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199 E Hersey Street March 11, 2015 Page 1 The comments of this preapp are preliminary in nature and subject to change based upon the submittal of additional or different information. The Planning Commission or City Council are the final decision making authority of the City, and are not bound by the comments made by the Staff as part of this preapplication. ASHLAND PLANNING DEPARTMENT PRE-APPLICATION CONFERENCE COMMENT SHEET September 16, 2015 SITE: 229 W. Hersey St. APPLICANT: Rogue REQUEST: Partition & Site Review PLANNING STAFF COMMENTS: This pre-application conference is intended to highlight significant issues of concern to staff and bring them to the applicant’s attention prior to their preparing a formal application submittal. Procedural Handling: It appears that only two lots are being created, and that the units are to be rentals on a single parcel. If this is the case, there may be little benefit from using the Performance Standards Options Chapter (i.e. the flexibility of the Chapter still requires meeting all perimeter setbacks of the parent parcel, all front yard setbacks and solar access requirements, but would be more costly.) These comments are prepared for a Land Partition on that basis. Parking: The application details a parking requirement of 13 spaces, but only describes 11 to be provided, including one on-street credit. The application should make clear all parking spaces to be provided. Access & Minimum Street Frontage (AMC 18.2.4.010): All lots are required to front on a public street other than an alley for a minimum of 40 feet with the exception of lots approved through a flag lot partition or lots which abut on a cul-de-sac turn-around area, where the minimum frontage width is 25 feet. As illustrated, the proposed Parcel Two does not meet this requirement. Solar Access: All lots created through land division (i.e. partition or subdivision) are subject to Solar Access “Standard A”, and may not cast a shadow over the north property line greater than that which would be cast by a six-foot fence. In addition, final application submittals must demonstrate compliance with the Solar Access Performance Standard requirements of AMC , which requires that newly created lots have a north-south dimension sufficient to meet the requirements of a “Standard A” lot and provide a demonstration that a 21-foot side structure can be placed on the property with a required solar setback no more than half the lot’s north-south dimension. As proposed, it appears that the northernmost building on Parcel Two (Building 1) may have difficulty meeting the Standard A solar access requirements. Setbacks: Within the R-3 district, there is a required front yard setback of 15 feet. Building 1 on Parcel Two appears to be shown at only approximately eight feet from the front property line, and would need to be adjusted to meet the required setback. (Even with a Performance

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Page 1: PLANNING STAFF COMMENTS · This pre-application conference is intended to highlight significant issues of concern to staff and bring them to the applicant’s attention prior to their

199 E Hersey Street

March 11, 2015 Page 1

The comments of this pre‐app are preliminary in nature and subject to change based upon the submittal of additional or different information. The Planning Commission or City Council are the final decision making authority of the City, and are not bound by the comments made by the Staff as part of this pre‐application.  ASHLAND PLANNING DEPARTMENTPRE-APPLICATION CONFERENCE COMMENT SHEET September 16, 2015

SITE: 229 W. Hersey St. APPLICANT: Rogue REQUEST: Partition & Site Review

PLANNING STAFF COMMENTS: This pre-application conference is intended to highlight significant issues of concern to staff and bring them to the applicant’s attention prior to their preparing a formal application submittal. Procedural Handling: It appears that only two lots are being created, and that the units are to be rentals on a single parcel. If this is the case, there may be little benefit from using the Performance Standards Options Chapter (i.e. the flexibility of the Chapter still requires meeting all perimeter setbacks of the parent parcel, all front yard setbacks and solar access requirements, but would be more costly.) These comments are prepared for a Land Partition on that basis. Parking: The application details a parking requirement of 13 spaces, but only describes 11 to be provided, including one on-street credit. The application should make clear all parking spaces to be provided. Access & Minimum Street Frontage (AMC 18.2.4.010): All lots are required to front on a public street other than an alley for a minimum of 40 feet with the exception of lots approved through a flag lot partition or lots which abut on a cul-de-sac turn-around area, where the minimum frontage width is 25 feet. As illustrated, the proposed Parcel Two does not meet this requirement. Solar Access: All lots created through land division (i.e. partition or subdivision) are subject to Solar Access “Standard A”, and may not cast a shadow over the north property line greater than that which would be cast by a six-foot fence. In addition, final application submittals must demonstrate compliance with the Solar Access Performance Standard requirements of AMC , which requires that newly created lots have a north-south dimension sufficient to meet the requirements of a “Standard A” lot and provide a demonstration that a 21-foot side structure can be placed on the property with a required solar setback no more than half the lot’s north-south dimension. As proposed, it appears that the northernmost building on Parcel Two (Building 1) may have difficulty meeting the Standard A solar access requirements. Setbacks: Within the R-3 district, there is a required front yard setback of 15 feet. Building 1 on Parcel Two appears to be shown at only approximately eight feet from the front property line, and would need to be adjusted to meet the required setback. (Even with a Performance

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Standards Development, front yard setbacks must follow the underlying zone’s requirements as noted in AMC 18.3.9.070.) Lot Coverage/Landscaping:

The maximum lot coverage permitted within the zone is 75 percent. 25 percent of the lot must be retained as landscaping, with a size- and species-specific landscape and irrigation plan provided.

Trash/recycle enclosure areas, bicycle parking structures, utility vaults / cabinets / meters, mailboxes, patios, etc. all are deducted from the landscaped areas and are counted as lot coverage. At this point all surfaces which are not landscaped with vegetation are included in the lot coverage calculation.

A maximum of 200 square feet or five percent of the permitted lot coverage, whichever is less, may be developed in an approved porous solid surface that allows storm water infiltration into the soil below, and is exempt from the lot coverage calculations. This exemption is not available for driveways or parking areas. The balconies shown exceed this allowance – only 200 square feet of porous solid surface coverage area would be exempt from the coverage calculations.

Open Space: Eight percent of the lot must be provided as usable recreational space for residents. This required open space should be delineated on the site plan in terms of location, area and coverage calculation. A density bonus is only available for space that would otherwise be developed (i.e. a bonus could not be claimed for the required eight percent) and would need to demonstrate that the treatment of the space realistically provided for daily use by residents, or with “major recreational facilities” and was not merely incidental space). In past applications, garden space has not been considered to constitute recreational space. Street Improvements: The application is required to provide city standard street frontage improvements, and alley improvements may also be required if necessary for parking circulation/access, fire apparatus access or drainage. Hersey Street is classified as an Avenue in this vicinity, and requires a seven- to eight-foot landscaped parkrow planting strip with street trees and a six-foot wide sidewalk. Right-of-way dedication or a public pedestrian easement would be required for any portion of these improvements that extend beyond the existing public right-of-way. Any reduction to these improvements would require an Exception to the Street Standards. Site Review: Construction of a multi-family residential complex is subject to Site Design Review and would need to demonstrate compliance with the applicable approval criteria and standards.

Elevations: Scalable exterior elevations of all buildings proposed on the site are required to be submitted. Indicate the material, color, texture, shape and other design features, including mechanical devices. Elevations should be drawn to a scale of one-inch equals ten feet or greater.

Energy: Additionally, the method and type of energy proposed to be used for heating, cooling and lighting of the building and the approximate annual amount of energy used

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per source and the methodology used to make the approximation. Landscape & Irrigation Plan:

A comprehensive landscape plan and corresponding irrigation plan will be required for the entire parcel. The landscaping and irrigation plan shall comply with the standards from the Site Design and Use Standards

Street trees must be provided at a spacing of one tree per 30 feet of street frontage, selected and planted according to the Recommended Street Tree Guide with irrigation provided.

Exterior Lighting

All exterior lighting should be selected, placed, directed and/or shrouded to prevent light from spillover (i.e. direct illumination) onto neighboring properties. Please provide the lighting specifications on the final application submittals.

Trash / Recycling

An opportunity to recycle facility will be required to be provided either as a shared facility screened from the public right of way (recommended) or as separate facilities. You should consult with Recology about how the trash/recycling can best be accommodated on site (dumpster or cans).

Tree Protection and Preservation: An inventory of all trees six-inches in diameter at breast height and greater on the property and within 15 feet of the property boundaries is required with the application. The inventory must include detailed information including but not limited to species, diameter at breast height, condition, and drip line/protection area of each tree. The plan must clearly identify trees to be preserved and those to be removed. Public Facility Installation: The submittal will need to demonstrate that adequate public facilities can and will be provided to serve the proposed development. Undergrounding of existing services, new utility installation to serve newly created lots, and street and/or alley improvements are typically required to be completed prior to the signature of the final survey plat. The placement of poles and guy wires, transformers, vaults, meters, fire department connections, etc. should be planned so as not to intrude into the pedestrian corridor while considering the access needs of the Electric Department. Drainage: A drainage plan should be provided with the final application addressing how the entire site will provide for adequate drainage according to Public Works/Engineering standards detailed at the end of this document. Neighborhood Outreach: In-fill development projects in established neighborhoods can be a concern for neighbors. Staff always recommends that applicants approach affected neighbors, make them aware of the proposal, and try to address any concerns as early in the process as possible. Notices will be sent to owners of neighboring properties within a 200-foot radius,

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notice made to the newspapers, and signs posted on the site once an application is deemed complete. In many cases, it is better if neighbors first hear of the proposal from the applicants rather than via a more formal notice from the city.

OTHER DEPARTMENTS’ COMMENTS

BUILDING DEPARTMENT: No comments provided at this stage. Please contact the Building Division for Building Codes-related information at (541) 488-5305. CONSERVATION DEPARTMENT: Applicants should contact the Conservation Division as early in the process as possible to verify the Conservation Housing requirements if a density bonus is to be proposed. There may be current City of Ashland rebates for the installation of high efficiency toilets (HET) as well as some appliances such as refrigerators, dishwashers and washing machines. Appliances may also be eligible for state tax credits through the Oregon Department of Energy. There may also be opportunities for homes to be built more sustainably or more energy efficient with financial and/or technical assistance from the City. For more information on currently available Conservation programs, please contact the City of Ashland Conservation Division at (541) 552-2062 or e-mail [email protected]. ELECTRIC DEPARTMENT: Staff understands that the applicants have been in initial conversations with the Electric Department and have been made aware that new primary underground infrastructure will be necessary to serve the property. To be deemed complete, an application must include an electric service plan approved by the Electric Department. Please contact Dave Tygerson in the Electric Department as soon as possible at (541) 552-2389. Dave will arrange an on-site meeting to assist in developing an approved electric service plan, and provide information on service requirements and fees. Please allow extra time for scheduling the on-site meeting and subsequent plan preparation. FIRE DEPARTMENT: Please see comments from Division Chief Margueritte Hickman of the Fire Department at the end of this document. For any further information, Please contact Chief Hickman at (541) 552-2229. OREGON DEPARTMENT OF TRANSPORTATION (ODOT): Thank you for sending agency notice of a pre-application for a Minor Land Partition at 199 E. Hersey. We reviewed this and determined that it would not significantly affect state transportation facilities under the State Transportation Planning Rule (OAR 660-012-0060) or State Access Management Rule (OAR 734-051-000). We have no further comments at this time. For any additional information, please contact Don Morehouse at 541-774-6399 or via email at: [email protected] PUBLIC WORKS DEPARTMENT (Engineering, Utilities, Streets, Transportation & Storm Water Drainage): Please see comments from Karl Johnson in the Engineering Division at the end of this document. For any further information, please contact Karl at (541) 552-2415 or via e-mail to: [email protected].

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WATER DEPARTMENT: If the project will require additional water services the applicant/owner will need to contact the City of Ashland Water Department for the availability, placement and costs associated with the installation of these services (meters).The fees for water service installations are separate charges paid to the water division and will typically run from less than $500 into the thousands depending on size and number of services.. Contact Steve Walker of the Water Quality Division for further information at (541) 552-2326.

ZONING DISTRICT REQUIREMENTS ZONING: R-3 (High Density Multi-Family Residential) LANDSCAPING REQUIREMENTS: 25 percent of site. A size- and species-specific landscaping & irrigation plan is required at time of formal application. Avoid using lawn. Provide irrigation system. Include street trees, one per 30 feet of street frontage. Also include trees in parking area – one tree per seven parking spaces and at least seven percent of the parking area in landscaping. PARKING, ACCESS, AND INTERNAL CIRCULATION: Residential dwellings require one space per studio or one-bedroom unit less than 500 square feet; 1.5 spaces for one-bedroom units greater than 500 square feet; 1.75 spaces for two-bedroom units; and two spaces for three-bedroom or greater units. LOT COVERAGE: A maximum of 75 percent of the lot may be covered with building footprints, decks, driveways, walkways and other lot coverage. SETBACKS: 15 feet for front yard excluding garages, 20 feet for front facing garages; Eight feet or the width of any PUE for an unenclosed porch (a minimum of six feet in depth), six feet for side yards but ten feet for side yards abutting a street other than an alley; ten feet per story for rear yard -- plus applicable solar setback. SIGNS: Residential - N/A

SUBMITTAL & PROCEDURAL REQUIREMENTS PROCEDURE: A Land Partition is considered to be a “Type I” application, and would be subject to an administrative decision by the Planning Director, with notice to neighbors and the possibility of appeal. However, Outline Plan approval through the Performance Standards Options Chapter or Site Design Review approval for an aggregate square footage over 10,000 square feet would both trigger a “Type II” procedure with a decision through a hearing before the Planning Commission and the potential for “on the record” appeal to Council.

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Application Requirements: As detailed in chapter 18.5.1.060, Type II applications shall include the required application materials detailed below. Type II decisions are made through a quasi-judicial public hearing before the Planning Commission, following public notice. Type II decisions provide an opportunity for appeal to the City Council.

18.5.1.060  Type II Procedure (Quasi‐Judicial Decision – Public Hearing) Type  II  decisions  are  made  by  the  Planning  Commission  after  a  public  hearing,  with  an 

opportunity for appeal to the City Council. 

A.  Application Requirements.  

1.  Application  Form  and  Fee.  Applications  for  Type  II  review  shall  be made  on  forms 

provided by the Staff Advisor. One or more property owners of the property for which 

the planning action  is  requested, and  their authorized agent, as applicable, must  sign 

the application. The required application  fee must accompany the application  for  it to 

be considered complete. 

2.  Submittal Information. The application shall include all of the following information. 

a.  The information requested on the application form. 

b.  Plans and exhibits required for the specific approvals sought. 

c.  A written statement or letter explaining how the application satisfies each and all of 

the relevant criteria and standards in sufficient detail. 

d.  Information demonstrating  compliance with  all prior decision(s)  and  conditions of 

approval for the subject site, as applicable. 

e.  The required fee. 

The application is required to include scalable drawings of the proposal (i.e. plan requirements) as well as written findings addressing the applicable approval criteria in accordance with the Ashland Land Use Ordinance (ALUO), Chapter 18 of the Ashland Municipal Code. The following section includes the requirements for plans and approval criteria which are applicable to the proposal as described in the pre-application submittals. When more than one planning approval is required for the proposal, multiple sections of the ALUO may apply. The burden of proof is on the applicant(s) to ensure that all applicable criteria are addressed in writing and that all required plans, written findings, and other materials are submitted even if those items were not discussed in specific, itemized detail during this initial pre-application conference. Narrative Submittal Requirements: Applicants are advised that in addition to required plans, written findings addressing how the ordinance criteria are satisfied in narrative format are required. The applicable criteria are included below. RELEVANT CRITERIA AND STANDARDS: Applicants are advised that in addition to

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required plans, written findings addressing how the ordinance criteria are satisfied in narrative format are required. The applicable criteria are included below. The Ashland Land Use Ordinance in its entirety may be accessed on-line at: http://www.ashland.or.us/SIB/files/AMC_Chpt_18_current.pdf . Two (2) copies of the written findings addressing the approval criteria for Site Design Review, as detailed in LUO 18.5.2.050. An  application  for  Site  Design  Review  shall  be approved  if  the proposal meets  the criteria  in subsections A, B, C, and D below. The approval authority may, in approving the application, impose conditions of approval, consistent with the applicable criteria.  

A.  Underlying  Zone.  The  proposal  complies with  all  of  the  applicable  provisions  of  the 

underlying zone (part 18.2), including but not limited to: building and yard setbacks, lot 

area  and  dimensions,  density  and  floor  area,  lot  coverage,  building  height,  building 

orientation, architecture, and other applicable standards. 

B.  Overlay Zones. The proposal complies with applicable overlay zone requirements  (part 

18.3 (Detail, Downtown and Historic District Overlays )). 

C.  Site Development and Design Standards. The proposal complies with the applicable Site 

Development  and Design  Standards  of  part  18.4,  except  as  provided  by  subsection  E, 

below. 

D.  City  Facilities.  The  proposal  complies with  the  applicable  standards  in  section  18.4.6 

Public Facilities, and that adequate capacity of City facilities for water, sewer, electricity, 

urban  storm  drainage,  paved  access  to  and  throughout  the  property,  and  adequate 

transportation can and will be provided to the subject property. 

E.  Exception to the Site Development and Design Standards. The approval authority may 

approve  exceptions  to  the  Site Development and Design  Standards of part 18.4  if  the 

circumstances in either subsection 1 or 2, below, are found to exist. 

1.  There  is a demonstrable difficulty meeting  the specific  requirements of  the Site 

Development  and  Design  Standards  due  to  a  unique  or  unusual  aspect  of  an 

existing structure or the proposed use of a site; and approval of the exception will 

not  substantially  negatively  impact  adjacent  properties;  and  approval  of  the 

exception  is  consistent with  the  stated  purpose  of  the  Site  Development  and 

Design; and  the exception  requested  is  the minimum which would alleviate  the 

difficulty.; or 

2.  There  is  no  demonstrable  difficulty  in meeting  the  specific  requirements,  but 

granting the exception will result  in a design that equally or better achieves the 

stated purpose of the Site Development and Design Standards.  

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Two (2) copies of written findings addressing the following criteria from Chapter 18.5.3.050 for a Land Partition: A.   The future use for urban purposes of the remainder of the tract will not be impeded.  B.   The  development  of  the  remainder  of  any  adjoining  land  or  access  thereto will  not  be impeded.  C.   The partition plan  conforms  to applicable City‐adopted neighborhood or district plans,  if 

any, and any previous land use approvals for the subject area.  D.   The tract of land has not been partitioned for 12 months.  E.   Proposed  lots  conform  to  the  requirements  of  the  underlying  zone,  per  part  18.2,  any 

applicable  overlay  zone  requirements,  per  part  18.3,  and  any  applicable  development standards,  per  part  18.4  (e.g.,  parking  and  access,  tree  preservation,  solar  access  and orientation).  

F.   Accesses  to  individual  lots  conform  to  the  standards  in  section  18.4.3.080  Vehicle  Area Design. See also, 18.5.3.060 Additional Preliminary Flag Lot Partition Plat Criteria.  

G.   The proposed streets, utilities, and surface water drainage  facilities conform to the street design standards and other requirements in part 18.4, and allow for transitions to existing and potential future development on adjacent  lands. The preliminary plat shall  identify all proposed public improvements and dedications.  

H.   Unpaved Streets.  1.  Minimum  Street  Improvement. When  there exists a 20‐foot wide access along  the 

entire street frontage of the parcel to the nearest fully improved collector or   arterial street, as designated in the Comprehensive Plan, such access shall be   improved with an asphaltic concrete pavement designed for the use of the proposed   street.  The minimum width of the street shall be 20‐feet with all work done under permit  of  the Public Works Department.  

 2. Unpaved Streets. The Public Works Director may allow an unpaved street for access   for a land partition when all of the following conditions exist.  

a.  The  unpaved  street  is  at  least  20‐feet  wide  to  the  nearest  fully  improved   collector or  arterial street. The City may  require  the  street  to be graded  (cut   and  filled)  to  its  standard  physical  width,  and  surfaced  as  required  in   chapter 18.4.6 prior to the signature of the final partition plat by the   City.  b. The centerline grade on any portion of the unpaved street does not exceed ten   percent.  

  c.  The final elevation of the street shall be established as specified by the Public Works  Director  except  where  the  establishment  of  the  elevation  would produce a substantial variation in the level of the road surface. In this case, the slope of the lot shall be graded to meet the final street elevation.  

d. Should the partition be on an unpaved street and paving  is not required, the applicant shall agree to participate in the costs and to waive the rights of the owner of the subject property to remonstrate both with respect to the owners agreeing  to  participate  in  the  cost  of  full  street  improvements  and  to  not remonstrate  to  the  formation  of  a  local  improvement  district  to  cover  such 

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improvements  and  costs  thereof.  Full  street  improvements  shall  include paving,  curb,  gutter,  sidewalks,  and  the  undergrounding  of  utilities.  This requirement shall be precedent  to  the signing of  the  final survey plat, and  if the owner declines to so agree, then the application shall be denied.  

I.   Where an alley exists adjacent to the partition, access may be required to be provided from the alley and prohibited from the street.  

J.   Required State and Federal permits, as applicable, have been obtained or can reasonably be obtained prior to development.  

K.   A  partition  plat  containing  one  or more  flag  lots  shall  additionally meet  the  criteria  in section 18.5.3.060. 

18.5.3.060 Additional Preliminary Flag Lot Partition Plat Criteria The approval authority shall approve a preliminary plat application for a flag lot partition only where all of the following criteria are met.

A. The criteria of section 18.5.3.050 are met.

B. For the purpose of meeting the minimum lot area requirement, the lot area, exclusive of the flag drive area, must meet the minimum square footage requirements of the zoning district.

C. Flag drives shall be in the same ownership as the flag lots served. Where two or more lots are served by the same flag drive, the flag drive shall be owned by one of the lots and an easement for access shall be granted to the other lot or lots.

D. Except as provided in subsection 18.5.3.060.H, below, the flag drive serving a single flag lot shall have a minimum width of 15 feet and contain a 12 foot wide paved driving surface. For drives serving two flag lots, the flag drive shall be 20 feet wide, with a 15 foot wide driving surface to the back of the first lot, and a 12 foot wide driving surface to the rear lot. Drives shared by adjacent properties shall have a width of 20 feet, with a 15 foot paved driving surface. Width shall be increased on turns where necessary to ensure fire apparatus remain on a paved surface during travel.

E. Curb cuts have been minimized, where possible, through the use of common driveways. No more than two flag lots are served by the flag drive.

F. Flag drive grades shall not exceed a maximum grade of 15 percent. Variances may be granted for flag drives for grades in excess of 15 percent but no greater than 18 percent for not more than 200 feet. Such variances shall be required to meet all of the criteria for approval in chapter 18.5.5 Variances.

G. Flag drives shall be constructed to prevent surface drainage from flowing over sidewalks or other public ways.

H. Flag lots adjacent to an alley shall meet all of the requirements of this section, except that:

1. Vehicle access shall be from the alley only where required as a condition of approval.

2. No screening and paving requirements shall be required for the flagpole.

3. A four foot pedestrian path shall be installed within the flagpole and improved and

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maintained with either a concrete, asphalt, brick, or paver block surface connecting the street to the buildable area of the flag lot.

4. The flag pole width shall be no less than eight feet wide and the entrance of the pole at the street shall be identified by the address of the flag lot clearly visible from the street on a four-inch by four-inch post that is 3½ feet high. The post shall be painted white with black numbers three inches high running vertically down the front of the post. For flagpoles serving two or more dwellings, the addresses of such dwellings shall be on a two foot by three foot white sign clearly visible from the street with three-inch black numbers.

I. Flag drives and fire work areas shall be deemed Fire Apparatus Access Roads under the Oregon Fire Code and subject to all requirements thereof.

J. When required by the Oregon Fire Code, flag drives greater than 150 feet in length shall provide a turnaround (see Figure 18.4.6.040.G.5). The Staff Advisor, in coordination with the Fire Code Official, may extend the distance of the turnaround requirement up to a maximum of 250 feet in length as allowed by Oregon Fire Code access exemptions.

K. Each flag lot has at least three parking spaces situated to eliminate the necessity for vehicles backing out.

L. There shall be no parking within ten feet of the centerline of the drive on either side of the flag drive entrance.

M. Flag drives serving structures greater than 24 feet in height, as defined in part 18.6, shall provide a fire work area of 20 feet by 40 feet clear of vertical obstructions and within 50 feet of the structure. The fire work area requirement shall be waived if the structure served by the drive has an approved automatic sprinkler system installed.

N. Both sides of the flag drive have been screened with a site-obscuring fence, wall or evergreen hedge to a height of from four to six feet, except in the front yard setback area where, starting five feet from the property line, the height shall be from 30 to 42 inches in the remaining setback area. Such fence or landscaping shall be placed at the extreme outside of the flag drive in order to ensure adequate fire access.

O. The applicant has executed and filed with the Community Development Department an agreement between applicant and the City for paving and screening of the flag drive. Such an agreement shall specify the period within which the applicant, or agent for applicant, or contractor shall complete the paving to standards as specified by the Public Works Director and screening as required by this section, and providing that if applicant should fail to complete such work within such period, the City may complete the same and recover the full cost and expense thereof from the applicant. An agreement shall also provide for the maintenance of the paving and screening pursuant to this section, and assurance ongoing maintenance.

P. Flag lots shall be required to provide a useable yard area that has a minimal dimension of 20 feet wide by 20 feet deep. As used in this chapter, the term "useable yard area" means a

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private yard area which is unobstructed by a structure or automobile from the ground upward.

Two (2) copies of written materials addressing the following criteria for a Variance as detailed in AMC 18.5.5.050  A.  The  approval  authority  through  a  Type  I  or  Type  II  procedure,  as  applicable, may  approve  a 

variance upon finding that it meets all of the following criteria. 

1.  The  variance  is  necessary  because  the  subject  code  provision  does  not  account  for 

special or unique physical circumstances of the subject site, such as topography, natural 

features, adjacent development, or similar circumstances. A legal lot determination may 

be sufficient evidence of a hardship for purposes of approving a variance. 

2.  The  variance  is  the  minimum  necessary  to  address  the  special  or  unique  physical 

circumstances related to the subject site. 

3.  The proposal’s benefits will be greater than any negative impacts on the development of 

the  adjacent  uses  and will  further  the  purpose  and  intent  of  this  ordinance  and  the 

Comprehensive Plan of the City. 

4.  The need  for the variance  is not self‐imposed by  the applicant or property owner. For 

example, the variance request does not arise as result of a property line adjustment or 

land division approval previously granted to the applicant. 

B.  In granting a variance, the approval authority may  impose conditions similar to those provided 

for  conditional  uses  to  protect  the  best  interests  of  the  surrounding  property  and  property 

owners, the neighborhood, or the City as a whole. 

Two (2) copies of written findings addressing the following criteria from chapter 18.5.7.040.B.2. for Tree Removal Permit to remove a tree that is not a hazard (if applicable to the final proposal).

2.  Tree That  is Not a Hazard. A Tree Removal Permit  for a  tree  that  is not a hazard  shall be 

granted if the approval authority finds that the application meets all of the following criteria, or 

can be made to conform through the imposition of conditions. 

1.  The tree is proposed for removal in order to permit the application to be consistent with 

other  applicable  Land  Use Ordinance  requirements  and  standards,  including  but  not 

limited to applicable Site Development and Design Standards  in part 18.4 and Physical 

and Environmental Constraints in part 18.10. 

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. 

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 

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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.  

4.  Nothing in this section shall require that the residential density to 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  of  alternate  landscaping 

designs  that would  lessen  the  impact on  trees, so  long as  the alternatives continue  to 

comply with the other provisions of this ordinance.  

5.  The City  shall  require  the  applicant  to mitigate  for  the  removal of  each  tree  granted 

approval  pursuant  to  section  18.5.7.050.  Such  mitigation  requirements  shall  be  a 

condition of approval of the permit.

Two (2) copies of written findings addressing the following criteria from chapter 18.4.6.020.B.1. for an Exception to Street Standards (if applicable to the final proposal). The approval authority may approve exceptions to the standards section in 18.4.6.040 Street Design Standards if all of the following circumstances are found to exist.

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 exception will result in equal or superior transportation facilities and connectivity considering

the following factors where applicable.

i. For transit facilities and related improvements, access, wait time, and ride experience. ii. For bicycle facilities, feeling of safety, quality of experience (i.e., comfort level of bicycling

along the roadway), and frequency of conflicts with vehicle cross traffic. iii. For pedestrian facilities, feeling of safety, quality of experience (i.e., comfort level of

walking along roadway), and ability to safety and efficiency crossing roadway.

c. The exception is the minimum necessary to alleviate the difficulty. d. The exception is consistent with the Purpose and Intent of the Street Standards in subsection

18.4.6.040.A. PLAN REQUIREMENTS Two (2) scalable copies of the plans below on paper no larger than 11"x 17”. Note: These copies are used for the Planning Commission packet and for the notices mailed to neighbors. Please submit clear, reproducible copies. Two (2) scalable copies of a Preliminary Map as required in AMC 18.5.3.040  B. Preliminary Plat Information.   Please provide the following  information to scale on an 11 X 17 inch paper.  1. General information  

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a.    Name of subdivision (partitions are named by year and file number). This name shall not      duplicate the name of another land division in the City or vicinity.  b.   Date, north arrow, and scale of drawing.  c.   Location of the development sufficient to define its location in the City, boundaries.  d.   Zoning of parcel to be divided, including any overlay zones.  e.    A  title block  specifying “minor or major partition” and  including  the partition number, 

City  of  Ashland,  the  names,  addresses,  and  telephone  numbers  of  the  owners  of  the subject property and, as applicable, the name of the engineer and surveyor, and the date of the survey.  

f.   Identification of the drawing as a “preliminary plat”.  

2. Existing Conditions. Except where the Staff Advisor deems certain information is not relevant, applications  for  Preliminary  Plat  approval  shall  contain  all  of  the  following  information  on existing conditions of the site.  

a.   Streets.  Location, name, and present width of all  streets, alleys, and  rights‐of‐way on and abutting the site.  

b.   Easements. Width,  location,  and  purpose  of  all  existing  easements  of  record  on  and abutting the site;  

c.   Utilities. Location and identity of all utilities on and abutting the site. If water mains and sewers are not on or abutting the site, indicate the direction and distance to the nearest one and show how utilities will be brought to standards;  

d.   Topography and Natural Features. A topographic map showing contour intervals of five feet  or  less  and  the  location  of  any  physical  constrained  lands,  pursuant  to  chapter 18.3.10,  and  any  natural  features,  such  as  rock  outcroppings,  wetlands,  streams, wooded areas, and isolated preservable trees.  

e.   The Base Flood Elevation, Floodplain Corridor Elevation, and Floodplain Boundary, per the Ashland Floodplain Corridor Maps, as applicable.  

f.   North arrow and scale.   

3.  Proposed  Development.  Except where  the  Staff  Advisor  deems  certain  information  is  not relevant, applications for Preliminary Plat approval shall contain all of the following information on the proposed development.  

a.   Proposed lots, streets, tracts, open space, and park land (if any); location, names, right‐of‐way dimensions.  

b.   Location, width, and purpose of all proposed easements;  c.   Approximate  dimensions,  area  calculation  (e.g.,  in  square  feet),  and  identification 

numbers for all proposed lots and private tracts (e.g., private open space, common area, or street).

Two (2) copies of the materials required for a Site Design Review application as detailed in LUO 18.5.2.040. The following  information  is required for Site Design Review application submittal, except where the Staff Advisor determines that some information is not pertinent and therefore is not required. 

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A.  General Submission Requirements. Information required for Type I or Type II review, as 

applicable  (see  sections  18.5.1.050  and  18.5.1.060),  including  but  not  limited  to  a 

written statement or  letter explaining how the application satisfies each and all of the 

relevant criteria and standards. 

B.  Site Design Review Information. In addition to the general information required for Site 

Design Review, the applicant shall provide the following information.  

1.  Basic Plan Information. Plans and drawings shall include the project name, date, 

north arrow, scale, and names and addresses of all persons  listed as owners of 

the  subject property on  the most  recently  recorded deed. The  scale of  site and 

landscaping  plans  shall  be  at  least  one  inch  equals  50  feet  or  larger,  and  of 

building elevations one inch equals ten feet or larger. 

2.  Site Analysis Map. The site analysis map shall contain the following information. 

a.  Vicinity map. 

b.  The  property  boundaries,  dimensions,  and  area  of  the  site  shall  be 

identified. 

c.  Topographic  contour  lines  at  5‐foot  intervals  or  less,  except where  the 

Staff Advisor determines that larger intervals will be adequate for steeper 

slopes. 

e.  Zone  designation  of  the  and  adjacent  to  the  proposed  development, 

including lands subject to overlay zones including but not limited to lands 

subject  to  Detail  Site  Review,  Downtown  Design  Standards,  Historic 

District,  Pedestrian  Place,  Physical  and  Environmental  Constraints,  and 

Water Resource Protection Zones overlays (see part 18.3 Special Districts 

and Overlays). 

f.  The location and width of all public and private streets, drives, sidewalks, 

pathways,  rights‐of‐way,  and  easements  on  the  site  and  adjoining  the 

site. 

g.  The location and size of all public and private utilities, on and adjacent to 

the subject site, including: 

i.  Water lines; 

ii.  Sewer lines, manholes and cleanouts; 

iii.  Storm drainage and catch basins; and 

iv.  Fire hydrants. 

h.  Site features, including existing structures, pavement, drainage ways, rock 

outcroppings,  areas  having  unique  views,  and  streams,  wetlands, 

drainage ways, canals and ditches. 

i.  The location, size, and species of trees six inches DBH or greater, including 

trees  located on the subject site and trees  located off‐site that have drip 

lines extending into the subject site.  

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3.  Proposed Site Plan. The site plan shall contain the following information. 

a.  The  proposed  development  site,  including  boundaries,  dimensions,  and 

gross area. 

b.  Features identified on the existing site analysis maps that are proposed to 

remain on the site. 

c.  Features identified on the existing site map, if any, which are proposed to 

be removed or modified by the development. 

d.  The  location and dimensions of all proposed public and private  streets, 

drives, rights‐of‐way, and easements. 

e.  The  location  and  dimensions  of  all  existing  and  proposed  structures, 

utilities, pavement, and other improvements, including: 

i.  Connection to the City water system and meter locations; 

ii.  Connection to the City sewer system; 

iii.  Connection to the City electric utility system and meter locations; 

iv.  New and/or replaced fire hydrants and vault locations; 

v.  The proposed method of drainage of the site; and 

vi.  The  opportunity‐to‐recycle  site  and  solid  waste  receptacle, 

including proposed screening. 

f.  Location of drainage ways and public utility easements in and adjacent to 

the proposed development. 

g.  Setback dimensions for all existing and proposed structures. 

h.  The  location  and  dimensions  of  entrances  and  exits  to  the  site  for 

vehicular, pedestrian, and bicycle access. 

i.  The  location and dimensions of all parking and vehicle circulation areas 

(show striping for parking stalls), including accessible parking by building 

code. 

j.  Pedestrian  and  bicycle  circulation  areas,  including  sidewalks,  internal 

pathways, pathway  connections  to adjacent properties, and any bicycle 

lanes or trails. 

k.  Outdoor recreation spaces, common areas, plazas, outdoor seating, street 

furniture, and similar improvements. 

l.  Location of outdoor lighting. 

m.  Location of mail boxes, if known. 

n.  Locations of bus stops and other public or private transportation facilities. 

o.  Locations, sizes, and types of signs. 

4.  Architectural drawings. Architectural drawings, as applicable. 

a.  Exterior elevations of all proposed buildings, drawn to a scale of one inch 

equals  ten  feet or greater;  such plans  shall  indicate  the material,  color, 

texture,  shape,  and  design  features  of  the  building,  and  include 

mechanical devices not fully enclosed in the building. 

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b.  Exterior  elevations  of  other  proposed  structures,  including  fences, 

retaining walls, accessory buildings, and similar structures. 

c.  The elevations and locations of all proposed signs for the development. 

d.  For  non‐residential  developments  proposed  on  properties  located  in  a 

Historic  District,  section  drawings  including  exterior  walls,  windows, 

projections,  and  other  features,  as  applicable,  and  drawings  of 

architectural  details  (e.g.,  column  width,  cornice  and  base,  relief  and 

projection, etc.) drawn to a scale ¾ of an inch equals one foot or larger. 

5.  Preliminary  Grading  and  Drainage  Plan.  A  preliminary  grading  and  drainage 

plan  prepared  by  an  engineer  shall  be  submitted with  the  application  for  Site 

Design Review where a development  site  is ½ of an acre or  larger as deemed 

necessary  by  the  Staff  Advisor.  The  preliminary  grading  plan  shall  show  the 

location and extent to which grading will take place,  indicating general changes 

to  contour  lines,  slope  ratios,  slope  stabilization  proposals,  and  location  and 

height  of  retaining walls,  if  proposed,  and  temporary  and  permanent  erosion 

control measures.  Surface  water  detention  and  treatment  plans may  also  be 

required, in accordance with chapter 18.4.6 Public Facilities. 

6.  Erosion  Control  Plan.  An  erosion  control  plan  addressing  temporary  and 

permanent erosion control measures, which shall include plantings where cuts or 

fills  (including  berms),  swales,  storm  water  detention  facilities,  and  similar 

grading is proposed. Erosion control plans in Hillside Lands shall also conform to 

section 18.3.10.090 Development Standards for Hillside Lands. 

7.  Landscape and Irrigation Plans. 

a.  Landscape and irrigations plans shall include the following information. 

i.  The location, size, and species of the existing and proposed plant 

materials, and any other pertinent features of the proposed 

landscaping and plantings. 

ii.  A tree protection and removal plan consistent with chapter 18.4.5 

for sites with trees that are to be retained, protected, and 

removed. 

iii.  At time of building permit submittals, an irrigation plan including 

a layout of irrigation facilities. 

b.  When water conserving landscaping is required pursuant to section 

18.4.4.030, the landscape plan shall contain the following additional 

information. 

i.  Information from proposed site plan. 

ii.  Landscape contact person, including address and telephone 

number. 

iii.   Identification of cut and fill areas. 

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iv.  Location of underground utilities and all transformer and utility 

meter locations. 

v.  Slopes exceeding ten percent and grade changes in root zones of 

plants to be retained on site. 

vi.  Inventory of existing plant materials on site identifying that will 

remain and will be removed. 

vii.   Composite plant list including quantity, size, botanical name, 

common name, variety, and spacing requirements of all proposed 

plant material. 

viii.  Mulch areas labeled according to material and depth. 

ix.  Shrub and tree planting and staking detail. 

x.  Root barrier design, installation specifications, and details. 

xii.  Design and installation specifications of any proposed tree grates. 

c.  When water conserving landscaping is required pursuant to section 

18.4.4.030, the irrigation plan included with the building permit 

submittals shall contain the following additional information. 

i.  Information from proposed site plan. 

ii.  Irrigation  contact  person,  including  address  and  telephone 

number. 

iii.  For lots with a landscaped area greater than 5,000 square feet, a 

grading plan and  topographic map  showing  contour  intervals of 

five feet or less. 

iv.  Identification  of water  source  and  point  of  connection  including 

static and operating pressure. 

v.  If Talent  Irrigation District  (TID)  is used,  list  the  size and  type of 

filtration method. 

vi.  Area of irrigated space in square feet. 

vii.  Size,  type,  brand,  and  location  of  backflow  device,  as  well  as 

make, model, precipitation rate, and location of sprinkler heads. 

viii.  Layout of drip system showing type of emitter and  its outputs, as 

well as type of filtration used. 

ix.  Piping  description  including  size  schedule  or  class,  type  of 

mounting  used  between  piping  and  sprinkler  heard,  depth  of 

proposed trenching, and provisions for winterization. 

x.  Size,  type,  brand,  and  location  of  control  valves  ad  sprinkler 

controllers. 

xi.  Size,  type,  depth,  and  location  of  materials  for  under  paving 

sleeves. 

xii.  Type and location of pressure regulator. 

xiii.  Type and location of rain sensor. 

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xiv.  Monthly irrigation schedule for the plant establishment period (6 – 

12 months) and for the first year thereafter. 

xv.  Water schedule for each zone from the plan. 

8.  Narrative. Letter or narrative report documenting compliance with the applicable 

approval criteria contained  in section 18.5.2.050. Specifically, the narrative shall 

contain the following. 

a.  For commercial and industrial developments: 

i.  The  square  footage  contained  in  the  area  proposed  to  be 

developed. 

ii.  The percentage of the lot covered by structures. 

iii.  The percentage of the lot covered by other impervious surfaces. 

iv.  The total number of parking spaces. 

v.  The total square footage of all landscaped areas. 

Two (2) scalable copies of a Tree Protection and Preservation Plan as required in AMC 18.4.5.030. In order to obtain approval of a tree protection plan; an applicant shall submit a plan to the City, which clearly depicts all trees to be preserved and/or removed on the site. The plan must be drawn to scale and include the following.   

1.   Location, species, and diameter of each tree on site and within 15 feet of the site.  2.   Location of the drip line of each tree.  3.    An inventory of the health and hazard of each tree on site, and recommendations 

for treatment for each tree.  4.    Location of existing and proposed roads, water, sanitary and storm sewer,  

    irrigation, and other utility lines/facilities and easements. 5.   Location of dry wells, drain lines and soakage trenches.  6.   Location of proposed and existing structures.  7.   Grade change or cut and fill during or after construction.  8.   Existing and proposed impervious surfaces.  9.    Identification of a contact person and/or arborist who will be responsible for  

    implementing and maintaining the approved tree protection plan.  10.   Location and type of tree protection measures to be installed per section    

    18.4.5.030.C.   C. Tree Protection Measures Required.  1.   Chain link fencing, a minimum of six feet tall with steel posts placed no farther than ten 

feet  apart,  shall  be  installed  at  the  edge  of  the  tree  protection  zone  or  dripline, whichever  is greater, and at  the boundary of any open space  tracts,  riparian areas, or conservation easements that abut the parcel being developed.  

2.   The fencing shall be flush with the initial undisturbed grade.  3.   Approved signs shall be attached to the chain link fencing stating that inside the fencing 

is a  tree protection  zone, not  to be disturbed unless prior approval has been obtained from the Staff Advisor for the project.  

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4.   No  construction activity  shall occur within  the  tree protection  zone,  including, but not limited to dumping or storage of materials such as building supplies, soil, waste  items, equipment, or parked vehicles.  

5.   The tree protection zone shall remain  free of chemically  injurious materials and  liquids such  as  paints,  thinners,  cleaning  solutions,  petroleum  products,  concrete  or  dry wall excess, and construction debris or run‐off.  

6.   No excavation, trenching, grading, root pruning, or other activity shall occur within the tree protection zone unless approved by the Staff Advisor.  

7.   Except  as  otherwise  determined  by  the  Staff  Advisor,  all  required  tree  protection measures set forth in this section shall be instituted prior to any development activities, including, but not limited to clearing, grading, excavation, or demolition work, and shall be removed only after completion of all construction activity, including landscaping and irrigation installation.  

D. Inspection. The applicant shall not proceed with any construction activity, except installation of erosion control measures, until  the City has  inspected and approved  the  installation of  the required tree protection measures and a building and/or grading permit has been issued by the City.    

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NEXT APPLICATION DEADLINE: First Friday of each month PLANNING COMMISSION HEARING: Second Tuesday of each month FEES: Land Partition (?) $ 1,012 + $67/lot (Outline & Final Plan) $ 2,705 + $136/lot

Site Design Review (Type I) $ 1,012 + $67/unit Site Design Review (Type II) $ 2,032 + $136/unit Exception to Site Design Standards $ 0 Variance $ 0 Exception to Street Standards $ 0 Tree Removal Permit $ 0 NOTES: Applications are accepted on a first come-first served basis. All applications received are reviewed by staff, and must be found to be complete before being scheduled at a Planning Commission meeting. Applications will not be accepted without a complete application form signed by the applicant(s) and property owner(s), all required materials and full payment. Applications are reviewed for completeness within 30 days from application date in accordance with ORS 227.178. The first fifteen COMPLETE applications submitted are processed at the next available Planning Commission meeting. For further information, please contact: September 16, 2015 Derek Severson, Associate Planner Date Phone: 541-552-2040 or e-mail: [email protected]

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Public Works Pre‐Application Comments for 229 W. Hersey St.     1. Engineered  Plans  ‐  Where  public  improvements  are  required  or  proposed,  the 

applicant’s engineer shall submit design plans  for approval of all public  improvements identified  on  the  approved  plan  or  as  specified  in  conditions  of  approval.  All  design plans must meet the City of Ashland Public Works Standards.  Engineered construction plans and specifications shall be reviewed and signed by the Public Works Director, prior to construction.  All public facilities within the development will be designed to the City of  Ashland  Engineering  Design  Standards  for  Public  Improvements.  The  engineered  plans shall also conform to the following:  a.         If  drawings  are  submitted  to  the  City  of  Ashland  digitally,  they  shall  be 

compatible with the AutoCAD release being used by the City at that time or shall be true scale PDF drawings.  All AutoCAD drawings shall be located and oriented within the Oregon State Plain Coordinate System (NAD83‐89). 

b.         Drawings  sizes  shall  comply with  ANSI‐defined  standards  for  page width  and height.   Review  drawings  may  be  submitted  in  B  size  (11x17).   Bidding  and construction  documents may  also  be  printed  at  B  size,  however  all  final  as‐constructed  drawings  must  be  submitted  to  scale  on  D‐size  (24x36)  Mylar.  Digital  files  of  the  as‐constructed  drawings  shall  also  be  submitted.  Drawings shall be drawn such that reduction of plans from full size (D sized) to half size (B sized) can be done to maintain a true scale on the half‐sized plans. 

  2.         TIA  (Transportation  Impact Analysis) – No TIA will be  required  for  this project by  the 

Engineering Division. 3.         Street  Improvement  –The  applicant  proposed  improvements must  be  reviewed  and 

permitted by the City of Ashland Engineering Department.  Applicant will be required to install a stop sign on the alley at the intersection with Hersey Street. 

4.         Right of Way – No right of way dedication beyond that necessary to accommodate city‐standard street frontage improvements will be required at this time. 

5.        Sanitary  Sewer  ‐  The property  is  currently  served by  a  12‐in  sanitary  sewer main  in Hersey Street and an 8‐in sanitary sewer main in the alley along the western frontage.  Applicant  shall  confer  with  City  of  Ashland  Wastewater  Department  regarding  any additional  improvements  that  are  being  proposed  at  this  time  and  supply  City  of Ashland Engineering Department with verification of this confirmation. 

6.         Water ‐ The property is currently served by a 12‐in water main in Hersey Street and a 6‐in water‐main  in  the alley along  the western  frontage.  Applicant  shall confer with City  of  Ashland Water  Department  regarding  any  additional  improvements  that  are being proposed at  this  time and  supply City of Ashland Engineering Department with verification of  this  confirmation.  Service & Connection Fees will be  required  for any new water services installed as part of this project. 

7.         Storm  Drainage  ‐  The  property  is  currently  served  by  a  12‐in  storm  sewer main  in Hersey Street and a 10‐in storm sewer main in the alley along the western frontage.  This development will need to adhere to the Stormwater Facility Design Requirements 

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and  the  City  of  Ashland  Engineering  Department must  review  an  engineered  storm drainage plan.   

 2015 City Of Ashland Engineering Standards Appendix 2.05:  Stormwater Facility Design Requirements                   Stormwater Facilities are considered  to be all of  the components  required  to collect, convey, and  treat  storm water  from  and  through  a  development  to  an  approved  destination  point, including  but  not  limited  to  surfacing,  piping,  ditches,  swales,  inlets,  basins,  vaults,  ponds, access roads, landscaping, gates, and fencing that support the storm water system.   All development or  redevelopment*  that  increases  impervious area by more  than 2500 SF at full  build‐out  of  the  project  (exceptions:  Single  family  dwellings  and  duplexes  not  part  of  a common  plan  of  development  and  constructed  on  a  single  taxlot)*shall  conform  to  the following requirements:   

1.  Submit drainage design calculations per current Engineering Design Standards for Public Improvements. 

2.  Conveyance for drainages  less than 300 acres shall be sized to carry the ODOT Zone 5, 25 year event. 

3.  Culverts with flows greater than 50 CFS shall be sized to carry the ODOT Zone 5, 50 year event. 

4.  Stormwater Quality &  Erosion  Control  conforms  to  Rogue  Valley  Stormwater Quality Design Manual (RVSQDM). *Proprietary Stormwater facilities shall conform with RVS TM dated 12/31/2014. 

5.  Low  Impact Development  (LID) Best Management Practices  (BMPs) are required when NRCS  soil  type  A  or  B  is  present  and  is  sloped  at  5%  or  less,  (exceptions:  roadway developments in public right‐of‐way (or to be annexed to the public), which may use any type of stormwater facility that meets the performance standards outlined in Chapter 2 of the RVSQDM).* 

6.  Future Peak Stormwater flows and volumes shall not exceed the pre‐development peak flow. The default value for pre‐development peak flow shall be 0.25 CFS per acre. 

7.  Detention volume shall be sized for the 25 year, 24 hour peak flow and volume. 8.  An  overflow  spillway  shall  be  provided  to  convey  the  25  year  peak  flow  for  systems 

receiving up to 50 CFS, and 100 year peak flow for systems receiving more than 50 CFS. 9.  Structural Water Quality  Best Management  Practices  (BMPs)  shall  be  sized  for  the  2 

year, 24 hr flow and volume. 10. Water Quality BMPs shall provide at least 80% removal of bacteria and TSS (75 microns 

and larger). 11.  All  ground disturbances exceeding 1000  SF  shall  implement  an Erosion  and  Sediment 

Control Plan (ESCP). 12. All ESCP BMPs shall prevent sediment from leaving the site for storms up to the 10 year 

24 Hr storm. 13. An Operation and Maintenance Plan for all storm water facilities shall be submitted for 

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approval together with plans prepared by a professional engineer  licensed  in the State of Oregon. The plans shall specify that storm water  facilities must be  inspected under the  direction  of  a  licensed  engineer  and maintained  in  accordance with  the  annual inspection report  findings that are submitted to the regulating agency annually by the owner of the stormwater facility. 

14. A  signed  and  recorded  Declaration  of  Covenants  for  Operation  and Maintenance  of Stormwater Facilities (for multi‐owner developments) or an Operation and Maintenance Agreement  (for  single‐owner  developments)  shall  be  submitted  with  the  plans.  The above documents shall allow city staff to enter private property to  inspect stormwater facilities and ensure proper maintenance. Subdivisions may  include the O&M Plan and Covenants in the “CCR”s in lieu of recording them separately. 

15. Avoid the use of rip rap, concrete or hardscaping in open channel drainages and riparian areas to the maximum extent practicable through the use of USACE “SLOPES” or other approved “natural” approaches. 

16. Existing  wetlands,  natural  drainage  ways,  and  open  spaces  shall  be  preserved  from development to provide their natural flow attenuation, retention, or detention of runoff by providing a buffer. 

17. The grading plan shall indicate the direction of flow of all surface flows, including those on to and off of adjoining properties. Site grading shall be designed to provide positive drainage  away  from  all  buildings  and  structures  except  those  designed  to withstand flooding  in accordance with  the building code standards  for  flood‐proofing. Freeboard shall be specified on the grading plan per AMC 15.10. 

18. Bridges,  Culverts  &  other  flow  limiting  structures  in  or  near  riparian  areas  shall  be permitted  in  accordance  with  the  agency's  requirements  in  AMC  18.3.10.080. Removal/fill permits shall be submitted with the plans. 

19. Pollution, track out, and sediment dumping  into stormwater are strictly prohibited per AMC 9.08.060. 

20. Drainage from automotive use areas shall be limited to oil concentrations of 10 mg/l by a pre‐approved means. 

21. Trash storage areas shall be covered or provide additional stormwater treatment by an approved means. 

22. Off  street  parking  areas  shall  conform  to  Ashland  Municipal  Code  18.4.3.080.B.5, including provisions to minimize adverse environmental and microclimatic impacts. 

  8.   Erosion & Sediment Control – Erosion and Sediment control measures  that meet  the 

minimum standards set forth by the City of Ashland Public Works/Engineering Standard Drawing CD282 must be in place before any construction related to the project begins. 

9.  Driveway Access – It appears that one extended non‐standard driveway is proposed to serve Parcel 2 off the alley and  it  is assumed that a variance will be requested for this driveway. The City of Ashland Engineering Department must review and approve a final design and locations of the proposed driveways.   

10.  Permits – Any  construction within  the public  right of way will  require a Public Works permit and before any work in the right of way commences all necessary permits MUST be obtained.     

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  11.  As‐Builts ‐ Where public  improvements are required or completed, the developer shall 

submit to the City of Ashland, reproducible as‐built drawings and an electronic file of all public  improvements  constructed  during  and  in  conjunction  with  this  project.   Field changes made during construction shall be drafted to the drawings in the same manner as  the original plans with clear  indication of all modifications  (strike out old with new added  beside).  As‐built  drawings  shall  be  submitted  prior  to  final  acceptance  of  the construction, initiating the one‐year maintenance period. 

12.  Addresses  –  Any  new  addresses  must  be  assigned  by  City  of  Ashland  Engineering Department. 

  Karl Johnson, E.I.T., Associate Engineer City of Ashland, Public Works/Engineering % 20 East Main St, Ashland, Oregon 97520 P: (541) 488‐5347, TTY (800) 735‐2900, F: (541) 488‐6006    

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Project Description:

229 W. Hersey Date: 9/11/15

Applicant: Rogue Planning Contact: Margueritte Hickman 552-2229

Phone: Permit Number: PL-2015-01543 Fire department comments are based upon the 2014 Oregon Fire Code as adopted by the Ashland Municipal Code: It appears that the multi-family units will be classified as R-2 by the OSSC. If true, a NFPA 13R fire sprinkler system is required to be installed in units 3-10.

Addressing - Building numbers or addresses must mounted on the building, be at least 4 inches tall, be of a color that is in contrast to its background, and shall be plainly visible and legible from the street fronting the property and the adjacent alley. In the event the building numbers are not visible from the street fronting the property, additional numbers and/or directional signage shall be visible from the street that point to the structure. All premises identification, street signs and building numbers, must be in place with temporary signs when construction begins and permanent signage prior to issuance of any occupancy.

Fire Apparatus Access – Two or Three Residential Lots - If the furthest point on the

structure is greater than 150’ from the street, the entire length of the private drive or street must meet fire apparatus access. Fire apparatus access shall be 20 feet clear width, with the center 15 feet being constructed of an all weather driving surface. Fire apparatus access must support 60,000 pounds, pounds, no parking, have a maximum slope of 15 percent, and have vertical clearance of 13’ 6”. With the installation of fire sprinklers, 200’ of the driveway is allowed to have an 18 percent slope. Inside turning radius is at least 20 feet and outside turning radius is at least 40 feet and must be indicated on site plans submitted for building permits. Fire apparatus access is required to be signed as “No Parking-Fire Lane”. Final plat needs to indicate that the private drive is fire apparatus access and must state that it cannot be modified without approval of Ashland Fire & Rescue.

Fire Flow – Fire flow is determined by table B105.1 in Appendix B of the Oregon Fire

Code. An increase or reduction as referenced by this code section may be required or allowed. Square footage of a structure for the purpose of determining fire flow includes all areas under the roof including garages, covered decks, basements and storage areas. A fire flow reduction of up to 75% can be allowed with the installation of a fire sprinkler system.

Ashland Fire & Rescue Pre-Application Comments

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Fire Sprinkler System – The voluntary installation of a fire sprinkler system may be an

acceptable means to mitigate deficiencies related to other fire requirements such as fire flow, hose reach, fire lane width, fire apparatus turn-around, distance to fire hydrants, and fire department work areas.

Key Box – A Knox Box is required for commercial buildings with fire sprinkler or fire

alarms systems. The Knox Box must be a 3200 series or larger and may be either surface mounted or recessed into a wall. The installation location of the Knox Box will be determined by Ashland Fire & Rescue. The Knox Box is required to be installed in accordance with the manufacturer’s instructions. The Knox Box order form must be obtained from Ashland Fire & Rescue.

Recommended Landscaping – It is recommended that landscaping be fire resistant and

meet the placement guidelines as defined at www.ashlandfirewise.org Final determination of fire hydrant distance, fire flow, and fire apparatus access requirements will be based upon plans submitted for Building Permit review. Changes from plans submitted with this application can result in further requirements. Any future construction must meet fire code requirements in effect at that time. The fire department contact for this project is Fire Marshal Margueritte Hickman. She may be contacted at (541) 552-2229 or [email protected].