein) is
requesting dismissal of the aforementioned appeal as the matter has been settled.
calL
If anything further is necessary for dismissal, please feel free to give me a
SBD:ssm
Enclosure
c: client
Jack Davis
M. Sammons (via email)
Yours truly,
HUYCKE, O'CONNOR, JARVIS & LOHMAN, LLP
(l(J~6.j)
~NEE B. DREYER ~
rN THE MATTER OF PLANNING ACTION 2009-00407
SUBJECT PROPERTIES: 177 Terrace Street
APPLICANT: Madrona Architecturc
DESCRIPTION: A request for Physical and Environmental Constraints Review
! Permit approval, including tree removal to construct a singlc family home and an )
i accessory residential unit on a property located at 177 Terracc Street, and a request )
for a Conditional Use Permit to construct the accessory residential unit.
COMPREHENSIVE PLAN DESIGNATION: Single Family
Residential; ZONING: R-I-IO; ASSESSOR'S MAP #: 39 IE 09CB; TAX
1_~~T: ~~~~__
Applicants request a W
227.178(1 ).
day extension to the time limit set forth in ORS
~~Wi\o,!It4/01
Applicant
Date
J
L
)
REQUEST FOR
AN EXTENSION,
OF THE TIME
LIMIT
ORS 227.178(1)
[Note: ORS 227.178(5) provides that the "120-day period set in (ORS 227.178(1)) may
be extended for a specified period of time at the written request of the applicant. The total
of all extensions may not exceed 245 days."]
AJlorncys (I1l(ll'!
Medford Office
823 Alder (reek Orive
Medlord. OR 97504
Pholle: 541.772.1977
fox: 54J.7/2.3443
Ashlalld Office
125 N, 2ad llreel
PO, Box 1090
I\shlllad, OR 97520
Pholle:54H82.8491
fllx:541.482-9173
Office i,mail:
office@mcdfordlow.llcl
Wehsi!e:
wi'NJ.medfordlow.nel
III!l
Plllrick G, Huycke
DOlliel B. O'Connor'
Oorrel R. Jorvis
Dovid H.lohl11nll
Iydllee B, Dreyer
Joseph R. Dovis
III!l
Iud 1\, Holtey' ,
of (aunsel
<Alsoudmillcdin W(lshinglon
<. Also ()dmillcdin (()Iiforniu
W.i,(,R0f:'
Writer's Direct E-mail:
sbd(a;medfordlaw.net
Wdtcr'sAssistant:
Stacey Mattson
June 19,2009
Community Development Department
Attn: Planning Commission Secretary
20 East Main Street
Ashland, Oregon 97520
RE: Notice of Land Use Appeal- Type I
Planning Action #: 2009-00407
To Whom It May Concern:
Our office represents Mary J. Thierolf, the Appellant in the foregoing land use appeaL
Enclosed with this letter please find the Notice of Land Usc Appeal -- Type I form
provided by the Community Development Department. As noted on the attached form,
Ms. Thierolf qualifies as a party to file the appeal as she received notice of the planning
action. Also enclosed in an agent authorization form authorizing me to represent Ms.
Thierolf in the subject appeaL
The purpose of this letter is to specify in greater detail the grounds for appeal listed in
the attached form. The grounds for this appeal are as follows:
1. The decision is in error as it violates AMC 8.1 04.050A, which provides that
the use would be in conformance with all standards within the zoning
district in which the use is proposed to be located. In this case the use is not
in conformance with all standards and criteria in that the access is a flag
drive subject to the development requirements thereof. In particular, the
flag drive exceeds the maximum 15% grade, and does not meet the width
and paving requirements pursuant to AMC 18. 76.060B.
2.
The decision is in error as it violates AMC 18.104.050B, which provides
that adequate capacity of City facilities for water, sewer, paved access to
and through the development, electricity, urban storm drainage, and
adequate transportation can and will be provided to and through the subject
propeliy. Here, there is not substantial evidence in the record that the flag
drive is adequate to serve at least two residential units and the aeeessory
residential unit.
17'7 Te IU;f/(!. e.
Ashland Planning Commission Secretary
June 19,2009
Page 2 of2
3. The decision is in error as it violates 18.1 04.050C, which provides that the
conditional use will have no greater adverse material effect on the livability
of the impact area when compared to the development of the subject lot
with the target use of the zone. Again the flag drive does not meet current
standards and the effect of such nonconformity is exacerbated by the
construction of an additional residential unit and accessOlY residential unit.
4. The decision is in error as the flag drive is a nonconforming use which may
not be enlarged, unless the enlargement meets the requirements of AMC
18.68.090. There is no evidence in the record, or findings, as to whether the
use has been enlarged and/or whether it complies with these criteria.
5. The decision is in error as a variance application is required to approve a
flag drive in excess of 15% (or in the alternative a driveway in excess of
20%) pursuant to AMC 18.76.060B (or alternatively AMC 18.68.160).
6. The decision is in error as no findings have been made that the flag drive
complies with AMC 18.76.060B.
7. The decision is in error as thcrc is not substantial evidence in the record that
the flag drive meets the requirements of the Oregon Fire Code.
8. The decision is in eITor as there is not substantial evidence in the record as
to whether the flag drive complies with AMC 18.62.080(3), which limits
the location of flag drives.
Please forward all notices, correspondence or other information regarding the above
referenced appeal to me at my address above.
Yours truly,
HUYCKE, O'CONNOR, JARVIS & LOHMAN, LLP
(2) ll?:!VvLc 6 ~ /
SYDNEE B. DREY~-R~)
SBD:ssm
Enclosure
c: Midge Thierolf
Notlce of Land U.. Appe.' - Type I
Ashland Mun' . a/ Code 18.108.070.B.2.c
A. N.mll(l) of PI..-on Filing AppNI: B. AddI'Hll(..):
1.
2.
Attach lIddJtionll/ JlIIQea of namee and ac:ldreaMa if other P8I'IOnI _ joining 'he appell/.
C. Declelon BeIng Appealed
Oate of OecIIlon: PIlIIlning Action .:
June 5, 2009 2009-00407
Mary J. Thierolf
234 Rid e Rd., Ashland OR 97520
Title of planning action: A Request for Phys .cal
and Environmental Constraints Review 'ermit
approval, including tree removal to c nstruct: a
sin le-famil home and an accessor sidential
D. How Ptreon(l) FlUng Appeal auautlee.. I Party qJ1l an a regues or a onditional
'. t.to_.C! struct e
For each on lilted above In Box c:hltc* the a x Delaw. residentia
The pel'lOl'l named in 01 am the appficant. unit.
Box A.1. above ;fi' received notice of ,he planning action.
qualiflee .. a party 0 I - entitled to receive notice of the action but did not receive
t>e<:au..: notice due '0 error.
The pel'lOl'l named In
Box A.2. above
quall1iel .. a party
bec:au..:
01 am the appl/cent.
0' received notice of the planning action.
0' - entitled to receive notice of the action but did not receive
notice due to error.
Attach additional pag.. if othera have joined In the appeal and describe how each qualm.. as
a
E. Specific Grounds for Appql
,. The tira' apeciflc ground for which the decialon should be reversed or modified ,. (attach
lIdcfltionalpagealfneces..ry): The approval violates Ashland Municipal Code~" ")
Section 18.104.050A in that: the approval is not in accordance with all stan ards
within the zoning district. See additional pages.
Thla la lIIl error beceu.. the IppIlcable criteria or procedure In lhe Ashl.nd Municlpa, Code
! or other law In ! requires thai
attach additional ea If neceaaa :
2. The second apecific ground for which Ihe decillon should be reversed or modified is
(.ttachacldltlonalpagealfneceaaary): The approval violates AMC Section 18.104.0 B in
that the paved access is not adeguat:e. See additional pages.
ThiI ia an error becau.. the applicable criteria or procedure In the Ashland MunIcipal Code
! or other law in ! requirea lhal
.ttach additional .. If necea.. :
3. The third apecifIc ground for which the decision should be reversed or modified Is (attach
addition" pagealf neceaaary): The approval violates AI1C Section 18.104. 050C.
See additional f\'lgces.
Thla ia an error becau.. Ihe applicable criteria or Procedure in the Ashland Municipal Code
I or other law in I requires that
(attach additional pages If necessary):
4, (On allad1ed pages. lilt other grouncll. in a m."ner limit. 10 the above. that exilt. For
e8Ch ground nit the applicable crlIeria or procedures in the Ashland Municlp8l Code or other
law thllt-.vlolllled:f See attached additional pages,
App.., F..
With IhiI notlee d appeal I(we) lUbmilthe sum of $0.00 which ilthe appeal f.. r1lquired by
S 18,108.110.A dthe Ashland MunIcipal Code.
0..: 0/18/'1
Slgnature(l) d person(l) tiling appeal (attach additional pIlgft if neceuary):
\>~t U"'I /)1 /"Vh/l-C ,,--,,~/~,;,j7
(J t/ ., c- to "L F
Ivtl,,(:l! ,,:1C,.7\fi.)IUt -,',., k fo,..U ,
Note: This compIlIltId Notice of L8IId Use Appeal to(Jflther with the sppeal fH must be filed
with the Community Development De(JaJfment, Attn: Planning Commission Secretary, 20 E
Main St. Ashland. OR i752O, telephone 541-488-5305. prlorlo the effective date ofth.
decision sought to be reviewed. Effective da~s of decisions .re set forlh in Ashland Municipal
Code Section 18.108.070.
AGENT AUTHORIZA nON FORM
LET IT BE KNOWN THAT SYDNEE B. DREYER has been retained to act as Agent to
perform all acts with regard to my property related to any appeals of that Final Decision issued
on June 5, 2009, Planning Action 2009-00407: A request for Physical and Environmental
Constraints Review Permit approval, including tree removal to construct a single family home
and an accessory residential unit on a property located at 177 Terrace Street, and a request for a
Conditional Use Permit to construct an accessory residential unit.
PROPERTY OWNER:
This authorization is valid for I year. ,.~ .
SIGNA TURE:/Wc/>.-') rb1 (}~ \=/~ DATE:
~/ "
PRINTED NAME: MAe'! :'JFAAJ.IJ E 'THIEf'J)U-'-
&//# /f
ADDRESS: 234 Ridge Road
PHONE:
482-9778
CITY /ST ATE/ZIP: Ashland
FAX:
AGENT:
SIGNA TUREl'::::)Lph<. J?):!::t:.'o
PRINTED NAME: Svdnee Drever
DATE:
~-)?5-(H
BUSINESS: Huvcke, O'Connor. Jarvis & Lohman.
LLP and Jud Holtev
ADDRESS: 823 Alder Creek Drive
PHONE:
541-772-1977
CITY/STATE/ZIP: Medford. OR 97504
FAX:
541-772-3443
CITY OF
ASHLAND
June 9, 2009
Madrona Architecture
700 Mistletoe Road #205
Ashland, OR 97520
Notice of Final Decision
On June 5, 2009, the Staff Advisor for the Ashland Planning Division administratively approved your
request for the following:
Planning Action: 2009-00407. A request for Physical and Environmental Constraints Review Permit approval,
including tree removal to construct a single family home and an accessory residential unit on a property located at
177 TerTace Street, and a request for a Conditional Use Permit to construct the accessory residential unit.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-l-lO; ASSESSOR'S MAP
#: 39 IE 09CB; TAX LOT: 1501
The Staff Advisor's decision becomes final and is effective on the 131h day after the Notice of Final
Decision is mailed.
Prior to that date. anyone who was mailed this Notice Of Final Decision may request a reconsideration of
the action by the Staff Advisor as set forth in the Ashland Land Use Ordinance (ALUO)
18.108.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in the ALUO
t8,108.070(B)(2)(c).
An appeal may not be made directly to the Land Use Board of Appeals. Oregon law states that failure to
raise an objection concerning this application, by letter, or failure to provide sufficient specificity to afford
the decision maker an opportunity to respond to the issue, precludes your right of appeal to LUBA on that
issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of
appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to
proposed conditions of approval with sufficient specificity to allow this Department to respond to the
issue precludes an action for damages in circuit court.
The application, all associated documents and evidence submitted, and the applicable criteria are available
for review at no cost at the Ashland Community Development Department, located at 51 Winburn Way.
Copies of file documents can be requested and are charged based on the City of Ashland copy fee
schedule.
If you have any questions regarding this decision, please contact the Department of Community
Development between the hours of 8:00 am and 4:30 pm, Monday through Friday at (541) 488-5305.
cc: Parties of Record
DEPT. OF COMMUNITY DEVELOPMENT
20 E. Main Street
Ashland, Oregon 97520
www.ashland.or.us
Tel: 541488.5305
Fax: 541.552.2050
TTY: 800.735.2900
r~'
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: 2009-00407
SUBJECT PROPERTY: 177 Terrace Street
OWNER/APPLICANT: Madrona Architecture
DESCRIPTION: A request for Physical and Environmental Constraints Review Permit approval,
including tree removal, to construct a single family home and an accessory residential unit on a
property located at 177 Terrace Street, and a request for a Conditional Use Permit to construct the
accessory residential unit.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-I-IO;
ASSESSOR'S MAP#: 39 IE 09CB; TAX LOT: 1501
SUBMITTAL DATE:
DEEMED COMPLETE DATE:
STAFF APPROVAL DATE:
FINAL DECISION DATE:
APPROVAL EXPIRATION DATE:
April 3, 2009
April 22, 2009
June 5, 2009
June 22,2009
June22,2010
DECISION
The parcel is zoned single-family residential, R-l-lO. The parcel is classified as Hillside Lands because
the site includes slopes 25 percent and greater, and is located on the Hillside Lands map. The applicant
is requesting a Physical Constraints Review Permit to build a single-family home and an accessory
residential unit. The home is to be 5,443 square feet and the accessory unit 743 square feet.
Both units are to be served by an existing driveway on the north side of the lot, which is also used by
the neighboring property at 155 Terrace. The existing driveway was previously part of a separate parcel
owned by the City of Ashland that served functionally like a small alley, though it was not dedicated
right-of-way. It has been historically used as primary access for 155 Terrace, built in 1959, and also has
been historically used as a secondary access by neighboring properties fronting on Ridge Road to the
west of the subject property. It is a non-conforming driveway, which would be subject to additional
standards for width and grade if the lots and driveway access were being created under current land use
code. A land partition was previously approved on the subject parcel that created 2 lots with a shared
driveway in the location of the proposed driveway. At this time, the City sold the portion ofland on
which the driveway sites to the owner of 177 Terrace and an access easement that served adjacent lots
and served both parcels of the land partition was required. The lots created by the partition have since
been re-consolidated in order to build the currently proposed home and accessory unit on a single large
lot.
The part of the property with slopes over 25% is primarily on the south half of the lot. A portion of the
building envelope for the proposed home and the accessory residential unit are within this area. The
applicant has provided a Geotechnical Engineering Report addressing the suitability of the site for
construction and making recommendations on site preparation, foundation construction, soil retention,
and erosion control. The proposed home complies with design standards for hillside home as required
in Section 18.62 of the Land Use Ordinance.
P A 2009-00407
177 Terrace St.! AS
Page I
The applicant is also requesting a Conditional Use Permit to cpnstruct a743 square foot Accessory
Residential Unit. The lot is 32, 234 square feet and is zoned R-l-IO. The lot is approximately 32,234
square feet, which is substantially larger than the 10,000 square foot minimum permitted by the zoning.
The previously approved lots, if they had been retained by the applicant, would have allowed two full-
sized single-family homes on the subject property. The accessory unit is proposed behind the new
home, and the applicants have submitted a diagram demonstrating that the unit is not visible from the
street. The home and unit are to be painted a neutral color. Due to the large site of the lot and the fact
that the unit will not be visible from the street, the home and accessory unit appear to meet the criteria
for no more negative impact than would be created by the target use of the zone. Accessory residential
units are limited in size to a maximum of one-half of the gross habitable floor area of the primary
residence or to 1,000 square feet, whichever is less. The proposed accessory residential unit contains
743 square feet of living space, and meets the size requirements. Utilities, including water, sanitary
sewer, and storm drainage, are in place to serve the existing home and the proposed second unit. The
proposal requires four off-street parking spaces for the two units and five are being provided.
There are 34 existing trees located on the lot. The applicant is proposing to remove 18 of these trees
that are located within the building envelope for the proposed home and driveway area. Included in the
trees proposed to be removed is an 8-inch pear tree, which is located within the shared easement for the
driveway. This tree was not shown on the Tree Protection and Removal Plan as being removed.
However, the tree was discussed at the Tree Commission meeting, and the applicants have requested to
remove it. The Tree Commission recommended it be included in the application as a tree to be
removed. Trees to be removed are proposed to be mitigated by new trees, and these are shown on the
submitted landscape plan.
The criteria for a Conditional Use Permit are described in AMC Chapter 18.104.050, as follows:
A. That the use would be in conformance with all standards within the zoning district in which the
use is proposed to be located, and in conformance with relevant Comprehensive plan policies
that are not implemented by any City, State, or Federal law or program.
B. That adequate capacity of City facilities for water, sewer, paved access to and through the
development, electricity, urban storm drainage, and adequate ,ransportation can and will be
provided to and through the subject property.
C. That the conditional use will have no greater adverse material effect on the livability of the
impact area when compared to the development of,he subject lot with the target use of the
zone. When evaluating the effect of the proposed use on the impact area. thefollowingfactors
of livability of the impact area shall be considered in relation to the target use of the zone:
I. Similarity in scale, bulk. and coverage.
2. Generation of traffic and effects on surrounding s'reets. Increases in pedestrian, bicycle,
and mass transit use are considered beneficial regardless of capacity of facilities.
3. Architectural compatibility with the impact area.
4. Air quality, including the generation of dust. odors, or other environmental pollutants.
5. Generation of noise, light, and glare.
6. The development of adjacent properties as envisioned in the Comprehensive Plan.
P A 2009-00407
177 Terrace st./AB
Page 2
7. Other factors found to be relevant by the Hearing Authority for review of the proposed use.
The criteria for a Physical Constraints Review Permit are described in AMC Chapter
18,62,040.1, as follows:
1. That the development will not cause damage or hazard to persons or property upon or adjacent
to the area of development.
2. That the applicant has considered the potential hazards that the development may create and
implemented reasonable measures to mitigate the potential hazards caused by the development.
3. That the applicant has taken all reasonable steps to reduce the adverse impact on the
environment. Irreversible actions shall be considered more seriously than reversible actions.
The StafJAdvisor or Planning Commission shall consider the existing development of the
surrounding are, and the maximum permitted development permitted by the Land Use
Ordinance.
4. That the development is in compliance with the requirements of the chapter and all other
applicable City Ordinances and Codes.
The application with the attached conditions complies with all applicable City ordinances.
Planning Action 2009-00407 is approved with the following conditions. Further, if anyone or more of
the following conditions are found to be invalid for any reason whatsoever, then Planning Action
2009-00407 is denied. The following are the conditions and they are attached to the approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise modified here.
2) That the plans submitted for the building permit shall be in substantial confonnance with those
approved as part of this application. If the plans submitted for the building pennit are not in
substantial confonnance with those approved as part of this application, an application to modify
this Conditional Use Pennit and Physical and Environmental Constraints Permit approval shall be
submitted and approved prior to issuance of a building pennit.
3) That all recommendations of the Geotechnical Investigation, dated May 24,2008, by Amrhein &
Associates shall be instituted in the development of the property
4) That the tree protection and temporary erosion control measures (i.e. silt fence and bale barriers)
shall be installed according to the approved plan prior to any site work, storage of materials,
issuance of an excavation permit and issuance of a building pennit. The erosion control measures
shall be installed as identified in the Amrhein & Associates report dated March 24, 2008. The tree
protection and temporary erosion control measures shall be inspected and approved by the Ashland
Planning Department prior to site work, storage of materials, the issuance of an excavation permit,
and/or the issuance of a building pennit.
5) Requirements of the Ashland Fire Department shall be met, including that all addressing shall be
approved prior to being installed, that fire apparatus access be provided, and that a fuel break is
required.
6) That building permit submittals shall include:
a) A stonn drainage plan that shows compliance with 18.62.080.C and is designed by a
geotechnical expert.
P A 2009-00407
177 Terrace St.lAB
Page 3
b) A written verification from the project geotechnical expert addressing the consistency ofthe
building permit submittals with the geotechnical report recommendations,
c) The plans for the foundation of the new structure, which must be designed by an architect or
engineer with geotechnical experience as required by Section 18.62.080.F.
d) Solar calculations in the form of: (H-6)/(0.445+ S) = Required Solar Setback shall be provided,
and the shadow producing point or points and their heights to natural grade identified on the
plans.
e) Lot coverage calculations including all building footprints, driveways. parking, and circulation
areas. Lot coverage shall be limited to no more than 40 percent as required in AMC 18.20.040.F
f) Exterior lighting details demonstrating that the lights are appropriately shrouded, so there is no
direct illumination of surrounding properties.
g) Building materials and the exterior colors shall be identified for the review and approval of the
Staff Advisor to demonstrate compliance with Site Design and Use Standards requirements that
the materials and colors be compatible with the surrounding area.
h) An irrigation plan to include irrigation details satisfying the requirements of the Site Design and
Use Standards Water Conserving Landscaping Guidelines and Policies.
7) That prior to the issuance of a building permit:
a) A preconstruction conference to review the requirements of the Hillside Development Permit
shall be held. The conference shall include the Ashland Planning Department, Ashland
Building Department, the design professional, the general contractor, geotechnical expert,
landscape/tree professional. and project engineer. Contact the Ashland Planning Department to
schedule the preconstruction conference.
b) Tree protection measures shall be installed according to the approved plan, inspected, and
approved by the Staff Advisor. No site work including any storage of materials shall occur prior
to completion ofa Tree Protection Verification Permit inspection.
8) That prior to the issuance of a certificate of occupancy:
a) The landscaping and irrigation for revegetation of cutlfill slopes and erosion control shall be
installed in accordance with the approved plan prior to final building inspection. Vegetation
shall be installed in such a manner as to be substantially established within one year of
installation.
b) That Applied Geotechnical Engineering shall inspect the site according to the Inspection
Schedules of the geologic report. Applied Geotechnical Engineering shall provide final reports
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 experts periodically throughout the project.
c) That a separate electric meter for the accessory residential unit shall be installed in accordance
with Ashland Electric Department requirements
d) That a separate address for the accessory residential units shall be applied for approved by the
City of Ashland Engineering Division. Addressing shall meet the requirements of the Ashland
Fire Department.
P A 2009-00407
177 Terrace St./ AB
Page 4
e) That the second driveway curb-cut on the south side of the lot shall be removed and the curb
and gutter shall be replaced with the permitting and approval of the Public Works Department.
}~ jL--
~aria Harris, Planning Manager
Department of Community Development
(p.tJ.Ocr
Date
P A 2009-00407
177 Terrace St./AB
Page 5
Easy Peel~ Labels
Use Avery~ Template 5160~
PA-2009-00407 391E09CB 1201
AKERILL JAMES W TRUSTEE
2260 MORADA LN
ASHLAND OR 97520
...
Feed Paper
Bend along line to
expose Pop-Up Edge™
PA.2009-00407 391 E09CB 800
ALLEN BARBARA A TRUSTEE ET AL
131 TERRACE ST
ASHLAND OR 97520
PA-2009-00407 391 E09CB 303
BAZZELL LYNETTE
195 RIDGE RD
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11801
80YD GLORIA L TRUSTEE FBO
207 HILLCREST ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11800
HELGESSON LL YSSA H
206 TERRACE ST
ASHLAND OR 97520
PA-2009-00407 391 E09CB 1700
HILL DAVID C/ELlZABETH M
235 TERRACE ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11602
LAKIN BERNICE TRUSTEE ET AL
175 HILLCREST ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11600
MASON SYLVIA G
184 TERRACE ST
ASHLAND OR 97520
PA-2009-00407 391E09CA 11900
MOESCHL JOANNE N
295 IOWA ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11500
MOLNAR W ElL MASSELL
155 HILLCREST
ASHLAND OR 97520
PA-2009-00407 391 E09CB 1400
SACCO THEODORA J
209 TERRACE AVE
ASHLAND OR 97520
PA-2009-00407 391 E09CB 1501
SAMMONS MORGAN T/DECENA DANILO
2822 LYON ST
SAN FRANCISCO CA 94123
PA-2009-00407 391E09CB 1000
STRABO REBECCA R
387 FOREST AVE
RYE NY 10580
PA-2009-00407 391E09CB 1600
STROMBERG JOHN UBARBARA J
252 RIDGE RD
ASHLAND OR 97520
PA-2009.00407 391E09CB 1200
THIEROLF MARY JEANNE
234 RIDGE RD
ASHLAND OR 97520
PA-2009-00407
Madrona Architecture
Joanne Krippaehne
700 Mistletoe Rd #205
Ashland, OR 97520
PA.2009.00407
Ciola Engineering
Barb Ciota
274 Fourth St
Ashland, OR 97520
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PA-2009-00407 391 E09CA 11700
AYARS REGINA
199 HILLCREST ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11400
CARR BRENT ANTHONY/REBA K
PO BOX 162
ASHLAND OR 97520
PA-2009-00407 391 E09CB 1100
HOOPER GARY WIJAN F
3467 GREENLEAF WAY
BEND OR 97701
PA-2009-00407 391 E09CB 700
MILLER ROBERT HISEGNER DORIS M
140 RIDGE RD
ASHLAND OR 97520
PA-2009-00407 391 E09CB 302
ORF DAVID M/REBECCA G
143 RIDGE RD
ASHLAND OR 97520
PA-2009-00407 391 E09CB 900
SAMMONS WILLIAM M TRUSTEE ET AL
155 TERRACE ST
ASHLAND OR 97520
PA.2009.00407 391 E09CB 1401
TAUBNER CHARLES M
199 TERRACE ST
ASHLAND OR 97520
PA-2009-00407
Covey Pardee
Greg Covey
295 E Main St #8
Ashland, OR 97520
25
177 Terrace St
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ASHLAND TREE COMMISSION
PLANNING APPLICATION REVIEW
May 7, 2009
PLANNING ACTIONS: 2009-00407
SUBJECT PROPERTIES: 177 Terrace Street
APPLICANT: Madrona Architecture
DESCRIPTION: A request for Physical and Environmental Constraints Review Permit
approval, including tree removal to construct a single family home and an accessory
residential unit on a property located at 177 Terrace Street, and a request for a
Conditional Use Permit to construct the accessory residential unit.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential;
ZONING: R-I-IO; ASSESSOR'S MAP #: 39 IE 09CB; TAX LOT: 1501
Recommendation:
1) That the eight-inch Bradford Pear shown in the middle of the easement shall be
included in the Tree Removal Plan and is approved as part of this land use approval.
Department of Community Development
51 WinbumWay
Ashland. Oregon 97520
www.<lshland.or.lIs
Tel: 541-488-5350
Fax: 541-552.2050
TTY: 800-735-2900
CITY OF
ASHLAND
To members of the Tree Commission
May 7. 2009
To the west of the Sammons-Decena property, there are properties with an easement for vehicle access
from/to Terrace Street. The Bradford pear on the northeast corner of the Sammons-Decena property. if
left in place, would continue to block the easement. The easement is not fully developed, but the tree will
impair any future development if it remains in place. At present, use of the easement is difficult. Persons
use the easement on occasion to move equipment onto the properties west of Sammons-Decena
property. In order to get around the tree. they must go outside the easement boundaries.
Now would be an opportune time for the applicants to get approval to remove the pear tree. In any event,
we hope to achieve a mutually satisfactory solution to the problems discussed above.
Thank you for your attention to this issue.
Submitted by Dick and Midge Thierolf
234 Ridge Road
Ashland
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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 May 5,2009 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 #PA-2009-00407, 177 Terrace.
/'/7 ' (')
( ~!L) CfZ)?N::'._9-y--~
Signafure of Employee
SIGNED AND SWORN TO before me this 5th day of May, 2009.
OFFICIAL SEAL
CAROLYN MARlENE SCHI'IEIIDENER
NOTARY PUBLlC-0REGON
COMMISSION NO. 436232
MY COMMISSION EXPIRES MAR. 20. 2013
.~ .' / 't , j{;/I).~ '/i.
Nota ublic for State of Oregon
My Commission Expires: ,~:? 'v?Ci /;3
Com m-Dev\Planning\T em plates
~~,
Planning Department, 51 Win , Way, Ashland. Oregon 97520
541-488-5305 Fax: 541-552-2050 www.ashlandor.us TTY: 1-800-735-2900
CITY OF
ASHLAND
NOTICE OF APPLICATION
R~HlOticed
to error in mailing
PLANNING ACTION: 2009-00407
SUBJECT PROPERTY: 177 Terrace
OWNER/APPLICANT: Madrona Architecture
DESCRIPTION: A request for Physical and Environmental Constraints Review Permit approval, including tree
removal, to construct a single family home and an accessory residential unit on a property located at 177 Terrace
Street, and a request for a Conditional Use Permit to construct the accessory residential unit.
COMPREHENSIVE PLAN DES/GNA TlON: Single Family Residential; ZONING: R-1-10; ASSESSOR'S MAP #:
391E 09CS; TAX LOT: 1501
NOTE: The AsWand Tree Commission will also review this Planning Action on June 4, 2009 at 6:00 p.m. in the Community
Development and Engineering Services building (Siskiyou Room) located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: May 5, 2009
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: May 19, 2009
The Ashland Planning Division Staff has received a complete application for the property noted above.
Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way, Ashland,
Oregon 97520 prior to 4:30 p.m, on the deadline date shown above.
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon detennination of completeness, a
notice is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the
comment period and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on
the application. A notice of decision is mailed to the same properties within 5 days of decision.. An appeal to the Planning Commission of the
Planning Division Staffs decision must be made In I'niting to the Ashland Planning Division within 12 days from tha date of the malting of final
decision. (AMC 18.108.040)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection conceming this
application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your
right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also
precludes your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions
of approval with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and
will be provided at reasonable cost, if requested. All materials are available at the Ashland Planning Department, Community Development &
Engineering Services Building, 51 Winbum Way, Ashland, Oregon 97520.
If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488~5305.
G:\comm-dev\planning\Notices Mailed\2009'2009-0U407 Rcnolice.doc
PHYSICAL & ENVIRONMENTAL CONSTRAINTS
18,62,040,1 Criteria for Approval
A Physical Constraints Review Permit shall be issued by the Staff Advisor when the Applicant demonstrates the following:
1, Through the application of the development standards of this chapter, the potential impacts to the property and nearby areas have been
considered, and adverse impacts have been minimized.
2. That the applicant has considered the potential hazards that the development may create and implemented measures to mitigate the
potential hazards caused by the development.
3. That the applicant has taken all reasonable steps to reduce the adverse impact on the environment. Irreversible actions shall be considered
more seriously than reversible actions. The Staff Advisor or Planning Commission shall consider the existing development of the
surrounding area, and the maximum permitted development permitted by the Land Use Ordinance.
(ORO 2808,1997; ORO 2834,1998; ORO 2951, 2008)
CONDITIONAL USE PERMITS
18.104,050 Approval Criteria
A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the
imposition of conditions, with the following approval criteria.
A. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in
conformance with relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program.
B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage
and adequate transportation can and will be provided to and through the subject property,
C. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the developmen
of the subject lot with the target use of the zone. When evaluating the effect of the proposed use on the Impact area, the following factors of
livability of the impact area shall be considered in relation to the target use of the zone:
1, Similarity in scale, bulk, and coverage.
2, Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered
beneficial regardless of capacity of facilities,
3. Architectural compatibility with the impact area.
4, Air quality, including the generation of dust, odors, or other environmental pollutants,
5, Generation of noise, light, and glare,
6. The development of adjacent properties as envisioned in the Comprehensive Plan,
7, Other factors found to be relevant by the Hearing Authority for review of the proposed use,
G:\comlll-dcv\planning\Nolic~ Mailed\2009',2009-00407 Renotice.do"
Easy Peele Labels
Use Avery@ Template 5160@
PA-2009,00407 391E09CB 1201
AKERILL JAMES W TRUSTEE
2260 MORADA LN
ASHLAND OR 97520
PA-2009-00407 391 E09CB 303
BAZZELL LYNETTE
195 RIDGE RD
ASHLAND OR 97520
PA-2009-00407 391E09CA 11800
HELGESSON LL YSSA H
206 TERRACE ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11602
LAKIN BERNICE TRUSTEE ET AL
175 HILLCREST ST
ASHLAND OR 97520
PA-2009,00407 391E09CA 11900
MOESCHL JOANNE N
295 IOWA ST
ASHLAND OR 97520
PA-2009,00407 391E09CB 1400
SACCO THEODORA J
209 TERRACE AVE
ASHLAND OR 97520
PA-2009-00407 391E09CB 1000
STRABO REBECCA R
387 FOREST AVE
RYE NY 10580
PA-2009-00407 391 E09CB 1200
THIEROLF MARY JEANNE
234 RIDGE RD
ASHLAND OR 97520
PA-2009-00407
Ciola Engineering
Barb Ciota
274 Fourth St
Ashland, OR 97520
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PA-2009-00407 391 E09CB 800
ALLEN BARBARA A TRUSTEE ET AL
131 TERRACE ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11801
BOYD GLORIA L TRUSTEE FBO
207 HILLCREST ST
ASHLAND OR 97520
PA-2009-00407 391E09CB 1700
HILL DAVID C/ELlZABETH M
235 TERRACE ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11600
MASON SYLVIA G
184 TERRACE ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11500
MOLNAR W E/L MASSELL
155 HILLCREST
ASHLAND OR 97520
PA-2009-00407 391E09CB 1501
SAMMONS MORGAN T/DECENA DANILO
2822 LYON ST
SAN FRANCISCO CA 94123
PA-2009-00407 391 E09CB 1600
STROMBERG JOHN UBARBARA J
252 RIDGE RD
ASHLAND OR 97520
PA-2009-00407
Madrona Architecture
Joanne Krippaehne
700 Mistletoe Rd #205
Ashland, OR 97520
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AYARS REGINA
199 HILLCREST ST
ASHLAND OR 97520
PA-2009-00407 391 E09CA 11400
CARR BRENT ANTHONY/REBA K
PO BOX 162
ASHLAND OR 97520
PA-2009-00407 391 E09CB 1100
HOOPER GARY W/JAN F
3467 GREENLEAF WAY
BEND OR 97701
PA-2009,00407 391 E09CB 700
MILLER ROBERT H/SEGNER DORIS M
140 RIDGE RD
ASHLAND OR 97520
PA-2009-00407 391 E09CB 302
ORF DAVID M/REBECCA G
143 RIDGE RD
ASHLAND OR 97520
PA-2009-00407 391 E09CB gOO
SAMMONS WILLIAM M TRUSTEE ET AL
155 TERRACE ST
ASHLAND OR 97520
PA-2009-00407 391E09CB 1401
TAUBNER CHARLES M
199 TERRACE ST
ASHLAND OR 97520
PA-2009-00407
Covey Pardee
Greg Covey
295 E Main St #8
Ashland, OR 97520
25
177 Terrace St
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JACKSON
COUNTY
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Application, Project Narrative and Findings
NEW DWELLING & NEW ACCESSORY DWELLING
177 Terrace Street
Ashland, OR 97520
39 IE 09CB TL1501
Physical and Environmental Constraints Review Permit for Development in
Hillside Lands and Wildfire Lands
Tree Removal Permit
Conditional Use Permit for Accessory Residential Unit
Solar Access Review
Submitted to
City of Ashland Planning Department
Angela Barry, Staff Planner
Owner! Applicant
Morgan Sammons and Danilo Dcccna
April 3, 2009
Building Designer:
Don Fairweather
Architect of Record and Lead Preparer of Planning Action Application:
Madrona Architecture, LLC
Contact: Joanne Krippaehne, RA, AlA
700 Mistletoe Road, #205 ! Ashland, OR 97520
Landscape Architect:
Covey Pardee
Contact: Greg Covey
295 E Main Street, Suite 8 ! Ashland, OR 97520
Civil & Structurat Engineer:
Ciota Engineering
Contact: Barb Ciota
274 Fourth! Ashland, OR 97520
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Table of Contents
NEW DWELT JNG & NEW ACCESSORY DWELLING ON VACANT LAND
Including
PHYStCAL & ENVIRONMENTAL CONSTRAINTS REVIEW
FOR DEVELOPMENT IN HILLSIDE LANDS AND WILDFIRE LANDS
And
CONDITIONAL USE PERMIT FOR NEW ACCESSORY DWELLING
DESCRIPTION
Project Data
Narrativc Summary
Findings
General & Miscellaneous Provisions - R-l Single-Family Residential
18.20.030 Conditional Uses
18.20.040 General Regulations
18.72.030.A.2.a, B.I and 18.72.080.C.1 Site Design Standards
Site Design & Use Standards lIB .. Multi-Family Residential
Site Design & Use Standards lIE.. Street Tree Standards
18.70.070 Criteria for Approval
18.92.020 Antomobilc Parking Spaces Required
Physical and Environmental Constraints Rcvicw Permit
18.62 Physical and Environmental Constraints
18.62.080 Development Standards for Hillside Lands
18.62.090 Development Standards for Wildfire Lands
Tree Removal Pcrmit
18.61 Tree Preservation and Protection
18.61.080 Criteria for Issuance of Tree Removal- Staff Permit
18.61.084 Mitigation Required
18.61.200 Tree Protection
Conditional Use Permit - Accessory Rcsidential Unit
18.104 Conditional Use Permits
18.104.050 Approval Criteria
Solar Access Review
18.70 Solar Access
18.70.030 Lot Classifications
18.70.040 Solar Setbacks
<',
,)
Sarnmons- Decena
PAGE
4
6
8
15
28
29
31
2
Exhibits
A-
senes
L-
senes
c-
sen es
Su,
Series
Architectural Drawings
Architectural Site Plan
Floor Plans
Exterior Elevations, Site Profiles & Conceptual Section
Landscape Drawings
Tree Protection and Removal Plan
Preliminary Site Grading Plan
Preliminary Planting Plan
Plant Legend & Details
Civil Drawings
Grading and Erosion Control Plan
Storm Drainage Plan
Survey Drawings
Topographic Survey
Slope Analysis
Appendices
AA
BB
cc
DD
EE
Tree Inventory & Protection Plan:
Upper Limb-it / Tom Myers
Subsurface Investigation & Geoteclmical Report:
Amrhein Associates / Mark Amrhein
Retaining Wall Section, Schedule and Calculations
Ciota Engineering
Water Flow
Project Team
Sammons-Decena
C:)\"r~';;~, ,
A-O.I
A,l.l - 1.3
A-2.1 - 2.4
L1
L2
L3
L4
C-I
C-2
Su-I
Su-2
AA
BB
cc
DD
EE
o
,)
Project Data
Legal Description
^ddress
Zone
Proposed Use
Proposed Use
Total Tax Lot Area
Gross Floor Area
Dwelling Units
Relative to Target Density
Setbacks, Standard
Setback, Solar
Sammons-Decena
39 IE 09CB TLl501
177 Terrace Street
R-I,IO
Allowed
Conditional Use
0.74 Acre
4-BR,2 Story Primary Dwelling
Entry Level
Lower Level
Total
Accessory Structure
Accessory Dwelling
Total
Pool and Spa
Target density: 2.4 du/aere
(o? 0.74 acre => 1.78 du
Required:
Front - 15'
Side, North - 6'
Side, South - 6'
Rear (2 Story) - 20'
Rear (I Story) - 10'
Required - see narrative:
ARU - 26.5'
Primary Residence - 36.14'
^shland, OR 97520
Hillside, Wildfire Overlays
Single family Residence
^eccssory Dwelling Unit
32,234 SF
3082.9 SF
2359.6 Sf
5442.5 SF
743.3 SF
743.3 SF
682 SF
Actual:
2 dwelling units
Providcd:
Front - 64'
Side, N -42'
Side, S - 12'
Rcar- 88' to Residence
Rear - 49' to ARU
Provided:
100'
46'
4
, 'n',cnt
Average Slope, W to E
Average Slope, N to S
Max Building Height
Max Vert Downhill Wall
Height
Max Horiz Bldg Plane
Length
Impervious Lol Coverage
Required Coverage,
N atmal State
Landscaped Coverage,
Total
Sammons- Deeena
Allowable
In Peet - 35' to Ridge
In Stories 2.5
Allowable - 20'
Allowable - 36'
Primary Dwelling Roof
Pool & Patios, Primary Dwelling
North Walkway, Primary Dwelling
Primary Dwelling Driveway
Existing Shared Driveway
ARU Driveway & Walks
ARU Roof
Other Walkway and Stairs
Total, SF
Total, %
Required Minimum, Natural State
48% (25% + Avg Slope of23%)
15472 SF
Required, Total
60%
19483 SF
23%
-3%
Actual
In Feet 29' to Ridge
In Stories 2.0
Actual- 20'
Actual - 36'
4517 SF
1576 SF
90 SF
597 SF
2197 SF
2261 SF
1028 SP
520 SF
12786 SF
39,7%
Provided, Total
49.4%
15974 SF
Provided, Total
60.3%
19448 SF
",
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5
Narrative Summary
Applications
,1
The project for which this Planning Action application is made is to constmct (1) Primary
Residential Structurc, (l) Accessory Dwelling Unit Slructure including a 2-vehicle
Garage and (1) Pool structure. The project site is 39 1 E 09CB TL 150 I and is addressed
as 177 Terracc Streel in Ashland, Oregon.
Thc properly is designated:
· Single Family Residential in Ashland's Comprehensive Plan,
· R,I,IO on Ashland's Zoning Map, and
· Is located within Ashland's Hillside Physical Constraints Overlay and
. Is located within a Wildfire Hazard Zone.
Based on 2.4 dwelling units per acre for R-I-l 0, the target density for thc site is 1.77
dwelling units.
The property is located across Tcrrace Street from but not within Ashland's Hargadine
Historic District.
Thc project site includes various access and utility easements along 3 boundarics and a
non-confol1ning driveway struclure. The non-confomling driveway structure was created
approximately 50 years ago by the neighbor to the north, has been in continuous use since
then and is covered by a private access easement owned by the neighbors to the north and
west.
This Planning Action requests the following reviews and permits:
Physical and Environmental Constraints Review Pemlit
(Hillside and Wildfire I Iazard Zones)
Tree Removal Pennit
Site Review and Conditional Use Permit for Accessory Residential Unit
Solar Access Review
Project Description
The primary residential structure is 5443 Sf on two Iloors with 3 bedrooms, I study and
3 Yz baths. The single story accessory struchlfe will contain a I bedroom, I bath
accessory residential unit of 743 SF. The pool will be an open air-stmcture and the pool
area will include limited outdoor food preparation facilities.
The project site is mapped Hillside Lands on the City of Ashland Maps. Terra Survey
has perfomled and documented hoth a topographic survey (Exhibit Su-I Topographic
Survey) and a related slope analysis (Exhibit Su-2 Slope Analysis). The slopes range
[rom 19 ~ 28%. None of the natural slope on the propelty cxceeds 28%. The entire
Sammons,Decena
6
parcel is considered buildablc by City of Ashland standards. Roughly half ofthe
structured footprint is on slopes exceeding 25%. The Hillside Developmcnt Standards
apply to the structures on slopes exceeding 25%.
The topographic survey includcs surveyed locations of significant trees including
information about diamctcr at breast height measurements and a generic description of
tree type. Tom Myers of Upper LimbIt perfOlmed a more detailed trce survey (Appendix
AA). Covey Pardee translated this information into a Tree Protection and Removal Plan
(Exhibit L 1), included with this Planning Action Application.
Amrhein and Associates performed a geotechnical study of the site and provided a
geotechnical report which is appended to this Planning Action Application (Appendix
BB). There were no unusually dif1iclllt conditions discovered in the geotechnical
exploration. Bcaring stratum lor footings is generally cxpectcd to be two to four feet
beiow natural grade. The report recommends site soils be graded during dry weather and
construction traffic be limited to a prepared working surface on imported material if the
sllbgrade is exposed during wet weather. The report recommends ficld obscrvation by
the geotechnical cngineer during placement of structural fills. These are not unusual
requirements for work on hillsides such as the site in question.
The project site is adequately served by utilities. Water, sanitary and storm sewers, as
well as electric public utilities arc all within 150' in two 16' wide utility easements along
the west and nOlih property lines, in a 10' wide utility and slope easement along the cast
propelty line as well as in Terrace Street. The site is served by 6" sanitary and 10" storm
sewers as well as 12" water. There is a fire hydrant near the northeast corner of the
property directly south ofthe existing driveway. The most recent fire flow test at that
hydrant indicate adequate flow rate (see Appendix DD). Gas is also available in Terrace
Street. There is overhead power at Terrace Street with a pole near the southeast corner of
the site.
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FINDINGS
GENERAL & MISCELLANEOUS PROVISIONS
R-I SINGLE FAMILY RESIDENTIAL
SECTION 18. 2 0,{!3 0 Conditional Uses
H Accessory residential units, subject to Type I procedure and criteria, and the
following additional criteria:
I. The proposal must conform with the overall maximum lot coverage and setback
requirements of the underlying zone.
Complies. See Project Data above and 18.20.040 Gencral Rcgulations below.
2. The maximum number of dwelling units shall not exceed 2 per lot.
Complies. Project is compriscd of (1) primary dwelling unit and (1) acccssory
dwelling unit. Units arc dctached.
3, The maximum gross habitablefloor area (GHFA) of the accessory residential
structure shall not exceed 50% of the GHFA of the primary residence on the lot and shall
not exceed 1000 SF G HF A.
Complies. The GHFA ofthc accessory residential unit is 743 SF. The GHFA ofthe
primary residence is 5443 SF.
4. Additional parking shall be in conjiJrmance with the ofFstreet parking provisions
fbr single family dwellings of this Title.
Complies. See OFFSTREET PARKING below.
SECTION 18. 20. 040 General Regulations
A. Minimum lot area: Basic minimum lot area in the R-I zone shall befive thousand
(5000) square feet, except six thousand (6,000) squarefeetfor corner lots. R-I may he
designedfor seventy jive hundred (7,500), or ten thousand (lO,OOO) square foot minimum
lot sizes where slopes or other conditions make larger sizes necessary. Permitted lot
sizes shall be indicated by a numberjallowing the R,l notation which represents
allowable minimum square fiiOtage in thousands of square feet asfallows:
R,l,5 5,000 square feet
R -1-7.5 7,500 square .feet
R-I-IO 10,000 square feet
Complies. This parcel is zoned R-1-10. Lot arca is 32,234 square feet, exceeding the
10,000 square foot minimum.
B.
lV!inimum lot width:
Jnterior lots
Corner lots
All R-I-7.51ots
50feet
60 jeet
65feet
Sammons,Decena
All R-I-I0 lots 75feet
Complies. Lot width is 160 feet.
C. Lot deplh: All 101.1' shall have a minimum depth of eighty (80) feet, and a
maximum depth of one hundredfiftyfeet (J 50) feet unless lot configuration prevents
jurther development of the baek of the 101. Maximum lot depth requirements shall not
apply to lots created by minor land partition. No lot shall have a width greater than its
depth, and no lot shall exceed one hundredjijty (150)feet in width.
Lot depth is 196'. 16' of the 160' lot width is taken up with a non-exclusive
casement providing utility, light vehicular traffic, bike and pedestrian and private
access for the neighboring properties to the north and west.
D. Standard Yard Requirements: Front yardy shall be a minimum of 15feet
excluding garages. Unenclosed porches shall be permitted with a minimum setback of 8
feet or Ihe width of any existing public utility easement, whichever is greater, ji'om the
front property line. All garages accessed from the jront shall have a minimum setback of
20 'jrom thefront property line; side yards, six jeet; the side yard of a corner lot abutting
a public street shall have a tenfoot setback; rear yard, ten feet plus ten feet for each
story in excess qfone story. In addition, the setbacks must comply with Chapter 18. 70
which providesji)r Solar Access.
Complies.
E. Maximum Building Height: Not structure shall be over thirty~fi1!e (35) feet or two
and one-half (2 Y:) stories in height, whichever is less. Structures within the llistoric
District shall not exceed a height a 30fee!.
Complies.
F Maximum lot coverage shall bejijty (50%) percent in an R-I-5 District,forty~five
(45%) percent in an R,I,7.5 District, andforty (40%) percent in an R,J,IO District.
Complies.
U& HMaximum Permitted Floor Areafor dwellings within the Historic District. (not
reprinted here)
Not applicable.
SITE DESIGN REVIEW
SECTION 18. 72. 030 Applicability
A. Applicability The jiJllowing development is subject to Site Design Review:
2. Residential uses:
a. Two or more residential units on a single lot.
There are two residential units on the single lot involved in this project.
Sammons-Dcccna
9
B Exemptions. ThefiJllowing development is exemptfrom Site Design Review
application and procedure requirements provided that the development complies with
applicable standardl' as set jiJrth by this Chapter.
1. Detached single fillnizy dwellings and associated structures and uses.
There is one detached primary single family dwelling and one detached accessory
dwelling unit in this project.
SECTION 18. 72. OHO Site Design Standards
C. The Site Design and Use Standards adopted by Ordinance No's 2690, 2HOO,
2825, and 2900, shall be applied as/ollows:
1. The Multifamily Residential Development Standards in Section rrb. shall be
applied to the construction 0/ attached single:iamily housing (e.g. town homes,
condominiums, row houses, etc.).
This project does not include attached single family housing, only detached.
Therefore, this application contends that the Multifamily Residential Site Design
Standards do not apply to this project. Nevertheless, a discussion of the project
design relative to the standards follows:
SITE DESIGN AND USE APPROVAL 81' ANDARDS
ILB. MULTI-FAMILY RESIDENTIAL DEVELOPMENT
1[,B,I)
Orientation
JJ-B-1 a) Residential buildings shall have their primary orientation toward the
street when they are within 20 to 30ieet of the street.
Complies. Buildings are not within 20 to 30 feet of the street.
IJ-B-Ib) Buildings shall be set backfi'om the street according to ordinance
requirements, which is usually 20 jeet.
Complies.
ll,B,lc) Buildings shall he accessedjrom the street and the sidewalk. Parking
areas shall not be located hetween buildings and the street,
Complies.
II,B-2)
Streetscape
[J,B-2a) One street tree jill' each 30jeet offrontage, chosenjrom the street tree list,
shall be placed on that portion of the development paralleling the street. Where the size
of the pro;ect dictates an interior circulation street pattern, a similar streetscape with
street trees is required.
Complies.
IJ-B-2b) Front yard landscaping shall be similar to those jiJund in residential
neighborhoods. with appropriate changes to decrease water use.
Complies.
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]0.
""']
, ""-~;:<,'~:nlcr:t
II-B-3)
Land\'caping
IJ,B,3a) Landscaping shall be designed so thai 50% coverage occurs within one
year a/installation and 90% landscaping coverage occurs within 5 years.
Complies.
II-B-3b) Landl'caping design shall include a variety of deciduous and evergreen
trees and shrubs and jlowering plant species well adapted to the local climate.
Complies.
1I-B-3c) As many existing healthy trees on the site shall be saved as is reasonably
jeasible.
Complies. See Tree Removal and Protection Plan.
II-B-3d) Buildings adjacent to streets shall be buffered by landscaped areas of at
least J Ofeet in width.
Complies.
JJ,B,3e) Parking areas shall be shaded by large canopied deciduous trees and
shall be adequately screened and bufferedfrom adjacent uses.
Complies.
II-B-3f) Irrigation ~ystems shall be installed to assure landl'caping success. (Rejer
to Parking Lol Landscaping and Screening Standardy jiJr more detail.)
Complies.
II-B-4)
Open ,'llJace
II-B,4a) An area equal to at least fi% of the lot area shall be dedicated to
openspace jar recreation for use by the tenants of the development.
Complies. Outdoor patio and deck space exceeds 8% of lot area.
II-B-4b) Areas covered by shrubs, bark mulch and other ground covers which do
not provide suitable surface/or human use may not be counted toward this requirement.
Complies. Outdoor patio and deck space exceeds 8% of lot area.
II-B-4c) Dech, patios and similar areas are eligiblefor open .\pace criteria. Play
areas for children are required jar projects 0/ greater than 20 units that are designed to
includefamilies
Complies. Outdoor patio and deck space exceeds 8% of lot area.
JJ,B-5)
Natural Climale Control
Sammons-Dccena
11
II-B-5a) Utilize deciduous trees with early leaf drop and low bare branch densities
on the south sides of buildings which are occupied and have glazing/or summer shade
and winter warmth.
Complies. Existing native vegetation in natural areas to the south of the buildings
display the required characteristics.
IJ,8,6)
Building Materials
ll,B-6a) Building materials and paint colors should be compatible with the
surrounding area. Very bright primary or neon-type paint colors which attract attention
to the building or use are unacceptable.
Complies. Building materials on existing residences in the area vary widely. The
residences in this project will be painted in subdued colors compatible with
neighbors.
SITE DESIGN AND USE APPROVAL STANDARDS
JIE STREET TREE STANDARDS
A PP ROV AL STANDARD: All development fronting on public or private streets shall
be required to plant street trees in aCGordance with the following standards and chosen
from the recommended list o/street trees found in this section.
IJ,E,J)
Locationfor Street Trees
I) Street trees shall be localed behind the sidewalk except in cases where
there is a designated planting strip in the right-of~way, or the sidewalk is greater than Ii
.feel wide. Slreel trees shall include irrigation, root barriers, and generally conform to
the slandard established by the Department o/Community Development.
Not applicable. There is no sidewalk.
ll-E,2) Spacing, Placement and Pruning of Street li'ees
All tree spacing may be made subject to special site conditions which may, fi!r reasons
such as safety, affect the decision. Any such proposed ,Ipecial condition shall be subject
to the StaflAdvisor '.I' review and approval. The placement, spacing, and pruning of
street trees shall be asfollows:
a) Streellrees shall be placed at the rate of one tree fill' every 30 feet of slreel
frontage. Trees shall be evenly spaced, with variations to the ,\pacing permittedfilr
specific site limitations, such as driveway approaches.
Complies.
b) Trees shall not be planted closer than 25feet/rom the curb line of
intersection.I' of streets or alleys, and not closer than I Of eel ft'om privale driveways
(measured at the back edge of lhe sidewalk), fire hydranls, or utility poles.
Complies.
Sammons,Decena
12
~...,-, .xnen!:
c) Street trees shall not be planted closer than 2afeet to light sfandards.
Fxcept jor public safety, no new /ighf standard location shall he posifioned closer than
IOjeet to any exisfing sfreef free, and preferably such locations will be at least 20feet
distant.
Complies,
d) li'ees shall not be planted closer than 2 !-j feet fi'01n the jace of the curb
except at intersections where it shall be 5feetfi-om the curb, in a curb return area.
Complies.
e) Where there are overhead power lines, tree species are to be chosen that
will not interjere with those lines.
Complies.
.I) Trees shall not he planted wifhin 2feet o/any permanent hard sUlface
paving or walkway. Sidewalk cuts in concrete for trees shall he at least 1 a square jeet,
however, larger cuts are encouraged because they allow additional air and water into the
root system and add to the health of the tree. Space between the tree and such hard
surface may be covered by permeable non'permanent hard surfaces such as grates,
bricks on sand, or paver blocks.
Complies.
g) Trees, as fhey grow, shall be pruned fo provide at least 8feet of clearance
above the sidewalh and 12 feet above street roadway sUljaces.
Complies. Applicant and Owner nnderstand that they will be responsible to prune
trees as req uired.
h) Existing frees may be used as street trees iffhere will be no damagefi'om
the developmenf which will kill or weaken the free. Sidewalh of variable width and
elevation may be ufilized to save existing sfreettrees, subject to approval by the Sta.ff
Advisor.
Not applicable.
II-E-3) Replacement of Street Trees
Existing streef frees removed by developmenf projects shall be replaced by the developer
with those /i'om the approved street tree lisf. The replacement trees shall he (Jfsize and
species similar to the frees that are approved by the Staf/Advisor.
Not applicable.
11-E-4) Recommended Street Trees
Street trees shall conform to the street tree list approved by fhe Ashland Tree
Commission.
Complies.
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OFF,STREET PARKING
SECTiON 18.92.020 Automobile Parking Spaces Required
Uses and standards are asfollows:
A. Residential Uses. For residential uses, the following automobile parking .\paces
are required.
1. Singlefamity dwellings. Two spacesfor the primary dwelling unit and the
followingfilr accessOlY residential units:
a. Studio units or i-bedroom units less than 500 square fixt -i space per unit.
b. I,bedroom units 500 square feet or larger -i.5 spaces / unit.
c. 2,bedroom units ,.. i. 75 spaces/unit
d. 3-bedroom units 2. ()() .\paces/unit
Complies. The project provides 2 off-street spaces for the primary dwelling unit in
the two-car garage. The accessory residential unit is a 743 square foot 1 bedroom
nnit for which 2 spaces are required (rounding up). Three open off-strcct parking
spaces are provided. A total of 4 off-street parking spaces arc required. This
project provides 5 off-street parking spaces, 2 covcl'cd and 3 surface.
Sammons,Decena
14
PHYSICAL & ENVIRONMENTAL CONSTRAINTS REVIEW PERMIT
GENERAL
SECTION 18. 62. 040.1 Criteria for approval. A Physical Constraints Review Permit
shall be issued by the Staff Advisor when the Applicant demonstrates thefollowing:
1. Through the application of the development standards of this chapter, the
potential impacts to the property and nearby areas have been considered, and adverse
impacts have been minimized.
Complies. See findings related to HILLSIDE LANDS requirements below.
2. That the applicant has considered the potential hazards that the development may
create and implemented measures to mitigate the potential hazards caused by the
development,
Complies. See findings related to HILLSIDE LANDS requirements below.
3. That the applicant has taken all reasonable steps to reduce the adverse impact on
the environment. irreversible actions shall be considered more seriously than reversible
actions, The Staff Advisor or Planning Commission shall consider the existing
development permitted by the Land Use Ordinance.
Complies. Applicant has sited the pool and primary recreational space on al'eas of
lesser slope. Applicant is re-using existing vehicular circulation to reduce new
impacts. See also findings related to HILLSIDE LANDS betow.
HILLSIDE LANDS
SECTION I g 62. 080 Development Standardsfor 11illside Lands
A. General Requirements. The following general requirements shall apply in
Hillside Lands:
1. All development shall occur on land.I' defined as having buildable area. Slopes
greater than 35% shall be considered unbuildable except as allowed below. Variances
may be granted to this requirement only as provided in see/ion 18.62.080.11.
a. Existing parcels without adequate buildahle area less than or equal/o 35% shall
be considered buildable for one unit.
b, Existing parcels without adequate buildable area less than or equal to 35%
cannot be subdivided or partitioned.
Complies. The natural slope ofthe sub.jeet property varies from 19.3% to 27.8%.
All of the property is less than 35% and therefore all is buildable. More than half
the land area has slope less than 25%, less than the threshold for hillside tand
standards. See Exhibit T-2, Slope Analysis.
2. All newly created lots either by subdivision or partition shall contain a building
envelope with a slope of 35% or less.
Not applicable. This project does not create new lots by subdivision or partition.
Sammons-Decena
15
t
3. New streets, flag drives, and driveways shall be constructed on lands of less than
or equal to 35% slope with the following exceptions:
a. The street is indicated on the City's l/'amj7ortation Plan Map Street
Dedications.
b. The portion of the street, flag drive, or driveway on land greater than 35% slope
does not exceed a length of 100feet.
Complies. This project does not create new streets, flag drives or driveways, but
shares a driveway that was has been in continuous use for 50 years.
4. Geotechnical Studies. For all applications on Hillside Landv involving
subdivisions or partitions, ...
Not applicable. This project does not involve a new subdivision or partition.
B. Hillside Grading and Erosion Control. All development on lands classified as
hillside shall provide plans conforming with the following items:
1. All grading, retaining wall de,\'ign, drainage, and erosion control plansfor
development on Hillside Lands shall be designed by a geotechnical expert. All cuts,
grading or fills shall conform to Chapter 70 of the Uniform Building Code. Brosion
control measures on the development site shall be required to minimize the solidI' in
runofffrom disturbed areas.
Complies. Amrhein Associates, under the direction of Mark Amrhein, Oregon-
licensed professional and geotechnical engineer, conducted a subsurface
investigation and prepared a geotechnical engineering report including construction
recommendations (See Appendix AA.). Using the recommendations ofthc
geotechnical report, Ciota Engineering, under the direction of Barb Ciota, Oregon
licensed engineer with civil and structurat credentials, will do the civil and
structural engineering for the pro.iect. Work will be done in accordance with
applicable life safety codes as adopted at the time of building permit submittal.
Both entities, in accordance with standards of profession at practice, will do
construction observations.
2. For development other than single family homes on individual lots, all grading,
drainage improvements, or other land disturbances shall only occur .trom May 1 to
October 31. Excavation shall not occur during the remaining set months of the year.
Erosion control measures shall be installed andfunctional by October 31. Up to 30 day
modifications to the October 31 date, and 45 day modifications to the May I date may be
made hy the Planning Director, hased on weather conditions and in consultation with the
project geotechnical expert. The modification of dates shall be the minimum necesswy,
hased on evidence provided hy the applicant, to accomplish the necessary project goals.
Complies. Construction activities will be in accordance with the schedules required
by this article.
3. Retention in natural state, On all projects on Hillside Lands involving partitions
and subdivisions, and existing lots with an area greater than one-half acre, an area equal
to 25% of the total project area, plus the percentage figure of the average slope of the
total project area, shall be retained in a natural state. Land\' to he retaine.d in a natural
Sammons-Decena
16
f', -
state shall be protectedfrom damage through the use oftemporwy constructionfenclnfi
or thcfimctional equivalent. For example (example omitted). The retention in a natural
state of areas greater than the minimum percentage required here is encouraged.
Complies. The parcel exceeds Y, acre. Therefore this article applies. With an
average slope of 23%, 25% + 23% or 48'Yo of the site must be retained in its natural
state. Over. 74 acres (32,234 SF), this requires a minimum of 15,472 SF be retained
in its natural state. This proJect retains 15931 SF or 49.4% in its natural state.
4. Grading - cuts. On all cut slopes on areas classified as llil/side landy. the
following standardl' shall apply:
a. Cut slope anfiles shall he determined in relationship to the type of materials of
which they are composed. Where the soil permits, limit the total area exposed to
precipitation and erosion. Steep cut slopes shall be retained with stacked rock, retaining
walls orfunctional equivalent to control erosion and provide slope stability when
necessary. Where cut slopes are required to be laid back (1:101' less steep), the slope
shall be protected with erosion control netting or structural equivalent installed per
manufacturers specifications, and revegetated.
Complies. See L2 Prelimiuary Grading Plan. Final Grading plan will be developed
Jointly by Landscape Architect and Civil Engineer.
b. Exposed cut slopes, such as those jar streets, driveway accesses, or yard areas,
greater than seven feet in height shall be terraced. Cut faces on terraced section shall
not exceed a maximum height offivefeet. Terrace widths shall be a minimum of three
jeet to allowfiJr the introduction ofvegetationjilr erosion control. Total cut slopes shall
not exceed a maximum vertical height of 15 jeet.
Complies. See L2 Preliminary Grading Plan. Final Grading plan will be developed
jointly by Landscape Architect and Civil Engineer.
The top of cut slopes not utilizing structural retaining walls shall be located a minimum
setback of one-half the height of the cut slope jrom the nearest property line.
Complies. See L2 Preliminary Grading Plan. Final Grading plan will be developed
Jointly by Landscape Architect and Civil Engineer.
Cut slopesfor structure foundations encouraging the reduction of effective visual bulk,
such as split pad or steppedjootings shall be exemptedfrom the height limitations of this
section.
Complies. See L2 Preliminary Grading Plan. Final Grading plan will be developed
Jointly by Landscape Architect and Civil Engineer.
c. Revegetation of cut slope terraces shall include the provision (if a planting plan,
introduction of top soil where necessary, and the use of irrigation ifnecessary. The
vegetation used jar these areas shall be native or species similar in resource value which
will survive, help reduce the visual impact of the cut slope, and assist in providing long
term slope stabilization. Trees, bush-type plantings and cascading vine-type plantings
may be appropriate.
Complies. See L3 Planting Plan and L4 Plant Legend & Details.
Sammons- Dcccna
17
5. Grading - fills. On allfill slopes on lands classified as Hil/side Lands', the
following standardy shall apply:
a. Fill slopes shall not exceed a total vertical hei{!,ht '!f 20 jeet. The toe ofthefill
slope area not utilizing structural retaining shall be a minimum of six feet from the
nearest property line.
Complies. See L2 Preliminary Grading Plan. Final Grading plan will be developed
jointly by Landscape Architect and Civil Engineer.
b. Fill slopes shall he protected with an erosion control netting, blanket or
functional equivalent. Netting or blankets shall only be used in conjunction with an
organic mulch such as straw or wood fiber. The blanket must he applied so that it is in
complete contact with the soil so that erosion does not occur beneath it. Erosion netting
or blankets shall be securely anchored to the slope in accordance with manufacturer '.I
recommendations.
Complies. See Erosion Control Plan C2.
c. Utilities. Whenever possible, utilities shall not be located or installed on or infill
slopes. When determined that it is necessary to install utilities onfill slopes, all plans
shall be designed by a geotechnical expert.
Complies. See Utilities Plan C3.
d. Revegetation offill slopes shall utilize native vegetation or vegetation similar in
resource value and which wil/ survive and stabilize the swfclce. Irrigation may be
provided to ensure firowth if necesswy. Evidence shall be required indicating long-term
viability of the proposed vegetation jar the purposes of erosion control of disturbed
areas.
Complies. See L3 Planting Plan and L4 Plant Legend & Details.
6. Revegetation requirements. Where required by this chapter, all required
revegetation of cut and Jill slopes shall be installed prior to the issuance (if a certificate
of occupancy, signature ofa required survey plat, or other time as determined by the
hearing authority. Vegetation shall he installed in such a manner as to be substantially
established within one year of installation.
Complies. See L3 Planting Plan and L4 Plant Legend & Details.
7. Maintenance, Security and Penalties jar Erosion Control Measures.
a. Maintenance. All measures installedjor the purposes (if long-term erosion
control, including but not limited to vegetative cover, rock walls and landscaping, shall
he maintained in perpeluity on all areas which have been disturbed, including public
rights-oFway. lhe applicant shall provide evidence indicating the mechanisms in place
to ensure maintenance of measures.
Complies. Vegetation has been selected for drought-tolerance or adaptivity. See
Planting Plnn L3 for irrigation notes.
Sammons- Decena
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b. 5'ecurity. Except jar individual lots existing prior to Janumy I, 1998, ajter an
Erosion Control Plan is approved hy the hearing authority and prior 10 construction, the
applicant shall provide a perfiJrmance bond or otherfinanclal guarantees in the amount
of 120% of the value of the erosion control measures necesswy to stabilize the site. Any
.financial guarantee instrument proposed other than a performance hond shall be
approved by the City Attorney. The financial guarantee instrument shall be in effectfor a
period of at least one year, and shall be released when the Planning Director and Public
Works Director determine, jointly, that the site has been stabilized. All or a portion of
Ihe security retained by the City may be withheldfiJr a period of up tofive years beyond
the one year maintenance period if'it has been determined by the City that the site has not
been sufficiently stabilized against erosion.
Complies. Applicant and Owners understand this requirement.
8. Site Grading The grading of a site on Hillside Lands shall be reviewed
considering thefollowingfactors:
a. No terracing shall be allowed except jar the purposes of developing a level
building pad andjiw providing vehicular access to the pad.
b,c Avoid hazardous or unstable portions of the site.
d. Building pads should be of minimum size to accommodate the structure and a
reasonable mount of yard 'pace. Pads.for tennis courts, swimminfi pools and large
lawns are discouraged. As much of the remaining lot area as possible should be kepi in
the natural state of the orifiinal slope.
Complies. See L2 Preliminary Grading Plan. Final Grading plan will be developed
jointly by Landscape Architect and Civil Engineer.
9. Inspections and Final Report. Prior to the acceptance ora subdivision by the
City, signalure of the jinal survey plat on partitions, or issuance of a certificate of
occupancyfiJr individuals structures, Ihe project geotechnical expert shall provide afinal
report indicating that the approved grading, drainage and erosion control measures were
installed as per the approved plans, and that all scheduled inspections, as per
18. 62. 080.A. 4,j were conducted by the project geotechnical expert periodically
throughout the project.
Not applicable. Project does not involve a subdivision.
Swface and Groundwater Drainage. All development on Hillside Lands shall conform to
the jollm1'ing standard.I':
1. Allfacilitiesfor the collection (ifstormwater runoffshall be required to be
constructed on the side and according to the following requirements':
a. Stormwaterfacilities shall include storm drain systems associated with street
construction, facilitiesfiu' accommodating drainagefi-om driveways, parking areas and
other impervious surfaces, and roof drainage systems.
Complies. See Storm Drainage Plan Cland Erosion Control Plan C2.
b. Stormwaterjacilities, when part of the overall site improvements, shall be, to the
greatest extentjeasible, thefirst improvements conslructed on the development site.
Complies. See Storm Drainage Plan Cl and Erosion Control Plan C2.
Sammons- Decena
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c. Stormwaterfacilities shall be designed to divert surface water away ji'om cut
faces or sloping surfaces of a Jill.
Complies. See Storm Drainage Plan Cl and Erosion Control Plan C2.
d. Existing natural drainage systems shall be utilized, as much as possible, in their
natural state, recognizing the erosion potentialfrom increased storm drainage.
Not Applicable. There arc no natural drainage systems on or adjacent to the site.
e. Flow-relarding devices, such as detention ponds and recharge herms, shall be
used where practical to minimize increases in runoff volume and peak flow rate due to
development. Eachfacility shall consider the needsfor an emergency oveljlow system to
safely carry any overfiow water to an acceptable disposal point.
Complies. See Storm Drainage Plan Cland Erosion Control Plan C2.
f Stormwater facilities shall he designed, constructed and maintained in a manner
that will avoid erosion on site and to adjacent and downstream properties.
Complies. See Storm Drainage Plan Cl and Erosion Control Plan C2.
g. Alternate storm water systems, such as drywell systems, detention ponds, and
leachfield.\', shall be designed by a registered engineer or geotechnical expert and
approved by the City's Public Works' Department or City Building Ojficial.
Complies. Ciota Engineering is providing civil engineering services for the project.
D. Tree Conservation, Protection and Removal. All development on Ilil/side Lands
shall conform to the following requirements:
1. Inventory of Existing Trees. A tree survey at the same scale as the project site
plan shall be prepared, which locates all trees greater than six inches dbh, identified hy
dbh, species and approximate extent of tree canopy. In addition, for areas proposed to
be disturbed, existing tree base elevations shall be provided. Dead or diseased trees
shall be identified. Groups of trees in close proximity (i.e. those within five jeet of each
other) may be designated as a clump (!ltrees, with the predominant species, estimated
number and average diameter indicated. All tree surveys shall have an accuracy of plus
or minus two jeet. The name, signature, and address (!f the site surveyor responsible fiJr
the accuracy of the survey shall be provided on Ihe tree survey.
Portions (if the lot or project area not proposed to be disturbed by development need not
he included in the inventory.
Complies. See Exhibit Ll for Tree Removal and Protection Plan. See Appendix AA
for Tree Inventory by Certified Arborist.
2. Evaluation of Suitability for Conservation. All trees indicated on the inventory of
existing trees shall also be identified as to their suitabilityfiJr conservation. When
required by the hearing authority, the evaluation shall be conducted by a landscape
projessional. Factors included in this determination shall include:
Samm(JIf~-Decena
20
a. Tree health. Healthy trees can better withstand the rigors of development than
non-vigorous trees.
b. Tree structure. Trees with severe decay or substantial defects are more likeZy to
result in damage to people and property.
c. Species. Species vary in their ability to tolerate impacts and damage to their
environment.
d Potential longevity.
e. Variety. A variety of native species and ages.
f Size. Large trees provide a greater protection for erosion and shade than smaller
frees.
Complies. See Exhibit Ll for Tree Removal and Protection Plnn. See Appendix AA
for Tree Inventory by Certified Arborist.
3. Tree Conservation in Project Design. ,<,'ignificant trees (2' dbh or greater
conifers and I ' dbh or greater broadleaj) shall be protected and incorporated into the
project design whenever possible.
a. Streets, driveways, huildings, utilities, parking areas, and other site disturbances
shall he located such that the maximum numher of existing trees on the site are
preserved, while recognizing andfollowing the standards for fuel reduction if'the
development is in Wildjire Lands.
b. Building envelopes shall be located and sized to preserve the maximum number of
trees on site while recognizing and jollowing standard\'jor juel reduction if the
development is located in Wildjire Lands.
c. Tayout of the project site utility and grading plan shall avoid disturbance of tree
protection areas.
Complies. See Exhibit Ll for Tree Removal and Protection Plnn. See Appendix AA
for Tree Inventory by Certified Arborist.
4. Tree Protection. On all properties where trees are required to be preserved
during the course of development, the developer shallfollow thefi}llowing tree protection
standards:
a. All trees designatedfor conservation shall be clearly marked on the project site.
Prior to the start ojany clearing, stripping, stockpiling, trenching, grading, compactions,
pavIng or change in firound elevation, the applicant shall installfencing at the drip line
of all trees to be preserved adjacent to or in the area to be altered. Temporaryfencing
shall be established at the perimeter of the dripline. Prior to grading or issuance of any
permits, the fences may be impected and their location approved hy the StajlAdvisor.
Complies. See Exhibit Ll for Tree Removal and Protection Plan. See Appendix AA
for Tree Inventory by Certified Arborist.
b. Construction site activities, including by not limited to parking, material storage,
soil compaction and concrete washout, shall be arranged so as to prevent disturbances
within tree protection areas.
Complies. See Architectural Site Plan AO.l for Contractor Staging Area.
Sammons- Decena
21
c. No {!,rading, stripping, compaction, or significant change in ground elevation
shall be permitted within the drip line of trees designatedfbr conservation unless
indicated on Ihe grading plans, as approved by the City, and landscape professional. if
grading or construction is approved within the dripline, a landscape professional may he
required to be present during grading operations, and shall have authority to require
protective measures to protect the roots.
Complies. See Exhibit Ll for Tree Removal and Protection Plan. See Appendix AA
for Tree Inventory by Certified Arborist.
d. Changes in soil hydrology and site drainage within tree protection areas shall be
minimized Excessive site run-off shall be directed to appropriate storm drain facilities
and awayfrom trees designatedfor conservation.
Complies. See Exhibit Ll for Tree Removal and Protection Plan. See Appendix AA
for Tree Inventory by Certified Arborist.
e. Should encroachment into a tree protection area occur which causes irreparable
damage, as determined by a landscape prr!fessional, to trees, the project plan shall be
revised to compensate jar the loss. Under no circumstances shall the developer be
relieved (if responsibility for compliance with the provisions of this chapter.
Complies. Applicant and Owner understand this requirement.
5. Tree Removal. Development shall be designed to preserve the maximum number
(if trees on a site. The development shall jollow the standard\'jor juel reduction if the
development is located in Wildfire Land~. Whenjustifzed by jindings offact, the hearing
authority may approve the removal (if'trees/or one or more olthefollowing conditions:
a. The tree is located wilhin Ihe building envelope.
b. The tree is located within a proposed street, driveway or parking area.
c. The tree is located within a water, sewer or other public utility easement.
d. The tree is determined by a landscape professional to be dead or diseased, or it
constitutes an unacceptable hazard to life or proper(y when evaluated by the standard~ in
IS 62. 080.D.2.
e. the tree is located within or adjacent to areas of cuts or fills that are deemed
threatening to the life ({the tree, as determined by a land.vcape projessional.
Complies. See Exhibit Ll for Tree Removal and Protection Plan. See Appendix AA
for Tree Inventory by Certified Arborist.
6. Tree Replacement. Trees approvedfiir removal, with the exception oltrees
removed because they were determined 10 be diseased, dead or a hazard, shall be
replaced in compliance with the following standardv:
a. Replacement trees shall be indicated on a tree replanting plan. The replanting
plan shall include all locations jar replacement trees, and shall also indicate tree
planting details.
b. Replacement trees shall be planted such that the trees will in time result in canopy
equal to or greater than the tree canopy present prior to development of the property.
The canopy shall be designed to mitigate the impacl (ifpaved and developed areas,
reduce surjace erosion and increase slope stahility. Replacement tree locations sHall
Sammolls-Dccena
,,:1
22
consider impact on the wildfire prevention and control plan. The hearinfi authority shall
have the discretion to adjust the proposed replacement tree canopy based upon site-
specific evidence and testimony.
c. Maintenance of replacement trees shall be the responsibility of the property
owner. Required replacement trees shall be continuously maintained in a healthy
manner. Trees that die within the jirst jive years afler initial planting must be replaced in
kind, a/IeI' which a newfive year replacement period shall begin. Replanting must occur
within 30 days of notification unless otherwise noted.
Complies. See L3 and L4 for Planting Plan, Plant Legend & Details.
7. Enforcement.
a. All tree removal shall be done in accord with the approved tree removal and
replacement plan. No trees designated jar conservation shall be removed without prior
approval of the City of Ashland.
b. Should the developer or developer's agent remove or destroy any tree that has
been designated/or conservation, the developer may be jined up to three times the
current appraised value (!( the replacement trees and cost of replacement or up to three
times the current market value, as established by a professional arborist, whichever is
greater.
c. Should the developer or developer's agent damage any tree that has been
designatedjhr protection and conservation, the developer shall be penalized $50. 00 per
scar. If necessary, a professional arborist 's report, prepared at the developer '.I expense,
may be required to determine the extent of the damage. Should the damage result in loss
of appraised value greater than determined ahove, the hifiher of the two values shall be
used.
Complies. Applicant and Owner undcrstand this requirement.
E. Building Location and Design Standards. All buildings and buildable areas
proposedj()r Hillside Lands' shall be designed and constructed in compliance with the
/i)llowing standard~:
1. Building Envelopes. All newly created lots, either by subdivision or partition,
shall contain building envelopes conjilrming to the following standards:... (standardl' a
through d not included here).
Not applicable. Subject property is not a newly created lot.
2. Building Design. To reduce hillside disturbance through the use of slope
responsive design techniques, buildings on Hillside LandI', excepting those land~ within
the designated Historic District, shall incorporate the jollowing into the huilding design
and indicate features on required building permits:
a. Hillside Building Height. The height of all structures shall be measured vertically
.fi'om the natural grade to the uppermost point of the roof edge or peak, wall, parapet,
mansard, or other feature perpendicular to that grade. Maximum Hillside Building
Height shall be 35feet.
Complies. See Elevations A2.1 thru A2.3.
h. Cut buildings into hillsides to reduce the effective visual bulk.
Sammons-Decena
23
(1) Split pad or steppedfootings shall be incorporated into building design to allow
the structure to more closely jiJllow the slope.
(2) Reduce building mass by utilizing below grade rooms cut into the natural slope.
Complies. See Elevations A2.1 thru A2.3.
c. A huilding stepback shall be required on all downhill building walls greater than
20feet in height, as measured above natural grade. Stepbacks shall he a minimum of six
feet. No vertical walls on the downhill elevations of new buildings shall exceed a
maximum height of20feet above natural grade.
Complies. See Elevations A2. t thru A2.3.
d Continuous horizontal huilding planes shall not exceed a maximum length of36
feel Planes longer than 36jeet shall include a minimum offset of six feet.
Complies. See Elevations A2.1 thru A2.3.
e. it is recommended that roojjilrms and roo(linesjor new structures be broken into
a series o.(smaller building components to reflect the irregularforms o(the surrounding
hillside. Long, linear unbroken roojlines are discouraged. Large gable ends on downhill
elevations should he avoided, however smaller gables may he permitted
Complies. See Elevations A2.t thru A2.3.
I It is recommended that rooj~' of lower floor levels be used to provide deck or
outdoor space jar upperfloor levels. The use of overhanging decks with vertical
supports in excess of 12 feet on downhill elevations should be avoided.
Complies. See Elevations A2.1 thru A2.3.
Ii- It is recommended that color selectionsfor new structures be coordinated with the
predominant colors of the surrounding landscape to minimize contrast between the
structure and the natural environment.
Complies. See Elevations A2.1 thru A2.3. Colors will be neutral.
F. All structures on Hillside LandI' shall have foundations which have been designed
by an engineer or architect with demonstrable geotechnical design experience. A
designer, as dejined, shall not complete working drawings without havingfintndations
designed by an engineer.
Complies. Applicant has engaged Ciota Engineering undcr the direction of Barb
Ciota, Orcgon-Iicensed engincer with structu ral and civil engineering credentials, to
design the building foundations as well as the site retaining walls. Ciota
Engineering has complcted extensive foundation and retaining wall work in hillside
areas including nearby parcels mapped hillside by the City of Ashland.
G. All ne~wly created lots or lots modified by a lot line adjustment must include a
building envelope ... (remainder of this item omitted).
Not applicable. Project does not involve newly created lots.
Sammons- Deccna
24
H Administrative Variance from Development StandardsjiJr Hillside rands-
18.62. (180. A variance under this section is not subject to the variance requirements of
section 18.100 and may he granted with respect to the development standards for Hillside
Lands' if all olthefollowing circumstances arejimnd to exist:
1. There is demonstrable difficulty in meeting the specific requirements (if this
chapter due to a unique or unusual a;,pect of the site or proposed use of the site:
2. The variance will result in equal or greater protection of the resources protected
under this chapter;
3. The variance is the minimum necessary to alleviate the difficulty; and
4. The variance is consistent with the stated Purpose and Intent of the Physical and
Environmental Constraints Chapter and section 18.62.080.
Not applicable. Project does not reqnire an Administrative Variance from
Development Standards for Hillside Lands.
WILDFIRE LANDS
SECTION 18. 62. 090 Development Standards for Wildfire LandI'.
A. Requirementsfor Suhdivisions, Performance Standard.s' Developments, or
Partitions... (Remainder r!f'I8. 62. 090 not reprinted her).
Not applicable. Project is not a Subdivision, Performance Standards Development
or Partition.
B. Requirement jar construction o/all structures.
1. A II new construction and any constructIon expanding the size of an existing
struclure, shall have a 'fuel break" as defined helow.
2. A 'fuel break" is defined as an area which isfree of dead or dying vegetation,
and has native, jast-burning species sujjiciently thinned so that there is no interlocking
canopy of this type of vegetation. Where necessary.jiJr erosion control or aesthetic
purposes. thefuel break may be planted in slow-hurning species. Establishment (!f'aji.el
hreak does not involve stripping the ground of all native vegetation. "Fuel Breaks" may
include structures, and shall not limit distance between structures and residences beyond
that required by other sections of this title.
3. Primary Fuel Break A primwy juel break will he installed, maintained and shall
extend a minimum of 30feet, or to the property line, whichever is less, in all directions
around structures, excludingjences, on the property. The goal within this area is to
remove ground cover that will produce flame lengths in excess of one .ji)()l. Such a juel
break shall be increased by ten fi)()t for each 10% increase in slope over 10%. Adjacent
property owners are encouraged to cooperate on the development of primary fuel hreakl'.
4. SecondGlY Fuel Break - A secondary fuel break will be installed, maintained and
shall extend a minimum (!f 1 00 jeet beyond the primwy fuel break where surrounding
landscape is owned and under the control (!f'the property owner during construction.
The goal of the secondary jilel break is 10 reducefi4els so that the overall intensity of any
wildfire is reduced throughfilels control.
Complies. Fuel reduction is identified on AO.l Architectural Site Plan. See also, Ll
Tree Protection and Removal Plan, L3 and L4 for new plantings and Appendix AA
for Arborists' instructions for maintenance and improvement of existing vegetation.
Sammons-Decena
25
5. A II structures shall be constructed or re-roofed with Class B or better non-wood
roof coverings, as determined hy the Oregon Structural Specialty Code. All re-roofing of
existing structures in the Wildfire Lands areajor which at least 50% of the roofing area
requires re-/'()(!fing shall be done under approval of a zoning permit. No structure shall
be constructed or re-roofed with wooden shingles, shakes, wood-product material or
other combustible roofing material, as de.fined in the City's building code.
Complies. Roofing will bc Clnss B or better non-wood roof covcrings as indicated
on the Exterior Elevations included as Exhibits A-2.1 throngh 2.3.
C. Fuel hreaks in areas which are also Erosive or Slope Failure Lands shall be
included in the erosion control measures outlined in section 18.62.080.
Not applicable. The subsurface invcstigation did not characterize the site as el"Osive
or slope failure lands. Should, in the course of construction, erosive or slope failure
lands be encountered, additional erosion control measures will be applied as
identified in Exhibit C-l, Grading and Erosion Control.
D. Implementation
1. For land which has been subdivided and required to (;(Imply with A. (6)
above... (remainder of this clause not reprinted).
Not applicablc. Project does not involve a subdivision.
2. For all other structures. the vegetation control requirements of section (B) above
shall he (;(Implied with before the commencement of construction with combustible
materials on the lot.
Complies. See Landscape plans, Tree Inventory and Architectural Site Plans.
3. As of November 1,1994, existing residences in subdivisions developed outside of
the Wildjire Lands Zone, but later included due to amendments to the zone houndaries
(remainder of this clause not reprinted).
Not applicable.
4. Suhdivisions developed outside of the wildjire land, zone prior to November 1,
1994, ... (remainder of this clause not reprinted).
Not applicable.
SECTION 18. 62.100 Development Standardsfor Severe Constraint [<and
(Remainder of this section not reprinted).
Not applicable.
SFCTION 18.62.110 Density Transjer.
(Remainder of this seclion not reprinted).
Not applicable.
SECTION 18.62.130 Penalties
ThefiJllowing sections are in addition to the enforcement actions that may be taken and
penalties which may he imposed in chapter 18. 112.f()r a violation of this chapter:
Sammons- Decena
26
A. Whenever any work is being done contrary to the provisions olthis chapter or
whenever erosion control measures, tree protection measures, wildfire control measures,
or Flood plain corridor development measures are not beinr; properly maintained or are
not jimctioning properly due to jaulty installation or neglect, the director of community
development or the dircctor's designee, may order the work stopped by notice in writing
served on any persons engaged in the doing or causing (ifsuch work to be done, and any
such persons shall immediately stop work until authorized by the director or designee to
proceed with the work.
B. All development under this chapter and all work or construction fhr which a
permit is required under this chapter shall he subject to inspection by the directory of
community development or the director '.I designee. When an inspection is made under
this section or when it is necessmy to make an inspection to enfilrce this code, or when
the director or designee has reasonable cause to believe that there exist~ upon Hillside
Land.~ a condition which is contrary to or in violation olthis chapter which makes the
premises unsafe, dangerous or hazardous, the director or designee may enter the
premises at reasonable times to impect or to perform the duties imposed by this chapter.
The director or designee shall first make a reasonable effllrt to locate the owner or other
person having charge of the premises and request entry.
C. The City may refuse to accept any development permit application, may revoke or
suspend any development or building permit, or may deny occupancy on the property
until erosion control measures, tree protection measures, wildfire control measures, or
Floor plan corridor development measures have been installed properly and are
maintained in accordance with the requirements of this chapter.
D. The owner of the property jrom which erosion occurs due tofailure or neglect (!f
erosion control measures, together with any person or parties who cause such erosion
shall be responsible 10 mitigatc the impacts of the erosion and prevent future crosion.
Complies. Applicant and Owner acknowledges penalties articles and applicability
to the sub.ject project.
Sammons-Decena
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TREE REMOVAL PERMIT
SECTION 18. 61. 080 Criteriafor issuance of Tree Removal- Staff Permit
An Applicant fill' a Tree Removal Permit shall demonstrate that the jollowing criteria are
satisfied. The Staff Advisor may require an arhorist's report to suhstantiate the criteria
.filr a permit.
A_ Hazard Tree: The Staff Advisor shall issue a tree removal permit jar a hazard
tree if'the Applicant demonstrates that a tree is a hazard and warrants removal.
1. A hazard tree is a tree that is physically damaged to the degree that it is clear that
it is likely to all and injure persons or property. A hazard tree may also include a tree
that is located ,Fithin public rights of way and is causing damage to existing public or
private jacilities or services and such/acilities or services cannot be relocated or the
damage alleviated. The applicant must demonstrate that the condition or location of the
tree presents a clear public safety hazard or aforeseeable dange ojproperty damage to
an existing structure and such hazard or danger cannot reasonably he alleviated by
treatment or pruning.
2. The City may require the Applicant to mitigate for the removal of each hazard
tree pursuant to A MC 18. 61.084 (not reprinted with this Planning Action Application).
Such mitigation requirements shall be a condition of approval of the permit.
Complies. See Tree Inventory in Appendix AA and Tree Protection and Removal
Plan Ll.
B. Tree that is Not a Hazard: The City shall issue a tree removal permit for a tree
that is not a hazard if the applicant demonstrates all olthe jollowing:
1. The tree is proposedfhr removal in order to permit the application to be
consistent with other applicable Ashland Land Use Ordinance requirements and
standards (e.g other applicable Site Design and Use Standard\). The Staff Advisor may
require the building footprint of the development to be staked to allow/or accurate
verification of the permit application; and
2. Removalojthe tree will not have a significant negative impact on erosions, soil
stability, .flow ofswface waters, protection of adjacent trees, or existing windbreaks; and
3. Removal of the tree will not have a significant negative impact on the tree
densities, sizes, canopies and species diversity within 200feet (if the subject property.
The City shall grant an exception to this criterion when alternatives to the tree removal
have been considered and no reasonable alternative exists to allow the property to he
used as permitted in the zone. Nothing in this section shall require that the residential
density be reduced below the permitted density allowed by the zone. In making this
determination, the City may consider alternative site plans or placement of structures or
alternate land.\'caping designs that would lessen the impact on trees, so long as the
alternatives continue to comply with other provisions (if the Ashland Land Use
Ordinance.
4. The City shall require the applicant to mitigate for the removal of each tree
granted approval pursuant to AMC i8. 61. 084. Such mitigation requirements shall he a
condition of approval of the permit
Complies. See Tree Inventory in Appendix AA and Tree Protection and Removal
Plan Ll.
Sammons-Deccna
28
CONDITIONAL USE PERMIT - ACCESSORY RESIDENTIAL UNIT
18.104.050 Conditional Use Permit Findings
A. That the use would be in conjormance with all standards within the zoning district
in which the use is proposed to be located, and in conformance with relevant
Comprehensive plan policies that are not implemented by any City, State, or Federal law
or program.
Complies. See Project Summary and Data.
B. That adequate capacity of City facilitiesfhr water, sewer, paved access to and
through lhe development, electricity, urban storm drainage, and adequale transportation
can and will be provided to and through the subject property.
Complics. See Project Summary. See also Appendix DD l<'ire Flow.
C. That the conditional use 11'il/ have no greater adverse material effect on the
livability of the impact area when compared to the development of the subject lot with the
target use olthe zone. When evaluating the ejlect of the proposed use on the impact
area, thefollowingfactors of livahility of the impact area shall be considered in relation
to the target use of the zone:
1. Similarity in scale, bulk and coverage.
Complies. Project lot is large and buildings in neighborhood are becoming
incrcasingly upsized. Pro.iect complies with relevant CC&R requiring maximum 1
story exposed on uphill side. Project will be extensively landscaped to reduce
apparent bulk impacts. Accessory residential unit will not be apparent from street
(see A2.4 for diagram of visual cut-off).
2. Generation of trajjic and efj(:cts on surrounding streets. Increases in pedestrian,
bicycle and mass transit are considered beneficial regardless of capacity offacilities.
Complies. Pro.ject is conveniently loeatcd to downtown Ashland, conducive to
walking and close to mass transit (within 6 blocks).
3. Architectural compatibility with the impact area.
Complics. Buildings in impact area are diverse in scale, architectural significance,
materials, design, and finish. This project is specifically designed by the same
designel' who did the building on the property to the North 50 years ago and is
intended to be compatible in plan form, orientation and scale. Although the siding
varics considerably on the neighboring properties, the buildings of this project will
bc painted in a neutral color, consistent with most of those in thc area.
4. Air quality, including the generation of dust, odors, or other environmental
pollutants.
Complics. The residential use is compatible with regard to dust, odors or other
environmental pollutants relative to its residcntial neighbors.
Sammons- Decena
29
5. Generation of noise, light and glare.
Complies. The residential use is compatible with regard to noise, light and glare
relative to its residential neighbors.
6. The development of adjacent properties as envisioned in the Comprehensive Plan.
Complies. The residential use is as specified in the Comprehensive Plan.
7. Otherjactorsfound to be relevant by the Hearing Authority for review of the
proposed use.
Complies. The Staff Advisor expressed concern abont visibility of accessory
residential unit f.'om the street. The sight lines on the site profile diagram on A2.4
demonstrates that the ARU will not generally be visible from the street.
1. The proposal must confi)rm with the overall maximum lot coverage and setback
requirements of the underlying zone.
Complies.
2. The maximum number '!f dwelling units shall not exceed 2 per lot.
Complies.
3. The maximum gross habitable floor area (GHFA) of the accessory residential
structure shall not exceed 50% of the GHFA of the primary residence on the lot, and
shall not exceed 1000 SF GHFA.
Complies.
4. Additional parking shall be in cOIiformance with the off-street parking provisions
jor singlefamily dwellings of this Title.
Complies. See Off-Street Parking in General Compliance above.
Sammons-Decena
30
SOLAR ACCESS REVIE W
SECTlON 18. 70.030 Lot Classifications
Affected Properties. AI/lots shall meet the provisions of this Section and will be
classified according to thefollowingformulas and table.
F()RMUI~A 1:
Minimum N/S lot dimenl'ionjor Formula 1 = 30' / (0.445 + S')
Where: S is the decimal value of slope as dejined in this Chapter.
FORMULA If.
Minimum N/S lot dimensionfi)r Formula Jj- ](1' / (0.445 + S)
Lots whose north-south lot dimension exceeds that calculated by Formula I shall be
required to meet the setback in Section (A), below.
Those lots whose north-south lot dimension is less than that calculated by Formula 1, but
greater than that calculated by Formula 11, shal/ be required to meet the setback in
Section (B), below.
Those lots whose north-south lot dimension is less than that calculated hy Formula II
shall be required to meet the setback in Section (C), below.
TABLE 1
Lot Classification Standardy
- ~.. ~~
Slope -.30 -.25 -.20 -.1 ) -.10 -005 00 .05 .10 .15 .20
-'<;TD 207 154 122 102 87 76 67 61 55 50 46--
A
STD 69 51 41 34 29 25 22 20 18 17 15
B
The projcct site has a north-south slope of ncgative 3% meaning the lot slopes
slightly downward to the north. With a lot width of 160' in the north-south
direction, the lot excccds the minimum lot width required by Formnla I in 18.70.030
as follows:
30' / (0.445 + S) = 30' / (0.445 - 0.03) = 30' /0.415 = 72.29'
Because the lot width exceeds the minimum established by applying i<'ormula I as
noted above" the solar setbacks would bc judged against Setback Standard A.
SECTION 18. 711. 040 Solar Setback\'
A. Sethack Standard A. This setback is designed to insure that shadows are no
greater than six (6)feet at the north property line. Buildings on lots' 'l'hich are classified
Sammons- Decena
31
as Standard A, and zoned/or residential uses, shall be set backfrom the nor/hern lot line
according to the jollowingformula:
85'B ~ (Il- 6') / (0.445 + S)
WHERE:
SSB ~ the minimum distance injeet that the tallest shadow producing point which
creates /he longest shadow onto the northerly property must he set back jrom the
northern property line.
H = the height infeet of the hifihest shade producing point of the structure which casts
the longest shadow beyond the northern property line.
S ~ the slope of the lot, as defined in this Chapter.
For this project, there are (2) locations on thc structnre that rcquire evaluation
using Standard A:
Accesso ry Structure
r~eight of highest shade-producing point, I
U,lope as noted al>ove, S L
17' I
-0.03
SSE reqd = (II'. - 6') / (0.445 + S)
= (17' - 6') / (0.445 - 0.(3)
=11'/0.415
= 26.51'
SSB actual 100'
Primary Residencc
~cight of highest shade-prodncing pOi~t~1
Slope as noted above, S __
-o~J
SSE reqd = (II'. - 6') / (0.445 + S)
= (21' - 6') / (0.445 - 0.03)
= 15' /0.415
= 36.14'
SSE actual 40'
B. Setback Standard B. (Not reprinted here)
Not applicable. Scc Lot Classification Standards above.
Sammons-Decena
32
C Setback Standard C (Not reprinted here)
Not applicable. See Lot Classification Standards above.
D. Exempt Lots. Any lot with a slope offireater than thirty percent (30%) in a
northerly direction, as defined by this ordinance, shall be exemptfrom the effects of the
Solar Setback Section.
Not applicable. Lot is less than 30% in a northerly direction.
E. Lots A./Jected by Solar Envelopes. All structures on a lot affected by a solar
envelope shall comply with the height requirements of the solar envelope.
Not applicable. Structures are not subject to solar envelopes.
F. Exempt Structures.
1. Existing Shade Conditions. If an existing structure or topographicalfeature casts
a shadow at the northern lot line at noon on December 21, that is greater than the
shadow allowed by the requirements of this Section, a structure on that lot may cast a
shadow at noon on December 21, that is not higher or wider at the northern lot line than
the shadow cast by the existinfi structure or topographicalfeature. This Section does not
apply to shade caused by vegetation.
Not applicable. Structures are not exempt based on this provision.
2. Actual Shadow Height. If the applicant demonstrates that the actual shadow
which would be cast by the proposed structure at noon on December 21, is no higher
than that allowfilr that lot by the provisions of this Section, the structure shall be
approved. Rejer to Table Dfor actual shadow lengths.
Not applicable. The findings herein used standard calculated methods of
determining compliance.
Sammons-Decena
33
APPENDIX AA
TREE INVENTORY & PROTECTION PLAN
UPPER LIMB-IT.
TOM MYERS
U "II 0 1l!"" 0,?b
I' . pper .!WillJfI110=I"t
Tree Sennice
PO Box 881
Ashland, OR 97520
Phone: 541-482-3667
Morgan Sammons
7840 Oracle PI
Potomac, MD 20854
12/04/08
Tree Protection Plan for 155 Terrace
The Tree Protection Plan for 155 Terrace is designed to address the needs of all existing trees
within the project. The trees are identified by number on the plan as well as by numbered tag
attached to the tree in the field. The specified tree protection zones (as stipulated in the enclosed
tree inventory) wili be drawn on the plans as well as delineated on the site by approved fencing.
Trees with protection zones that extend within the foundation lines of the building, as well as trees
that are within the area of the foundation will need to be removed. All other trees within the building
project boarders will need protection. The enclosed specifications detail exactly how the trees are to
be protected. The building contractor and subcontractors will meet with a certified arborist before and
during construction to insure that the correct measures are in place. A certified arborist must
supervise any work done within the specified tree protection zone. A certified arborist will conduct
an inspection of the trees during and after construction. If you have any questions regarding this tree
protection plan please call me at 482-3667.
To~rs, c.ertified Arborist
.- P;! /7....' d L?
-4..---'. ,?~1.-- .?~.--z.
DBA Upper L1mb-~
I
ppelr Lfum.b~llt
'lrlr1!;;<B is<fJMCel
PO Box 881
Ashland, OR 97520
Phone .~:l~8;>-3607
~pecies
_ . Tree];jlnventory for 155_Te;:::e
Crown protection
DBH in Height Radius in zone radius
I inches j in feet feet I In feet
11/14/2008+___
Tree #
relative
tolerance to
construction
Condition Notes
Pinus coulter! =~ 9 l:i:. I 6.75 good ,poor ___ topped
2 i Pinus coulter! 19 ~o 1al 14.25 good - r::: -
, ,
3 Pinus coutter! 21 55 25 , 15.75 rOd multi-trunked
-J~' ,.
I __Idead
4 Prunu$ dulcis 1~ 0
5 Quercus kefloggi~ - , ,_ I 15 . 675 moderate igood multi.trunked
6 Quercus kelf~ggii 9 28 , 15 I 6.75 ! moderate good
7 [Quercus kelloggii 10 2~;5 moderate good multiArunked
8 Quercus 9~~ryana 8 22 I 13 . 4 good Ifair
!
9 Quercus garryana 9 32 10'" 4.5 ood igood
,
10 Q,!~rcus garryana 8 23 "~ :good __ _ _I_~~i~
11 Quercus garryana 9 28 12 4.5 IQOOdm Load F-
-- -- I
,
12 Quercus arryana 8 28 12 4 1900d 1900d I
i
13 ' Quercus ga(ryanC!_ 6 20 10 3 Igood !good
, ,
! t
14 Querc~_i.!~l5ellofJgJi 10 28 15 7.5 ' moderate [good
I
15 Querqus kefl9ggii 10 27 15 7.5 moderate r
, j-~E
16 ; Quercufi_kelloggii 6 24 moderate fair co-dominant
,
j
17 9uercus kef/cggl; 9 23 ! moderate good
I i .
18 Quercus garryar}a 6 21 6 i 3 good :fair ~nked
j uI
19 i Cercocarpus !edif(}/ius 6 , 18 I 8 i-- 4.5 moderate fair
J
20 O~","M.""= I 6 27 8 4.5 moderate good
I lfair
21 Prunus dulcis 7 25 10 5.25 moderate
! QuerCUS;ellOggii - " ,
22 8 25 14 6 moderate
23 Quercus kef/oggi! 11 36 16 8.25 moderate
24
25
~---
27
~
29
30
31
32
33
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Quercus ga[ryana
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10
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8
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8 I 36
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35
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6
9
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6
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Specifications for Tree Preservation During Constru~tion
1. Before beginning work, the contractor is required to meet with the consultant at the site to review all
work procedures, access routes, storage areas, and tree protection measures.
2. Fences must be erected to protect trees to be preserved. Fences define a specific protection zone for
each tree or group of trees. Fences are to remain until all site work has been completed. Fences may
not be relocated or removed without the \,vritten pennission of the consultant.
3. Construction trailers and traffic and storage areas must remain outside fenced areas at all times.
4. All underground utilities and drain or irrigation lines shall be routed outside the tree protection zone.
lflines must traverse the protection area, they shall be tunneled or bored under the tree.
5. No materials, equipment, spoil, or waste or washout water may be deposited, stored, or parked within
the tree protection zone (fenced area).
6. Additional tree pruning required for clearance during construction must be performed by a qualified
arborist and not by construction personnel.
7. Any herbicides placed under paving materials must be safe for use around trees and labeled for that
use. Any pesticides used on site must be tree-safe and not easily transported by water.
8. If injury should occur to any tree during construction, the tree consultant should evaluate it as soon as
possible so that appropriate treatments can be applied.
9. The consulting arborist must monitor any grading, construction, demolition, or other work that is
expected to encounter tree roots.
10. All trees shall be irrigated on a schedule to be determined by the consultant. Irrigation shall wet the
soil within the tree protection zone to a depth of 30 inches.
II. Erosion control devices such as silt fencing, debris basins, and water diversion structures shall be
installed to prevent siltation and/or erosion within the tree protection zone.
] 2. Before grading, pad preparation, or excavation for foundations, footings, walls, or trenching, any
trees within the specific construction zone shall be root pruned I foot outside the tree protection zone
by cutting all roots cleanly to a depth of 24 inches. Roots shall be cut by manually digging a trench
and cutting exposed roots with a saw, vibrating knife. rock saw, narrow trencher with sharp blades, or
other approved root-pruning equipment
13. Any roots damaged during grading or construction shall be exposed to sound tissue and cut cleanly
with a saw.
14. [ftcmporary haul or access roads must pass over the root area of trees to be retained, a road bed of6
inehc~ of mulch or gravel shall be created to protect the soil. The road bed material shall be
replenished as necessary to maintain a 6-inch depth.
15. Spoil from trenches, basements, or other excavations shall not be placed within the tree protection
zone, either temporarily or permanently.
16. No bum piles or debris pits shall be placed within the tree protection zone. No ashes, debris, or
garbage may be dumped or buried within the tree protection zone.
] 7. Maintain fire-safe areas around fenced areas. Also, no heat sources, t1ames, ignition sources, or
smoking is allowed near mulch or trees.
Specifications for Tree Pruning
I. All trees within the project area shall be pruned to:
a) Clear the crown of diseased, crossing, weak, and dead wood to a minimum size of 1 1/2 inches
diameter.
b) Provide 14 feet of vertical clearance over streets and 8 feet over sidewalks
c) Remove stubs, cutting outside the woundwood tissue that has fonned around the branch.
d) Reduce end weight on heavy, horizontal branches by selectively removing small diameter
branches, no greater than 2 to 3 inches near the ends of the scaffolds.
e) Remove any mistletoe.
2. Where temporary clearance is needed for access, branches shall be tied back to hold them out of
the clearance zone.
3. Pruning shall not be perfonned during periods of flight of adult boring insects because frcsh
wounds attract pests. Pruning shall be perfonned only when the danger of infcstation is past.
4. All pruning shall be performed by a qualified arborist.
5. All pruning shall be in accordance with the Tree-Pruning Guidelines (International Society of
Arboriculture) and/or the ANSI A300 Pruning Standard (American National Standard for Trce Care
Operations) and adhere to the most recent edition of ANSI Z 133.1.
6. Interior branches shall not be stripped out.
7. Pruning cuts larger than 4 inches in diameter, cxccpt for dead wood, shall bc avoided.
8. Pruning cuts that cxposc heartwood shall be avoided whcncvcr possible.
9. No more than 20 perccnt of live foliagc shall bc rcmovcd within the trees.
10. Whilc in the trce, the arborist shall perfonn an acrial inspcction to identifY dcfccts that rcquirc
trcatment. Any additional work needed shall be reported to the consultant.
II. Brush shall be chipped and chips shall be spread underneath trees within the tree protection zone
to a maximum depth of six inches leaving the trunk clear of mulch.
Specifications for Demolition and Site Clearing
]. The demolition contractor is required to meet with the consultant at the site prior to beginning work
to review all work procedures, access and haul routes, and tree protection measures.
2. The limits of all tree protection zones shall be staked in the field.
3. Tree(s) to be removed that have branches extending into the canopy oftree(s) to remain must be
removed by a qualified arborist and not by demolition or construction contractors. The qualified
arborist shall remove the tree in a manner that causes no damage to the tree(s) and under story to
remain.
4. Any brush clearing required within the tree protection zone shall be accomplished with hand-operated
equipment.
5. Trees to be removed shall be felled so as to fall way from tree protection zones and to avoid pulling
and breaking of roots of trees to remain. Ifroots are entwined, the consultant may require first
severing the major woody root mass before extracting the trees. This may be accomplished by cutting
through the roots by hand, with a vibrating knife, rock saw, narrow trencher with sharp blades, or
other approved root-pruning equipment.]
6. Trees to be removed from within the tree protection zone shall be removed by a qualified arborist.
The trees shaU be cut near ground level and the stump ground out.
7. AU downed brush and trees shaU be removed from the tree protection zone either by hand or with
equipment sitting outside the tree protection zone. Extraction shall occur by lifting the material out,
not by skidding it across the ground.
8. Brush shall be chipped and placed in the tree protection zone to a depth of 6 inches
9. Structures and underground features to be removed within the tree protection zone shall use the
smallest equipment possible and operate from outside the tree protection zone. The consultant shall
be on site during all operations within the tree protection zone to monitor demolition activity
10. All trees shall be pruned in accordance with the provided Pmning Specifications
II. A six-foot chain link fence with posts sunk into the h'TOund shaU be erected to enclose the tree
protection zone
12. Any damage to trees due to demolition activities shall be reported to the consulting arborist within six
hours so that remedial action can be taken. Timeliness is critical to tree health.
13. If temporary haul or access roads must pass over the root area of trees to be retained, a roadbed of 6
inches of mulch or gravel shall be created to protect the soil. The roadbed material shaU be
replenished as necessary to maintain a 6-inch depth.
APPENDIX BB
SUBSURFACE INVESTIGATION &
GEOTECHNICAL REPORT
AMRHEIN ASSOCIATES
MARK AMRHEIN
SUBSURFACE INVESTIGATION AND
GEOTECHNICAL ENGINEERING REPORT
SAMMONS & DECENA RESIDENCE
TERRACE STREET
ASHLAND, OREGON
May 24, 2008
Project No. M290-01.01
Prepared for:
Morgan Sammons & Dan Decena
2822 Lyon Street
San Francisco, CA 94123
706jeffersonAvenue
Ashland, OR 97520-3702
Ph: (541) 482-6680
AMRHEIN
ASSOCIATES, Inc.
~" , I ,'" L C ' .
GtA,\;'L.I'I'y....lft,/.....ev\..:::::Cl,~ Ej CIeercfSvi Vv1.-C0 '"~ litO: I.. i/\,ee\"L-V,-,0
~ ~'-.J
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No: M290-01.01
SUBSURFACE INVESTIGATION AND
GEOTECHNICAL ENGINEERING REPORT
MORGAN SAMMONS & DAN DECENA
TERRACE STREET RESIDENCE
ASHLAND, OREGON
The engineering material and data contained in this Geotechnical Engineering Report
were prepared under the supervision and direction of the undersigned, whose seal as a
registered professional engineer is affixed below. The conclusions and
recommendations presented in this report have been prepared in conformance with
generally accepted geotechnical engineering principles and practices. No other
warranty, either expressed or implied, is made or intended.
Amrhein Associates, Inc.
111M J ~-
/ I
Mark J. Amr&\n, PE, GE
President / Senior Engineer
RENEWAL DATE: 12/31/09
Geo-lntro052308
II
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No: M290-01.01
Table of Contents
1
2
3
SUMMARY ........................................................................
PROJECT DESCRIPTION ........................................................
SITE CONDITIONS ................ ..........................
3.1 Surface Conditions ......................... .............................
3.2 Subsurface Conditions ...................................................
CONCLUSIONS AND RECOMMENDATIONS ..........................
4.1 Site Preparation ............_......_ ....................................
4.2 Structural Fill .............................. ........... .......................
4.3 Footing Recommendations .............................................
4.4 Concrete Floor Slabs ......................................................
4.5 Backfilled Retaining Walls........ ........................
4.6 Stacked Block Walls .......................................................
4.7 Permanent Cut and Fill Slopes .......................................
4.8 Building Drainage Considerations ...................................
4.9 Erosion Control Measures ..............................................
4
5
INSPECTION SCHEDULE ............................
Fiqures
Figure 1 - Vicinity Map
Figure 2 - Site and Exploration Plan
Figure 3 -Stacked Block Wall Details
Figure 4 - Erosion Control Details
Appendices
Appendix A - Subsurface Exploration Procedures and Logs
Appendix B - Laboratory Testing Results
1
2
2
2
2
3
3
4
5
6
6
7
8
8
9
10
Geo-intro052308
III
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No: M290-01.01
1.0 SUMMARY
The proposed residence is to be located on the west side of Terrace Street (tax lots
1300 and 1501 near intersection with Summit Street) in Ashland, Oregon. We
understand the project consists of the construction of a two-story, single-family
residence with a detached garage and separate accE;lssory unit on the slope above.
Landscaping around the house will likely include stacked block walls and structural
retaining walls around the house with a pool located down slope from the house. The
proposed residence is feasible with respect to the subsurface conditions at the site. A
brief summary of the project's geotechnical considerations is presented below.
The subsurface conditions generally consisted of a typical profile of weathered,
decomposed, granite soils. Our test pits revealed a very loose, organic topsoil layer
ranging in depth from 1.2 to 4.0 feet across the site. Below the topsoil, we observed
dense, native, weathered, decomposed granite classified as fine to coarse sand with
some silt and fine gravel. The decomposed granite became very dense in one test pit
at a depth of only 3.5 feet
We recommend the house and garage be supported on shallow spread footings
designed with a maximum allowable bearing pressure of 2,500 pounds per square foot
for footings founded on the dense and very dense, native, decomposed granite soil.
Retaining walls supporting the site slopes should be designed for a lateral equivalent
fluid pressure of 40 pounds per cubic foot (pcf) for flexible walls and 55 pcf for a wall
that is fixed top and bottom at the time of backfilling. These pressures assume that the
wall backfill is clean, granular, free-draining material. An allowable passive earth
resistance of 400 pcf may be assumed for each foot of penetration below the ground
surface, neglecting the first foot, and an allowable wall base friction value of OAO.
We recommend that all erosion control measures are installed on the site to limit and
control the erosion as a result of the proposed site development Fabric sed iment
fences should be installed downslope of the disturbed areas to slow the velocity of
water runoff and contain sediment The sediment fences should traverse the slope
along a line of equal elevation. A crushed rock pad should be placed at the site
entrance to allow for parking of vehicles and inhibit the tracking of soil onto the City
street
As the silty site soils are moisture sensitive, site work in the presence of water or during
wet weather would disturb the bearing strata. The contractor should avoid disturbance
of these soils and limit traffic across the building areas and foundation areas during wet
weather.
This summary is presented for introductory purposes only and should be used in
conjunction with the full text of this report. The project description, site conditions and
detailed design recommendations are presented in the text of this report. The scope of
work was completed within the constraints of the site and in accordance with our
proposal. This report has been prepared for the exclusive use of the ~organ Sammons
and Dan Decena, and their agents, for specific application for this project in accordance
with generally accepted geotechnical engineering practices.
1
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No: M290-01.01
2.0 PROJECT DESCRIPTION
The proposed residence is to be located on the west side of Terrace Street near
intersection with Summit Street in Ashland, Oregon. The site is located on tax lots 1300
and 1501, which may become 171 Terrace Street The general location of the site is
shown on the Vicinity Map, Figure 1. We understand the project consists of the
construction of a two-story, single-family residence with a detached garage and
separate accessory unit on the slope above. Landscaping around the house will likely
include stacked block walls and structural retaining walls around the house with a pool
located down slope from the house.
In the event of any changes in the nature, loading, or locations of the house and garage,
the conclusions and recommendations contained in this report should be reviewed and
modified, if necessary, to reflect those changes.
3.0 SITE CONDITIONS
The site conditions were evaluated on May 22, 2008. The subsurface conditions were
determined by the excavation of three test pits in order to observe soil material types
and consistency. The surface and subsurface conditions are described below. The
locations of the test pits are indicated on the Site and Exploration Plan, Figure 2. A
description of the test pit excavations and detailed interpretive logs are provided in
Appendix A.
3.1 Surface Conditions
The topography of the slope was relatively uniform with some minor grading
modifications, mainly for driveway turn-around cutting through the parcels. We
understand that a City sewer main crosses the top of the site, south to north, and
proceeds down the common driveway and the north margin of site. The overall slope
was moderate with grades of about 22 to 25 percent based upon the City of Ashland
topography. The site was a vacant lot with a number of oak and evergreen trees
scattered across the lot
Any surface water draining from the site will drain to the east and onto Terrace Street
3.2 Subsurface Conditions
The subsurface conditions generally consisted of a typical profile of weathered,
decomposed, granite soils. Our test pits revealed a very loose, organic, topsoil layer
ranging in depth from 1.2 to 4.0 feet across the site. The depth of the topsoil in each
test pit is shown on Figure 2. Below the topsoil, we observed dense, native, weathered,
2
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No: M290-01.01
decomposed granite that crumbled into fine to coarse sand with some silt and fine
gravel. The decomposed granite became very dense in test pit TP-3 (located at the
bottom of the slope) at a depth of only 3.5 feet
Based upon our experience and reviewing the geologic maps of the area, the
decomposed granite of the Ashland pluton is an intrusive unit composed primarily of
diorite and granodiorite, commonly referred to as granite or bedrock. The parent rock
decomposes very slowly creating three general zones. The three zones are weathered
granite soil, decomposed granite, and granodiorite bedrock. The upper layer is
weathered granite soil. This soil is generally reddish-brown, silty, fine to medium or fine
to coarse sand and can extend to a depth of up to approximately 10 feet below ground
surface (bgs). The decomposed granite typically appears to be fresh bedrock, but can
be ripped by heavy equipment and breaks down to a medium to coarse sandy soil with
trace to some silt The color varies from slightly reddish-brown to light gray at depth.
Weathered granite typically extends to depths of up to 100 feet below ground surface.
Large, hard, granite boulders are sometimes encountered in the weathered granite zone
that cannot be broken by conventional earth moving equipment The granodiorite
bedrock is very hard and typically characterized by its inability to be ripped by
conventional, earth-moving equipment and requires chiseling or blasting to be
excavated.
No expression of groundwater or subsurface seepage was seen in the test pits at the
site during our evaluation in May 2008. However, some perched zones with limited
volumes of water may be encountered randomly in the upper soil stratums, especially a
top the dense, decomposed granite, during the winter and spring months. Later into the
summer, these perched zones may become less frequent or dry up all together. It
should be noted that the level of groundwater may fluctuate due to variations in rainfall,
season, site utilization and other factors.
The subsurface conditions should be confirmed during construction by the geotechnical
engineer in accordance with the construction inspection schedule described in
Section 5.0.
4.0 CONCLUSIONS AND RECOMMENDATIONS
4.1 Site Preparation
The building footing areas, concrete slab-on-grade floors, retaining wall footings,
stacked block wall footings or areas to receive structural fill should be stripped of all
vegetation and very loose, organic, topsoil to the red tan, dense, decomposed granite.
The bearing stratum is expected to be at a depth ranging from 2.1 to 4.0 feet If some
areas of deeper loose or organic soil are encountered during the stripping process, they
should be over-excavated. Any area requiring over-excavation should be backfilled with
crushed rock "structural fill" as described subsequently
,
3
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No: M290-01.01
The exposed site soils contain at least some silt and are considered moisture sensitive.
They can be easily disturbed during wet weather. Grading with the site soils during the
winter months will be more difficult, if not impossible during wet weather. The site soils
can best be graded during the summer months when the moisture content of the soils
can be controlled.
During wet weather, the contractor should minimize traffic on prepared soil subgrade
areas. In addition, the use of crushed rock for staging areas, vehicular access lanes, or
as structural fill may be required. If the building site subgrade is exposed during wet
site conditions, imported crushed rock may need to be placed across the building
subgrade to serve as a working surface and avoid disturbance to the soils while forming
the footings and rebar placement during construction.
We recommend that the subgrade excavations be observed by the geotechnical
engineer prior to the placement of any backfill for the building footings or beneath the
concrete slab.
4.2 Structural Fill
All fill placed under the or garage footings, the concrete floor slabs, the driveway, and
the backfill behind stacked block walls or structural retaining walls should be placed in
accordance with the recommendations for structural fill. All surfaces to receive fill
should be prepared as previously recommended. Structural fill should be placed in
loose lifts not exceeding 12 inches in thickness. Individual lifts should be compacted to
a firm and non-yielding condition
The decomposed granite soils can be used for general site grading landscape purposes
however, we recommend that all structural fill placed under the building footings or floor
slabs, any retaining or stacked block walls, the backfill behind stacked block walls
consist of imported crushed rock. In all cases, site soils or soil imported to the site to be
used for structural fill should have a maximum particle size on the order of 8 inches and
be free of organics and other deleterious material.
Structural fill should be placed in loose lifts not exceeding 12 inches in thickness.
Individual lifts should be compacted to a firm and non-yielding condition. Typically,
structural fill is compacted to a density of at least 90 percent of the modified Proctor
maximum dry density (ASTM:D 1557 or AASHTO T 180). However, if large crushed
rock is used (e.g. 4-inch minus) the density of the fill will be difficult, if not impossible, to
measure by means of a nuclear moisture/density gauge. Therefore, we recommend
that the fill be spread, watered to an appropriate moisture content, and compacted with
at least 3 passes of a heavy, vibratory compaction roller. The compacted fill should be
a firm and non-yielding surface able to withstand proof-rolling with a loadeddqmp truck
without significant deflection. .
4
Amrhein ASSOCiates, Inc.
1 ("'-.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No M290-01.01
We recommend that a representative of the geotechnical engineer be present during
placement of structural fill to observe the work and, if possible, perform a representative
number of in-place density tests. In this way, the adequacy of the earthwork may be
evaluated as grading progresses.
The suitability of soils used for structural fill depends primarily on the soil particle size
gradation and moisture content of the soil when it is placed. As the amount of fines
(that portion passing the U.S. No. 200 sieve) increases, the soil becomes increasingly
sensitive to small changes in moisture content and adequate compaction becomes
more difficult, if not impossible, to achieve. Soil containing more than about 5 percent
fines by weight, when measured against the minus NO.4 sieve fraction, cannot be
compacted to a firm and non-yielding condition when the moisture content is about 2
percent above optimum.
In all cases, site soils or soil imported to the site to be used for structural fill should have
a maximum particle size on the order of 8 inches and be free of organics and other
deleterious material.
If inclement weather occurs during grading, the upper wetted portion of the subgrade
may need to be scarified and dried prior to further earthwork. If it is not practical to dry
the wet, clayey soils, it may be more expedient to remove the wet materials and replace
them with dry soil.
4.3 Footing Recommendations
The proposed house and garage may be supported by conventional shallow spread
footings and continuous wall footings, founded on undisturbed, dense or very dense,
decomposed granite. The footings should not be set in or above loose or organic soil or
any uncontrolled fill. If over-excavation of the loose soils is required, the over-
excavations should be backfilled with compacted crushed rock.
Based upon these conditions, we recommend that the footings be designed with a
maximum allowable bearing pressure of 2,500 pounds per square foot (psf). The
allowable loads may be increased by up to one-third to accommodate seismic or
transient loads. The base of exterior footings should be located at least 16 inches
below the lowest adjacent ground surface or top of floor slab, for frost protection.
Interior footings may penetrate 6 inches below the lowest surrounding grade or slab
surface. All footings should have a minimum width of 12 inches.
As the site soils contain at least some silt and therefore are moisture sensitive, site work
in the presence of water or during wet weather would disturb the bearing strata. The
contractor should avoid disturbance of these soils and limit traffic across the building
pad and foundation areas during wet weather. To minimize disturbance associated with
form work and reinforcement bar placement, the use of a "mud mat" or crushed rock
blanket may be required.
5
.- Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No: M290-01.01
Assuming the foundation elements are founded on the prescribed bearing strata, we
anticipate that the total settlements should be less than 'X-inch with differential
settlements on the order of half of that total. Most of the settlement should occur during
the construction of the structures. If any disturbed or loose materials are left within the
footing areas prior to concrete placement, settlements may be increased. For that
reason, the condition of the footing subgrades should be observed prior to concrete
placement, to confirm the condition of the bearing soils are consistent with those
assumed during design.
4.4 Concrete Floor Slabs
All concrete floor slab subgrades should be prepared in accordance with Section 4.1,
Site Preparation. The concrete floor slabs should be founded on undisturbed native soil
or crushed rock structural fill (Section 4.2). We recommend that the floor slabs also be
underlain by a minimum of a 6-inch thickness of clean, crushed rock or washed rock to
serve as a capillary break and working surface. An outlet for the drainage layer should
be provided through or under the concrete footings to allow for any water that may build
up under the slabs to drain.
A vapor barrier membrane should also be placed beneath the concrete floor slabs. This
vapor barrier should be at least 10 mils thick and comply with ASTM:E 1745, Class C
vapor barrier.
4.5 Backfilled Retaining Walls
Backfilled retaining walls are categorized by the condition of restraint at the top of the
wall at the time of backfilling. Retaining walls where the top of the walls are free to
move laterally or rotate to at least 0.1 percent of the wall height during backfilling may
be designed for an equivalent fluid unit weight of 40 pounds per cubic foot (pcf). If the
walls are structurally restrained for lateral movements at the top of the wall at the time of
backfilling, we recommend that they be designed for an equivalent fluid unit weight of 55
pcf. These values assume that the walls are supporting the slope above the proposed
house and no buildup/of hydrostatic water pressure behind the walls.
A value for the allowable passive earth resistance of 400 pcf may be assumed for each
foot of penetration below the ground surface, neglecting the first foot. An allowable wall
base friction value of OAO is recommended. This assumes that the concrete makes
intimate contact with the soil. Any space in front of the retaining wall footing created in
front of the retaining wall footing due to excavation or forming must be backfilled with
compacted crushed rock or sand/cement slurry.
All backfill placed behind the walls or around foundation units should be placed in
accordance with our recommendations for structural fill. Theabo\Je lateral earth
6
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No M290-01.01
pressures, are based upon granular backfill and no buildup of hydrostatic pressure
behind the wall. To minimize lateral earth pressure and prevent the buildup of
hydrostatic pressures, the wall backfill should consist of free-draining, granular material
with drainage provisions as discussed in the Drainage Considerations section presented
below. Ideally all backfill behind the retaining walls should be free-draining, granular
soil, however at a minimum; the thickness of the granular drainage should be at least
12-inches against the wall.
The backfill should be compacted to between 88 to 90 percent of the laboratory
maximum dry density (ASTM:D 1557 or AASHTO T 180). Additional compaction
adjacent to the wall will increase the lateral pressure while lesser degree of compaction
could permit post construction settlements. If silty soils are used as backfill behind the
wall, far greater lateral pressures can be expected to act on the wall. It is difficult to
evaluate what lateral earth pressures will actually be imposed on the retaining wall due
to the lower permeability silty backfill. The density of the soils, as well as the moisture
content plays a significant role. If much of the soil material is loose, the soil will readily
absorb and become a saturated mass, even further increasing wall pressures. Also, the
fines can plug the footing drain itself that may allow full hydrostatic pressures to
develop. The soil pressure and water pressure are additive and can approximately
triple the total lateral pressure against the wall.
4.6 Stacked Block Walls
Stacked block walls may be used as landscaping walls to face stable cut slopes.
Stacked block walls should be constructed no greater than 4 feet in height for blocks
weighing at least 100 pounds per square foot of wall facing, including gravel infill. For
lighter blocks that weigh on the order of 60 pounds per square foot, the maximum wall
height should be 3 feet. If more than one wall is to be used for greater heights, each
wall must be set back at least 4 feet horizontally from the top of the lower wall. Details
for stacked block wall construction are shown on Figure 3, Stacked Block Wall Details.
The bottom course of each block wall should be founded on at least medium dense
native soil or structural fill and set into an 8-inch deep "key". In addition, the wall should
be set upon a 6-inch minimum thickness of compacted, %"-minus crushed rock. The
wall should be constructed with a batter no steeper than 6V: 1 H or each course of block
is set back %-inch (pin setting or tail of block will determine this). A minimum 4-inch
diameter perforated pipe should be installed behind the first block course and be fully
embedded in washed rock or pea gravel. The drain line should discharge into the storm
drainage system or other suitable discharge point. As additional block courses are
being placed, free-draining rock (washed or crushed) should be placed behind the wall
to provide for drainage and prevent soil migration through the wall. The top 12- to 18-
inches of the wall may be backfilled with native or topsoil for vegetation and prevent
direct communication of surface water on the terrace into the rock backfill.
7
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No M290-01.01
Stacked block walls may be constructed to face fill slopes where reinforcing grid is
installed as part of wall construction and structural fill placement. The reinforcing grid
must be attached to the wall facing as an integral part of the wall. The grid must extend
into the structural fill being placed behind the wall. Reinforcing grid length and vertical
spacing should be designed by an engineer for the particular wall system to be used
and the specific conditions at the wall's location.
4.7 Permanent Cut and Fill Slopes
We recommend that permanent cut and fill slopes be designed for a maximum
inclination of 2H:1V, however some localized areas of 1-1/2H: 1V slopes may be used
provided their location and size are reviewed and approved by the geotechnical
engineer. Any slope steeper than 3H:1V must be covered with topsoil and erosion
control matting installed in accordance with the manufacturer's recommendations. The
maximum fill slope length should not exceed 20 feet in vertical height. The maximum
cut slope should not exceed 15 feet in vertical height
Permanent fill slopes should be constructed in accordance with our recommendations
for structural fill. The surface of the fill slope should be compacted to the same 90
percent density (ASTM:D 1557) as the body of the fill. This may be accomplished by
overbuilding the embankment and then cutting it back to its compacted core or
compacting the surface of the fill as it is constructed.
Fill placed on slopes should be keyed and benched in as it is being placed. This can be
accomplished by starting at the bottom of the slope cutting material horizontally from the
slope to create a level bench. The material can be most effectively compacted on the
level bench. As additional material is placed on the bench, the equipment should cut
out the next bench into the slope, stair-stepping up the slope. The bottom key should
be a horizontal cut at least 6 feet in width. Each horizontal bench should be cut at least
6 feet into the native granitic soil.
The top of all slopes greater than 12 feet in vertical height should be protected from
runoff by diversion berms or swales. The surface of the slopes should be covered with
topsoil and seeded.
4.8 Building Drainage Considerations
During periods of high precipitation, seepage zones may develop randomly in the cut
faces. Any seepage should be routed away from the construction area as much as
possible.
We recommend that the house and garage be provided with a permanent footing drain
system to collect any available water. The footing drain~ should consist of at least 4-
inch diameter perforated pipe surrounded by at least 4 inches of washed rock or pea
8
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
PrOject No M290-01.01
gravel on all sides. The drain pipe should lead away from the house and garage via
gravity to the storm water system or other suitable discharge. Site grades should be
planned to slope away from the house and garage. Roof and surface runoff should not
discharge into the footing drain system; instead a separate tight line drain system
should be installed or splash blocks should be used.
If at all possible during the winter months, we recommend the roof gutters be installed
on the house and garage as soon as the roof has been installed. This will prevent water
from the roof saturating the soil immediately around the house and garage and will
control the greater quantity of water coming from the new roof
4.9 Erosion Control Measures
Erosion control measures should be implemented to limit and control the erosion as a
result of the proposed development. The erosion and sedimentation process is a
natural process whereby particles of soil are loosened from the soil and vegetation
matrix and carried down by water. Construction and land disturbance can increase the
rate of erosion above natural background levels by several hundred percent. Good
erosion control practices during construction can significantly reduce the erosion
process during and after construction.
However, even with the best erosion control practices, disturbed areas will produce
more sediment than naturally vegetated, undisturbed areas. Typically, the rate of
erosion is highest during construction and improves significantly after the permanent
erosion control measures are installed and vegetation becomes established. Over time
with the establishment and maturing of vegetation and proper maintenance of the
erosion control features, the rate of erosion can stabilize to near natural conditions.
4.9.1 Temporarv Erosion Control Measures
The following measures should be implemented during construction in order to best limit
the rate of erosion from the site. Details of some of the measures described are shown
on Figure 4, Erosion Control Details. Any surface water draining from the site will drain
to the east and onto Terrace Street.
T-1) Minimize the disturbed area. The natural topsoil and root mat offer the best
protection from erosion.
T-2) Install fabric sediment fences downslope of the disturbed areas to slow the
velocity of water runoff and contain sediment The sediment fences should
traverse the slope along a line of equal elevation. Additional support can be
provided to the sediment fences with straw bales at each fence post. The fences
should allow for the slow release of water through thE; fabric.
9
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No: M290-01.01
T-3) Place a crushed rock pad at the site entrance to allow for parking of vehicles and
inhibit the tracking of soil onto the City street. Vehicle access onto unprotected
soil areas should be limited.
T-4) Water should not be allowed to run down the slope below the building pad, but
downslope pipes should be installed to carry the water down the slope via pipe.
T-5) Shield the exposed soil stockpiles and slopes from rainfall impact and hold soil
particles in place. This should be done by protecting exposed or disturbed soils
prior to rain by means of a complete layer of straw, erosion control matting, or
plastic sheeting.
4.9.2 Permanent Erosion Control Measures
The following permanent erosion control measures should be implemented and
maintained at the site.
P-1) Surface water concentrations should be controlled by directing the flow to
appropriate paths and structures. If surface water routes are not designed, water
will create its own path sometimes across or into undesirable areas.
P-2) Maintain the soil's capacity to absorb water. Topsoil should be placed over the
native soil after construction has been completed. Ground cover vegetation or
bark/wood mulch should be used over new topsoil areas.
P-3) Implement a thorough maintenance and follow-up program. Maintenance of the
erosion control measures is critical over the long term. The major reason for
failure of erosion control measures is poor maintenance.
5.0 INSPECTION SCHEDULE
The integrity of the site development, site grading, foundation support, retaining wall
support and stacked block wall construction depends on proper site preparation and
construction procedures. It is recommended that a representative of the geotechnical
engineer observe the construction at key times to determine the adequacy of
construction as it progresses. It also allows the engineer to observe variations in the
site and subsurface conditions, and provide additional geotechnical recommendations to
minimize delays as the project develops.
The geotechnical engineer will be required by the City to verify that these items were
observed and completed in general conformance with the plans and specifications. It
should be made the contractor's responsibility to notify the engineer with at least
24 hours notice that each of the following items is ready to be obsel'\(ed. The key items
are as follows:
10
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24, 2008
Project No M290-01.01
. Temporary Erosion Control Measures - Prior to the start of site preparation and
other earthwork, erosion control measures must be installed and observed by the
engineer.
. Subgrade Preparation - When the loose soil and uncontrolled fill has been removed
and the excavation to approximate subgrade has been reached.
. Structural Fill Placement - During placement of structural fill, a representative
number of in-place density tests should be performed to verify the density and
adequacy of the structural fill.
. Footing Subgrades - Footing subgrades should be observed prior to form work
construction and preferably when the backhoe is still on site to allow for the removal
of any unsuitable soils recommended by the engineer.
. Retaining Wall Backfilling - Prior to beginning of retaining wall backfill so that the
drainage system can be verified. The acceptability of the drainage material should
also be verified. A representative number of density tests should also be conducted
during the backfill placement.
. Stacked Block Walls - The subgrade for the bottom course of blocks should be
observed. In addition, the placement of the drainage material behind the walls
should also be observed.
. Floor Slab Subgrade - The subgrade(s) should be observed during final
compaction of any concrete floor slab subgrade. Placement of the vapor barrier
should also be verified.
11
Amrhein Associates, Inc.
FIGURES
'(
DATE OS/24/08
AMRHEIN OWN MJA
ASSOCIATES, Inc. DES
Project No.
M290-01.01
Aerial photo
Morgan Sammons & Dan Decena
Terrace Street
Ashland, Oregon
FIGURE
VICINITY MAP
1
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A
Leqend
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(2.8') approximate location
(Depth of topsoil)
o 30 60
,
Scale in Feet
OA TE ~124108
AMRHEIN OWN MJA
ASSOCIATES, Inc. DES
Project No.
M290-01.01
Morgan Sammons & Dan Decena
Terrace Street
Ashland, Oregon
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u
c:
-
- ~
WI/)
w
J:I-
a:~
:E~
<(~
N
Filter fabric
material supported
by wire mesh if
necessary
Attach filter fobric
3 places per post
Anchor
trench
~
9" to 12"
CD
I
- - -~ Bury -;:-ottom -0;- - -
fabric in 9" to 12"
deep trench
6' Max.
2" by 2" wood
stoke or metol
T sta ke
FII~TER FABRIC
SILT FENCE
6" - 12" Coarse Rock
ROCKED ACCESS DRIVE
DATE OS/24/08
AMRHEIN OWN MJA
ASSOCIATES, Inc. DES
Project No.
M290-01.01
Morgan Sammons & Dan Decena
Terrace Street
Ashland, Oregon
FIGURE
EROSION CONTROL DETAILS
4
APPENDIX A
SUBSURFACE EXPLORATION PROCEDURES
AND LOGS
Morgan Sammons & Dan Decena
Terrace Street, Tax Lots 1300 & 1501, Ashland
May 24, 2008
Project No M290-01.01
APPENDIX A
SUBSURFACE EXPLORATION PROCEDURES AND LOG
SUBSURFACE EXPLORATION
The field exploration program conducted for this study consisted of three test pits. The
approximate exploration locations are shown on Figure 2, Site and Exploration Plan.
The locations of the explorations were obtained in the field by sighting on existing site
features.
TEST PITS
The test pits were excavated with a small, rubber-track, track-hoe (Bobcat 337) on
November 7,2007, by JM Construction under subcontract to AAI. The test pits were
observed and logged by Mark Amrhein, Geotechnical Engineer. The test pit logs are
based upon the field logs of the test pits, inspection of the samples secured and
laboratory testing The relative soil densities indicated on the test pit logs are
interpretive descriptions based on the conditions observed during the excavations.
Visual classification of the soils was done in general accordance with the Unified Soil
Classification System (USCS). A legend of the terms used for the soil descriptions is
provided at the end of exploration logs
Test Pit TP-1
DEPTH (feet)
. 0.0 - 0.5
. SOILS DESCRIPTION
---_.~-_--.- -----..-------
ROOT MAT
0.5 - 1.2
Very loose, damp, dark brown, silty, fine SAND with some
organics & fine roots (SM) - Topsoil
. ..... .... ............f bense,-rrioist,rel:rtan~HnetocoarseSAN b (sKij)with-some silt
i and fine gravel - Weathered, decomposed granite
I.n~_~
No seepage
No caving
11':2=40
i
I
TestPits.052208 1
Amrhein Associates, Inc.
Morgan Sammons & Dan Decena
Terrace Street, Tax Lots 1300 & 1501, Ashland
May 24, 2008
Project No M290-01.01
Test Pit TP-2
DEPTH (feet)
0.0 - 0.5
SOILS DESCRIPTION
----------.--
ROOT MAT
0.5 -4.0
Very loose, damp, dark brown, silty, fine SAND with some
organics & fine to medium roots (SM) - Topsoil
4.0 - 6.2
Dense, moist, red tan, fine to coarse D (SM) with some silt
and fine gravel - Weathered, decomposed granite
No seepage
No caving
Test Pit TP-3
DEPTH (feet)
0.0 - 0.5
SOILS DESCRIPTION
ROOT MAT
0.5 - 2.8
Very loose, damp, dark brown, silty, fine SAND with some
organics & fine to medium roots (SM) - Topsoi/
2.8 -4.0
Dense, moist, red tan, fine to coarse SAND (SM) with some silt
and fine gravel - Weathered, decomposed granite
- turning very dense and gray @ 35 feet
No seepage
No caving
TcstPits.052208
2
Amrhein Associates, Inc.
UNIFIED SOIL CLASSIFICATION SYSTEM (USCS) LEGEND
PRIMARY
DIVISIONS
GRAVEL
fine #4 - 3/4"
coarse 3/4" - 3"
SAND
fine #200 - #40
medium #40 - #10
coarse #1 0 - #4
SILT
CLAY
ORGANIC
USCS
SYMBOL
GW
GP
GW-GM
GW-GC
GP-GM
GP-GC
GM
GC
SW
SP
SW-SM
SW-SC
SP-SM
SP-SC
SM
SC
ML
MH
CL
CH
OL
OH
PT
GENERAL SOIL DESCRIPTIONS
Well graded GRAVEL or sandy GRAVEL mixtures with less than 5% silt or clay
Poorly graded GRAV~~,~?~ s~~_~L~~~~~_~ mjx.!~:es with less than 5% silt or clay
Well graded GRAVEL or sandy GRAVEL mixtures with 5% to 15% silt
Well graded GRAVEL or sandy GRAVEL mixtures with 5% to 15% clay
Poorlygr~~_~9GRAVEL ~r~a.~_9y.53RAVEL mixtures with 5% 1015% silt
Poorly graded GRAVEL or sandy GRAVEL mixtures with 5% to 15% clay
?ilty GRAVEL or silty, sandyGRAV~L mixtures with greater than !5% silt
Clayey GRAVEL or clayey, sandy GRAVEL with greater than 15% clay
Well graded SAND or gravelly SAND mixtures with less than 5% silt or clay
Poorly graded SAND or gravelly SAND mixtures with less than 5% silt or clay
Well graded SA~D or gravelly SAND mixtures ~ith 5% to 15% silt
Well graded SAND orgraveJly SAND mixtures with 5% to 15% clay
Poorly graded SAND or gravelly SAND mixtures with 5% to 15% silt
Poorly graded SAND or gravelly SAND mixtures with 5% to 15% clay
Silty.?AND or silty, w~yel,Iy'?AND mixtures with9feat~r than 15% silt
Clayey SAND or clayey, gravelly SAND mixtures with greater than 15% clay
Silt with no to low plasticity
Silt with medium to high plasticity
Clay with low plasticity
Clay with medium to high plasticity
Or9.~nic silt with low.pl~slicity_
Organic clay with high plasticity
Peat or predominantly organic material
Oversize Material: Cobbles are 3" to 12" diameter, Boulders are +12" diameter
Description Modifiers: Major modifiers: clayey, silty, sandy, gravelly - greater than 15%
listed lower to higher percentages
Minor modifiers' with some clay, silt, sand, or gravel- 6% to 15%
with trace clay, silt, sand, or gravel- less than 5%
SAND & GRAVEL DENSITY - SILT & CLAY CONSISTENCY .-
.-..-.--.".-..----
SPT N-value SPT N-value Pocket
Term Term Penetrometer
blows/foot blows/foot (tons/sa. ft.)
Very loose 0-4 Very soft <2 0-0.25
Loose 4 -10 Soft 2-4 0.25 - 0.5
Medium dense 10 - 30 Medium stiff 4-8 0.5 - 1
Dense 30 - 50 Stiff 8 - 15 1 - 2
Very dense >50 Very Stiff 15 - 30 2-4
-
Hard >30 >4
MOISTURE CONTENT PLASITICITY
Dry No discernable water present, dusty, Non-Plastic A thread cannot be rolled at any
dry to the touch moisture content
Damp: Enough moisture to darken appearance, Low A thread can be barely rolled
no moisture adheres to hand
Moist: "Optimum" water content. Med ium The easily rolled thread cannot be re-rolled
sample squeezes tight and maintains shape after reaching the plastic limit
Wet: Visible free water, High Much time is needed to reach the plastic limit
could not be recompacted as structural fill and the thread can be re-rolled several times
AMRHEIN
ASSOCIATES, Ine,
APPENDIX B
LABORATORY TEST RESULTS
Morgan Sammons & Dan Decena
Terrace Street Residence, Ashland
May 24 2008
Project No M290-01.01
APPENDIX B
LABORATORY TESTING PROCEDURES
Laboratory tests were performed during the course of this study to evaluate the index
and geotechnical engineering properties of the subsurface soils. A description of the
tests performed is given below.
Visual Classification
Samples recovered from the exploration locations were visually classified in the field
during the exploration program. Representative portions of the samples were carefully
packaged in watertight containers and transported to our laboratory were the field
classifications were verified or modified, as required.
Grain Size Analysis
A grain size analysis indicates the range in diameter of soil particles included in a
particular sample. Grain size analysis were performed on representative samples in
general accordance with ASTM:D 422. The results of the grain size determinations for
the samples were used in classifications of the soils, and are presented in this
appendix.
Appendix8.Lab Testing
1
Amrhein Associates. Inc.
I SIZE
100
90
80
70
f-
I
l'J
W
:3 60
>-
cq
Q'
W 50
is
c..
f-
Z
w 40
u
'"
w
"-
30
20
OF OPENING IN INCHES I
6" 3' 1,,' y.' '" 4
U.S. STANDARD SIEVE SIZE
10 20 40 60 100 200
HYDROMETER
10 .~----.._---
o
CoarSE? Fine Fine Silt Cloy
COBBLES
GRA VEL SAND FINE GRAINED
Exploro. tion So.MPle Depth % Moisture % Possinq 200
TP-I S-I 3' 9.3%
DATE OS/24/08
AMRHEIN DWN MJA
ASSOCIATES, Inc. DES
Project No.
M290-01.01
Morgan Sammons & Dan Decena
Terrace Street
Ashland, Oregon
FIGURE
GRAIN SIZE ANALYSIS
B-1
APPENDIX CC
RETAINING WALL SECTION, SCHEDULE
& CALCULATIONS
CIOTA ENGINEERING
BARB CIOTA
CIOTA ENGINEERING
274 Fount, Street
/\SHU\i~O. OP 97520
TELEPIIONE (54/) 552-0290
f-AX ]-'04 1-',',)-0292
.iDB ,AMM/,/I Jf-CFNA Rlc,r'lr!\llT
JOB ~\i(} nR-()d c;
SUB.iECT R[T/\I~J;NG WAI/
8Y. ~ DATE 4:Ll,L!J'L
"
, :2
'<'ll
,
"fm.~..
::c::
;,;,.,
EXCAVATE - H!;
, REMOVE "
NATIVE ':,F
SOI~S I"lITHIN
THE 1"lAl..~
INFLIJENC,E ~INE
21/2"
MAX
(. e" =NG-sEE 6EN
NOTES FOR REINF
REElAF/.
SLOPE
---.-.--
.. ~ '
~INEOF
EXCAVATION
I
II
cSF/.ANU~AF/.
6ACt<;FILL.
=MPACT
F'EF/. cSEOTECH
HEEL
"0" 6AFtS
"0" DOI>'4E~ ~
~
~
.,
-'
<l
i
ij!
~
4" DIA PEF/.I' PVC -
D
DF/.AI N F/.OCK "*'-APPED
IN ENcS FABRIC
DRAIN PEF/. P~N
(to da1j1l9l>~)
TO!:
o
,
it
1- -.-
I fl t
in ~
"~" 6AF/.S
"4 .. 12" D.C.
. KE"fS --.
5'1T>. 'lOa..,. HOD
9"
04 GOr1t
.. KE'l"5
_~_"f~t.
CD ;~ ~~;?~'-O-
CANTILEVERED RETAINING ViALL SCHEDULE:
KE'I" Qoi"(els 4: l""glwal",,1 tr"c2fI,vMsa
"H" ~e" HEE~ TOE "D" t x k "0" eARS "L" BAIlS "T~e~
. -- I
4'-0" MAX ,2'-0" 1'-4" e" 12" NONE 04. Ie" O.C.! (4) 115 =NT (4) .. Ie" oc
5'-0" MAX 2'-6" 1'-6" l'-Qll 1:2" NONE 04 .. Ie" O.C. (5) 115 =NT (4) .. Ie" DC
6'-<)" MAX 5'-4" 2'-4(1 1'-0" 12" NONE "4 .. 10" O.C. (6) "5 =NT (4) .. 10" DC
1'-0" MAX 6'-10" 2'...4" I '-hit IS" e"xI2" 115 .. 12" O.C. (6) 115 =NT (4) .. 12" DC
SHFFT NCJ CJc
Title:
Dsgnr:
Description:
Scope:
Job#
Date: 11 :04AM, 30 MAR 09
Code Ref: ACI318-02, 19971JBC, 2003 IBC. 2003 NFPA 5000
Cantilevered Retaining Wall Design Page 1~
RflY 550018
User: KW-06D4983, Ver58.D, 1-Dec.2003
(c)1983-2003 ENERCALC Engineering SoftoN,He
Description
Sammis/Decena residence 4'-0" retain
[Criteria ... --------W
,,~~..{~,:,-.;->;.;:>;~{.;,;~,.;{.;.~;,;,;.;_;_n~:;.;::_~':~,;,;.;,~;,;"';~s::~
Retained Height 4.00 ft
Wall height above soil 0.50 ft
Slope Behind Wall 2.00: 1
Height of SoH over Toe 6.00 in
Soil Density 110_00 pcf
Wind on Stem
0.0 psI
~~,~!~,~,~,~~~~,~",.""'''''<<''''''"'''''""~
Total Bearing Load 1 ,31 9 Ibs
...resultant ecc. 3.98 in
Soil Pressure @ Toe 1,316 psf OK
Soil Pressure @ Heel 3 psf 01<
Allowable 2,000 psf
Soil Pressure Less Than Allowable
ACI Factored @ Toe "" 1 ,504 psf
ACI Factored @ Heel 4 psI
Footing Sllear@ Toe 0.0 psi OK
Footing Shear@ Heel 9.6 psi OK
Allowable 93.1 psi
Wall Stability Ratios
Overturning 2.03 OK
Sliding 1.81 (Vertical Co
Sliding Cales (Vertical Component Used)
Lateral Sliding Force 483.6Ibs
less 100% Passive Force::: 281.31bs
less 100% Friction Force = 593.5 Ibs
Added Force Req'd 0.0 Ibs OK
....for 1.5 : 1 Stability 0.0 lbs OK
Footing Design Results Jl
'~~W".'~" . {.,,:';':':':0,,:';':'>'=;';.;':';;:{.^';'>>.');~':' W'y.7'".y,:;'tieel
Factored Pressure 1,504 4 psf
Mu' : Upward 297 0 ft-#
Mu' : Downward 64 465 ft-#
Mu: Design 233 465 ft-#
Actual 1 ~Way Shear 0.00 9.59 psi
Alfow1-WayShear 93.11 93.11 psi
Toe Reinforcing None Spec'd
Heel Reinforcing None Spec'd
Key Reinforcing None Spec'd
: Soil Data
~.,.v..~.
34.0 psl/ft
0.0 psl/ft
2500 psrlft
0.0 ft
0.450
0.00 in
I Stem Construction
K:;.::::;.... w....w........w.... ~,.......-...w..w.
.,'.W"O',
Design height
Wall Material Above "Ht"
Thickness
Rebar Size
Rebar Spacing
Rebar Placed at
Design Data
fbfFB + fa/Fa
Total Force @ Section
Moment... .Actual
Moment.. Allowable
Shear.....Actual psi =
Shear. ...AlIowable psi =
Bar Develop ABOVE Ht. in ::::
Bar Lap/Hook BELOW Ht. in:::
Waif Weight
Rebar Depth 'd' in =
Masonry Data ---
fm psi =
Fs psi ::::
Solid Grouting
Special Inspection
Modular Ratio 'n'
Short Term Factor
Equiv. Solid Thick.
Masonry Block Type = Normal Weight
Concrete Data
fc
Fy
! Footing Strengths &Dlmensions ~
~~"~''''''~~''-~''c'';1";~~~,;,;{",~;~,'~;-;'.-;:;';","~;,;-;'n;f;:;:;-c~=~.~w.ll
fc = 3,000 psi
Min. As %
Toe Width
Heel Width
Total Footing Width
Footing Thickness
ft=
Ibs ::::
ft-#=
Other Acceptable Sizes & Spacings
Toe: Not req'd, Mu < S * Fr
Heel: Not req'd, Mu < S * Fr
Key: No key defined
0.434
462.4
616.5
1,421.3
15.4
931
17.09
6.00
96.7
2.50
Fy
60.000 psi
0.0014
0.67 ft
1.33
-21J()
12.00 in
0.00 in
0.00 in
0.00 ft
@ Btm." 3.00 in
=
=
psi =
psi =
3,000.0
60,000.0
tJ
.,.... ......_M.....h. .......J ......h< '.' ........................~
Allow SoH Bearing = 2,000.0 psf
Equivalent Fluid Pressure Method
Heel Active Pressure
Toe Active Pressure
Passive Pressure
Water height over heel
FootingllSoil Friction
Soil height to ignore
for passive pressure
-Rev: 5800-1Jr
User: KW-06049S3, Vcr 5.8.0, 1.Dec-2003
(c) 1983-2003 ENERCALC Engineering Software
Description
Item
Heel Active Pressure
Toe Active Pressure
Surcharge Over Toe
Adjacent F Doting Load
Added Lateral Load
Load @ Stem Above Soil
SeismicLoad
Total
Tille:
Dsgnr:
Description :
Scope:
Job#
Dele: 11:04AM, 30 MAR 09
Sammis/Decena residence 4'-0" retain
Cantilevered Retaining Wall Design
Code Ref: ACI318-02, 1997 UBC, 20031BC, 2003 NFPA 5000
Page 2
"
"
"
483.6
O.T.M.
859.7
1~,!:~;m~~"'X,B.I2i~!!~rn!~,~"~~~~.~~!i.~.!l!,?~~?!;.&..IViOrnE!rlts
.....OVERTURNING.....
Force Distance Moment
Ibs ~ ~-#
483.6 1.78 859.7
Resisting/Overturning Ratio
Vertical Loads used for Soil Pressure =
"
2.03
1,318.9 Ibs
Vertical component of active pressure used for soil pressure
. ..... ............ .-.-.-..,.....,..-.-r.-~.y...-=~..,...y
~...'""........,.,.u._...,."
SoH Over Heel
Sloped Soil Over Heel
Surcharge Over Heel
Adjacent Footing Load
Axial Dead Load on Stem
Soil Over Toe
Surcharge Over Toe
Stem Weight(s) =
Earth @ Stem Transitions =
Footing Weight
Key Weight
Vert. Component
Tolel"
. -llJ
..;.;';~<.:<.;~~<'~u.,-=..lli""'''''T=.;.;==.:~:=.=.. .~., .,,--,--,=l~
"
.....RESISTING.....
Force Distance Moment
Ibs ft ~-#
293.3 1.67 488.9
12.2 1.78 21.7
0.00
36.7 0.33 12.2
435.0 100 4350
300.0 100 300.0
2416 2.00 483.3
1.318.9 Ibs R.M.- 1,741.1
Job#
Date: 11 :07 AM, 30 MAR 09
Title:
Dsgnr;
Description:
Scope:
Code Ref: ACI 318-02, 1997 UBC, 20031BC, 2003 NFPA 5000
Cantilevered Retaining Wall Design Page 1
-Rey-- 580018
User: KW-0604983, VerS.8.0, 1~Dec-2003
(c)1983-2003 ENl:.RCAlC Engineering Software
Description
Sammis/Decena residence 5'-0" retain
[Criteria -....- 'u . '__l
~<<,;, '.,,~'6..';"~',,~,""';'~^~''',.'''';,;>;~'~;~';'~;N;>;';';';o;.;,~;~.;~.;.;.;,;.;.~;~~~.z~cl
Retained Height 5.00 ft
Waif height above soil 0.50 ft
Slope Behind Wall 2.00: 1
Height of Soil over Toe 6.00 in
Soil Density 110.00 pcf
Wind on Stem
0.0 psf
Soil Pressure @ Toe 1,380 psf OK
Soil Pressure @ Heel 60 psf OK
Allowable 2,000 psf
Soil Pressure Less Than Allowable
ACI Factored @ Toe 1,545 psf
ACI Factored @ Heel 67 psf
Footing Shear @ Toe 3.4 psi OK
Footing Shear @ Heel 14.3 psi OK
Allowable 93. '1 psi
Wall Stability Ratios
Overturning 2.01 OK
Sliding 1.51 (Vertical Co
Sliding Cales (Vertical Component Used)
Lateral Sliding Force 720.51bs
less 100% Passive Force;: 281.3 fbs
less 100% Friction Force = B09,71bs
Added Force Req'd 0.0 Ibs OK
....for 1.5: 1 Stability;: 0.0 Ibs OK
~!i~.!!.~e~ig~~ts,._:l
-"!2L ~
1,545 67 psf
674 0 ft-#
144 865 ft-#
530 865 ft-#
3.35 14.27 psi
93.11 93.11 psi
None Spec'd
None Spec'd
;;: None Spec'd
[-oesignSummary
=::'l:;;:"<<^^'^~"""~'~;','~d"<;"'X~'..* ;.;>;
Total Bearing Load
..resultant ecc.
Factored Pressure
Mu' : Upward
Mu' : Downward
Mu: Design
Actual 1 ~Way Shear
Allow 1-Way Shear
Toe Reinforcing
Heel Reinforcing
Key Reinforcing
;';N;>;~'~,
,...,'"<,,..,.,.,'=~
1 ,799 Ib$
4.58 in
"
"
"
!Soil Data l
..f''''''''........''<'~.w. '. ............. ............ .....=~:
Allow Soil Bearing 2,000.0 psf
Equivalent Fluid Pressure Method
Heel Active Pressure
Toe Active Pressure
Passive Pressure
Water height over heel
FootingllSoil Friction
Soil height to ignore
for passive pressure
[Footing Strengths & DimllnSi~
"""^"....~.~.~....;-;,;.M...,....,....<..., .' '-'.-.,"',~,""".""."."."'.'."',"".""" n".','. '.;
Fy
60,000 psi
0.0014
1.00ft
1.50
2.50
12,00 in
0,00 in
0.00 in
O.OOft
@ Btm.= 3.00 in
35.0 psflft
0.0 psflft
250.0 psflft
0.0 ft
0.450
fc = 3,000 psi
Min, As %
Toe Width
Heel Width
Total Footing Width
Footing Thickness
!Stem construction-......-.... m :'.
.. '-"_~"^_.'W^~'." "N" ~
Key Width
Key Depth
Key Distance from Toe
Cover@ Top 3.00 in
Top Ste,!,__
Slem OK
0.00
Concrete
8.00
# 4
18.00
Center
0.00 in
Design height
Wall Material Above "Ht"
Thickness
Rebar Size
Rebar Spacing
Rebar Placed at
Design Data
fb/FB + fa/Fa
Tota! Force @ Section
Moment... .Actual
Moment.... .Allowable
Shear.....Actual
Shear.... .Allowable
Bar Develop ABOVE Ht.
Bar Lap/Hook BELOW HI
Wall Weight
Rebar Depth 'd'
Masonry Data
fm
Fs
SoUd Grouting
Special Inspection
Modular Ratio 'n'
Short Term Factor
Equiv. Solid Thick.
Masonry Block Type = Norma! Weight
Concrete Data
fc
Fy
ft"
0.872
Ibs = 743.8
~-41" 1,239.6
1,421.3
psi = 24.8
psi= 93.1
in = 17.09
in = 6.64
" 96.7
in = 2.50
psi =
psi =
"
psi =
psi =
3,000.0
60,000.0
other Acceptable Sizes & Spacings
Toe: Not req'd, Mu < S A Fr
Heel: Not req'd, Mu <: S * Fr
Key: No key defined
Rev: 580018
ll~;er: KW,,0604983, Ver 5.8.0, 1 Dec-2003
(c)1983-2003 ENERCAlC Engineering Software
Description
Item
Heel Active Pressure
Toe Active Pressure
Surcharge Over Toe
Adjacent Footing Load
Added Lateral Load
Load @ Stem Above Soil
SeismicLoad
Total
Title:
Dsgnr:
Description:
Scope :
Job#
Date: 11 :07AM, 30 MAR 09
SammislDecena residence 5'-0" retain
Cantilevered Retaining Wall Design
Code Ref: ACI318-02, 1997 UBC, 20031BC, 2003 NFPA 5000
Page 2
=
~
=
720.5
1,541.2
2.01
1,799.3 Ibs
O.T.M. =
Resisting/Overturning Ratio
Vertical Loads used for Soil Pressure =
Verticai component of active pressure used for soil pressure
Soil Over Heel
Sloped Soil Over Heel
Surcharge Over Heel
Adjacent Footing Load
Axial Dead Load on Stem
Soil Over Toe
Surcharge Over Toe
Stem Weight(s)
Earth @ Stem Transitions =
Footing Weight
Key Weight
Vert. Component
Total =
,';';';Y;=;O;'<<C;~';-c;-;':7.,;,c;,cc;,;,;';':~';'~:';';'~:{,:':~{';':~,,:,;,:,::z.,.~~-~ID
=
.....RESISTING.....
Force Distance
Ibs ft
458.3 2.08
19.1 2.22
Moment
ft-#
954.9
42.4
l.~:~!!!!!Iary o~~\!.,~ Resist!!l!} Forces & Moment~~~
.....OVERTURNING.....
Force Distance Moment
Ibs ft ft-#
720.5 2.14 1,541.2
=
0.00
55.0 0.50 27.5
531.7 1.33 708.9
375.0 1.25 468.7
360.2 2.50 900.5
1,799.3 Ibs R.M.= 3,102.9
Job#
Date: 11 :09AM. 30 MAR 09
Title:
Dsgnr:
Description :
Scope:
I Rev:5&f018
User: KW-06049S3, Ver 5.80, 1-Dec-2003
(c)1983-2003 ENERCALC Engineering Softvvare
Code Ref: ACI318-02, 1997 USC, 20031SC. 2003 NFPA 5000
Cantilevered Retaining Wall Design Page 1
Description
SammisfDecena residence 6'-0" retain
[ Critel'ia- -- ... - . .---
,.......-...... .~..."."'~N.:.'''.,,'..,,:,;~~.c.,;.~,N,,',,"'''..
Retained Height - 6.00 ft
Walt height above soil 0.50 ft
Slope Behind Wall 200: 1
Height of Soil over Toe 6.00 in
Soil Density 110.00 pef
Wind on Stem
~
"",,;..
0.0 pst
r~,,~,~,~}~<<~~~<<r:-:=~~~~.m;'~:~.X~~X.M.;:;~;:m~~~
Total Bearing Load 2,903 fbs
...resultant ecc. 4.88 in
Factored Pressure
Mu' : Upward
Mu' : Downward
Mu: Design
Actual 1 ~Way Shear
Allow 1-Way Shear
Toe Reinforcing
Heel Reinforcing
Key Reinforcing
=
=
=
I Footing Strengths & DimenSions.
'-T<<...,.......~......r ........ .... ..' .-... ... ......... ....~;>;.G':.a."'w...bN.'.""&:~..:'
[Soil biitii- .. ..._m~
~<.,;,=_"",.......,~. ... c._~~",.~"a..~.;,:.<c;w;.^.~;>;1,,;.;.;o;.;~.~;~:;;.;:;::;'f:'z:;:;J
Allow Soil Bearing :: 2,000.0 psf
Equivalent Fluid Pressure Method
Heel Active Pressure
Toe Active Pressure
Passive Pressure
Water height over heel
FootingllSoiJ Friction
Soil height to ignore
for passive pressure
fc = 3,000 psi
Min. As %
Toe Width
Heel Width
Total Footing Width
Footing Tllickness
Soil Pressure @ Toe 1,504 psf OK
Soil Pressure @ Heel 234 psf OK
Allowable 2.000 pst
Soil Pressure Less Than Allowable
AC! Factored @ Toe 1,716 pst
ACI Factored @ Heel 267 pst
Footing Shear@ Toe 3.9 psi OK
Footing Shear@ Heel:;; 28.6 psi OK
Allowable 93.1 psi
Wall Stability Ratios
Overturning 2.31 OK
Sliding 1.50 (Vertical Co
Sliding Cales (Vertical Component Used)
Lateral Sliding Force 1,074.7Ibs
less 100% Passive Force: 281.31bs
less 100% Friction Force: 1 ,335.4 Ibs
Added Force Req'd :;; 0.0 lbs OK
....tor 1.5: 1 Stability 0.0 Ibs OK
~ting Design Reslll1:s- ti
'~=~~="~~W"""""'~' ...c.w.w...~~.w.w...........g
~~
1,716 267 psI
786 0 ft-#
144 3,236 ft-#
642 3,236 ft-#
3.90 28.61 psi
93.11 93.11 psi
= None Spec'd
None Spec'd
None Spec'd
35.0 pstlft
0.0 psflft
250.0 psllfl
0.0 ft
0.460
Key Width
Key Depth
Key Distance from Toe
Cover@ Top = 3.00 in
r r.~~~.~;>;~;~~~~~~~~;~~~.~~~~q.~.;>m~;~;='J TO~t~~~K -----
Design height ft = 0.00
Wall Material Above "Hf' ::: Concrete
Thickness 8.00
Rebar Size :::: # 4
Rebar Spacing 10.00
Rebar Placed at :::: Center
Design Data
fb/FB + fa/Fa
Total Force@ Section
Moment... .Actual
Moment.... .Allowable
Shear.....Actual psi:::
Shear... .Allowable pSI::::
Bar Develop ABOVE Ht. in:
Bar Lap/Hook BELOW Ht. in:
Wall Weight
Rebar Oepth 'd'
Masonry Data -----
fm
Fs
Solid Grouting
Special Inspection
Modular Ratio 'n'
Short Term Factor
Equiv. Solid Thick.
Masonry Block Type: Normal Weight.
Concrete Data
fc
Fy
0.00 in
=
0.876
1,071.0
2.142.0
2.445.1
35.7
931
17.09
6.62
96.7
2.50
Ibs:
ft.>#=
in:
pSI::::
psi:
psi:
psi:
3,000.0
60,000.0
Fy
60,000 psi
0.0014
1.00 ft
2.34
3.34
12.00 in
0.00 in
0.00 in
0.00 ~
@ Btm.= 3.00 in
=
other Acceptable Sizes & Spacings
Toe: Not req'd, Mu.;: S ~ Fr
Heel: #4@ 17.00 in. #5@ 26.2510. #6@ 37.00 in, #7@ 48.25 in, #8@ 48.25 In, #9@ 4
Key: No key defined
Title:
Dsgnr:
Description:
Scope:
Job #
Dale: 11 :09AM, 30 MAR 09
Code Ref: ACI 318-02, 1997 UBC, 2003 IBC, 2003 NFPA 5000
Cantilevered Retaining Wall Design Page 2
Rev 58~------
User: KW.0604983, Ver 5.8_0, 1-Dec-2003
(c)1983-2003 ENERCALC Engineering Software
Description
Sammis/Decena residence 6'-0" retain
I ~:t~!J.)~~ry=2L&'!,~,rl~,EI'Jn,!l}!~,,~,!;~!~!i~~ ~o~_ M~n~
,....OVERTURNING.....
Force Distance Moment
Ibs ft ft-#
--------
1,074.7 2.61 2,807.4
Item
Heel Active Pressure
Toe Active Pressure
Surcharge Over Toe
Adjacent Footing Load
Added Lateral Load
Load @ Stem Above Soil :0::-
SeismicLoad
Soil Over Heel
Sloped Soil Over Heel
Surcharge OVer Heel
Adjacent Footing Load
Axial Dead Load on Stem
Soil Over Toe
Surcharge Over Toe
Stem Weight(s)
Earth @ Stem Transitions
Footing Weight
Key Weight
Vert. Component
"
Total
1,074.7
a.T.M.
2,807.4
2.31
2,903.0 Ibs
"
Resisting/Overturning Ratio
Vertical Loads used for Soil Pressure =
Vertical component of active pressure used for soil pressure
Total =
"';';';';';'X~';'X';'X{'}:~1":~':':~';'X';.}};';~1";'=}:~.~=",... n. m_. ". ',J
.....RESISTING.....
Force Distance
Ibs ft
1,104.4 2.50
no 2.78
Moment
ft-#
2,764.7
214.2
"
0.00
55.0 0.50 27.5
628.3 1.33 837.8
501.0 1.67 836.7
5372 3.34 1 ,794.4
--- ~---_._..._-
2,903.0 lb. R.M." 6,475.2
I"" Rev: 580018
L User: KW.0604983, Ver 5.8.0, 1.Dec.2003
{c}1983-20Q3 ENERCALC Engineering Sottware
Title:
Dsgnr:
Description:
Scope:
Job#
Dale: 11 :53AM, 30 MAR 09
Description
Cantilevered Retaining Wall Design
Code Ref: ACI318-02, 19971JBC, 20031BC, 2003 NFPA 5000
Page 1
Sammis/Decena residence 7'-0" retain
I ~~il ~~t~.q_,.=j
Allow Soil Bearing 2,000.0 psf
Equivalent Fluid Pressure Method
Heel Active Pressure
Toe Active Pressure
Passive Pressure
Water height over heel
FootingllSoil Friction
Soil height to ignore
for passive pressure
I Criterla---
~~u~"i;:::;:;:-;:Y.Y'Y:,..=,::..:y-.~ ~",' '.u'Xll"",:",,,,:':x<.
Retained Height - 7.00 ft
Waif height above soil 0.50 ft
Slope Behind Wall 2.00 : 1
Height of Soil over Toe 6.00 in
Soil Density 110.00 pcf
I!i
p~,m
Wind on Stem
0.0 psf
,.-11
Design Summary
~,;1";';';1";';~'Yk;'};--;-;';1";~~';':1";'~;~';'}~;~,};,;,,~,::;.;'."..,'<'".,~.. r....... .",.
Total Bearing Load
...resultant ecc.
3,593 Ibs
4.91 in
Soil Pressure @ Toe 1,534 psf OK
Soil Pressure @ Heel 337 psf OK
Allowable 2,000 psf
Soil Pressure Less Than Allowable
ACI Factored @ Toe 1,732 psf
ACI Factored @ Heel 381 psf
Footing Shear@ Toe 8.1 psi OK
Footing Shear @ Heel 30,5 psi OK
Allowable "" 93.1 psi
Wall Stability Ratios
Overturning 2.31 OK
Sliding 1.79 (Vertical Co
Sliding Cales (Vertical Component Used)
Lateral Sliding Force = 1,392.4 fbs
less 100% Passive Force = 834.21bs
less 100% Friction Force::: 1,652.8 !bs
Added Force Req'd 0.0 !bs OK
""for 1.5: 1 Stability 0.0 Ibs OK
~.~?!ing~;~i~!I",,~_~~,,~ I!~^ "'=~,='^~
---IQL ~
1,732 381 psf
1,750 0 ft-#
34:l 3,921l'ft-#
1,408 3,921l ft-#
8.09 30.49 psi
93,11 93.11 psi
None Spec'd
# 4 @ 10.00 in
#4@18.00m
Factored Pressure
Mu' : Upward
Mu' : Downward
Mu: Design
Actual1~Way Shear
Allow 1 ~Way Shear
Toe Reinforcing
Heel Reinforcing
Key Reinforcing
:
35.0 psf/ft
0.0 psf/ft
250.0 psf/ft
0.0 ~
0460
l,Stemconstruction",]
Design height
Wall Material Above "Ht"
Thickness
Rebar Size
Rebar Spacing
Rebar Placed at
Design Data _u_ ---
fb/FB + fa/Fa
Total Force @ Section
Moment... .Actual
Moment ....Allowable
Shear.....Actual psi =
Shear .._.AlIowable psi:::
Bar Deveiop ABOVE Ht. in :::
Bar Lap/Hook BELOW Ht. in =
Wall Weight
Rebar Depth 'd'
MasQnry Data
fm
Fs
Solid Grouting
Special Inspection
Modular Ratio 'n'
Short Term Factor
Equiv. Solid Thick.
Masonry Block Type::: Normal Weight
CO!lCTl'te Data
fc
Fy
I ~ti~g~~~2~~~~,~,i,~;~~~~~~:l
fc = 3,000 psi Fy 60,000 psi
Min. As % 0.0014
Toe Width 1,50ft
Heel Width 2.34
Total Footing Width - -::r84
Footing Thickness 13.00 in
0.00 in
Key Width
Key Depth
Key Distance from Toe
Cover @ Top 3.00 in
8.00 in
12.00 in
1.50 ft
@ Btm,: 3.00 in
ft"
Top Stem
Stem OK
0.00
Concrete
8.00
# 5
10.00
Center
"
Ibs :::
ft-# =
0.952
1,457.8
3,4014
3,572.7
48.6
93.1
21.36
9.03
96.7
250
in =
psi =
psi :::
psi:::
psi =
3,000.0
60,000,0
other ~eptable Sizes & Spacings
Toe: l'J~t req'd, Mu <: S * Fr
H~: '!I4@ 15.25 in. #5f/! 23.50 in, #6@33.25in,#7@45.25In, #B@ 48.25 in, #9@4
K~: \\'4.@ 28.75 in. #5~ 44.50 in, #6@ 48.
I Rev: 580018 - - -
USN: KW-Q604983, Ver 5.8.0, 1-Dec-2003
(c)1983_2003 ENERCAI_C Engineering SoftlNare
Title:
Dsgnr:
Description:
Scope:
Job#
Dale: 11 :53AM, 30 MAR 09
Cantilevered Retaining Wall Design
Code Ref: ACI318-02, 1997 UBC, 20031BC, 2003 NFPA 5000
------- --------p-;g;-2
rEmma~x~ OverttlrrlW_g<~x~);,~!~~!'n\1tR,r~~::,!l1?~~~~..
.....OVERTURNING.....
Force Distance Moment
Ibs ft ft-#
----
1,392.4 2.97 4,140.1
Description
Sammis/Decena residence 1'-0" retain
Item
Heel Active Pressure
Toe Active Pressure
Surcharge Over Toe
Adjacent Footing Load
Added Lateral Load
Load @ Stem Above Soil
Seismic Load
Total
1,392.4
O.T.M.
4,140.1
2.31
3,593.0 Ibs
Resisting/Overturning Ratio
Vertical Loads used for Soli Pressure :::
Vertical component of active pressure used for soil pressure
Soil Over Heel
Sloped Soil Over Heel
Surcharge Over Heel
Adjacent Footing Load
Axial Dead Load on Stem
Soil Over Toe
Surcharge Over Toe
Stem Weigl1t(s)
Earth @ Stem Transitions :::
Footlng Weight
Key Weight
Vert, Component
Total =
....~_".<.",..w-'=".
.....RESISTING.....
Force Distance
Ibs ft
1,288.5 3.00
no 3,28
0.00
82.5 0.75
725.0 1.83
624.0 1.92
100.0 1.83
696.0 3.84
3,593.0 Ibs R.M."
---------- --
~
Moment
ft-#
3,869,7
252.7
61.9
1,329.2
1,198.1
183.3
2,672.8
9,567.6
APPENDIX DD
WATER FLOW
CITY OF ASHLAND
FIRE & RESCUE
MARGUERITTE HICKMAN
VO'lL/~UVO lo:ua I'AA ~ql400Q~lO
Aug 07 08 04:08p JMKLCW
f\.SIlliinU l'lre
b "lJ2-61 bU
19J UUl
P,l
CITY OF
ASHLAND
Water Flow Request
Thi. fOlm is to be "sed by fire sprinkler contractors to request the waler flow for the project location specified. Complete
Section 1 and fax to Asbland Fire & Rescue at (54 I} 488-531 S. Tbis form, with both Sections 1 and 2 compieted, must be
submilf"d to the Ashland Building Department with fire sprinkler plans.
Section 1
I ""~ ,~~"'~ 0/:t lre... ~ _'."'_~ . (0 ,1a ,
Company ad<1ress~~ -l- 20S __._m_City \ar~ u_Sta~
Company phone number fitxnumber l3H)~2. -GrS-D
. \
ct persons e-maill'Y\tltU1}~'W\~H:I\1J.Vle:-f
Project location A~ _____.__
Street where water service will be obtained. from :wrmcp ""
Do not write below this line - To be completed hv Ash/and Fire &: Rescue
Location oftested bYdrant.5L1 S
Date hydrant flowedl Ul t 1::; 10\
Section 2
T C.VY7l<::.C' St-,
HydrllJll number 1\0 B B -00(
Hydrant elevation
Elevatiun info obtained from:
c: GPS On-Site Reading
;e--
Residual Db PSI
:J GIS Records
Pitot # I '-40
Cj Other
Static___3l,o PSI
PSI
Pitol#2
PSI
Flow \OlD \ GYM Fire Flow at 20 PSIis Yl L{ L GPM
Comment,lh \ ~ i ~ -+-l\j_ ( ~0"'2L s\: f I ~ '+ \r\0I.jcv cJ t -I 'S not C.uy)!\-
-(1;vtcWLP f'LtJ\DYVV'j 0... do";{'Af' I.:Vl vrwJ-tf? ' . "
Inform"tion sent by:)If Fax oPhon~ f'Mail [J E-mau B;~.. me t111d/ ) Date II /) S
kx- ~0Vl~ wu\.~ --'0-~,,-- -tL.cA:',
!<ev;sedW06 h tC'vtJ S'v,Ov\.)_d vYOt-
ASHUlIID FIRE &RESCtJE
~55 Siskiyou BolJleYaRi
ASIlIaM, oregon 9-7520
Tel; 541482-2770
Fax: 54141l8-531a
TlY 800-735-2900
~A'
APPENDIX EE
PROJECT TEAM
Owners Morgan Sammons
Danilo Decena
2822 Lyon Street
San Francisco, CA 94123
Contact thru Architect of Record
Building Designer Don Fairweather
28862 Top ofthc World Drive
Laguna Bcach, CA 92651
Contact thru Architect of Rccord
Architect of Record Madrona Architecture
Joanne Krippaehne, Contact
700 Mistlctoe Road, Suite 205
Ashland, OR 97520
541/482-6548 (0)
541/944-7885 (M)
l!J!!~"~L~ ~~ aai?ll]}jl~ P~!Th~I
Landscape Architect Covey Pardee
Greg Covcy, Contact
295 E Main Street, Suite 8
Ashland, OR 97520
541/552-1015 (0)
541/ 552..1024 (F)
.greg(@covcv]\Jla!,_~~~oSQ_m
Civil Engineer Ciota Engineering
Barb Ciota, Contact
274 Fourth Street
Ashland, OR 97520
541/552-0290 (0)
541/ 552-0292 (F)
!1!<\:i~~,,@Ib>isffU]<<ot
Structural Engineer Ciofa Engineering
Barb Ciota, Contact
274 Fourth Street
Ashland, OR 97520
541 /552-0290 (0)
541 /552-0292 (F)
lQ~i(ltc2l(mrryi9n.:Do!ITle~
SUI'Vcyor TerraSurvcy
Rick Alspach, Contact
274 Fourth Street
Ashland, OR 97520
541 /482-6474 (0)
tceIC!:!Ilji1l[<ii)!tii~lIloL'110~
Geotechnical Engineer Amrhein Associates
Mark Amrhein, Contact
706 Jefferson
Ashland, OR 97520
541 /482-6680 (0)
Arborist Upper Limb-It
Tom Mycrs, Contact
PO Box 881
Ashland, OR 97520
541 / 482-3667
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pJanning Depnrtmenl
51 Winburn \V,ty, A_:1tbwd O[~ 97~)O
S'll-.,]gg..5305 Fax S4 !-Jgg-6006
ZONING PERMtT APPY!!.ATION
FilE Of)
ell V O~,
7\",.IU\r\iD
llESCRIPTlON OF PROJECT
!lESCRlPT1<m OF PROPERTY f"
-j. ~', _ -,~;[ r~ ....-. ,,- - ,- _ _I,' f,' A
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PROPERTY OWNER , i " '17 ^ " 't l\ 'Iv. ,\, 1 t ."
.." ,'.n"f' . .Y"'{), .' \I)/)(',JI. fl.fV,I,I:((;;-'l([), "~. -dfTfi:lf'iIC,1freciu Vlc
~1\fYlrA'AL ~li(n(Yl/"'1/." \ ,hu'\j1C\"'!jj/ . \(Li/~" L'_~_
N"me l~ l: [.I.l\ . LIt III, lil 'J. .A..\il /t, n Kt Phmc I.MOI!
AddrossZf:~;n,. L~IOv1 ~/r, Cry C::tJVi n'iU1(1?~~ ti~f~;
SURVEY~R~E~~IN~E~}~CH!TEC~~N~SCAPE.~~CHIIICT, OTHER /\]:0: Ilt'Z~~ i~" t~WrOWl~:fJlrrC:~ttf.vC.
TillettJt(~?~YI,?\(....l\}Ndl!'" e/J \1, j.0lJ.Jc~_"._ 1'111'1' '!c4 Y :'?'-.72 11. j "J I "j ' I,. \t;30t q e1 (' (1ez'.
Address??'l !<? ,t:-- ~1'h:1LLL__.~,__.. . ..... Cily h;J11L1i1d JOf"=n__ Zip !lt~;?2D
0'\1'1I1t(:;fYW":( .': J. _ 'k:';<::io!-C{(9.:
. -1'2v," '?) It c4f ,':A '/r;:'<;'/l~:- I ' . .
Title' ",',^9 ' Namo.:LAH.f..k:: U'lvl Phone~""ty'::;';) 'Ct..!C'E.Mail f7if,nC-r
Adrlress./:t-4, 11)uvi-l1 C;:y :f"4kucd lC1<'~ Zip~T~7 2.:0
r hereby cowfy !fut r/.'(;' sfatements /lor! io/{,:mntiof! :,'DilIdinr:d in [his fY(NiJ!IW/()i1,
[ni{? (jnd COnLY,'!. J undc.'s/()lir:.! il'Dt ;'i/l !,mpi?fty pins must ho SI,{H~1) on !ih! v.!s/[,;;'-'
k7_-:(_1,Iinnffi!{fi(i to iiP. iii.rC1'(ef.~ the (,'WileY ft"~';iJHleS Iuii' I fiN/lief Ii
establish:
1) {lid! , prodUU3(! 5u!liC!(1fl! tactual evidence ill tI,e {leafing to 5UPPOrt [his request.'
2) t!lm (he fif/diflgs of fact lumislledju.';;fifles tile granting of t!le request;
3) [ital lht' I1ndings of fact lumis!led by me are adequate; and (untler
4) tfl8! aN structwes or improvements Jire proper{v located on tI7e ground.
fiilfure,bl nii" recpnl l,:;m .reSI/1i !!IOS! Fkf-;/y JI1 !iOi':)fl~V {I;C,~';:'_;;I set ds!ik~
, be retn'f;diJt r;:;y 8Xp"JfJ:;f,/ff'T !;iW(! ,HI!! do!!!!::;, ! hfr;.l;.ll!6Cri 10
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8nI! {lie f (;{/111'[.;(/ frmlinl)s OF/iH.{. rite /;'1 af.lmspf:'CiS.
Iii tile ('lienl fin' ,vi!})' ilm liul s/}mvf.l m /!Ie;"
is; suDscq/J(}!,if!Y-!~Y-!lilf}stUi1. tJJf} INJFo'U/ ~'/il' /;r; Oil me fU
t!eing !!iii/'" ifi re/f.'JriU~ !/if'Ff'.Ofi /Jf;!II!J re({u/nY!:O
x
A, owner 'f/!'~plOpe!tpinv'J'f1fJ tillS r'}queSl, I have read and understood the
owne! ~f; Wd~~C}f{~ _____
O~rfsslgnattne~0l]11I" j} J)rlip
wnsequences to me as a property
[To to" ,(,cr~~:,,;~ iJj ':;:'., ;;;_i"
Dale Received
.II .J' {/l
Zoning Permit Type
1
Fillnq Ecc $ / Y3 7<
(It?
PI:mnrnn AMir.n T \jilt>
Jo b Ad dress:
Contractor:
Address:
Owners Name: MORGAN/DANILO SAMMONS/DECENA
Customer #: 01449
MADRONA ARCHITECTURE
Phone:
State Lic No:
City Lie No:
Applicant:
Address:
Phone: (541) 482-6548
Applied: 04/03/2009
Issued: 04/03/2009
Expires: 09/30/2009
Sub-Contractor:
Address:
Maplol: 391E09CB1501
Phone:
State Lie No:
City Lie No:
DESCRIPTION: P & E Constraints Permit
CUP for a ARU
Total for Valuation:
I'
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I'
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Fee Description
II
I
'I
'I
MECHANICAL
ELECTRICAL
.STRUCTURAL
Amount
Type I
1,83400
II
CONDITIONS OF APPROVAL
'I
COMMUNITY OEVELOPMENT
20 East Main St.
Ashland, OR 97520
\IVWW.ashland or,us
Tel'
Fax:
TTY:
541-488-5305
541-488-5311
800-735-2900
Inspection Request Line: 541-552-2080
CITY OF
ASHLAND
I hereby certify the contents of this application to be correct 10 the
best of my knowledge. and furthermore. that I have read.
understood and agreed to the following:
1. This permit shall remain valid only in accordance with code
or regulation provisions relating to time lapse and revocation
(180 days),
2, Work shall not proceed past approved inspection stage, All
required inspections shall be called for 24 hours in advance,
3. Any modificalions in plans or work shall be reported in
advance to the department.
4, Responsibility for complying with all applicable federal, state,
or local laws, ordinances, or regulations rests solely with the
applicant.
Applicant
Dale
Fee Summary Paid Amounts
Building: $ 0.00 $ 0.00
State Surcharge: $ 0.00 s 0.00
Development Fees: $ 0.00 s 0.00
Systems Development Charges: $ 0,00 $ 000
Utility Connection Fees: $ 0.00 $ 000
Public Works Fees: $ 000 s 0.00
Planning Fees: $ 1,834.00 S 1,834.00
Sub-Total: $ 1,834.00
Fees Paid: $ 1,834.00
Total Amount Due: $ 0
COMMUNITY DEVELOPMENT
20 East Main St.
Ashland, OR 97520
www.ashland.or.us
Tel:
Fax:
TTY:
541-488-5305
541-488-5311
800-735-2900
Inspection Request Line: 541-552-2080
CITY OF
ASHLAND