HomeMy WebLinkAboutNevada_W_183_PA-2016-02104
CITY F
January 5, 2017
Notice of Final Decision
On January 4, 2017, the Community Development Director approved the request for the following:
i
Planning Action: PA-2016-02104
Subject Property: 183 West Nevada Street
Applicant: Barb Barasa
I
Description: This application requests Site Design Review approval to allow for a conversion
E
of the garage into a 538 sq. ft. Accessory Residential Unit. The application also includes a request for an
exception to street standards to not install city standard sidewalks trees and a request for an exception to
provide mesh tree protection fencing instead of chain link.
COMPREHENSIVE PLAN DESIGNATION: Single-family; ZONING: R-1-5; f!
ASSESSOR'S MAP: 39 lE 04 BC TAX LOT: 2300.
The Community Development Director's decision becomes final and is effective on the 121h day after the
Notice of Final Decision is mailed. Approval is valid for a period of 18 months and all conditions of
approval identified on the attached Findings are required to be met prior to project completion.
r;
The application, all associated documents and evidence submitted, and the applicable criteria are
available for review at the Ashland Community Development Department, located at 51 Winburn Way.
Copies of file documents can be requested and are charged based on the City of Ashland copy fee
schedule.
Prior to the final decision date, anyone who was mailed this Notice of Final Decision may request a
reconsideration of the action as set forth in the Ashland Land Use Ordinance (ALUO) 18.5.1.050(F)
and/or file an appeal to the Ashland Planning Commission as provided in ALUO 18.5.1.050(G). The
ALUO sections covering reconsideration and appeal procedures are attached. The appeal may not be
made directly to the Oregon Land Use Board of Appeals.
If you have any questions regarding this decision, please contact Cory Darrow in the Community
Development Department at (541) 488-5305.
cc: Parties of record and property owners within 200 ft
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541-488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
t
SECTION 18.5.1.050 Type I Procedure (Administrative Decision with Notice)
E. Effective Date of Decision. Unless the conditions of approval specify otherwise or the decision is appealed pursuant to
subsection 18.5.1.050.G, a Type I decision becomes effective 12 days after the City mails the notice of decision.
F. Reconsideration. The Staff Advisor may reconsider a Type I decision as set forth below.
1. Any parry entitled to notice of the planning action, or any City department may request reconsideration of the action
after the decision has been made by providing evidence to the Staff Advisor that a factual error occurred through no
fault of the party asking for reconsideration, which in the opinion of the Staff Advisor, might affect the decision.
Reconsideration requests are limited to factual errors and not the failure of an issue to be raised by letter or evidence
during the opportunity to provide public input on the application sufficient to afford the Staff Advisor an opportunity
to respond to the issue prior to making a decision.
2. Reconsideration requests shall be received within five days of mailing the notice of decision. The Staff Advisor shall
decide within three days whether to reconsider the matter.
3. If the Staff Advisor is satisfied that an error occurred crucial to the decision, the Staff Advisor shall withdraw the
decision for purposes of reconsideration. The Staff Advisor shall decide within ten days to affirm, modify, or reverse
the original decision. The City shall send notice of the reconsideration decision to affirm, modify, or reverse to any
party entitled to notice of the planning action,
4. If the Staff Advisor is not satisfied that an error occurred crucial to the decision, the Staff Advisor shall deny the
reconsideration request. Notice of denial shall be sent to those parties that requested reconsideration.
G. Appeal of Type I Decision. A Type I decision may be appealed to the Planning Commission, pursuant to the following:
1. Who May Appeal. The following persons have standing to appeal a Type I decision.
a. The applicant or owner of the subject property.
b. Any person who is entitled to written notice of the Type I decision pursuant to subsection
18.5.1.050.B.
c. Any other person who participated in the proceeding by submitting written comments on the application to the
City by the specified deadline.
2. Appeal Filing Procedure.
a. Notice of Appeal. Any person with standing to appeal, as provided in subsection 18.5.1.050. G. 1, above, may
appeal a Type I decision by filing a notice of appeal and paying the appeal fee according to the procedures of this
subsection. The fee required in this section shall not apply to appeals made by neighborhood or community
organizations recognized by the City and whose boundaries include the site. If an appellant prevails at the hearing
or upon subsequent appeal, the fee for the initial hearing shall be refunded.
b. Time for Filing. A notice of appeal shall be filed with the Staff Advisor within 12 days of the date the notice of
decision is mailed.
c. Content of Notice ofAppeal. The notice of appeal shall be accompanied by the required filing fee and shall contain.
i. An identification of the decision being appealed, including the date of the decision.
ii. A statement demonstrating the person filing the notice of appeal has standing to appeal.
iii. A statement explaining the specific issues being raised on appeal.
iv. A statement demonstrating that the appeal issues were raised during the public comment period.
d. The appeal requirements of this section must be fully met or the appeal will be considered by the City as a
jurisdictional defect and will not be heard or considered.
3. Scope of Appeal. Appeal hearings on Type I decisions made by the Staff Advisor shall be de novo hearings before the
Planning Commission. The appeal shall not be limited to the application materials, evidence and other documentation,
and specific issues raised in the review leading up to the Type I decision, but may include other relevant evidence and
arguments. The Commission may allow additional evidence, testimony, or argument concerning any relevant
ordinance provision.
4. Appeal Hearing Procedure. Hearings on appeals of Type I decisions follow the Type II public hearing procedures,
pursuant to section 18.5.1.060, subsections A - E, except that the decision of the Planning Commission is the final
decision of the City on an appeal of a Type I decision. A decision on an appeal is final the date the City mails the
adopted and signed decision. Appeals of Commission decisions must be filed with the State Land Use Board of
Appeals, pursuant to ORS 197.805 - 197.860.
COMMUNITY DEVELOPMENT DEPARTMENT Tel: 541488-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
1. DY`.uS - ~
t
I
ASHLAND PLANNING DIVISION
FINDINGS & ORDERS
PLANNING ACTION: PA-2016-02104
SUBJECT PROPERTY: 183 West Nevada Street
APPLICANT: Barb Barasa
DESCRIPTION: This application requests Site Design Review approval to allow for
a conversion of the garage into a 538 sq. ft. Accessory Residential Unit. The application also
includes a request for an exception to street standards to not install city standard sidewalks trees
and a request for an exception to provide mesh tree protection fencing instead of chain link.
COMPREHENSIVE PLAN DESIGNATION: Single-family; ZONING: R-1-5;
ASSESSOR'S MAP: 39 lE 04 BC TAX LOT: 2300.
SUBMITTAL DATE: November 7, 2016
DEEMED COMPLETE DATE: November 28, 2016
STAFF APPROVAL DATE: January 4, 2017
DEADLINE TO APPEAL (4:30 p.m.): January 16 2017
FINAL DECISION DATE: January 17, 2017
APPROVAL EXPIRATION DATE: June 17, 2018
DECISION
Proposal
Planning Action 2016-02104 involves a request for Site Design Review approval to construct an
attached 538 square-foot studio (without bedrooms) Accessory Residential Unit (ARU) at the
existing residence on 183 West Nevada Street. The approximately 8,712 square foot subject parcel
is a relatively level and rectangular interior lot directly north of the West Nevada Street and North
Laurel Street terminus and contains one approximately 1,194 square-foot residence.
Conclusions
ARUs are permitted within R-1 zones subject to the Special Use Standards in 18.2.3.040. The
maximum gross habitable floor area (GHFA) of the proposed ARU does not exceed 50 percent of
the GHFA of the primary residence on the lot and does not exceed the maximum of 1,000 square
feet GHFA. The proposal, with attached conditions, conforms to the requirements of the
underlying R-1-5 zoning designation including maximum lot coverage and setback requirements.
The maximum lot coverage for an R-1-5 zoned lot is 50%, or approximately 4,356 square feet for
this particular lot. A total area up to 200 square feet or 5% of the permitted lot coverage, whichever
is less, may be developed in an approved, porous solid surface that allows storm water infiltration,
and is exempt from the lot coverage maximum; the porous solid surface exemption does not apply
to driveways and parking areas."
The application proposes an approximately 858 square-foot reduction in lot coverage due to the
removal of the existing driveway and replacement with a smaller parking area and additional
landscaping. The application does not take advantage of the option to develop up to an additional
183 W. Nevada St.
PA-2016-02104
Page I 1
CTD
i
200 square feet or 5% of the permitted lot coverage in an approved, porous solid surface.
Parking
The parking requirement for studio units greater than 500 sq. ft. is two off-street spaces; the parking
requirement for a single-family home is two off-street spaces. This brings the total off-street
parking requirement for to four off-street spaces. The proposed parking area provides room for
two full-size off-street parking spaces; the application additionally requests credit for on-street
parking credit per. AMC 18.4.3.060.A.1. The subject property contains 75-feet of frontage along
West Nevada Street; 52-feet of frontage exist east of the proposed driveway exceeding the
dimensional requirement of 22-feet per parallel-parked on-street credit. Staff finds that the supply
of on-street parking exceeds demand along this stretch of West Nevada Street and is supportive of
the request for on-street credits to meet the parking requirement.
All uses, with the exception of residential units with a garage and uses in the C-1-1) zone, are
required to provide a minimum of two sheltered bicycle parking spaces: The submitted application
proposes to install two tubular steel bicycle racks on the covered front porch. The Conditions of
Approval attached at the end of this document reflect this requirement and require installation of
a minimum of one rack conforming to AMC standards.
Landscaping
The general landscaping standard states that all portions of a lot not otherwise developed with
buildings, accessory structures, vehicle maneuvering areas, parking, or other approved hardscapes
shall be landscaped. The applicant proposes to retain the existing Crepe Myrtle, Ash, and Pear
trees, as well the existing irrigated landscaping on site. New landscaping efforts include expanding
the irrigation system to serve the proposed drought-tolerant plants to be installed between the
parking area and the ARU. Proposed plants include Eulalia, Fountain Grass, Day Lily and Shasta
Daisy.
Parking Lot Landscaping and Screening standards require a sight-obstructing evergreen landscape
buffer consisting of evergreen shrubs planted in not less than one-gallon containers between
parking areas that abut either property lines or required yards. An evergreen buffer was not
proposed in the application and will be required to be installed to achieve 50 percent of desired
screening within two years and 100 percent within four years prior to occupancy of the ARU. The
Conditions of Approval attached at the end of this document reflect this requirement.
A screened recycling and refuse disposal area is required under the Landscaping, Lighting, and
Screening standards. The proposal did not identify screened refuse areas and will need to be
installed prior to issuance of the Certificate of Occupancy; The Conditions of Approval attached
at the end of this document reflect this requirement.
Tree Protection
The application requests an exception to the tree protection standard that requires six-foot chain-
link fence at the drip line by instead proposing a plastic webbing fence around the drip line. While
there is no excavation or site work proposed in the application, Staff requires a Tree Protection
Plan to ensure that storage of materials does not occur in areas that could compromise the health
of trees on site. The applicant states that the location of the trees to be protected are an illogical
183 W. Nevada St.
PA-2016-02104
Page 12
CTD
location to store materials due to their proximity away from the construction area and that the
parking area is will be used for storage of materials.
The Tree Commission reviewed this application at their regular meeting on December 8, 2016
where they voted to recommend approval of the application as proposed. Staff supports the Tree
Commission's recommendation and approves the use of mesh fencing around the tree protection
zone.
Exceptions /Street Design Standards
Following recent improvements resulting from a Local Improvement District, or LID, West
Nevada Street contains a fully-connected sidewalk network that stretches over one-half mile in
distance along the southern side of the street. The northern side of West Nevada Street is not
considered fully-improved as the Street Design Standards require sidewalks and parkrows on both
sides, neither of which are currently installed.
In certain situations where the physical features of the land create severe constraints, or natural
features should be preserved, exceptions may be made. Exceptions could result in construction of
meandering sidewalks, sidewalks on only one side of the street, or curbside sidewalk segments
instead of setback walks. Exceptions should be allowed when physical conditions exist that
preclude development of a public street, or components of the street. Such conditions may include,
but are not limited to, topography, wetlands, mature trees, creeks, drainages, rock outcroppings,
and limited right-of-way when improving streets through a local improvement district (LID).
The applicant has requested an exception to the Street Design Standards to not install the requisite
sidewalk and parkrow. While an exception was requested, Staff finds that an exception is, not only
unnecessary given the scope of the application does not trigger right-of-way improvements, but
also that the application would likely meet burden of proof demonstrating that physical conditions
preclude the installation of right-of-way improvements warranting an exception. j
i
Staff finds that an exception is not necessary as ARUs, through the City Council and Planning
Commission's admission, are equal in terms of impact and proportionality to a single-family
residence. Single-family properties have typically not been required to install right-of-way
improvements and as such, single-family homes with ARUs are not required to install right-of-
way improvements.
The City of Ashland has codified ARUs as a permitted use as a means to increase the diversity,
quantity, and affordability of the local housing stock. ARUs are not subject to the maximum
density or minimum lot area requirements of the zone and are subject to a reduced Community
Development review fee to ensure the barriers for their development are minimal. Requiring the
installation of full right-of-way improvements with an ARU application is counter to the intent of
the ordinance and would arrest their development.
Physical conditions that may preclude sidewalk and parkrows installation at 183 W. Nevada St.
possibly warranting an exception to the Street Design Standards include the presence of mature
trees, limited right-of-way, and perhaps most impactful, the presence of a power pole that would
need to be relocated. In fact, power poles exist along the entire north side of West Nevada directly
183 W. Nevada St.
PA-2016-02104
Page (3
CTD
I
i
I
i
abutting the curb. This may have dictated why recent improvements to West Nevada Street were
made exclusively to the southern side of the street.
I
i
Local Improvement District /LID
Nonetheless, pursuant to AMC 18.4.6.030.B, the applicant will be required to sign in favor of an
LID in the event that future right-of-improvements are necessary. This requirement is consistent
with previous ARU approvals along West Nevada Street and within the City of Ashland at large.
I
Public Comments
During the 14-day public comment period Staff received two comments from one individual. The
comments pertained exclusively to the request for an exception to the Street Design Standards.
The comments received are paraphrased below with Staff comments following. The comments are
indented in the Calibri Light font while Staff comments remain consistently formatted in Times
New Roman.
There is no logical reason to not put in a sidewalk since I see no justification to the
exception that relates to the criteria noted in AMC 18.4.6.020.8. Further, the
existing tree that does exist is a relatively young conifer that I do not believe is on
the adopted Street Tree List and should not be given special consideration for a
meandering sidewalk. As such, a curbside sidewalk with approved street trees
behind the sidewalk, separated 30' apart, would be an appropriate condition of
approval for this application.
As previously stated, this application is not subject to an exception due to the consideration
of single-family homes and single-family homes with ARUs as equal in terms of impact.
Staff also notes the younger tree was selected off of the approved street tree guide when
the preivous street was removed. The second street tree is a mature Ash tree, which is not
on the prohibited street tree list.
There is no demonstrable difficulty in the construction of a curb-side sidewalk per
street standards. The property is relatively level with no unusual site constraints
and street trees or existing trees wouldn't be impacted if a sidewalk was curbside
The presence of power poles along the northern side of West Nevada pose a significant
issue when considering the installation of right-of-way improvements. Their presence may
constitute a physical constraint and unique circumstance for property owners.
The exception does not result in an equal or superior pedestrian transportation
system as a pedestrian's safety or quality of experience along Nevada Street is
compromised. Nevada Street is a wide linear street and often times has traffic
speeds higher than the posted speed limit. A pedestrian is highly unlikely to feel
safe in this environment, especially at night. Lastly, the applicant is requesting an
exception for an on-street parking credit, but I believe that is only permitted with
the inclusion of sidewalks.
183 W. Nevada St.
PA-2016-02104
Page 14
CTD
I
I
The Parking Management Strategies ordinance allows Staff to apply on-street parking
credits under certain circumstances. Presence of an improved sidewalk is not a
requirement. When making a determination of whether or not to apply an on-street credit
to an application, Staff seeks to determine if supply of on-street parking exceeds demand
in front of the property and within the immediate vicinity. A decision was made
determining supply does in fact exceed demand at this location.
The applicant possess enough frontage to allow for two conforming parallel-parked on-
street credits. Staff finds allocation of on-street credits is appropriate given the
circumstances.
Typically the garage would be for the residents' parking while the driveway would
be used for excess vehicle parking and the street for guest parking, but in this
scenario the driveway is becoming the primary parking area and the street for both
overflow parking, guest parking and the new accessory unit's parking. Under the
circumstance, it's reasonable to expect there will be a significant demand for the
on-street space and thus a sidewalk along the frontage is appropriate.
Off-street parking for two vehicles exist at the subject property. Staff believes it likely these
two spots would accommodate the typical parking demand for the small single-family
residence and studio ARU; the on-street parking credits would allow for intermittent
overflow parking as necessary.
The criteria for an Accessory Residential Unit are described in AMC Chapter 18.2.3.040,
as follows:
A. R-9 Zone. Accessory residential units in the R-1 zone shall meet the following requirements.
1. One accessory residential unit is allowed per lot, and the maximum number of dwelling units
shall not exceed two per lot
2. Accessory residential units are not subject to the density or minimum lot area requirements
of the zone, except that accessory residential units shall be counted in the density of
developments created under the Performance Standards Option in chapter 18.3.9.
3. The maximum gross habitable floor area (GHFA) of the accessory residential unit shall not
exceed 50 percent of the GHFA of the primary residence on the lot, and shall not exceed
1,000 square feet GHFA.
4. The proposal shall conform to the overall maximum lot coverage and setback requirements
of the underlying zone.
5. Additional parking shall be provided in conformance with the off-street parking provisions for
single-family dwellings in section 18.4.3.040, except that parking spaces, turn-grounds, and
driveways are exempt from the paving requirements in subsection 18.4.3.080. E. 1.
183 W. Nevada St.
PA-2016-02104
Page 15
CTD
i
k
I
The criteria for Site Review approval are described in AMC Chapter 18.5.2.050 as follows:
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.
8. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3).
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.
In staff's assessment, the application with the attached conditions complies with the Special Use
Standards, Site Design Review criteria and all applicable ordinances of the underlying zone.
Planning Action #2016-02104 is approved with the following conditions. Further, if any one or
more of the following conditions are found to be invalid for any reason whatsoever, then Planning
Action #2016-02104 is denied. The following are the conditions and they are attached to the
approval:
1) That all proposals of the applicant shall be conditions of approval unless otherwise
specifically modified herein.
2) That the plans submitted for the building permit shall be in substantial conformance with
those approved as part of this application. If the plans submitted for the building permit
are not in substantial conformance with those approved as part of this application, an
application to modify the Site Design Review shall be submitted and approved prior to
issuance of a building permit.
183 W. Nevada St.
PA-2016-02104
Page 16
CTD
3) That all necessary building permits and associated fees and charges, including permits
and/or inspection fees for the kitchen and fire separation installation, permits and service
connection fees for the new electrical service to the accessory residential unit, and any
applicable system development charges for water, sewer, stoirn water, parks, and
transportation shall be paid prior to the issuance of a building permit.
4) That Building Permit Submittals should include the following:
a. An updated landscaping plan reflecting the screening requirements between
parking areas and property lines.
b. Bicycle Parking location and dimensions.
c. Screened refuse (garbage and recycle) areas.
d. Lot Coverage Calculations
e. Bicycle parking area exterior lighting location.
5) That all exterior lighting be installed in a manner that there is no direct illumination onto
adjacent residential properties.
6) That a minimum of one bicycle rack accommodating two bicycles shall be installed and
consist of staple-design or inverted-ii steel racks meeting the individual rack
specifications as illustrated in AMC Figure 18.4.3.070.J.1.
7) That lighting shall be provided in the bicycle parking area so that all facilities are
thoroughly illuminated and visible from adjacent walkways or motor vehicle parking
lots during all hours of use.
8) That screening between the parking area and the western property line shall utilize
evergreen shrubs planted so that not less than 50 percent of the desired screening is
achieved within two years and 100 percent is achieved within four years. Shrubs shall be
planted from not less than one gallon containers.
9) That trash and recycling enclosures shall be installed in accordance with the Site Design
and Use Standards prior to the occupancy of the ARU. An opportunity to recycle site of
equal or greater size than the solid waste receptacle shall be included in the trash
enclosure in accordance with 18.4.4.040.A.1
10) That a separate electric service and meter for the accessory residential unit shall be
installed in accordance with Ashland Electric Department requirements.
183 W. Nevada St.
PA-2016-02104
Page 7
CTD
11) That a separate address for the accessory residential unit shall be applied for approved
by the City of Ashland Engineering Division. Addressing shall meet the requirements of
the Ashland Fire Department and be visible from the Public Right-of-Way.
12) That all landscaping shall be installed according to the approved plan.
13) That the property owner shall sign in favor of local improvement districts for future
street improvements, including but not limited to sidewalks, parkrow with irrigated 4
street trees, curb, gutter, storm drainage and undergrounding of utilities for North
Mountain Avenue and B Street. Nothing in this condition is intended to prohibit an
owner/developer, their successors or assigns from exercising their rights to freedom of
speech and expression by orally objecting or participating in the LID hearing or to take
advantage of any protection afforded any party by City ordinances and resolutions.
14) That an amendment to the restrictive covenant prohibiting a kitchen within the garage be
recorded with Jackson County.
January 4, 2017
Bill nar, Director Date
Department of Community Development
183 W. Nevada St.
PA-2016-02104
Page 8
CTD
i
t
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
i
1. 1 am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On January 5, 2017 1 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
under each person's name for Planning Action #PA-2016-02104, 183 W. Nevada.
Sig a ure of Employee
C:IUsersltrappr DesktoplTemplateslAFFIDAVIT OF MAILING_Regan.doox 1/512017
i
A83/i OD-008-L { ,Wdn-dod pjogaj al j019naj {u~GN~ i @09LS ®AH3AV Ilaegeo al zaslllin
wo:)vSjane nnnnnn ' op ui}a ajng:)ey el zaildaa op suaS salad sall,e} sa}lanb43
PA-2016-02104 391 E04BC 105 SPA-2016-02104 391 E04BB 2900 Pm-2016-02104 391 E04BC 2300
ACCETTA PHILIP B ANDERSON MARGARET BARASA BARBARA A
206 W NEVADA ST 197 ALDER LN 183 W NEVADA ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02104 391 E04BC 3200 PA-2016-02104 391 E04BC 107 PA-2016-02104 391 E04BC 127
BETESH JAMES J/ADAIR E CARREAU KAREN G ET AL COLLINS MICHAEL/MEGAN J
216 W NEVADA ST 176 W NEVADA ST 749 N LAUREL ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02104 391 E04BC 102 PA-2016-02104 391 E04BC 2200 PA-2016-02104 391 E04BB 3200
COOLEY SHAWN E EGELSTON CATHERINE ANN/MAHONEY FITZMAURICE TIMOTHY R TRSTE
168 NEVADA ST W CHARLES M 137 MEADOW LN
ASHLAND, OR 97520 171 W NEVADA ST f ORINDA, CA 94563
ASHLAND, OR 97520 j
I
PA-2016-02104 391 E04BC 2000 PA-2016-02104 391 E04BB 3400 PA-2016-02104 391 E04BC 2100
GREEN ALAN K/CHRISTY A j HORTON AARON G/PAMELA J JOSEPH ROBERT/L LANZHAMMER
151 W W NEVADA ST 3909 BRIDGEPORT DR 163 W NEVADA ST
ASHLAND, OR 97520 MEDFORD, OR 97504 ASHLAND, OR 97520
i
PA-2016-02104 391 E04BB 3300 PA-2016-02104 391 E04BB 3100 PA-2016-02104 391 E04BB 2600
KEENA GEORGE C JR TRUSTEE ET AL LASLOVICH MARIE F MATUS ELLEN
166 ALDER LN 190 ALDER LN 3453 EUCLID AVE
ASHLAND, OR 97520 ASHLAND, OR 97520 CONCORD, CA 94519
1.
PA-2016-02104 391 E04BB 2700 PA-2016-02104 391 E04BB 1900 PA-2016-02104 391 E04BC 2400
MCCULLOUGH JEFFREY ET AL MEAD SUSAN A MILLIGAN DREW C/STERLING KRISTIN H
173 ALDER 812 MICHELLE AVE 195 W NEVADA ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
f;
PA-2016-02104 391 E04BC 2500 PA-2016-02104 391 E04BB 3000 PA-2016-02104 391 E04BB 1800
MORROW BRUCE A JR/KAREN A NEWBILL COLIN PATTON GAIL A
211 W NEVADA 815 MICHELLE AVE 822 MICHELLE AVE
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02104 391 E04BC 106 PA-2016-02104 391 E04BC 104 PA-2016-02104 391 E04BC 118
PRATHER WILLIAM C/ROBYN M SANDERS KENNETH C/SANDERS MARY STANLEY PHILIP A/ANGELICA M
759 N LAUREL ST C 123 CYPRESS CIR
ASHLAND, OR 97520 1007 G ST ASHLAND, OR 97520
PETALUMA, CA 94952
PA-2016-02104 391 E04BC 119 PA-2016-02104 391 E04BC 137 PA-2016-02104 391 E04BB 2800
STOUT KEVIN P STOUT PROPERTIES LLC WALSH EDWARD J TRUSTEE ET AL
127 CYPRESS CIR 215 LAUREL ST 185 ALDER LN
ASHLAND, OR 97520 MEDFORD, OR 97501 ASHLAND, OR 97520.
i
T r wiaGpg do-dod asodxa jaded paag ®09 LS aleldwal ®IGany ash
@0%s S pa A i 01 Dull Buole puss ® sl8ge°l plaad Ase3
f,
sil!lf1
do dod pjoqas aI asI, anaj lUULUOuaeyJ 1 009`y ®A219AV WeCIM Of
T AWAV-OD-000-1, i ~w op sues C
ujor~taane nnnnnn ap ut;e aing3eq el a zaliday ® aa~ad sa~iae~ sad Cap
PA-2016-02104 391 E04BC 108 PA-2016-02104 391 E04BC 126 HA-2016-02104 w
WHITESITT JOHN/SANDRA WOODKE SUSAN D MARK KNOX ~ Ct a
156 W NEVADA ST 1700 E MAIN ST 485 W. NEVADA ®(D
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520 C)
i y~ ~I I
N)Xci
PA-2016-02104 j 183 W. NEVADA ° ~o r
ASHER HOMES 3112017 NOD c
1068 ELKADER -
ASHLAND, OR 97520
j I
I
I
I ~
i
i
I
i
I
i
I
i
'I
i j
I I~
j
I
I
i
it
T f W,e6p3 do-dod asodxa jaded peed' @09LS a}eldwal ®/Gany as(l
a ol aup 6uole puae c i slags, ®laad Ase3 E
11 0)09by ®Jl
U3AV
i
i
From: Mark Knox
To: Cory Darrow
Subject: RE: 183 W. Nevada Street Application
Date: Thursday, December 08, 2016 11:13:07 AM
Thanks Cory.
My original concerns still stand, but I'm more inclined after seeing the submittals to argue the issue
since I see no justification justifying the exception as it relates to the criteria noted in AMC
18.4.6.020 B., specifically:
1a. There is no demonstrable difficulty in the construction of a curb-side sidewalk per street
standards. The property is relatively level with no unusual site constraints and street trees or existing
trees wouldn't be impacted if a sidewalk was curbside;
1b. The exception does not result in an equal or superior pedestrian transportation system as a
pedestrian's safety or quality of experience along Nevada Street is compromised. Nevada Street is a
wide linear street and often times has traffic speeds higher than the posted speed limit. A pedestrian
is highly unlikely to feel safe in this environment, especially at night. Lastly, the applicant is
requesting an exception for an on-street parking credit, but I believe that is only permitted with the
inclusion of sidewalks. Finally, typically the garage would be for the residents' parking, driveway
would be used for excess vehicle parking and the street for guest parking, but in this scenario the
driveway is becoming the primary parking area and the street for both overflow parking, guest
parking and the new accessory unit's parking. Under the circumstance, it's reasonable to expect
there will be a significant demand for the on-street space and thus a sidewalk along the frontage is
appropriate.
Thank you again for your response. - Mark Knox
From: Cory Darrow [maiIto: cory.darrow@ashland.or.us]
Sent: Thursday, December 08, 2016 8:44 AM
To: Mark Knox
Subject: RE: 183 W. Nevada Street Application
Mark,
The conversion of the garage into habitable living space was approved and the City has a No Kitchen
Agreement on file. The Planning Action will allow for the conversion of this space into a formal
dwelling unit.
Best,
Cory Darrow, Assistant Planner
541.552.2052 Tel
800.735.2900 TTY
541.552.2050 Fax
City of Ashland, Department of Community Development
51 Winburn Way, Ashland, OR 97520
This email transmission is official business of the City of Ashland and it is subject to Oregon Public Records Law for disclosure
and retention. If you have received this message in error, please contact me at (541) 552-2041. Thank you.
From: Mark Knox [mailto:knox(@mind.net]
Sent: Wednesday, December 07, 2016 4:38 PM
To: Cory Darrow
Subject: Re: 183 W. Nevada Street Application
Just drove by. The garage remodel is pretty much done and tree is gone. What's the exception for?
i
Sent from my iPhone
On Dec 7, 2016, at 3:42 PM, Cory Darrow <cory darrowftashland.or.us> wrote:
Hello Mark,
Thank you for submitting written comment during the 14 day public comment period.
Your email will be included as part of the planning application for review by the Staff
Advisor.
Best regards,
Cory Darrow, Assistant Planner
541.552.2052 Tel
800.735.2900 TTY
541.552.2050 Fax
City of Ashland, Department of Community Development
51 Winburn Way, Ashland, OR 97520
This email transmission is official business of the City of Ashland and it is subject to Oregon Public Records Law
for disclosure and retention. If you have received this message in error, please contact me at (541) 552-2041.
Thank you.
From: Mark Schexnayder
Sent: Wednesday, December 07, 2016 3:25 PM
To: Mark Knox; Cory Darrow
Subject: RE: 183 W. Nevada Street Application
Hello Mark,
I am forwarding your public comments for the Site Design Review application at 183
West Nevada Street to Assistant Planner Cory Darrow.
He is the city's land use planner assigned to Planning Action 2016-02104.
Further comments and/or correspondence should be directed to the assigned planner
or front office staff.
All the best,
Mark Schexnayder, Assistant Planner
City of Ashland, Community Development Department
20 E. Main St., Ashland, OR 97520
541.488.5305 Tel
800.735.2900 TTY
541.552.2050 Fax
This email transmission is official business of the City of Ashland, and it is subject to Oregon Public Records
Law for disclosure and retention. If you have received this message in error, please contact me at
541.552.2044. Thank you.
From: Mark Knox [mailto:knox(@mind.net]
Sent: Wednesday, December 07, 2016 2:28 PM
To: Mark Schexnayder
Subject: 183 W. Nevada Street Application
Hi Mark,
I was reviewing the public notice sign in front of 183 W. Nevada Street, PA-
2016-02104. I'm not sure about the details of the sidewalk exception request, but
I see no logical reason to not put in a sidewalk if that is the applicant's request.
Further, the existing tree that does exists (Blue Douglas Fir?) is a relatively young
conifer tree that I do not believe is on the adopted Street Tree List and should not
be given special consideration for a meandering sidewalk. As such, a curbside
sidewalk with approved street trees behind the sidewalk, separated 30' apart,
would be an appropriate condition of approval for this application.
For many reasons, I support the applicant's desire to construct an Accessory
Residential Unit, but as we progress with development in areas where
infrastructure is lacking, the City does need to systematically require installation
of such infrastructure that is associated with and within rough proportion to the
request. In this case, the sidewalk along the property's frontage would be
appropriate, similar to the off-site sidewalk along this side of Nevada Street that is
slated to be installed from Oak Street to Almeda Drive by the developers of the
Verde Village subdivision.
If you have any questions, please feel free to call me at 541-821-3752.
i
i
Sincerely,
Mark Knox
485 W. Nevada Street
Ashland, OR 97520
i
ASHLAND TREE COMMISSION
PLANNING APPLICATION REVIEW COMMENT SHEET
December 8, 2016
PLANNING ACTION: PA-2016-02104
SUBJECT PROPERTY: 183 West Nevada Street
APPLICANT: Barb Barasa
DESCRIPTION: This application requests Site Design Review approval to allow for a
conversion of the garage into a 538 sq. ft. Accessory Residential Unit. The application also includes a
request for an exception to street standards to not install city standard sidewalks trees and a request
for an exception to provide mesh tree protection fencing instead of chain link.
COMPREHENSIVE PLAN DESIGNATION: Single-family; ZONING: R-1-5;
ASSESSOR'S MAP: 391E 04 BC TAX LOT: 2300.
The Tree Commission recommended approval of the application as proposed.
Department of Community Development Tel: 541488-5350 CITY F
51 Winbum Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900 IN L.J1
www.ashland.or.us
i T
Planning Department, 51 Winburn Way, Ashland, Oregon 97520 CY OF
541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900
ASHLAND
NOTICE OF APPLICATION
PLANNING ACTION: PA-2016-02104
SUBJECT PROPERTY: 183 W. Nevada
OWNER/APPLICANT: Barbara Barasa
DESCRIPTION: This application requests for Site Design Review approval to allow for a conversion of the
garage into a 538 sq. ft. Accessory Residential Unit. The application also includes a request for an exception to
street standards to not install city standard sidewalks trees and a request to provide mesh tree protection fencing
instead of chain link. COMPREHENSIVE PLAN DESIGNATION: Single-family; ZONING: R-1-5;
ASSESSOR'S MAP: 39 lE 04 BC TAX LOT: 2300.
NOTE: The Ashland Tree Commission will also review this Planning Action on Thursday, December 8, 2016 at 6:00 PM in the
Community Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: November 28, 2016
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: December 12, 2016
. 3~~_,._.-_ .e. ism ~ +lis.~~ - ~i ~i.~ ~w~ill~ j _ - _
A
_ 195 183 ,71
RJU
j ' 44
H VA DA
7A
The Ashland Planning Division Staff has received a complete application for the property noted above.
Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way,
Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above.
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice
is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period
and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice
of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division Staff's decision must
be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.G)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application,
by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the
Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal
to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity
to allow this Department to respond to the issue precludes an action for damages in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be
provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services
Building, 51 Winburn Way, Ashland, Oregon 97520.
If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305.
. OCY
SITE DESIGN AND USE STANDARDS
18.5.2.050
The following criteria shall be used to approve or deny an application:
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).
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.
ACCESSORY RESIDENTIAL UNITS
18.2.3.040
Where accessory residential units are allowed, they are subject to Site Design Review under chapter 18.5.2, and shall meet all of the
following requirements.
A. R-1 Zone. Accessory residential units in the R-1 zone shall meet the following requirements.
1. One accessory residential unit is allowed per lot, and the maximum number of dwelling units shall not exceed two per lot.
2. Accessory residential units are not subject to the density or minimum lot area requirements of the zone, except that accessory residential
units shall be counted in the density of developments created under the Performance Standards Option in chapter 18.3.9.
3. The maximum gross habitable floor area (GHFA) of the accessory residential unit shall not exceed 50 percent of the GHFA of the primary
residence on the lot, and shall not exceed 1,000 square feet GHFA.
4. The proposal shall conform to the overall maximum lot coverage and setback requirements of the underlying zone.
5. Additional parking shall be provided in conformance with the off-street parking provisions for single-family dwellings in section 18.4.3.040,
except that parking spaces, turn-arounds, and driveways are exempt from the paving requirements in subsection 18.4.3.080.E.1.
I
GAcomm-de0planningTIanning ActionsUNoticing FolderWailed Notices & Signs\2016\PA-2016-02104.docx
t
AFFIDAVIT OF MAILING
STATE OF OREGON )
County of Jackson )
The undersigned being first duly sworn states that:
1. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department.
2. On November 28, 2016 1 caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice to
each person listed on the attached mailing list at such addresses as set forth on this list
under each person's name for Planning Action #2016-02104, 183 W Nevada.
Signature of Employee
Documend 11/28/2016
Easy PeelO Labels i A Bend along line co I ~ R 51600 i
Use AveryO Template 51600 Feed Paper expose Pop-up Edc~eT~ A
PA-2016-02104 391 E04BC 105 PA-2016-02104 391 E04BB 2900 PA-2016-02104 391 E04BC 2300
ACCETTA PHILIP B ANDERSON MARGARET BARASA BARBARA A
206 W NEVADA ST 197 ALDER LN 183 W NEVADA ST
.ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02104 391 E04BC 3200 PA-2016-02104 391 E04BC 107 PA-2016-02104 391 E04BC 127
BETESH JAMES J/ADAIR E CARREAU KAREN G ET AL COLLINS MICHAEL/MEGAN J
216 W NEVADA ST 176 W NEVADA ST 749 N LAUREL ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02104 391 E04BC 102 PA-2016-02104 391 E04BC 2200 PA-2016-02104 391 E04BB 3200
COOLEY SHAWN E EGELSTON CATHERINE ANN/MAHONEY FITZMAURICE TIMOTHY R TRSTE
168 NEVADA ST W CHARLES M 137 MEADOW LN
ASHLAND, OR 97520 j 171 W NEVADA ST ORINDA, CA 94563
ASHLAND, OR 97520
PA-2016-02104 391 E04BC 2000 PA-2016-02104 391 E04BB 3400 PA-2016-02104 391 E04BC 2100
GREEN ALAN K/CHRISTY A HORTON AARON G/PAMELA J JOSEPH ROBERT/L LANZHAMMER
151 W W NEVADA ST 3909 BRIDGEPORT DR 163 W NEVADA ST
ASHLAND, OR 97520 MEDFORD, OR 97504 I ASHLAND, OR 97520
J
PA-2016-02104 391E04BB 3300 PA-2016-02104 391E04BB
3100 PA-2016-02104 391E04BB 2600
KEENA GEORGE C JR TRUSTEE ET AL LASLOVICH MARIE F MATUS ELLEN
166 ALDER LN 190 ALDER LN I 3453 EUCLID AVE
ASHLAND, OR 97520 ASHLAND, OR 97520 CONCORD, CA 94519
PA-2016-02104 391 E04BB 2700 PA-2016-02104 391 E04BB 1900 PA-2016-02104 391 E04BC 2400
MCCULLOUGH JEFFREY ET AL MEAD SUSAN A MILLIGAN DREW C/STERLING KRISTIN H
173 ALDER 812 MICHELLE AVE 195 W NEVADA ST
ASHLAND, OR 97520 ASHLAND, OR 97520 ASHLAND, OR 97520
I
PA-2016-02104 391 E04BC 2500 PA-2016-02104 391 E04BB 3000 PA-2016-02104 391 E04BB 1800
MORROW BRUCE A JR/KAREN A NEWBILL COLIN PATTON GAIL A
211 W NEVADA 815 MICHELLE AVE 822 MICHELLE AVE
ASHLAND, OR 97520., ASHLAND, OR 97520 ASHLAND, OR 97520
PA-2016-02104 391 E04BC 106 PA-2016-02104 391 E04BC 104 PA-2016-02104 391 E04BC 118
PRATHER WILLIAM C/ROBYN M SANDERS KENNETH C/SANDERS MARY STANLEY PHILIP A/ANGELICA M
759 N LAUREL ST C 123 CYPRESS CIR
ASHLAND, OR 97520 1007 G ST ASHLAND, OR 97520
PETALUMA, CA 94952
PA-2016-02104 391 E04BC 119 PA-2016-02104 391 E04BC 137 PA-2016-02104 391 E04BB 2800
STOUT KEVIN P STOUT PROPERTIES LLC I WALSH EDWARD J TRUSTEE ET AL
127 CYPRESS CIR 215 LAUREL ST 185 ALDER LN
ASHLAND, OR 97520 MEDFORD, OR 97501 ASHLAND, OR 97520
PA-2016-02104 391 E04BC 108 PA-2016-02104 391 E04BC 126 ASH E R HOMES
WHITESITTJOHN/SANDRA WOODKE SUSAN D 1068 ELKADER
156 W NEVADA ST 1700 E MAIN ST ASHLAND, OR 97520
ASHLAND, OR 97520 ASHLAND, OR 97520
k1clueftes faciles a peler ; A Repliez a la hachure afin de I wvvw.aveVy.com
Sens Utilisez le aabarit AVERY® 5160® A-v- do „r r6v6ler le rebord Pop-upmc 11 1-800-GO-AVERY
~I J
g
i
yt_
- 1.
I.
X00 32M -11M
JAI
E
I
71
2~
S ,
t ~
1
9
c
-
ti -
ft
r
4 ~ I I!
k
r
ti
- - s 3 _
I. ry rfl'
,L _i
v_
Planning Division ZONING PERMIT APPLICATION
C r r v o r 51 Winburn Way, Ashland OR 97520 FILE # a
541-4EE-5305 Fax 541-4EE-6006 - I
-ASH LA. hl D
DESCRIPTION OF PROJECT
DESCRIPTION OF PROPERTY Pursuing LEED® Certification? ❑ YES NO
Street Address
Assessor's Map No. 39 1 E Qq Tax Lot(s)
Zoning Comp Plan Designation U J
APPLICANT
Name h Phone I D W Address tk) 1Y A City 6 + d) Zips
PROPERTY OWNER 1 1%
Name Phone E-Mail
Address City Zip_
SURVEYOR ENGINEER ARCHITECT LANDSCAPE ARCHITECT urHER
Title Name Phone -E-Mail
Address City Zip _
Title Name Phone _ E-Mail
Address City Zip _
l hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct. /understand that all property pins must be shown on the d a,, irgs and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. l further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that 1 produced sufficient factual evidence at the hearing to support this request,,
2) that the findings of fact furnished justifies the granting of the request,,
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or improvements are properly located on the ground.
Failure in this regard will result most likely in not only the request being set aside, but also possibly in my structures being built in reliance thereon being required to
be removed at my expense, If l ha5 any doubts, l am advised to seek competent professional a vice a d assistance,
-~4
Applicant's Signature Dat
As owner of the property involved in this request, l have read and understood the complete applic Lion and its consequences to me as o property
owner.
~7
Property Owner's Signature (required) Date
[To be completed by City Staff
Date Received 4 - 11[7111, Zoning Permit Type Filing Fee $ ll% q U.-)
OVER N
GAcomm-dev\planningWonns & Handouts\Zoning Permit Application.doc
i
i
s
Barb Barasa
183 W Nevada, Ashland OR 97520 I
541-621-2739 / barb@websitings.net
11/8/16
NOV 07 2016
SITE: 183 W. Nevada - AMP 391E046C TL2300
REQUEST: Site Review for ARU Studio Apartment (Type 1) City of Ashland
APPLICANT: Barbara Barasa
Subject property is zoned R-1-5. All lots facing W: ,Jevada and Laurel are also zoned R-1-5. Lots to the
north of subject property facing Alder Lane are zoned R-1-7.5.
Subject property currently has a single family, one story, 3 BR, 1 bath 1194 SF owner-occupied TeSidehce
with 480 SF attached garage. The existing residence will continue to be owner-occupied and no changes i;
will be made to it. Proposed ARU will convert the attached 2 car garage to a one story 528 SF studio
apartment. A small (approximately 36 SF) addition will be added to the front of the garage/ARU to
provide an entry hall and closet for the ARU. (See*Submittal Plans.) There is an existing 6' fence on the
west, north, and east property lines and existing small side yard fences and gates (approximately 7'
wide). These will remain.
Per AMC 18.2.3.040, the proposed ARU will meet the following criteria:
® Will be the only ARU on this lot
® Will not exceed 50% of the GHFA of the primary residence nor the 1,000 SF maximum
® Will conform to the overall maximum lot coverage and setback requirements of the R-1-5 zone
® Will include a one hour fire-resistive rated wall between existing residence and proposed ARU in
accordance with ORSC R302.1
® Will provide required additional parking space. See Item 15, below.
® Will not affect solar access to neighboring properties since there will be no change in the height
of the building.
No structures will be removed. There are no other designated uses for this residential property.
Maps and Plans were submitted with Pre-App.
Landscaping. Existing landscaping with drip irrigation in front and back yards will remain. Impervious
surface area on the lot will be decreased by approximately 858 SF by.replacement of paved 18' x 50'
driveway with a paved apron and parking area of approximately 18' x 25'. Additional landscaping of
drought tolerant plants with drip irrigation will fill the remaining space created by removal of driveway.
See Landscape Plan.
Tree Preservation/Protection. See Tree Protectio" Plan for location and diameter of existing trees. All
existing trees are healthy and will be preserved.
Applicant requests an exception to requirement requiring 6' tall chain link'fencing around dripline of
trees and instead requests permission to install plastic webbing around Tree Protection Zone. See
accompanying photo of front yard viewed from driveway. (Gravel in photo is part of lawn replacement
project.) Applicant believes a reasonable person can assume that workers overseen by a professional
contractor like Steve Asher would not place construction materials anywhere near the ash tree in the
southeast corner of lot even if no fencing were in place, since the logical place to store construction
1
I
materials for garage conversion is in the driveway area or inside the garage while construction is
underway. Therefore chain link fencing is not necessary.
Public utilities. As stated above, new separate electric service will be installed for the ARU. Water and
sanitary sewer for the ARU will tie into existing water main and sanitary sewer that service the existing
residence. See Utility Map.
Drainage. Since impervious surface area on the lot will be reduced as part of this plan, no additional
runoff will be generated due to the ARU and no drainage design is needed.
Parking. Per AMC Table 18.4.3.040(a): "Studio units or 1-bedroom units less than 500 sq. ft." require 1
parking space. Construction of the proposed ARIJ will therefore require a total of 3 parking spaces: 2 for
the 3 BR residence plus 1 for the ARU. Two (2) paved parking spaces (9' x 18' each) will be provided on
site with more than 8' of landscaping between parking area and residence and between parking area
and lot lines. (See Site Plan.)
I
Applicant requests an exception to allow credit for one (1) off-street parking space. Within two blocks in
any direction of subject property, an average of one car is regularly parked on the street for every three
lots of street frontage (approximately 75' or more frontage per lot) in this residential neighborhood.
Allowing one on-street parking space for subject property will not cause any parking complaints or
congestion.
Per AMC 18.4.3.070, one sheltered space for bicyc,e parking must be provided for the ARU. The existing
residence has a covered porch approximately 14' x 9' with concrete floor on the south side of the
building that faces the street and has access to the driveway. Parking for 3, bikes will be provided r,n this
paved front porch ("Existing Covered Porch" on the Site Plan) which is completely covered by a roof
overhang. Two (2) tubular steel bike racks will be surface mounted to the concrete.
Street Tree Installation: Per AMC 18.4.2.F "One street tree chosen from the street tree list shall be
placed for each 30 feet of frontage for that portion of the development fronting the street pursuant to
subsection 18.4.4.030.E." When a permit was issued in 2013 to remove a street tree on Subject
Property, owner planted a replacement tree from the recommended list - a crepe myrtle which has not
yet grown to 3 inches in diameter (which was left off the original landscape plan). See Tree Protection
Plan for site of this tree. The lot has 75' frontage, so the two street trees already on the site fulfill the
requirement of a street tree every 30'.
Street Design Standards: The north side of West Nevada Street is not fully improved. There are no
sidewalks or parkrows on the north side of the street. There is a sidewalk only on the south side of
Nevada and that sidewalk abuts the curb. Due to•the existing development pattern and lack of sidewalks
present on abutting properties, Applicant requests an exception to the Street Design Standards per AMC
18.4.6.020. B.1.
2
1770
75.000' 0-72016
I I
i
kt
mo I
CN
I ~
O I
Om`m,_
I PeaP
4"dia I
(E) I
j Pear
4" dia
i I
i EXISTING
DECK
i ROPOSED \ O
~ NEW ~ i
DECK I.,
EXISTING / I
GARAGE /
E 6'-7"
/ i
Sweet EXISTING /
o , - .-COVERED-',- i
GUM STING b
PORCH
T ee I W/GATE
\P OPOSED \ EXISTING
i DES K \ ELECT. EXISTING-i Gi
l~\ D~ METER RESIDENC METER j
I C I
i
0 8,-5" I
/ I
2) U)
a _j
I w
D Existing m Landscaping EXISTING
This area available E wC j
to store constructi6n I
materials i 20 0
I
NEW CONC.
i DRIVEWAY
Proposed
j = -TO REPLACE EXISTING q
° - - i
N Tree Protection Zone
(E) I
i;
I - ) cue A h Tree j
- - Qmmy,-"t"; 6" di
a
75.000'
6'-7" 18'-0" EXISTING
CURB
TREE PROTECTION PLAN 183 W. NEVADA STREET
i
i
i
t
i
I
I
'JI
_ I I
- .fir 1 L.~ •o ~
71
, I '21 It ~ ~ qtr a~~ r
rT ~ ' 1
~ r r Y_ ~ lr ~Hk r 'lL I
r
I •i I ~1 11 ~ I ~ fr ~ ~a I~ q'a t
r 3 X A ~
Y.~
~ $ U1 7 1. ~ 1
ri j 1 a ~4
w a '7
r
r I - l i t:d r rk ' i lR ;
~ ~ 1117+++ x IE I t ~'Fi
19j
is
C-
C
ti
f
c
I'
G
(I
k
1770
75,000'
I ! €
I ( j
1770 ( i I
I j
! " I
n a
I j
I j
I j
I i
j EXISTING
DECK I
i 1\ \ ROP NEW W D11
. \ I
DECK
W-7" X
Sweet E
! .
Gum 'COVERED-` rAIWIN0 PORCH
Tree FENCE
Wi c_ATE
/ I
j PROPOSED,A~ -EXISTING /
DE ~D ~Q~ Eulal. ELECT. EXISTING EXG SNGj
t8 METER RES~DENCs~~ METER j
Fountain
j Grass Fountain
C Grass oC_
Shasta
Daisy
EXISTING
Day Lily W/ GATE
l~-
i 20`0" f i
I NEW CONC. j
DRIVEWAY Q
I o TO REPLACE EXISTING j
i (E) I
Ash Tree j
75.000'
6'-7" t xi i i r ~
CUItl3
L L 183 W. NEVADA STRIP
~ 822 -
_
'Al
15 ° 190, ° 178 °
r~ f
812 1 166
s
^^Q t ~~5
~ tl
1
i
T-1
195 183 171 J . X151
163
111
_ ~ 1, - _ _ _
W NEVADA ST
=
212
M 206
_ _
M _ 176 168
759
f,
w -
t
Jill 1780
750
749 ~
al
123
(205
MAPLOT L1391 E04BC2300
183 W. Nevada St. Hydrant Taxlots
Sanitary Sewer Utility features ( Streets
Date: 9/29/2016 Electric features Building
A1:720 Storm Water Utility features Elevation Contour
1 inch - 60 feet Water Utility features 10 ft 'index contour
Public Utility Easement 2 ft interval
Mapping is schematic only and bears no warranty of accuracy.
All features, structures, facilities, easement or roadway locations Taxlot Identified
should be independently field verified for existence and/or location.
oJ~LLI ~O LC ' Q OZz ~OpEY..u o o w~ v Ow
xOQO Ow 2LLpwoa ° ~o wO zYz 7 1 { oO
9 j O W W UQK wzatpFrr p auJ. ~ z W z~
O OWJz P NZQ WH005 W ~ 00 < QW ~ n QO
y w wc2LL 01 2no0 x O 1z a a3 ¢ Z
U LLO O U) pal p H QO a: m J F O FO w 00
i F-Z W wF WW 1m °p~ O am 0 wp ® WLL
L UgZsnOQ °O p >O<WWI I a OW 0 wo W cl0
W O FO (n Wy. OZ3at0~ O r-0 ~ WZ
F-dWZW azW OF 0 ¢ a: ¢LL a ma p.
OF-SQ OF-~1- ~0 OXw0 O O =0 K u.~ z o o-XoXOO ani¢ swzH, f- F- c~ a oa O
CL E5
W W W LLZ VJ ao
O N -
0 CS C6 ,I:
LU o ml ml ~1 w ° w
® 3 ~ - z < F ?~w¢J~O o
1w 1>
® m w o N a a o wa 3 cxiz~5 csizE'
U o 3 w ry zow w~ ~u~LL
z ❑ O a> z og LL LL r`s w°zo u3~ rt w
Z;,y p; >OUQ Z~ a OLLa
zWZ aza W z oah - - - ao ~rrc~c oNxagw _wz
o~ a - roN o o ='uz
i i o w aw ~ c
owa $ i oF`~ oa c o w j oou5$wu5 gNNma Ny3
i z 000 3 0 oa°¢~ LL J z ~zd pdZam zo~o~ ocm
3azzwo > oO
o~~a cp" o `o ° a o o ~wa Z„o°w>w °ow-°a
®1 r~ °aC 8a00~ w U a h w rF<m~ OOLLOVNi oKV=iz
<w°' LL=~- < LL ¢ a J J ram wz~y "a cw <<owNUa ¢oEzo
Nab z w y S .oz., a a W avz LLi= w z:.m
c? a g s 3 m o a~ w»~z Stww
o - x owwwoz~z zyLLazwz oox
o o U w o E "W'w w<m @~~w3 -Nnoo
M _ a z o i
90 z° oa,Z<y ? 1~°3w
®e® q r
m w 5 3 .>NZ iww~<swwo
- n N, > ti iaa =2.5~o> r~ucner~w>o
s
13
s _ U- s
S ~a 5~s $s
S
s8
00 J o o 8 E s ~ zf ' Q
Z V 3$y - rrF pF E
8tt il S~ m -M
N ~ ~ e
F3 A pRA €P
? r
N s -5
Z.
z ~ E ~ c Y ~ ~ $ R 3~ Ps~R h gg 2 'a of T$~
E iP P ~RaR GLL~ bag ~aP'
E E a k a R R s RzRk 3x yaay'~e g °99 ez 9= a Z~~ ft pax s
38 `°aa epq yep by
E ` 8 s C
11
$g e~tn ty" x &
z m s v3~~a~~i r~ a zpFaR~ RP8N 3u a g¢°~R
w } a°p~E 4a FE 5 kM.
E t5
1 1 1
3
E
E 5 m 6 "
o m ~ ~ „ 2 T
a =
o ~ n
°
v y ~o
f n G W O j ~~TM ~N~C 000
NV 2 ,°a o~ avi z' Z~r1~~~u,~2»>a 7 +k;
L.L O° $ o E °r ow a
f'N C.rct'l..n ~rtv.. f' _ 8 - N n C N E LL tp 0 V iT U
occ i,Ewo2.
xa o
`o ~ m
W o 'c
~ E ~ Rs h~
a O Z~c .c° §EEWO 2n 0a `o amHNNN ovo I~ K ry
N W a ~ 2. ~tngC O ~p~Q R 9m k^~
F a_ S o. L~Em W ooooococooo t e A.
c - K bya oc Es g aZLL»>u_2~2»jc k p
g c `o
W s N - C W Em W S k ? pg~ C ~GjL~
Qy-,LO Q f {4~ `F
u - Q¢ O m K a FP
® E § - o c E `ate a in o0o i a n:
p F- ~ nE N a N O Uj N~C? ~00C
f n - 0 E o Lm.. rn Ez N w MKof of~p2»> c p S= S
23; -5 A
`f E Q s m m m Z y 8L 5~
m w y P
LLJ
°E 9c0'- N E ma='I'mo > p tb 9~ yk_2
i 'Ar' v p0 o f° o a _ E o c a p c z gg$ n ®g
I~ d~ _ Em ¢ nc m`r x yta U ¢E Gn Is^, ~raHp 9
O F 2 J O~j~~N~ i0~~ W ~ O~•-NWp M ~yg Zm
g E m m E °'d N o~ooouNi. °mNO b pc A@ sF
- N moc10 ~N wt ~.C 4. d oooooo m0 ~po0o ~2~N RjF:'
m va._'cz° °-'mEm3 m 01t»JtLL C~2»>~ SP.I,
°w o >
`m E o E c z N E O N o
m m'n a°i~°m_ W m R f-. ht~C
n CO ~a,E~k3d..uur~ n7Pkn4tinW Ili'
ow~r>
° oJmo' o $U o~ozo
ro° i o° @iado
o CH
o c. °p °w of °ww°~°w o0
F mmi~ ~o J °ozzo ~o
z i~ ~ ° z aupwa
~ Fa r
o0o'Stt
Wow j
I j
I ~
j „o-,oe I
j I zm
osz z zIc j w
XI WI XIco w A
W W W ~ p®~
I ZFK ~ ~ i
F W
KU.
"j NwK.. ~w< jr Z e■
Woa•. I uj
00
L
~z
I'<wi
U o F.
j ZU Czuw~s'-
~ o o~u• I o
w~ moowow
~zo m ~O`a I
o .I
r
,A-,L F
,ooo'SLL
,O-,Sb
4
4
Q
~z WI o
W ~ ~ N
J Q
Y -
~I 9
4
z
~U W
U
Y j0O
-.E O n-
~ Q U
]ialal
mil tl
s'+3»ti131
/Wn
v
O
/Q O
V
„0 ,bZ „0-AZ
„0-,Sb
d3.~w
„o,e x.o-a
00
,
LL
4 ~U- U e
6 o
~W i
Q N
J J Q
Y 4 O ❑
@w Z Z U)
I 4 O
W W b
d
„o-.e • .o-.e
Z
-2e w
r c?
® I- 4
Y D~ U
; Of
-
H Q O d
U
2v
x3iuNV N N ~YiLli 1
Z U ~iz~a~ avi
X Z A J
❑ _N____q
Q Q
Z Z g M 00
~ W . O
wti
co E-l
d 4 y~ we N ~px cn
K o o
r V o
p L Q x N
X z Z y
m N Z w U) LLB rn
.o x 0 2~ Z ii
_ .o
~J Q~ Y
:zl a_ F.
a ~U)
ILI C; 2]! U o
w~Z o-,e W
J,-~ Z0~
a , 1 1 -
r J
~a
wz0
Z~U
NOIlI00V
„0-3b
J
~ J
gI JI a Z
LL ~
al ZI ph zl
W X -
W O
F W
alZ LLIF
LLO ZiF
CL LL
's
pa ZQ
(.7
Z
C7 p
z 0
W
J
Q
Q F
pa
1-2
wO
>F
WC7
Z
J ~
ZX
2w
CO _
0 CD
QQ Z
CL
Q0 X
O
0
a
z ~
I x
O
Z T
z ~
Z (Q 11
ax LJJ
■
a
W
■m
v/
U) Li
I
7 U)
_ z
o I
_ O
a
~ w
a- z LL I
~W~ w
w
w ~
z z alz z
alp Flo LL
o'F ~q- alU) LL Iv)
oo z_Io o , w ? w
V
Q W
U L _
LU F--
W~ O<rL •
~O~ SOW
w cc: NF-Z
n~ ■m
0 LU
M LL
x
W
F W/
Z
O W
HU2
O
Ell
Q N ~
wUao
Z
to w C~7
LLI J WF-MZ
Q? Qq WW= F-
w100w Q w
w -1
0~~ ~Q~ F, UN CO 0 W ()i _ LL
(n= w(~ pZ U) < aOl
LL 0 0 0Q, ZL
OZ F-
O ~
UQ
Z2
w
O R0
Z wI
d
0
0
a a
z
~ r
a
ED
0
J
J II
zZ
O i
2 J
m O U
- ?j ~Q U cn
Z_
2
Q
w
w
OZOLq j Z (9
~ O z
O
4aO~ v H C? F
J
cJi)Z FW-- O°X
~ i- ¢ w
J m q
¢O O .n O U 77 W D
D~ 9 g ' U O e 4 Q 0
LLI D .6 'z
F- W z ~ N o¢ o c
f- O O U _
~~4 L-j
■O
. I - v v - 9
.i .......................................................................I. - ® -1 -7MV VA-7"%
`dr U LLO Q Q x O e e aW LLNt~iy~N x JW 1=Wm Y. m rF Z
z z
p JO Z W m o Z ° aj G N dw-
. °dr Zm J '~U 3z3 W
z gQ 3Q
W 30 F w Y w O N CL ~K 0lr/Jt (VwW 3z ZF 0 J
S o ¢ m o ¢ wr ° mo 3?3 go <odJw w
L) ow m r a > > ^ ZQ d }U d°w =p aw~ w aKaw °
u¢' U° = triJ w 7 fO .o F2- ° O¢ JZ z ¢.U Q W o ZZ¢ Kw
w w r
r ~0 r N U z ¢ 2 r ¢gw m >U m
~W o ° W V (.l S ~m p rW rW d w° m.g O¢ U
W, L
d _J m <w ¢ mW K 2w SU w o
x LL d' m 3- mJ LLa C7 C?
U Z ! r m
JO o f U a O O Z z
W. ¢ w : v J J \
NQ \ U wZ Z
Z Kp O r r m m m O O YO h x O ❑ zz O ¢ a
° z 2 V Q- ~j <
¢ r W w z w ¢d UwA
a zw 2 > o m 2> m 33 33- ° app pW ? aw~.
go 0 °z w m J q a wg ° °z oz 4aoM ~w gwOm
o m= a W W ¢ Jz < ~a N M °v\,a M n v F F¢° rw rZ°
d w O 3
w wr m x 0 wO O e U m ZW
❑ W - Q J-W
U Ow r z w Q WQ QU J Z LL'MJ
K ~QU 2< _ d'pJ a
J W f ° O in rm W rK rK ¢ y~4 zJ N~Q
m °Z Q S U' W Z O LL LLLL O Wm wm z par ma OFQ-x
a wx J o c~ w o a s z Z z 000 °z o.F 0Zr
w
3z3 3-3
° 21
> U w w z J m m W o° x w
= ww < C<J g N Z OW
K m O O
z~ a 6 z K ¢ N m ~N N 0 O LL o WT
0 z z
¢ ~LL 2i m J J - _ o O O =pS~ m N
o g°
3 J a Q ¢ C wrm ? U
z 3w w 3 3 3 z f W Wd j Wa =2 m =2
z o a o V v m ~ ~ o. 0
`fQUQ'z z w O w O w gww o _
Q m F ? Z m . m m W K m W m W 3 Z Z
roo rza x w
V OK z °U w N m U°2 mar Q w~ wF
a a O O r J m c 14 U 2 :2 = FW- C3 C3
052.7 0
2U
'
2 _
Km ZO Q LL °m a ¢oO g 2W m e ~w
m
m0 0z 1i n w 3 w w m~O ° zx IT
a m m m W Q 7 U x X
W W ~ H mg U
V
w x z
r
z
O
U
r ~
a wZ (9U°W°W7CLJ w
r ZQ W Q r z w J w
p~
°O pO~WO - F°N ZD F2- OQmJ¢Emo(2no w°S
2 m
OUJWF- wZ03md~UWw ~FFZo
°C0r Q V OO ^O~W° r 0r U
Oo Oz KK°w~x<~a ,~...no-,ZZZ Om¢Jm
wam ¢xJNmpzUxw3mz ~z wri" w¢¢ °J~w
¢N~~rm~=ow~3~wrcYi w~aONGWwa¢ zoQ3w
UwmxW mn °oOrw mpLLUZO rrJ0loz haw Woaox
<wmKF> ozo~wW o3zp!~O3°° otOQm?
JZdJ }m OO a'OJ~-C7 I- rJ zp-_ °z w
mJ-Jr
0*¢Qyww5 a 30: Oaj Ko J w~a°OV= Qrpmp
°-~"N"ZpZZ w?m2wpi2-w00 r¢n~3w=o,Ug~- wWU0a
O OW70W'}pJamZOZ R' W pSWrOQ ZU x
vwi~¢UJaraiz~m0 ~oog~wNNOp ¢aw~~a
Zaz....wmaqNwF~y Jw~UJgmxH JQ°LL1S
w30WwmzW?wmZ~ OOO° 3z" 9° 32w C, W, 3w mw P
Q$mLLVJUQUVaSWZaW~ ww 2RawSQir--'LLZ <QZZor
o On ~mO^OK mym~yQ222W0 fL}ZLLOwZm6=a Kamz Ld 110 ZOZO~Q°~ZOSx0 rdZOW pQtA°p¢Kmm3° pOwrOz
OwO WZwmo~Cr'I IIZLLw OCCaLl~> KIV--mow ~'JOm=?U ~¢KU~Wz J
m Z O w Z Z O 3 W Ix- a m c w w o Z> O W? 3 m Z Z m z m a o w 3
NIZ
S W ` m w f¢J¢L
❑ W UW E6Wptz2m~Wm 2 U' O Q?OZLLD Sr O W U¢ DO2Wz O W pW G
x 3; o¢d w z9W~ who=j❑m o Q O~ °OO dw°m0~o ov,mm> 6,2t 'axUa oboW • ~ W rQ wZ
¢ w LCJ~ <w zoL~i>ap0 rZZwZ oao
.5 :
jW 2ZOW W OU Emw WOW ¢ W W3"• ~jV m~Q Z Wm 5 wUNd~4WZQa NQw°t/lO4NO.C
ZUJm Q~jZJZO QZwN Vt~~_JOOWOrKaI Ofn Z
512
O2
F>oxo7 JaJ zW ~QOi°o'a§zOdwgOa>LLO°o <ouxra Wwz~Zw~g°zz~ ~o~¢ ov~ ~zN?am°w~d3~LLCwW<w' °QJOO°oo °O
5OW~j <Wozmo N1--L1 '0°2w,HOZazwzwOZOmFO2wpl,od arNzZ2ggw ~wl~-xZOO~ Kew:M,: Tw dJa02K F(2~S30WpNOL
trn~=w ❑Qa0R Z< ❑<n w2WWOm=°p°OQp°a°w~60Z°UOOv~f~iHQ°~C7-°mKKU mO°m<wz00 O°a?wZ x¢'i~m~°w ~++3i ow~i womwow~
QOV ZO U2WQm0 d❑mVmrJO2W20WUWQOm~JOO~}mwj0w3aJo O.o (rapzw'OUJ WOVm<m CW3WO~wm Ka dp wUOQw K.
mO~w~ ~o~~W°w 2~ ¢xxXz° w°}az`°mwzw¢wwLL¢Jxazm°wrzzz o?3oZWU>a m3wxa.°wYZwF~"ixw p zm_`°2a z ~e
wwUw w`°LLpzU Umwl' -¢Q~xw~wou~zm-c3~¢o3~32`"moEzmmFz m=o°~ 0°° ~r ~JNOO~wa°z~~ vri~N~~~~=
zy~w
w m 3 w r> W-rz a xx~ w
J Q > <
LL zOww<-w Zswz~wwwZm$oaWmWO°z~o¢JO wwo~3mx Z Qa°LLd2noz WZUWO Ompn¢axa ~do-2°Uwd3
m 0~' J°Kp W=inKom ZNaz-~¢JJazOOJJO¢=z °LLOOLvww W=2 12-0¢ WNFLLZrw-zwx OM°LLwcQ7¢~1=-ZZoOai ¢ZZwz~gWWO(
Q Z m j- 3z¢r zZ?w °°x=zwUF?aF°w=°LL ~wcri,LLOW"-'w woUOmwr-OO3m° °r w L m ~w~Fy mo Q<tm mx"="'1¢ow°~"zi¢❑°Qwi
03 WO zxz°-'Q< m=6zzOwzOOmO°=ooLLa°WZ=I X.M XWOOOWOU o<o~ZZ>°zW^ N>°ooZ oo~aQZa ~mo°wz~°~°m`
IO U U Q -I °wx
om'r'~O6oaz~FLLOO= .1 6 2z2~?mwpzlz---F J" WcwOomo z?wz~g.Oo~ar<w4 ~~~a F<aw3i
W CD ai 3mwWNo ?p~wz r
W W U) ooo.
Ia U ~f- = mower zOVyJW OrWO~~J0~OwWOZ°wLLZw-~pozNmw?-r?OaoW<~'0= K36ZC~Uw _oU W2gwNU mZ WpOwzdo 031-;F 2 mjpWrt
W' WzawZQ O_Q mJ ZZ u~-aox
U O m r m r Z Z W w J 2 > d W r O S° 2 6 2 U Z Z Zr ¢ z ¢
Q 0 U) WU]O ZLL' 6.K~ Kw Z~ Z Q°~ZJWjO Z w=1-=J Qa Nc"ZK1-JOdSW =WOr P-bwK W WWQ .SWmOQ°OW WIL OK~WWwZU°Ol
U z U w M W Q. W~a~ cwiO>z~r ?wOFLLam¢z,,,,Qa LL<'=3w3w2 z 0 >1 ~n°Z =HwFwo~wmLL?w ?mw ww¢mw~? ?da v2i~33awOC¢iO~m~? zr ~_Za¢Oww~i
Z W
Q U) wgx¢ wa¢drr g aLLammmmc
I W Q Z Q= U J W a¢v 3 a ~am¢ w n
;>W0w-U0O
:SQUI00- UJZm~
I U)~ U U Q Q Q ~IZ Z ~Iz ~~z ~Iz
Z <C)0°z0 wz ~0
I3:Q Q W<- Q a E w U K ° r W
0 Q d W W W Fz¢ o~ So o>w~~ o0
• _ ,y W W o mz ar N_¢3 Z-m . °~o1 U) w Ow 0 LL W J O Zz ~?O ot=-Iw•~O2O <rWj°m=?maCZ-7wU ? w2= gwWKm
m ° ¢
3Q m Z(r Zt Mnzzow:
w Ymm mwmw' ¢ 2 3a mO r2-oZ~w<?=mm.
I~ U Z H ar°zwg~~mzww<aw'OgmoaUda. mNO
Z U a a o O x U K J J2JrU O J OZ.Omx WmW O K 0 J o o = W w 4J U Z m _ U U W Z N H Q F. Q S a 2f U¢ 1
j Q Z 3N rr~J amwOw=wa~z >z_no =xw r-~Q zz^~o_ ~U' Z ? z¢g°wo7d zO m wOVic~roU'd rri
m a 0 W K Z F F l
_ Z v/ W w M m Z 3 Z w m w z w 2 r w U Q m K m W LL m W❑ = U d Z K W Q OJ ° w mo Q o° W w W Z d w w Mw~
0 LL
J O U w dmUUa rmzwrwaaa"5ZO J2o rzao 2wJ°~3 azo fo 0 4a w»c9d¢a' zQ O? wW3»wo¢Z3i
W J owo^ Nm°p J ^<o~r'z~a'mz
Z ¢aw OWm~ <°wc-'iw~azwa~
• Z Q' Z (n 4LLwao~irFZgJgowZ~w°z3QON0 J~ w0~ 3Zmw To~w?O
I !'1 N _ U] (1 Q rrz.. U.,.Fm~ n> > _ ZZ, .2 0_' _nz»-.m i
Job Address: 183 W NEVADA ST Contractor:
ASHLAND OR 97520 Address:
C
A Owner's Name: BARBARA BARASA ® Phone:
P Customer 07477 N State Lie No:
P BARBARA BARASA 7 City Lie No:
L Applicant: 183 NEVADA ST W R
Address: ASHLAND OR 97520 A
C Sub-Contractor:
A Phone: T Address:
N Applied: 11/07/2016 O
T Issued:
Expires: 05/06/2017 R Phone:
State Lie No:
Maplot: 391 E04BC2300 City Lie No:
DESCRIPTION: Site review for ARU
VALUATION
Occupancy Type Construction Units Rate Amt Actual Amt Constuction Description
Total for Valuation:
MECHANICAL
ELECTRICAL
STRUCTURAL
PERMIT FEE DETAIL
Fee Description Amount Fee Description Amount
CUP Accessory Residential 664.00
1 CONDITIONS OF APPROVAL
COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 East Main St. Fax: 541-488-5311
Ashland, OR 97520 TTY: 800-735-2900
www.ashland.or.us
Inspection Request Line: 541-552-2080 CITY F
[
Cs
I hereby certify the contents of this application to be correct to the
best of my knowledge, and furthermore, that I have read, Fee Summary Paid Amounts
understood and agreed to the following:
Building: $ 0.00 $ 0.00
1. This permit shall remain valid only in accordance with code State Surcharge: $ 0.00 $ 0.00
or regulation provisions relating to time lapse and revocation Development Fees: $ 0.00 $ 0.00
(180 days).
2. Work shall not proceed past approved inspection stage. All Systems Development Charges: $ 0.00 $ 0,00
required inspections shall be called for 24 hours in advance. Utility Connection Fees: $ 0.00 $ 0.00
3. Any modifications in plans or work shall be reported in
advance to the department. Public Works Fees: $ 0.00 $ 0.00
4. Responsibility for complying with all applicable federal, state, Planning Fees: $ 664.00 $ 664.00
or local laws, ordinances, or regulations rests solely with the
applicant, Sub-Total: $ 664.00
Fees Paid: $ 664.00
Applicant Date Total Amount Due: $ 0
COMMUNITY DEVELOPMENT Tel: 541-488-5305
20 East Main St. Fax: 541-488-5311
Ashland, OR 97520 TTY: 800-735-2900
www.ashland.or.us
Inspection Request Line: 541-552-2080 CITY F
4N M
fi