HomeMy WebLinkAbout2008-107 Findings - Strawberry Lane
BEFORE THE CITY COUNCIL
FOR THE CITY OF ASHLAND
STATE OF OREGON
July 15, 2008
IN THE MAlTER OF PLANNING ACTION #2008-00182, A REQUEST FOR
OUTLINE PLAN APPROVAL UNDER THE PERFORMANCE STANDARDS
OPTIONS CHAPTER (AMC 18.88) FOR A SIX-LOT, FNE-UNIT SUBDMSION
FOR THE PROPERTY LOCATED AT 5()() STRAWBERRY LANE.
ALSO INCLUDED ARE REQUESTS FOR A PHYSICAL CONSTRAINTS
REVIEW PERMIT FOR THE DEVELOPMENT OF HILLSIDE LANDS; A
TREE REMOVAL PERMIT TO REMOVE 13 TREES SIX-INCHES IN
DIAMETER OR LARGER, INCLUDING ONE SIGNFICIANT TREE, AN 18-INCH
OAK.; AND AN EXCEPTION TO STREET STANDARDS TO ALLOW THE
APPLICANTS TO END STREET IMPROVEMENTS AT THE DRIVEWAY OF
THE PROPOSED LOT FNE RATHER THAN EXTENDING THEM TO THE
SOUTHERN BOUNDARY OF THE DEVELOPMENT.
APPLICANT: McLellan, Robert & Laura
RECITALS:
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) FINDINGS,
) CONCLUSIONS
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1) Tax lot 201 of Map 39 IE 08 AC is located at 5()() Strawberry Lane and is zoned RR-.5-P Rural
Residential.
2) The applicants are requesting Outline Plan Approval to allow a six-lot, five-unit subdivision
under the Performance Standards Options Chapter for the property located at 500 Strawberry Lane. The
application also requests a Physical & Environmental Constraints Review Pennit for Development of
Hillside Lands, a Tree Removal Pennit to remove 13 trees six-inches in diameter at breast height (d.b.h.)
or larger, and an Exception to Street Standards to allow the applicants to end street improvements at the
driveway of Lot 5 rather than extending them to the southern boundary of the project. Site improvements
are outlined on the plans on file at the Department of Community Development.
3) The criteria for Outline Plan approval under the Performance Standards Options are described in
Chapter 18.88 as follows:
a) That the development meets all applicable ordinance requirements of the City of Ashland.
b) That adequate key City facilities can be provided including water, sewer, paved access to and
through the development, electricity, urban storm drainage, police and fire protection and
adequate transportation; and that the development will not cause a City facility to operate beyond
capacity.
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Page I
c) That the existing and natural features of the land; such as wetlands, floodplain corridors,
ponds, large trees, rock outcroppings, etc., have been identified in the plan of the development and
significant features have been included in the open space, common areas, and unbuildable areas.
d) That the development of the land will not prevent adjacent land from being developed for the
uses shown in the Comprehensive Plan.
e) That there are adequate provisions for the maintenance of open space and common areas, if
required or provided, and that if developments are done in phases that the early phases have the
same or higher ratio of amenities as proposed in the entire project.
f) That the proposed density meets the base and bonus density standards established under this
Chapter.
4) The criteria for a Physical Constraints Review pennit are described in Chapter 18.62.040.1 as
follows:
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.
5) The criteria for a Tree Removal Permit are described in Chapter 18.61.080 as follows:
A. Hazard Tree: The Staff Advisor shall issue a tree removal permit for 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 fall and injure persons or property. A hazard tree may also include a tree that is
located within public rights of way and is causing damage to existing public or private
facilities or services and such facilities 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 a foreseeable danger of property damage to an
existing structure and such hazard or danger cannot reasonably be alleviated by
treatment or pruning.
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2. The City may require the applicant to mitigate for the removal of each hazard tree
pursuant to AMC 18.61.084. Such mitigation requirements shall be a condition of
approval of the permit.
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 of the following:
1. The tree is proposed for 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 Standards). The Staff Advisor may require the building
footprint of the development to be staked to allow for accurate verification of the permit
application; and
2. Removal of the tree will not have a significant negative impact on erosion, soil stability,
flow of surface 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 200 feet of 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 be
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 landscaping designs that would lessen the impact on trees, so long as the
alternatives continue to comply with other provisions of 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 18.61.084. Such mitigation requirements shall be.a condition
of approval of the permit.
6) The criteria for an Exception to Street Standards are described in 18.88.050.F as follows:
A. There is demonstrable difficulty in meeting the specific requirements of this chapter due to a
unique or unusual aspect of the site or proposed use of the site.
B. The variance will result in equal or superior transportation facilities and connectivity;
C. The variance is the minimum necessary to alleviate the difficulty; and
D. The variance is consistent with the stated Purpose and Intent of the Performance Standards
Options Chapter.
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7) The Planning Commission, following proper public notice, held a public hearing on March 11,
2008 at which time testimony was received and exhibits were presented. At the conclusion of the
hearing Catherine Dimino, one of the parties who had participated in the hearing, requested that the
record be held open for seven days, and the applicants requested an additional seven days to respond to
additional written arguments. The Planning Commission continued their deliberation to the April 8,
2008 meeting at which time they approved the application subject to conditions pertaining to the
appropriate development of the site.
8) A timely appeal was filed by neighbor Catherine Dimino who had participated in the previous
hearing process both orally and in writing.
9) The City Council, following proper public notice, held a public hearing on June 17, 2008 at
which time testimony was received and exhibits were presented. The record made before the Planning
Commission was received and made a part of the record for this proceeding. At the conclusion of the
hearing, appellant Catherine Dimino requested that the record be held open for seven days, and the
applicants requested an additional seven days to respond to additional written arguments. The City
Council continued their deliberation to the July 15, 2008 meeting at which time they approved the
application subject to conditions pertaining to the appropriate development of the site.
Now, therefore, the City Council of the City of Ashland finds, concludes and recommends as follows:
SECTION 1. EXHIBITS
For the purposes of reference to these Findings, the attached index of exhibits, data, and testimony
will be used.
Staff Exhibits lettered with an "S"
Proponent's Exhibits, lettered with a "P"
Opponent's Exhibits, lettered with an "0"
Hearing Minutes, Notices, Miscellaneous Exhibits lettered with an "M"
SECTION 2. CONCLUSORY FINDINGS
2.1 The City Council finds that it has received all information necessary to make a decision
based on the record made before the Planning Commission, Council Communications from staff:
public hearing testimony and the exhibits received.
2.2 The City Council finds that the proposal to develop a six-lot, five-unit subdivision meets all
applicable criteria for Outline Plan approval and an Exception to Street Standards described in
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Chapter 18.88; that the proposed Physical Constraints Review permit meets all applicable criteria
in Chapter 18.62; and that the proposed removal of 13 trees six-inches in diameter at breast
height or greater, including one significant 18-inch oak, meets all applicable criteria for a Tree
Removal permit in Chapter 18.61. The City Council further finds that the Performance Standards
Options Chapter 18.88 provides for more flexibility than is permissible under conventional
zoning codes in order to reduce the impacts of development on the natural environment, and that
this flexibility can be applied to look at lot coverage in terms of the subdivision site as a whole in
order to protect natural features of the site while providing for the architectural creativity and
innovation that the chapter seeks to encourage.
2.3 The City Council finds that the development meets all applicable ordinance requirements
of the City of Ashland with the attached conditions of approval. The Site Plan provided
delineates the proposed building envelopes, setbacks, and driveway locations. The setbacks on
the perimeter of the subdivision and for the front yards are ~uired to meet the standard setback
requirements of the Rural Residential zoning district, and the proposal satisfies this requirement.
The City Council finds that the applicable Solar Access standards must be protected, and further
finds that if the applicants wish to exceed the applicable Solar Access standards, Solar Access
Variances will be required to be applied for concurrently with the Final Plan application.
The City Council finds that adequate key City facilities can be provided to serve the project
including water, sewer, paved access to and through the development, electricity, urban storm
drainage, police and fire protection and adequate transportation; and that the development will
not cause a City facility to operate beyond capacity. Water, sanitary sewer, storm water, and
electric services are available from the Strawberry Lane and Hitt Road rights-of-way and will
connect through the individual lot driveways. Storm drain facilities will include private
detention systems on the individual lots. Paved access is available from both Strawberry Lane
and Hitt Road.
The City Council finds that the significant natural features of the property are the existing trees and
the steeply-sloped, heavily-wooded slopes on the southern end of the site. The Council further
finds that the proposed lot layout, common area and building envelope placements, and driveway
locations have been selected in order to protect these natural features. 59 of the 72 trees on the site
over six-inches in diameter at breast height are to be preserved, driveways are to be located in
response to the site topography to minimize site and slope disturbances, and the applicants also
propose to protect the most steeply sloped southern portion of the site in a commonly owned open
space tract.
The City Council finds that development of the land will not prevent adjacent land from being
developed for the uses shown in the Comprehensive Plan. The parcels to the north, east and west
are similarly zoned and have recently been subdivided for development as part of the Strawberry
Meadows subdivision. The undeveloped properties to the south are zoned WR Woodland
Residential, and their further development is already severely constrained by the presence of
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July 15,2008
Page 5
slopes over 35 percent.
The City Council finds that the applicants proposal to deed restrict the proposed open space Lot 6
from further development and to provide Conditions, Covenants and Restrictions (CC&R's) to
provide for the necessary maintenance of the open space lot, including the implementation and
maintenance of the approved fire prevention and control plan, and petpetual maintenance of
required long term erosion control measures, represents adequate provisions for the maintenance
of the open space.
The City Council finds the density meets the base density standards established under the
Performance Standards Options for the Rural Residential (RR-.5-P) zone. The site has a base
density of five units (4.62 acres x 1.2 dwelling units per acre = 5.544 units), including the existing
single family home already in place on the proposed Lot 4.
The City Council finds that no new streets are proposed with the proposed application, and that
the proposed lots will take access from the existing Strawberry Lane and Hitt Road rights-of-
way. A condition has been added to require that sidewalks and street tree installation be
completed along a small portion of the subject property's Strawberry Lane frontage where they
are lacking, and an Exception to Street Standards has been requested by the applicants to end
street improvements at the relocated gate past the driveway of Lot 5 rather than extending them
to the southern boundary of the project.
2.4 The City Council finds that potential impacts and hazards have been considered and that
adverse impacts will be minimized through the proposed subdivision's design and the associated
mitigation measures recommended by the project geotechnical expert. The applicants have
provided a geotechnical study which concludes that the proposed subdivision and associated site
grading are considered to be feasible with respect to the stability of the subsurface and slope
conditions observed on site. This report includes recommendations for necessary site
preparation, retaining, and erosion control, and proposes an inspection schedule to insure that
these recommendations are properly implemented during site work. The more steeply sloped
areas at the southern end of the site will be preserved as commonly owned open space, and
protected from future development, and development of the proposed Lot 5, which includes
slopes in excess of 25 percent within its building envelope, will be subject to a separate Physical
Constraints Review. The Council finds that the applicants have taken all reasonable steps to
reduce the adverse impacts of the development on the environment.
2.5 The City Council finds the request for a Tree Removal Permit to remove 13 trees six-
inches or larger in diameter at breast height (d.b.h.), including one significant IS-inch d.b.h. oak
tree meets the applicable approval criteria in IS.61.0S0. These trees are located within the
proposed building envelopes, and all other trees on site are to be preserved. The Council finds
that the removals have been requested in order to permit the application to be consistent with
other applicable Ashland Land Use Ordinance requirements and standards in attempting to
minimize site disturbance associated with the subdivision, will not have significant negative
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impacts to the site or SUlTOundings, and that the removal of the significant oak will be mitigated
either on-site or off-site as provided in the ordinance at the time of removal.
2.6 The City COWlcil finds that the proposed Exception to Street Standards to allow the
applicants to end street improvements at the relocated gate near the driveway of Lot 5 rather than
extending them to the southern bowulary of the project meets the applicable criteria in Chapter
18.88. The installation of the full public street improvements including sidewalks would require
that significant site disturbance along more than 300 feet of the Hitt Road right-of-way in a steeply-
sloped and heavily- wooded area which the applicants have proposed to protect as one of the site's
principal natural features, which the COWlcil finds to represent a demonstrable difficulty given the
unique aspects of the site and its proposed use. The future development of properties to the south is
constrained by steep slopes, and the Exception requested aids in the preservation and protection of
the sloped areas on the project site. An existing gate is in place on Hitt Road to control public
access to a city-owned water tank on the property immediately south of the project site, and will be
slightly relocated to accommodate the driveway for the proposed Lot 5. The application proposes
to ensure adequate fire protection through the installation of fire sprinklers in all homes and the
implementation of a fire prevention and control plan, and the applicants will install a new fire
hydrant on Hitt Road. The applicants have previously provided easement access and trail
improvements across the southern portion of the subject property to provide a pedestrian link
between Hitt Road and the nearby Birdsong Lane, and have agreed to sign in favor of any future
improvements to Hitt Road. The applicants have also proposed to provide a third off-street
parking space for each of the proposed lots to address visitor parking demand, and the COWlcil also
finds that additional on-street parking spaces should be identified on Hitt Road at the time of Final
Plan submittal in order to ensure adequate fire access in the wildfire interface and to off-set on-
street parking that would otherwise have been provided if Hitt Road were extended to the boundary
of the proposed subdivision. The COWlcil finds that the proposed Exception is the minimum
necessary to alleviate the difficult as paved access is proposed to be provided to the last developable
lot in the development, and its driveway placement has been planned to avoid further disturbance of
the steeply sloped portions of the site in a manner consistent with the purpose and intent of the
chapter.
2.7 The City Council finds that the issue of the applicants' participation in the completed
Strawberry Lane Local Improvement District (LID) is not relevant to the approval criteria
applicable to the current request.
SECTION 3. DECISION
3.1 Based on the record of the Public Hearing on this matter, the City Council concludes that the proposal
for Outline Plan approval to develop a six-lot, five-unit subdivision; an Exception to Street Standards; a
Physical Constraints Review permit; and removal of 13 trees greater than six-inches in diameter at breast
height (d.b.h.) including one significant tree, an 18-inch d.b.h. oak, is supported by evidence contained
within the record.
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Therefore, based on our overall conclusions, and upon the proposal being subject to each of the following
conditions, we approve Planning Action #2008-00182. Further, if anyone or more of the conditions below
are found to be invalid, for any reason whatsoever, then Planning Action #2008-00182 is denied. The
following are the conditions and they are attached to the approval:
1) That all proposals of the applicant are conditions of approval unless otherwise modified herein.
2) All conditions of the geotechnical report prepared by Amrhein Associates, Inc. and dated October
12, 2007, including but not limited to the inspection schedule, shall be conditions of approval
unless otherwise modified herein.
3) That all proposed lots shall be subject to Solar Access Standard A unless 1) materials are
provided with the Final Plan submittal demonstrating that an individua110t has a negative north
slope in excess of 15 percent which would render it subject to Solar Access Standard B; or 2) a
Solar Access Variance is applied for and approved for the individual lots concurrently with Final
Plan approval. Solar setback calculations shall be submitted with each building permit to
demonstrate compliance with the applicable standards, and shall include identification of the
required solar setbacks with supporting formula calculations and elevation or cross-section
drawings clearly labeling the height of the solar producing point(s) from the identified natural
grade.
4) That all measures installed for the purposes of long-term erosion control, including but not
limited to vegetative cover, rock walls, retaining walls and landscaping shall be maintained in
perpetuity on all areas in accordance with 18.62.089.B.7.
5) That prior to Final Plan approval:
a) Engineering for the utility plan including but not limited to the water, sewer, storm
drainage and electric facilities shall be submitted. The utility plan shall include the
location of connections to all public facilities in and adjacent to the development,
including the locations of water lines and meter sizes, fire hydrants, sewer mains and
services, manholes and clean-outs, storm drainage pipes and catch basins, and locations
of all primary and secondary . electric services including line locations, transformers (to
scale), cabinets, meters and all other necessary equipment. Transformers and cabinets
shall be located in areas least visible from streets, while considering the access needs of
the Electric Department. Any required private or public utility easements shall be
delineated on the utility plan.
b) An Electric Distribution Plan shall be coordinated with the Ashland Electric Department,
and shall be included in the utility plan with the Final Plan submittal.
c) A drainage plan including necessary final engineering for the private lot stormwater
detention systems and any off-site storm drain system improvements shall be provided.
d) The engineering for sidewalk improvements to complete sidewalk installation along the
subject property's full Strawberry Lane frontage shall be provided with the Final Plan
submittal.
e) The recommendations from the March 6, 2008 meeting of the Ashland Tree Commission,
where consistent with applicable standards, shall be incorporated into the Final Plan
submittal's Landscaping, Irrigation, and Tree Protection and Removal Plans.
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t) A draft copy of the CC&R's and the applicants' proposed Deed Restrictions shall be
provided. The CC&R' s shall describe responsibility for the maintenance of all
commonly-owned open space including but not limited to the implementation and
maintenance of the approved fire prevention and control plan, and perpetual maintenance
of required long tenn erosion control measures. The CC&R' s shall note that any
deviation from the approved Tree Removal and Protection Plan must receive written
approval from the City of Ashland Planning Department. The CC&R's and Deed
Restrictions shall be recorded concurrently with the final plat.
g) The overall lot coverage for the subdivision as a whole shall be limited to no more than
20 percent. At the time of final plan submittal, the applicants shall provide a breakdown,
by square footage, of the allowed lot coverage allocated to each lot and demonstrating
that the overall subdivision's lot coverage does not exceed the 20 percent allowed in the
RR-.5 zoning district.
h) That written verification from the project geotechnical expert shall be provided with the
Final Plan submittal indicating that the revised six-lot subdivision configuration and
associated improvements are consistent with the original report.
i) That a landscape and irrigation plan addressing the re-vegetation of cut and fill slopes
required in the geotechnical report shall be provided with the Final Plan submittal.
j) That in addition to the third off-street parking space proposed to be provided on each of
Lots 1-5 by the applicants, the Final Plat submittal shall identify four on-street parking
spaces to be provided on Hitt Road in bays near the relocated gate and between the
driveways of Lots 2 and 4.
6) That prior to the issuance of an excavation pennit:
a) A preconstruction conference to review the requirements of the Physical Constraints
Review Pennit shall be held prior to site work, storage of materials, or the issuance of an
excavation pennit. The conference shall include the Ashland Planning Department,
Ashland Building Department, the project engineer, project geotechnical experts,
landscape professional, arborist, and contractor. The applicants or applicants'
representative shall contact the Ashland Planning Department to schedule the
preconstruction conference.
b) That a Verification Pennit in accordance with 18.61.042.B shall be applied for and
approved by the Ashland Planning Division prior to site work, storage of materials and/or
the issuance of an excavation or building permit. The Verification Pennit is to inspect
the trees to be removed and the installation of tree protection fencing. The tree protection
for the trees to be preserved shall be installed according to the approved Tree Protection
Plan prior to site work or storage of materials. Tree protection fencing shall be chain link
fencing a minimum of six feet tall and installed in accordance with 18.61.2oo.B.
c) That the temporary erosion control measures (i.e. fabric sediment fencing, straw bales,
crushed rock pads, straw erosion control matting or plastic sheeting) shall be installed and
maintained according to the approved plan prior to any site work, storage of materials, or
issuance of an excavation permit. These measures shall be inspected and approved by the
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Staff Advisor prior to site work:, storage of materials, or the issuance of an excavation
permit.
d) The applicants shall provide a performance bond, letter of credit or other financial
guarantee in an amount equal to 120 percent of the value of the erosion control measures
necessary to stabilize the site.
7) That prior to the signature of the final survey plat:
a) All easements for sewer, water, drainage, electric, streets or public pedestrian access shall
be indicated on the final survey plat as required by the City of Ashland.
b) Street trees, located one per 30 feet of street frontage, shall be installed along the
Strawberry Lane street frontage as part of the subdivision infrastructure improvements.
Street trees shall be chosen from the Recommended Street Tree List and shall be installed
in accordance with the specifications noted in the Recommended Street Tree List. The
street trees shall be irrigated.
c) Subdivision infrastructure improvements, including but not limited to utilities; driveways,
driveway approaches and associated erosion control measures; the extension of curbs,
gutters, paving and sidewalk improvements on Hitt Road between the end of the existing
improvements and the relocated gate location; and sidewalks and street trees on
Strawberry Lane shall be installed according to approved plans prior to the signature of
the final survey plat. The Hitt Road improvements beyond the driveway of Lot 5 shall be
sufficient to accommodate the placement of parking bays to accommodate two parking
spaces and associated vehicular circulation, and shall be shown in the Final Plan
submittal.
d) That the installation of driveway approaches shall be completed according to city
standards under permit from the Public W orks/Engineering Department and any
necessary inspections approved.
e) The existing sidewalk on Hitt Road shall be extended to the northerly edge of the Lot 5
driveway's approach.
t) Electric services shall be installed underground to serve Lots 1-5. At the discretion of the
Staff Advisor, a bond may be posted for the full amount of underground service
installation (with necessary permits and connection fees paid) as an alternative to
installation of service prior to signature of the final survey plat. In either case, the electric
service plan shall be reviewed and approved by the Ashland Electric Department and
Ashland Engineering Division prior to installation.
g) That the sanitary sewer laterals and water services including connection with meters at
the street shall be installed for Lots 1-5.
h) That Amrhein Associates, Inc. shall inspect the site according to the inspection schedule
of the engineering geology report dated October 12, 2007 provided with the application.
Prior to signature of the final survey plat, Amrhein Associates, Inc. shall provide a final
report indicating that the approved grading, drainage and erosion control measures were
installed as per the approved plans, and that all scheduled inspections were conducted by
the project geotechnical expert periodically throughout the project.
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i) The landscaping and irrigation for re-vegetation of cut/fill slopes and erosion control shall
be installed in accordance with the approved plan prior to signature of the final survey
plat. Vegetation shall be installed in such a manner as to be substantially established
within one year of installation.
j) The applicants shall sign an agreement to participate in the future cost of street
improvements for Hitt Road, including but not limited to sidewalks, curbs, gutters,
paving, and storm drains.
k) That the applicants shall complete the relocation of the gate at the end of the
improvements on Hitt Road to the southern extent of the street improvements. The
relocation of the gate will be coordinated with the City of Ashland Water Department.
8. That prior to the issuance of a building permit:
a) Individual lot coverage calculations including all impervious surfaces shall be submitted
with each building permit to demonstrate compliance with the lot coverage allocated to
each lot. Building footprints, walkways, driveways including the flag drive for Lot 3,
parking areas, and any impervious surfaces shall be counted for the purpose of lot
coverage calculations.
b) The setback requirements of 18.88.070 shall be met and identified on the building permit
submittals including but not limited to the required width between buildings as described
in 18.88.070.D.
c) Building permit submittals shall clearly demonstrate compliance with the applicants'
proposed "Elevation Height Limits" by providing cross-sections or elevation drawings
with building heights and elevations above sea level clearly labeled.
d) That a Physical and Environmental Constraints Permit for Hillside Development shall be
applied for and approved in accordance with 18.62.040 for the development of Lot 5 prior
to submission or issuance of a building permit.
9. That prior to the issuance of a certificate of occupancy:
a) That the requirements of the Fire Department, including that approved addressing shall be
installed prior to combustible construction; that a fire prevention and control plan shall be
implemented and maintained; and that fire apparatus access, fire sprinklers as proposed
by the applicants, and a fire hydrant shall be installed, shall be addressed.
b) All exterior lighting shall be directed on the property and shall not illuminate adjacent
proprieties.
c) For Lot #3, the applicants shall provide mitigation for the removal of Tree #31 through
on-site replanting, off site replanting, or payment in lieu of planting as provided for in
AMC 18.61.084.
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d) Driveways greater than 50 feet in length, which are considered by definition to be flag
drives and thus subject to the flag drive standards, shall be constnlcted according to flag
drive requirements that a I2-foot paved width and IS-foot clear width be maintained, and
that parking spaces be configured so that vehicles can turn and exit to the street in a
forward manner.
CITY OF ASHLAND, OREGON
1f7/0Y
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Date
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