HomeMy WebLinkAboutEast Main_1067_PA-2011-00398
CITY OF
ASHLAND
May 4, 2011
Dale Shostrom
309 Pioneer St N
Ashland OR 97520
Notice of Final Decision
On. May 3, 2011, the Staff Advisor for the Ashland Planning Division administratively approved your
request for the following:
PLANNING ACTION: 2011-00398
SUBJECT PROPERTY: 1067 East Main Street
APPLICANT: Dale Shostrom for White Iris Properties LLC
DESCRIPTION: A request for a Site Review approval to a new 480 square foot Accessory
Residential Unit at 1067 East Main St. The applicant has also requested an Administrative Variance to the
required five-foot landscape buffer at property lines to install fencing instead of landscaping.
COMPREHENSIVE PLAN DESIGNATION: High Density Residential; ZONING: R-3;
ASSESSOR'S MAP: 39 IE 09AD; TAX LOT: 1400
The Staff Advisor's decision becomes final and is effective on the 13th day after the Notice of Final
Decision is mailed,
Prior to that date, anyone who was mailed this Notice afFinal Decision may request a reconsideration of
the action by the Staff Advisor as set forth in the Ashland Land Use Ordinance (ALUO)
18.1 08.070(B)(2)(b) and/or file an appeal to the Ashland Planning Commission as provided in the ALUO
18.1 08.070(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: White Iris Properties LLC
Parties of record and property owners within 200 ft
DEPT. OF COMMUNITY DEVELOPMENT
20 E, Main Street
Ashland, Oregon 97520
www.ashland.or.us
Tel: 541-488-5305
Fax: 541-552-2050
TTY: 800-735-2900
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: 2011-00398
SUBJECT PROPERTY: 1067 East Main Street
APPLICANT: Dale Shostrom for White Iris Properties LLC
DESCRIPTION: A request for a Site Review approval to a new 480 square foot Accessory
Residential Unit at 1067 East Main St. The applicant has also requested an Administrative Variance to
the required five-foot landscape buffer at property lines to install fencing instead of landscaping.
COMPREHENSIVE PLAN DESIGNATION: High Density Residential;
ZONING: R-3; ASSESSOR'S MAP: 39 IE 09AD; TAX LOT: 1400
SUBMITTAL DATE:
DEEMED COMPLETE DATE:
STAFF APPROVAL DATE:
FINAL DECISION DATE:
APPROVAL EXPIRATION DATE:
April 1, 2011
April 13, 2011
May 3,2011
May 17, 2011
May 17, 2012
DECISION
The subject property is on the north side of East Main Street between North Mountain Avenue and
Emerick Street. The parcel is zoned R-3, High Density Multi-Family Residential. The surrounding
properties are also zoned R-3. The subject property is 6,500 square feet in size. There is an existing 992
square foot, circa 1940 two bedroom single-family residence near East Main Street. There are two
additional outbuildings on the lot which will be removed in advance of the new construction. There are
no trees or other natural features on the subject parcel. The landscaping has experienced deferred
maintenance,
The application is a request to construct a 480 square foot accessory residential unit accessed of the
unimproved alley at the rear of the parcel. The subject property is zoned R-3 and, is permitted to have
two dwelling units since it is 6,500 square feet in size. The proposed unit, at less than 500 square feet is
considered ,75 of a unit for the purposes of calculating density and are called accessory residential units
in chapter 18,24 of the Municipal Code but are not subject to a Conditional Use Permit.
Three parking spaces are required for the existing residence and the new unit. One space is provided for
in the existing driveway accessed from East Main Street and two additional spaces will be provided
adjacent to the alley at the rear of the parcel. The applicant has requested an Administrative Variance to
the required five-foot landscape buffer adjacent to the property line for the existing space in the
driveway, There will be a three-foot wide pathway and a six and one half foot fence, This space is also
closer to the residence than the required eight feet but the constraints of the parking space dimensions
are pre-existing, non-conforming between the existing residence and the west property line, The
applicants proposal is not increasing the non-conformity. The applicant has requested a temporary
extension on the paving of the parking spaces accessed off the alley. This is due to the potential future
development of 31 Mountain Avenue, the installation of the sanitary sewer, storm drainage lines and
PA #2011-00398
1067 E Main/adg
Page 1
paving of the alley in conjunction with that development. There is also a proposed storm water drainage
line to be installed by the City on the Capital Improvements Plan but at this point, it is an un-funded
project. The applicant will have until May 2012 to improve the parking area. A condition to this effect
has been added.
Adequate public facilities are available within the adjacent public rights-of-way to serve the proposal.
Overhead electric exists on the south side of East Main Street which will have a new service installed to
serve the new unit. The meter for the existing residence and the new unit will be 'ganged' on the west
side ofthe existing residence, Water service will be served with the existing %" meter. Sanitary sewer
service is proposed to be pumped up to East Main there is also a Sanitary Sewer main available in
Emerick Street which the applicant may choose to connect to by installing a line within the alley, The
applicant has proposed to install the connections for the future stormwater line but to not install
stormwater facilities at this time. According to the City of Ashland Building Division, stormwater
facilities are required to be shown on the building permit submittal and are requited to meet building
code, which generally states that the stormwater must be connected to an "approved" facility. That can
mean either connecting to East Main Street, constructing a new line down the alley to Mountain or
Emerick Street or on-site detention with an engineered dry-well. Since there are multiple options
available and no trees or other natural features on site will be disturbed by the option chosen by the
applicant the proposed method may be deferred to the building permit submittal.
The applicant has proposed numerous cosmetic upgrades to the property through the installation of
irrigation, extensive landscaping improvements and pathways. The proposal will serve as an
improvement to the existing structure, the property as a whole and to the neighborhood, The applicant's
proposal for a second unit on a multi-family residentially zoned lot meets the requirements ofthe Site
Review chapter, the Site Design and Use Standards with the Administrative Variance proposal and the
requiiements ofthe parking chapter, In staffs review of the proposal the request for a second unit in the
R-3 zone meets the requirements ofthe Municipal Code and will be compatible with the eclectic pattern
of the neighborhood,
The criteria for Site Review Approval are described in AMC Chapter 18.72.070, as follows:
A, All applicable City ordinances have been met or will be met by the proposed development.
B, All requirements of the Site Review Chapter have been met or will be met,
C. The development complies with the Site Design Standards adopted by the City Council for
implementation of this Chapter.
D, 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.
The criteria for an Administrative Variance from the Site Design and Use Standards are described
in AMC Chapter 18.72.090, as follows:
A,There is a demonstrable difficulty in meeting the specific requirements of the Site Design
Standards due to a unique or unusual aspect of the proposed use of a site,'
B. Approval of the variance will not substantially negatively impact adjacent properties;
PA #2011-00398
1067 E Main/adg
Page 2
C. Approval of the variance is consistent with the state a purpose of the Site Design and Use
Chapter,' and
D. The variance requested is the minimum variance which would alleviate the difficulty,
The application with the attached conditions complies with all applicable City ordinances.
Planning Action 2011-00398 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 2011-
00398 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 conformance with those
approved as part of this application. If the plans submitted for the building permit are not in
substantial conformance with those approved as part of this application, an application to modify
the current Site Review permit approval shall be submitted and approved prior to issuance of a
building permit.
3) That all necessary building permits, including permits for the new electrical service to the
accessory residential unit, and system development charges for water, sewer, storm water, parks,
and transportation shall be paid prior to the issuance of a building permit.
4) That the parking spaces adjacent to the alley shall be improved with asphalt, concrete or similar
hard surface in accordance with AMC 18.92 and as proposed (permeable asphalt) prior to June 1,
2012.
5) That building permit submittals shall include:
a) That the building materials and the exterior colors shall be identified in the building permit
submittals for the review and approval of the Staff Ad;visor to demonstrate compliance with
Site Design and Use Standards requirements that the materials and colors be compatible with
the surrounding area,
b) That the exterior lighting shall be directed onto the property and shall not directly illuminate
adjacent proprieties, Exterior lighting details shall be provided on building permit submittals.
c) That the storm water drainage / detention facilities, which comply with the Oregon
Residential Structural Specialty Code shall be shown on the building permit submittals.
6) That prior to the issuance of a building permit:
PA #2011-00398
1067 E Main/adg
Page 3
a) That tl;1e necessary permits from the City of Ashland Public Works Department for the
installation of utilities within the public rights of way shall be applied for and approved in
conjunction with the building permit.
b) That a landscaping and irrigation plan to include irrigation details satisfying the requirements
of the Site Design and Use Standards Water Conserving Landscaping Guidelines and Policies
and showing parlcrow improvements shall be provided prior to the issuance of the building
permit.
7) That prior to the issuance of a certificate of occupancy:
a) Required bike parking shall be installed in accordance with the approved plan,
b) The alley shall be graded to the standards as required by the Ashland Public Works
Department prior to the issuance of a certificate of occupancy.
c) That the proposed landscaping and irrigation shall be installed in accordance with the
approved plans.
d) That street trees, 1 per 30 feet of street frontage, shall be installed on the East Main Street
frontage as proposed prior to the issuance of a certificate of occupancy. All street trees shall
be chosen from and installed in accordance with the adopted Recommended Street Tree
Guide.
e) That the screening for the trash and recycling enclosure shall be installed in accordance with
the Site Design and Use Standards prior to the issuance of a certificate of occupancy. An
opportunity to recycle site of equal or greater size than the solid waste receptacle shall be
included in the trash enclosure in accordance with 18.72.115.B.
f) That the concrete wheel stops and the compact parking sign shall be installed prior to the
issuance of a Certificate of Occupancy,
/2;j
PA #2011-00398
1067 E Main/adg
Page 4
PA-2011-00398 391 E09AD 2101 PA-2011-00398 391 E09AD 800 PA-2011-00398 391 E09AD 1100
A P GROUP LLC ALTUNEL YASEM/JULlA M ASHLAND ACADEMY OF ART LLC
317 N MAIN ST 2007 TALENT AVE A 222 LANILOA WAY
ASHLAND OR 97520 TALENT OR 97540 HAIKU HI 96708
P A-2011-00398 391 E09AD 1300 PA-2011-00398 391 E09AD 601 PA-2011-00398 391 E09AD 2200
EICHLER EVERETT B HOFFMAN MARIE BELLE MC CARTNEY DENN IS E
833 GLENDALE AVE 61 MOUNTAIN AVE 47 EMERICK ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
P A-20 11-00398 391 E09AD 1200 PA-2011-00398 391 E09AD 700 PA-2011-00398 391 E09AD 1401
MEREDITH PATRICIA PEOPLES BANK ROGERS LARRY D/JOYCE W
4104 24TH ST 307 750 BIDDLE RD 1065 E MAIN ST
SAN FRANCISCO CA 94114 MEDFORD OR 97504 ASHLAND OR 97520
PA-2011-00398 391 E09AD 900 PA-2011-00398 391 E09AD 6600 PA-2011-00398 391 E09AD 6700
ROGERS LONNIE R SCHRODT GARY TRUSTEE ET AL SKILLMAN DON C TRUSTEE
7746 25TH ST 1124 SOLD HWY 99 PO BOX 486
SACRAMENTO CA 95832 ASHLAND OR 97520 TALENT OR 97540
PA-2011-00398 391 E09AD 6801 PA-2011-00398 391 E09AD 1600 P A-2011-00398 391 E09AD 1400
VERZEANO PAULENA E C TRUSTEE WEISS PHILIP WHITE IRIS PROERTIES LLC
265 MURPHY GULCH RD 659 LIBERTY ST PO BOX 338
ROGUE RIVER OR 97537 ASHLAND OR 97520 ASHLAND OR 97520
P A-2011-00398 391 E09AD 1500 PA-2011-00398 391 E09AD 501 PA-2011-00398
WH ITE MARY J WHITEHURST DAVID K Dale Shostrom
1045 MAIN ST 88 THEO DR 309 N Pioneer St
ASHLAND OR 97520 TALENT OR 97540 Ashland OR 97520
18
5-4-2011 NOD
1067 E Main St
Planning Department, 51 Winb~.d Way, Ashland, Oregon 97520
541-488-5305 Fax: 541-552-2050 www.ashland,or,us TTY: 1-800-735-2900
CITY Of
AS LAN
NOTICE OF APPLICATION
PLANNING ACTION: 2011-00398
SUBJECT PROPERTY: 1067 East Main Street
APPLICANT: Dale Shostrom for White Iris Properties LLC
DESCRIPTION: A request for a Site Review approval to a new 480 square foot Accessory Residential
Unit at 1067 East Main St. The applicant has also requested an Administrative Variance to the required five-foot
landscape buffer at property lines to install fencing instead oflandscaping. COMPREHENSIVE PLAN
DESIGNATION: High Density Residential; ZONING: R-3; ASSESSOR'S MAP: 391E 09AD; TAX LOT: 1400
NOTICE OF COMPLETE APPLICATION: Apri/13, 2011
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: Apri/28, 2011
o 25 50 100 Feel
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 determination 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 Staff's decision must be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC
18,108.040)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this
application, by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right
of appeal to the Land Use Board of Appeals (LUBA) on that issue, Failure to specify which ordinance criterion the objection is based on also precludes
your right of appeal to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval
with sufficient specificity to allow this Department to respond to the issue precludes an action for damages in circuit court,
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 Division, Community Development & Engineering
Services Building, 51 Winburn 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\TemplatesINOTICE OF COMPLETNESS . NEW,doc
SITE DESIGN AND USE STANDARDS
18.72.070 Criteria for Approval
The following criteria shall be used to approve or deny an application:
A. All applicable City ordinances have been met or will be met by the proposed development.
8, All requirements of the Site Review Chapter have been met or will be met.
C, The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter.
D. 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. All improvements in the street right-of-way shall comply with the Street
Standards in Chapter 18,88, Performance Standards Options.
(ORD 2655,1991; ORD 2836,1999)
ACCESSORY RESIDENTIAL UNITS
18,20,030,H Approval Criteria
H. Accessory residential units, subject to the Type I procedure and criteria, and the following additional criteria:
1, The proposal must conform with the overall maximum lot coverage and setback requirements of the underlying zone,
2. The maximum number of dwelling units shall not exceed 2 per lot.
3. The maximum gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50% of the GHF A of the
primary residence on the lot, and shall not exceed 1000 sq. ft. GHF A.
4, Additional parking shall be in conformance with the off-street Parking provisions for single-family dwellings of this Title,
ADMINISTRATIVE VARIANCE FROM SITE DESIGN AND USE STANDARDS
18.72.090
An administrative variance to the requirements of this chapter may be granted with respect to the requirements of the Site Design Standards adopted under
section 18,72.080 if, on the basis of the application, investigation and evidence submitted, all of the following circumstances are found to exist:
A. There is a demonstrable difficulty in meeting the specific requirements of the Site Design Standards due to a unique or unusual aspect of the proposed
use of a site;
8. Approval of the variance will not substantially negatively impact adjacent properties;
C, Approval of the variance is consistent with the stated purpose of the Site Design and Use Chapter; and
D, The variance requested is the minimum variance which would alleviate the difficulty,
G:lcomm-devlplanningITemplatesINOTICE OF COMPLETNESS - NEW.doc
PA-2011-00398 391 E09AD 2101 PA-2011-00398 391 E09AD 800 PA-2011-00398 391 E09AD 1100
A P GROUP LLC AL TUNEL YASEM/JULlA M ASHLAND ACADEMY OF ART LLC
317 N MAIN ST 2007 TALENT AVE A 222 LANILOA WAY
ASHLAND OR 97520 TALENT OR 97540 HAIKU HI 96708
PA-2011-00398 391 E09AD 1300 PA-2011-00398 391 E09AD 601 PA-2011-00398 391 E09AD 2200
EICHLER EVERETT B HOFFMAN MARIE BELLE MC CARTNEY DENNIS E
833 GLENDALE AVE 61 MOUNTAIN AVE 47 EMERICK ST
ASHLAND OR 97520 ASHLAND OR 97520 ASHLAND OR 97520
PA-2011-00398 391 E09AD 1200 PA-2011-00398 391 E09AD 700 PA-2011-00398 391 E09AD 1401
MEREDITH PATRICIA PEOPLES BANK ROGERS LARRY D/JOYCE W
4104 24TH ST 307 750 BIDDLE RD 1065 E MAIN ST
SAN FRANCISCO CA 94114 MEDFORD OR 97504 ASHLAND OR 97520
PA-2011-00398 391 E09AD 900 PA-2011-00398 391 E09AD 6600 PA-2011-00398 391 E09AD 6700
ROGERS LONNIE R SCHRODT GARY TRUSTEE ET AL ' SKILLMAN DON C TRUSTEE
77 46 25TH ST 1124 SOLD HWY 99 PO BOX 486
SACRAMENTO CA 95832 ASHLAND OR 97520 TALENT OR 97540
PA-2011-00398 391 E09AD 6801 PA-2011-00398 391 E09AD 1600 PA-2011-00398 391 E09AD 1400
VERZEANO PAULENA E C TRUSTEE WEISS PHILIP WHITE IRIS PROERTIES LLC
265 MURPHY GULCH RD 659 LIBERTY ST PO BOX 338
ROGUE RIVER OR 97537 ASHLAND OR 97520 ASHLAND OR 97520
PA-2011-00398 391 E09AD 1500 PA-2011-00398 391 E09AD 501 PA-2011-00398
WHITE MARY J WHITEHURST DAVID K Dale Shostrom
1045 MAIN ST 88 THEa DR 309 N Pioneer St
ASHLAND OR 97520 TALENT OR 97540 Ashland OR 97520
18
4-13-2011
1067 E Main St
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Findings of Fact
for
Basic Site Review
Subject Property:
1067 East Main Street
Assessor's Map 391 E09AD Tax Lot 1400
Zoning R-3, Eureka Addition
Proposed Work:
Construct Accessory Residential Unit
Submitted to:
City of Ashland Planning Department
Submitted for:
White Iris Properties LLC
Prepared by:
Dale Shostrom
Shostrom Brothers Ltd.
309 North Pioneer St.
Ashland, OR 97520
541-482-9761
April 1 , 2011
Existing Property Condition
The subject property is 6500 square feet (130 feet x 50 feet) near the middle of the
north side of the block of East Main Street between Emerick and North Mountain.
There is an existing house, 992 square feet, two bedrooms and one bathroom, built
in 1940. There are also two existing freestanding accessory structures-a 480 square
foot garage and an open-wall shed-both to be removed as part of the proposed
work,
Scope of Work
The proposed work is to remove the two existing accessory structures,
constructing a new 480 square foot dwelling unit with a separate address, available
to be rented to a separate party from the residents of the existing house, Also to
make additional changes to the site design to support the additional unit and other
requirements per code and standards; these changes further detailed in this
document and the plans.
Summary of Requests
A. Basic Site Review approval for proposed work as documented here and in the
plans.
B. Exception to Street Standards
C. Administrative Variance for Site Design and Use Standards
1067 East Main Site Review
April 1, 2011
Page 2
Findings of Fact for Basic Site Review
Construction of new Accessory Residential Unit
This application demonstrates compliance with the Development Standards for
Site Review per the City of Ashland Land Use Ordinances. Sections of the
Ordinance and Design Standards are referenced as deemed applicable. Any
sections not referenced are assumed to be non-applicable in an obvious manner,
Land Use Ordinances (Ashland Municipal Code Section 18) ............4
18.28 R-3 High Density Multiple-Family Residential District ...................4
18.61 Tree Preservation and Protection.....................................................4
18.62 Physical & Environmental Constraints............................................4
18.63 Water Resource Protection Zone .....................................................5
18.68 General Reg ulations ....... ....... ............. ..... ....... ........... ............ ............5
18.70 Solar Access ......................................................................................6
18.72 Site Design Review............................................................................6
18.88 Performance Standards Options .....................................................9
18.92 Off-Street Parking ............... ........ ................... ........................ ............9
Site Design and Use Standards ..........................................................12
Section II, Approval Standards and Policies...........................................12
A. Ordinance Landscaping Requirements ...................................12
B. Multi-Famliy Residential Development ....................................12
D. Parking Lot Landscaping and Screening Standards ..............13
E. Street Tree Standards ................................................................14
Section III, Water Conserving Landscaping Guidelines and Policies ..14
Exception to the Street Standard.....................................................==- 15
Administrative Variance to the Site Design and Use Standard .......17
Attachments:
Site Plan
Landscape Plan
Floor Plan of New Construction
Elevations
1067 East Main Site Review
Apri/1,2011
Page 3
Land Use Ordinances (Ashland Municipal Code
Section 18)
18.28 R-3 High Density Multiple-Family Residential District
18.28,020 Permitted Uses
Existing single-family dwelling with newly-built second dwelling unit. The new
dwelling is to be given a unique street address and each dwelling is to be allowed to
be rented under a separate lease agreement to separate tenants. Design of the new
unit features eaves in excess of 6", a covered porch, and offset roof with hipped
entry.
18,28.040 General Regulations
Lot area is 6500 square feet (listed at O,15ac), width is 50 feet, depth is 130 feet,
per Jackson County records.
Minimum density standards for two units in R-3 is 6500 square feet, so this
property complies.
The 80% minimum base density standards do not apply. The pre-existing lot size is
6500 square feet; per 18.28.040,A.2,a, lots under 10,000 square feet need not
comply.
Standard Yard requirements met per plans. Property is outside Historic District.
Distance between buildings requirements is met per plans. The distance between
buildings is 20 feet, with the heights of the buildings, in the most conservative
interpretation, shown in the plan as 17 and 14 feet.
Maximum height requirement met per plans. Maximum height of new construction
is 14 feet.
Maximum lot coverage is 56%. This includes parking and driveway areas which
are planned as permeable asphalt or other permeable surfaces; if those are
excluded from coverage, coverage is approximately 38% (impervious surfaces).
Outdoor Recreation Space is approximately 11 %, Requirement is 8%.
18.61 Tree Preservation and Protection
This section does not apply as there are no trees extant on the property.
18.62 Physical & Environmental Constraints
Per 18.62,050, this property does not meet any of the listed classifications, so the
entire section does not apply.
1067 East Main Site Review
April 1, 2011
Page 4
18.63 Water Resource Protection Zone
Per the Water Resource Map and 18.63.020, this entire section does not apply.
18.68 General Regulations
18.68.010 Fences
No fences are proposed in the front yard.
Fences in the side and rear yards comply with the 6 1/2 foot maximum height.
There are no fences in the rear or side yard setback areas which abut public
streets.
All newly-constructed fences will comply with the requirement for facing the
framework toward the interior of the subject property.
18.68.030 Access
Lot width is 50' along East Main Street.
18.68.050 Special Setback Requirements
The requirement for front yards is 35 feet along East Main Street. The existing
house does not meet this standard (actual setback is about 26 feet), but this is a
pre-existing condition. The new construction is approximately 79 feet from the
property line bordering East Main.
18.68.090 Non-conforming Uses and Structures
Existing house is non-conforming structure (set too close to east property line) but
a conforming use. Two non-conforming structures, a garage and shed, to be
removed as part of the planned work. Proposed new work to be conforming
(residential).
18.68.120 Utilities
Applicant proposes locating meters for both units (separate meters) at the same
location, approximately where the existing unit has its meter located on the west side
of the existing house near the front. A sub-panel on the proposed new unit will
supply safety cutoff requirements per electrical code. Power, gas, water, and
sanitary sewer connections to the new unit will be buried under the existing driveway
area. No transformers or cabinets should be required.
18.68.140 Accessory Buildings and Structures
Per Planning Staff, this is not technically an Accessory Building or Accessory
Residential Unit, it is a second dwelling unit in a multi-family lone.
1067 East Main Site Review
April 1 , 2011
Page 5
18.68.160 Driveway grades
Grades are 3% per plans submitted. Surface to be permeable pavement to
eliminate runoff.
18.70 Solar Access
18.70.030 Lot Classifications
North-south dimension is 130 feet, slope is -3%. Per Formula I, the minimum
dimension for this slope is 72 feet, so setback of Standard A is required.
18.70.040 Solar Setbacks
Per 18.70.030, Standard A is to be used. The peak of the roof of the new
construction is 14 feet above ground level, with a pitch of 6/12, at a distance of 40
feet from the north property edge. The SSB for H = 14 and S = -0.03 is 19.3 feet, so
this complies.
18.72 Site Design Review
18.72.030 Site Design Review, Applicability
18.72 generally applies, under the requirements of 18. 72.030.A.2.a, two or more
residential units on a single lot.
18.72.040 Approval Process
Per the pre-app conference and 18.1 08.040.A.1.d.i, two or more residential units
on a single lot, this application requires a Type I appr.oval process.
18.72.060 Plans Required
Items A through X included in the submitted plans and these findings.
With regard to 182.72.060.K.3, Applicant proposes that roof drain piping will be
installed to connect with future alley storm drains. As an interim solution, City
Plumbing staff have indicated a willingness to approve placement of four downspout
splash blocks, draining into this property's landscape, as a temporary solution until
storm drains in the alley are completed.
Section X.2:
a) Total square footage: 992 square feet in the existing unit, 480 square feet in the
new unit, totaling 1572 square feet.
b) Number of dwelling units: 2 units; one 2-bedroom (existing), one 1-bedroom
(new)
1067 East Main Site Review
April 1, 2011
Page 6
c) Coverage percentages:
i) Structures: 1572/6500 = 24%
ii) Streets and roads: None
iii) Recreation areas: 682/6500 = 11 %
iv) Landscaping: 2898/6500 = 44%
v) Parking areas: 1190/6500 = 18%
Section X.3:
Heating for the new unit will be hydronic, supplied by hot water boiler and using
natural gas as the fuel. Passive cooling and fan use proposed. Passive lighting
through windows and one skylight. Heating and cooling energy consumption
expected to be approximately $70 to $90 per month, based on typical residential
construction, boiler with practical system efficiency of 80% or better, $1.123 per
therm gas cost, and 5500 heating degree days.
18.72.070 Criteria for Approval
A. All ordinances related to R-3 zoning will be met, other than the Exception that is
sought for the arrangement of the required parking. See the findings for 18.28,
above.
B. All requirements of the Site Review Chapter have been or will be met, with the
exception of the Administrative Variance previously mentioned.
C. All requirements of the Site Design Standards have been or will be met, with the
exception of the Administrative Variance previously mentioned.
D. City services:
1. Water: The property is currently served by a 6-in water main in E. Main Street.
No additional improvements to the City infrastructure will be required at this time.
Meter may be added for new unit but is not required as the existing 3/4" meter has
adequate capacity.
2. Sewer: The properlY is currently served by an 8-in sanitary sewer main in E.
Main Street. No additional improvements to the City infrastructure will be required at
this time. Sewer from new unit to be connected to existing unit sewer.
3. Paved access: Portion of alley will be improved to 6 inch minimum compacted
gravel for rear access per plans. Front driveway served by East Main Street.
4. Electricity: Drop from across East Main Street serves existing unit. Plans include
adding a second meter adjacent to the existing meter for the new unit, with panel on
new unit connected by underground service.
5. Storm drainage: Storm drains are unavailable until the alley is improved. To
mitigate storm water requirements, permeable asphalt and permeable gravel parking
areas and alley will be engineered for the required runoff.
1067 East Main Site Review
April 1, 2011
Page 7
6. Transportation: No TIA will be required for this project.
18.72.090 Administrative Variance for Site Design Standards
A variance is sought related to buffers, setbacks, and hedges around the parking
spaces. See separate discussion below.
18.72.110 Landscaping Standards
Planned landscaped area is 44% of the total lot area; requirement is 25% in R-3.
Location of landscaping: Existing front yard open area retained, but replaced by
low-water usage and drought-tolerant plants. New landscaping around new unit and
between units per plan.
Permanent irrigation: per plans, largely drippers except for a few pop-ups to water
the small lawn areas. Temporary irrigation (at-surface drippers) for drought-tolerant
species to be removed after these specimens are established. Refer to landscape
plans.
Parking areas to incorporate hedges and ground cover per plans.
Per pre-app conference, a single street tree is required. A Trident, Bigtooth, or
Amur Maple would be a good candidate, based on information in the Street Tree
Guide and the width of the park row at that location (about four to five feet). Power
lines are on the opposite side of the street so height should not be an issue.
18.72.115 Recycling requirements
Section B, Multi-Family Residential, applies. This will be satisfied by compliance
with subsection 1, providing a separate curbside solid-waste receptacle and
curbside recycling container for each dwelling unit. These are in a shared, fenced
and gated area near the rear of the property.
18.72.120 Controlled Access
No partitioning is proposed. The proposal of work includes retaining the existing
driveway to continue to serve the existing unit. See discussion in Site Design
Standards findings below.
18.72.140 Light and Glare Performance Standards
No lighting standards to be installed.
18.72.160 Landscape Maintenance
Owner to maintain landscaping.
1067 East Main Site Review
April 1, 2011
Page 8
18.88 Performance Standards Options
18.88.050F Exceptions to Street Standards
An exception to the Street Standards is sought for the existing curb cut and
driveway. See separate documentation. Per comments by Staff from the pre-app
conference, this Exception is included as part of the general Type I application and
does not require a Variance.
18.92 Off-Street Parking
18.92.020 Automobile Parking Spaces Required
Three spaces are provided, 1.75 for the two-bedroom front unit of 992 square feet,
and 1 for the proposed one-bedroom of less than 500 square feet, per the pre-app
conference.
18.92.040 Bicycle Parking
Four sheltered spaces will be provided; per comments from the pre-app
conference, three are required. Bicycle parking will be available at locations marked
B1 and B2 on the plan.
Location B1 is adjacent to the existing unit, immediately adjacent to the ground
level of the rear exit of the unit (stairs from rear porch) and closer to that exit than
the closest automobile parking. This location gives the best parking and security, as
the bikes will not be visible at night from the street. This location will be covered by a
new gabled awning per 18.92.020.1.2.b, to be paved in concert with the paved patio
area behind the existing unit.
Location B2 is on the covered porch of the new unit.
Required metal frames, bolted into the concrete patio at each location, will be
provided for chaining the bicycles. Paving and -general construction to comply with
18.92.020.J. Bicycle parking to be lit incidentally by nearby exterior lights, or by
lights specifically installed for this purpose.
18.92.050 Compact Car Parking
One parking space (Space 2) will be designated for compact cars. An appropriate
sign, approximately 18" x 12", made of aluminum and with a standard Engineer
Prismatic coating, will be used to mark the space.
18.92.060 Limitations, Locations, Use of Facilities
Conforms in all respects per plans.
1067 East Main Site Review
April 1 ,2011
Page 9
18.92.070 Automobile Parking Design Requirements
There are three parking spaces on the site.
Space 1 is located in the existing driveway of the existing unit. This is a single
head-in space. The current driveway is not paved; the new driveway and parking
space will be paved with a porous asphalt or similarly porous surface to enhance
runoff absorption by the soil. The driveway is approximately ten feet wide. This
driveway serves only the front unit. The full width is clear to a height of of at least
13'6". There is an existing sight-obscuring hedge along the west property line from
the street-side sidewalk for the depth of the setback (35 feet). From that point to the
10 feet from the rear property line, a six foot fence meeting 18.92.070.6.b will be
constructed along the western property line.
Space 2 is a head-in space off the alley at the rear of the property. The area
dedicated to this space is 10 feet by 17 feet, with a backup space of 25 feet.
Space 3 is a parallel parking space off the same alley as Space 2. The size of this
space is nominally 20 feet by 8 feet, but the area available to park in is actually 30
feet by 10 feet. The nominal space for maneuvering into and out of this space
includes up to the entire area behind Space 2, plus the width of the alley, totaling an
area about 25 feet wide by 40 feet long. Ingress and egress are from North
Mountain. On a temporary basis, a three-point turn is required to exit onto North
Mountain in the forward direction. When the alley to Emerick is eventually fully
developed, Space 3 will become ordinary parallel in-and-out space, requiring no
turn-around.
Common features of all three spaces and alley:
1. Paved with a designed porous gravel surface, engineered to absorb all
expected runoff.
2. Equipped with a wheel stop at each space.
There is an Administrative Variance sought against the screening hedge
requirement. This is documented elsewhere in this application.
For Space 1, there is a buffer strip running the length of the driveway and Space 1
that is over 2 feet wide, VB. the 10 foot width of the drive'vvay, yielding a ratio of at
least 20%.
Per discussion with Staff during the pre-app, Applicant is led to understand that
part of the five foot buffer may incorporate pavers or stepping stones to aid in
entrance and egress from a vehicle. This is the case at the west side of Space 2,
where approximately two of the five feet of width closest to the stall will include
pavers or stepping stones, with the remaining space occupied by low plants.
Assuming this is used as a full-size parking space, this still gives a 25% landscaped
area (3' x 15' landscaped, VS. 10' x 17' paved parking).
1067 East Main Site Review
April 1, 2011
Page 10
There is a five-foot buffer space between Space 3 and the adjoining property,
which may be planted with a hedge or other plants to meet this requirement. Since
the parking space depth here is 20 feet, this 5 feet gives at least a 26% landscaped
ratio.
There are at least 3 additional trees planned for the property, one of which may be
designated to satisfy the one tree per seven spaces requirement.
18.92.080 Construction
Space 1, and the driveway leading to it, will be paved with an approved permeable
asphalt or similar material.
Per discussion with Ashland Streets and Public Works, Applicant proposes that the
alley and two rear parking spaces be constructed of a porous pavement that is a
water-permeable structural ground cover. Such pavement will allow infiltration of
precipitation, attenuate storm water run-off flows and volumes, and reduce
temperature. Final design and engineering details will be approved by City
Engineering and Street departments. This system can eventually be paved with
porous concrete, porous asphalt, or left as a,finished porous gravel surface. Such
porous final surfaces will eliminate the need for storm drain connections for this
property.
Applicant further proposes to allow the alley, where paving is not required, and
parking spaces 2 and 3, to be finished with a porous gravel structural ground cover
to a 6" minimum depth (final depth to be determined by porosity testing). Paving at
these parking spaces would be deferred to a later date, nominally one year, but re-
evaluating the need for paving at that time in the context of the development at 31
North Mountain Avenue (formerly Matisse Cottages). That project will likely include
excavation for storm water and supply water line installation at a depth of 10 feet
and regrading of the entire alley. It seems very unlikely that paving at spaces 2 and 3
in this proposal would align correctly with this construction. To repave these spaces
would be twice the material, which is not sustainable development. The minimal
traffic created by these two spaces could be easily mitigated with minor annual
maintenance.
1067 East Main Site Review
April 1, 2011
Page 11
Site Design and Use Standards
Section II, Approval Standards and Policies
A. Ordinance Landscaping Requirements
R-3 requires 25% landscaping. The areas not covered by buildings, walkways,
driveways, parking, and patios is 2898 square feet out of the total lot size of 6500
square feet, or 44%.
B. Multi-Famliy Residential Development
II-B-1 c, Orientation
The design creates a walkway from East Main to both the rear entrance of the
existing property and the entrances of the new dwelling unit, and to the alley parking.
11-8-2, Streetscape
Per pre-app conference, a single street tree is required for the 50 feet of lot line
along East Main. A Trident, Bigtooth, or Amur Maple would be a good candidate,
based on information in the Street Tree Guide and the width of the park row at that
location (about four to five feet). Power lines are on the opposite side of the street so
height should not be an issue.
Front yard landscaping is pre-existing. The front yard will be landscaped as a
cottage garden, with a tree and low-water, low-maintenance landscape plants per
the landscaping plan.
"-B-3, Landscaping
Plant species have been chosen to provide the required coverage levels at the
required schedule.
Species have been chosen for hardiness, low water needs, and low maintenance.
Irrigation has been planned (see included plan) and will be built as part of the
landscaping installation.
See landscape plan for additional details.
1067 East Main Site Review
April 1 , 2011
Page 12
II-B-4, Open Space
The open space includes most of the front yard, a rear patio area and lawn for the
existing unit, and a lawn for the rear unit. These comprise approximately 11 % of the
total lot area, which exceeds the required 8%.
II-B-5, Natural Climate Control
New deciduous trees are planned for both units to meet this requirement.
II-B-6, Building Materials
See plans and elevations. Paint colors will be compatible with the neighborhood.
D. Parking Lot Landscaping and Screening Standards
II-D-1, Screening Required at Yards
There is no parking abutting the front yard.
II-D-2, Screening Abutting Property Lines
An Administrative Variance is sought for this (Space 1). There is a three foot
walkway and a six foot fence to provide screening to the adjoining lot.
II-D-3, Landscape Standards
Parking lot landscaping is approximately 25% of total parking area. There are two
deciduous trees, selected and placed per landscape plan, placed to shade the alley
parking area.
See landscape plans for plant species and placement, which comply with this
section.
II-D-4, Residential Screenina
An Administrative Variance is sought for this section. An Exception related to the
distance of parking from residences is included in the Exception request for the
existing driveway and parking. The eight foot spacing requirement is met for the
alley parking and new unit.
II-D-5, Hedge Screening
See II-D-4, above.
1067 East Main Site Review
April 1, 2011
Page 13
II-D-6, Other Screening
The combined refuse container area is screened by six foot wood fences, and is
gated.
There are no industrial or commercial service corridors. Lighting for the bike
spaces will be limited in intensity and dispersion to meet requirements.
E. Street Tree Standards
II-E-1, Location for Street Trees
One street tree will be placed in the park row, selection and installation complying
with this section.
II-E-2, Spacing, Placement, and Pruning of Street Trees
Per Staff, one street tree is required for the 50 feet of lot line along East Main. See
plan for placement. There are no light standards or utility poles on that side of the
street. Note that the park row there is only two to four feet wide, tapering from west
to east.
A tree is also planned for the front yard; it could be considered a street tree if Staff
determines that the park row is unsuitable at that location.
II-E-3, Replacement of Street Trees
There are no trees in the park row or on the property.
II-E-4, Recommended Street Trees
Any street trees placed in the park row will be chosen from the approved list. See
plan for details.
Section III, Water Conserving Landscaping Guidelines and Policies
Drought-tolerant landscaping will be used to replace most of the existing lawn.
Trees will be added per landscaping plan. Irrigation, controlled by timers, with
drippers and pop-up spray heads (primarily for the small lawn areas).
Lawn in the new plan is limited to 10% of the total landscaped area, on essentially
level slopes.
1067 East Main Site Review
April 1, 2011
Page 14
Exception to the Street Standard
Per pre-app comments and 18.88.050.F. Applicant seeks an exception to the
Street Standards requirement against the requirement for removing existing curb
cuts if alley access is available.
Applicant believes that keeping the existing curb cut and driveway, which is sized
for a single vehicle, to allow a single vehicle parking space adjacent to the existing
unit, per the existing usage, is a reasonable exception. Applicant's reasoning
includes these points:
1. The more parking is put in the rear, the worse the livability of the both units. The
existing parking area for the existing unit, adjacent to the existing house, is too
narrow, shaded by the adjacent buildings, and lacks privacy to be attractive as
recreation space. This area is apparently not used by the neighbors, and the
buildings on either side give a "canyon" feel. Leaving one parking space there
would allow more good recreation space adjacent to the new unit, without
detracting from the good recreation space of the existing unit. Requiring more
parking space at the alley would push the units closer together, diminishing
private livable space for the existing unit.
2. Emergency services will be directed by the street addresses of both units. The
existing driveway is the best way for them to access either unit. Removing the
driveway could reduce the safety of the residents.
3. There is no on-street parking on either side of East Main. Visitors, deliveries,
and anyone else trying to come to the either unit, both of which would have East
Main addresses, would need to determine that the parking is in the rear. Visitors
and deliveries would need to proceed to North Mountain and find the correct alley
entrance (there is a flag lot driveway that could be mistaken for an alley). We see
no obvious process that leads one to the alley entrance on North Mountain,
particularly for someone driving west on East Main.
4. Accessing the front unit from the back detracts from the privacy of the rear unit.
Since this is intended as a long-term (non-transient) residential rental, privacy
would be as important to residents of the rear unit as to those in the front. Placing
one of the parking spots for the front unit would mitigate this.
5. Ease of access for groceries and other vehicle loading and unloading by the
residents of the front unit is substantially diminished by forcing them to park
further away at the rear of the property. The existing configuration and proposed
Space 1 are ideal for this use.
6. There are only three curbs cuts in that blockof East Main, and all at spacings of
approximately 40 feet apron-to-apron. This is consistent with the historic pattern
of development prevalent along East Main from Mountain towards Lithia Way.
1067 East Main Site Review
April 1, 2011
Page 15
7. In the existing single-family configuration, multiple vehicles are stacked in the
existing driveway. Placing one space for the existing unit at the rear is still a
reduction in driveway traffic from current levels, an improvement which would not
be realized if this development does not occur.
The criteria for the request are therefore established, per 18.88.050.F, as follows:
A. Elimination of the curb cut has all of the drawbacks previously listed.
B. As eliminating the curb cut is demonstrably deficient to residents of the property,
allowing the curb cut is demonstrably superior. There is still a reduction in traffic
from the driveway by moving one required space to the alley.
C. The existing single-lane curb cut and placement of Space 1 (per plan) is the
minimum necessary to alleviate the problems listed.
D. The exception meets the goals of 18.88.010, by not requiring the creation of a
deficiency for the residents in comparison to the existing condition, improving
the conditions experienced by the rest of the community by reducing traffic from
the existing driveway, and still allowing needed in-fill in an R-3 zoned property.
1067 East Main Site Review
April 1 , 2011
Page 16
Administrative Variance to the Site Design and Use
Standard
Per the pre-app conference, Applicant is given to understand that a large portion of
the requirement for hedges around parking is to block headlight glare from affecting
dwelling unit occupants. Applicant proposes use of solid-surface fences (e.g., pine
boards with minimal gaps), three to six feet in height, to provide headlight blocking
between the various parking spaces and residences. Also, alongside Space 1, to
provide a sense of entry and direction from the street to the rear unit, Applicant
proposes paving three feet of the required buffer with continuous hard surface (brick
or concrete). This also enhances entering and exiting a vehicle at that space.
Per 18.72.090, these criteria for allowing this variance are established:
A. Pushing parking spaces further into the interior of the lot will substantially
detract from the livability for the residents as follows:
1. Requiring the 5 foot buffer and 8 foot setback at Space 1 would essentially
require this parking space to be placed off the alley, leading to all of the
problems discussed in the Street Standards Exception (see above).This is
an existing condition which would persist (be worse since multiple vehicles
are stacked there) if this project is not developed.
2. Requiring a 5 foot buffer consisting only of plants at the west edge of Space
2 would make it more difficult to enter/exit a vehicle parked there. Therefore
2 feet of the buffer, per plan, will contain stepping stones.
3. Requiring a hedge at the south side of Space 2, and/or the south side of
Space 3, will require shrinking the usable recreation area of the new unit.
The hedge requirement on the east side of Space 2 is satisfied by an
evergreen garden wall. The hedge requirement of Space 3 is satisfied by a
minimum 3-foot fence with landscaping toward the open recreational space.
4. Total landscaped area is not being reduced. Hedges are essentially being
replaced by more desirable open area.
B. Using fences to block headlight glare and exhaust is at least as effective as
hedges. Fences are proposed to replace hedges for these purposes in all areas
where the use of hedges would cause the problems listed above.
C. Per the definitions in Chapter II of the Site and Design Use standards, the
purpose of these hedges is screening. Fences accomplish this at least as well.
D. Hedges are still used wherever practical to accomplish the stated goals; for
example, at the east end of Space 3 and the west side of Space 2. Fences are
used wherever hedges would reduce the livability of the residences, or the
usability of related recreational areas.
1067 East Main Site Review
April 1, 2011
Page 17
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Porous Pavement
Page 1 of 4
Porous asphalt
sutface
Petforated drain
pipe (as needed)
1" choker course
Outfall pipe (as needed)
Drain rock (depth
varies per design)
Description
Porous pavement is a water-permeable structural
ground cover that infiltrates precipitation, attenuates
stormwater runoff flows and volumes, and reduces
temperatures. Porous pavement provides a stable
load-bearing sutface without increasing a project's total
impervious area.
The two main categories of porous pavements are 1)
pervious concrete and asphalt, and 2) permeable
pavers, Pervious concrete and asphalt are poured in
p I~c~ a qd. resemble thei r so Iidcounterpa [is, .exce pt the
fin~.si(sand and finer material) are removed. to create
morevoidspace for water to flow through. Permeable
pavers are~olid, discrete units typically made of pre-cast
concrete, brick, stone, or cobbles and set to allow water
tofl.bW. between them.
Application 8<< Limitations
PoroUs pavement Is not considered a water quality facility
to provide treatment of runoff from other impervious
Non-woven geotextile
. fabric
Subgrade
~
parking
f:lreas 8,
impermeable
landscape
~
impermeable
soils
o
111111111111111111
, permeable
soils
surfaces. However, pollutants captured from direct rainfall
on the porous pavement area are treated through filtration,
absorption, and other microbial degradation actions in the
subgrade. Porous pavement area may be considered 100%
pervious in water quality calculations, thus reducing the size
of required water quality facilities.
Pervious asphalt, pervious concrete, and permeable
pavers can be used in most pedestrian areas, residential
driveways, public sidewalks, and parking lots. Local
Jurisdictions may approve pervious asphalt and concrete
for private streets and public roadways on a case-by-
case basis.
Porous pavements should not be located over cisterns,
utility vaults, underground parking or other Impervious
sutfaces and should be applied only where the seasonal
high water table is at least 10 feet beneath the facility's
bottom or drain rock layer. Porous pavement should
not be applied in locations where there is a high risk of
chemical spillage.
.;r.
C]eanWate~ Services
19
Low Impact Development Approaches Handbook
July 2009
Porous Pavement
Page 2 of 4
Design Factors
Sizing
Porous pavement replaces Impervious area at a 1:1
ratio. All stormwater from the porous pavement sutface
must infiltrate directly into a crushed rock storage layer.
To deter clogging over time, porous pavement should
capture only direct rainfall. If approved by the local
jurisdiction, detention storage may be constructed
beneath the porous pavement and sized by approved
calculation. Water quality treatment must be provided
for anystormwater flowingJrom adjacent impervious
areas across the porous pavement.
Slopes
In general, porous pavement should not be used on
slopes greater than 20H: 1 V.
Piping
As needed, and where existing soils have low perm-
eability and an infiltration rate of 0.5" per hour or less,
proVide an under-drain to an approved outlet structure.
Setbacks
Checkwith the local building department to confirm
site-specific requirements. Impermeable liners are
recommended between base rock and adjacent
foundations and conventional Asphalt Cement Concrete
(ACC) or Portland Cement Concrete (PCC) pavement.
Concrete or brick
porous pavers
Sand between
pavers
1.5" - 3" washed sand
Non-woven geotextile
fabric
Drain rock (depth
varies per design)
Perforated drain pipe
(as needed)
Outfall pipe
(as needed)
Non-woven geotextile
fabric
Subgrade
Porous PavemenfDesi~n
For specific design mix, usetheJollpwingreferences:
. Pervious asphalt
ODOT 2008 Standard Specification, or as updated.
See National Asphalt Pavement Association
Information Series 131 for additional information.
. Pervious concrete
Stormwater ManagementManual, Chapter 2,
Pervious Pavement sectipn,City. of Portland Bureau
of Environmental Services, 2008 orasupdated.
. Pavers
Interlocking Concrete Pavement Institute
specifications and Portl.cmd DepClrtment of
TransPQrt~tion 2007 pt~ndardSpecifjcation Section
00760.00 or asupdgted.
Porous Pavers, Portland Community College, Rock Creek Campus
,(
Clean\~later ~. Services
20
Low Impact Development Approaches Handbook
July 2009
Porous Pavement
Porous Pavers
Design Factors (Continued)
Beddin~ Course
The bedding course beneath pervious asphalt or
concrete pavement consists of clean 1" or greater chol{er
course meetingAASHTO No. 57.
Aggregate Base
The base course consists of washed, 3/4" to 2"
uniformly graded aggregate. The depth of the aggregate
base course will vary per design. .
Geotextile Fabric
Non-woven geotextile fabric should be placed between
the subgrade (native soil) and the aggregate base for
proper separation.
Subgrade
Excavate to the bed bottom elevation. Care should be
taken to avoid compaction of the subgrade surface and
all construction eqUipment should be kept off the subgrade.
If based on the soil type, the excavation of the surface has
been sealed, the surface should be lightly scarified or raked
to provide infiltration values consistent with the design.
For traffic areas, compact the subgrade soli for public
roadways, private streets, parking lots, and fire lanes to
ensure structural stability and minimize rutting. Com-
paction should be to 95%. Because compaction reduces
soil permeability it should be done with caution and
scarified prior to setting the aggregate base. Protect the
subgrade from truck traffic. It is imperative to protect the
porous pavement subgrade from over-compaction. If the
subgrade is to be compacted, infiltration testing should
be conducted during design of porous pavement to
adequately account for reduced soil permeability.
Construction
Porous pavement is to be protected from fines infiltration
during site construction by covering with visqueen or
similar impervious material.
Porous Asphalt
Porous Concrete
Porous Recycled Concrete
,p
C]eanWate;~ Service,~
21
Low Impact Development Approaches Handbook
July 2009
Maintenance
. Check with the local jurisdiction about use of porous
pavement for public facilities.
. If approved for use in the public right-of-way,
the permittee must comply with local jurisdiction
requirements for a maintenance assurance period. If
private, the property owner is responsible for ongoing
maintenance per a recorded maintenance agreement
(see Appendix for example maintenance agreement).
Porous pavement on private roads must be in a .
separate tract. .
. Porous pavemElnt requires regenerative air style
vacuuming at least once a year, but twice a year is
recommended to remove fine particulates from the
infiltration spaces. Without this ongoing maintenance,
the facility may become impervious. Over time,
settling may occur and aggregate base, washed sand,
and/ or pavers may need to be replaced or repaired.
. Sealing is a common maintenance practice with
conventional asphalt. Pervious asphalt must not be
sealed or it will lose its pervious function. Owners
should take extra cafe not to seal pervious asphalt
pavement. If porous pavement is seflled, additional
stormwater treatment may be required.
. See Appendix for detailed maintenance checklist.
References
. Clean Water Services Design and Construction
Standards .
. Stormwater Management Manual; City of Portland
Bureau of Environmental Services, 2008.
Porous Concrete, Clean Water Services Fie d Operations Center
Porous Pavers, West Linn Wil/amette Park
22
.~
CleanW3te~ Services
Low Impact Development Approaches Handbook
July 2009
~~e- ~tAbry . IrJ 7k
Planning Division
51 Winburn Way, Ashland OR 97520
en" Of
ASHLAND 541-488-5305 Fax 541-488-6006
ZONING PERMIT APPLICATION
FILE
DESCRIPTION OF PROJECT
DESCRIPTION OF PROPERTY
Street Address I D Co 1- E I\( n'V\ f\;1 ~
Assessor's Map No. 39 1 E 1PI. At:J
Zoning . 12 ~ :)
Pursuing LEED@ Certification? DYES l:R NO
ST, A~L~ dK
Tax Lot(s) 1400
Comp Plan Designation tv' vdh &\/1"\ Ii) k1s1 d.a^" h Cv \
Name
Phone
E-Mail
Address
City
PROPERTY OWNER
Name W I-t I~ I e\~ ?tZoc?lS ell ~ ~hone
M""fL~ 'Po 13~ 3. 38 r,;. 0.(. ...... r J
Address 'PH"~ I~ ~ 2.1--0 81f.t S1.
.
54 \-t-o~-li23, E-Mail
City A f-lL,4NO
Zip q 7fszi:J
SURVEYOR. ENGINEER. ARCHITECT. LANDSCAPE ARCHITECT. OTHER
Title
Name
Phone
E-Mail
Address
City
Zip
Title
Name
Phone
E-Mail
Address
City
Zip
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. I further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnished justifies the granting of the request;
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or improvements are properly located on the ground.
Failure in this regEfd-wil result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be remove rrny expE se. If I have any doubts, I am advised to seek competent professional advice and assistance.
Date
Applicant's Signature
est, I have read and understood the complete application and its consequences to me as a property
s-JI /2011
Date (
[To be completed by City S.~ . .
Date Received --J f) () ! I ~ dtJ//
Zoning PermilType
Filing Fee
OVER ~~
G:\comm-dev\planning\Fomls & Handouts\Zoning Pcmlit Application.doc
Job Address:
Owner's Name: WHITE IRIS PROPERTIES Phone:
Customer #: 03310 State Lie No:
SHOSTROM DALE T City Lie No:
Applicant: 309 PIONEER ST N
Address: ASHLAND OR 97520
Sub-Contractor: .,
Phone: Address:
Applied: 04/01/2011
Issued:
Expires: 09/28/2011 Phone:
State Lie No:
Maplot: 391 E09AD1400 City Lie No:
DESCRIPTION: Site Review for an ARU
!/if]:'
COMMUNITY DEVELOPMENT
20 East Main 51.
Ashland, OR 97520
www.ashland.OLUS
Tel: 541-488-5305
Fax: 541-488-5311
TTY: 800-735-2900
Inspection Request Line: 541-552-2080
CITY OF
ASHLAND