HomeMy WebLinkAboutHarrison_371_PA-T1-2020-00108CITY OF
AS H LA N D
June 18, 2020
Notice of Final Decision
On June 18, 2020 the Community Development Director approved the request for the following:
Planning Action:
Subject Property:
Applicant:
PA-TI-2020-00108
371 Harrison
David Taub
Description: A request for Site Design Review approval to construct a new 473 square
feet Accessory Residential Unit (ARU) for the property at 371 Harrison Street. The proposed
ARU will be situated behind the existing house. The application includes a material
demonstrating compliance with all the required criteria for Site Design Review and special use
standards for an ARU. COMPREHENSIVE PLAN DESIGNATION: Single Family
residential; ZONING: R-1-7.5; ASSESSOR'S MAP #: 391E09DC; TAX LOT. 2600.
The Community Development Director's decision becomes final and is effective on the 12"' 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.
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 Plaiming 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 Aaron Anderson 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 f_
�i�ww.asliland.or.us
SECTION 185.1.050 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 party 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.I3.
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 con1naunity
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 offlppeal. 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 I1 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: 541A88-5305
51 Winburn Way Fax: 541-552-2050
Ashland, Oregon 97520 TTY: 800-735-2900
www.ashland.or.us ��
ASHLAND PLANNING DEPARTMENT
FINDINGS & ORDERS
PLANNING ACTION: PA-T 1-2020-00108
SUBJECT PROPERTY: 371 Harrison
APPLICANT/OWNER: David Taub
DESCRIPTION: A request for Site Design Review approval to construct a new 473
square feet Accessory Residential Unit (ARU) for the property at 371 Harrison Street. The
proposed ARU will be situated behind the existing house. The application includes a materials
demonstrating compliance with all the required criteria for Site Design Review and special use
standards for an ARU.
COMPREHENSIVE PLAN DESIGNATION: Single Family Residential; ZONING: R-1-7.5;
MAP: 39 1 E 09 DC; TAX LOT: 2600
SUBMITTAL DATE:
April 27, 2020
DEEMED COMPLETE DATE:
May 15, 2020
STAFF APPROVAL DATE:
June 18, 2020
DEADLINE TO APPEAL (4:30 p.m.):
June 30, 2020
FINAL DECISION DATE:
July 1, 2020
APPROVAL EXPIRATION DATE:
January 1, 2021
DECISION
The proposal is a request for Site Design Review to approve the construction of a new 473 square
foot Accessary Residential Unit (ARU). The subject property is rectangular measuring 75' x 150'
for an area of 11,250 square feet (0.26 acres) and is situated on the western side of Harrison St at
the intersection of Pennsylvania. The subject property and surrounding neighborhood are zoned
exclusively R-1-7.5. The property conforms to base zone requirements including lot coverage and
setbacks and dimensions.
The existing home 1,766 square feet which would allow an ARU of up to 883 square feet. The
proposed ARU, at 473 square feet, is considerable below this limit. The application includes a site
plan that indicates that the ARU would be constructed in the northeast corner of the property, with
a ten -foot setback to the rear, and a fifteen -foot setback to the north. The application materials
indicate the property is classified as solar standard B and provides enough setback to meet that
standard.
The Site Plan indicates three trees in the vicinity of the new construction and identifies them to be
protected throughout the construction process but does not include details on location of tree
protection fencing. As such, a condition of approval has been added that prior to issuance of
building permits the applicant shall be required to provide a Tree protection plan indicating the
location of fencing to be installed.
PA-Tt-2020-00108
371 Harrison St.Iaha
Page 1
The ALUO parking requirements for an ARU and a single-family Koine requires three automobile
parking spaces. The application demonstrates that the _property currently has two of parking spaces
that are non -conforming due to being `stacked'. State law has long allowed for local communities
to regulate ARU's "subject to reasonable local regulations relating to siting and design". That said,
House Bill 2001 amended ORS 197.312 (effective January 1, 2020) to include language that state
"`reasonable local regulations relating to siting and design' does nol hiclude * * *requirements to
construct additional off-street parking" [emphasis added]. As such, staff recognizes that the
requirements of the ALUO would be unlawful to apply, and concede that the two parking spaces
provided are sufficient. Bicycle parking is required to be provided and a condition of approval to
that affect has been added.
The application complies with all the applicable provisions of the R-1.-7.5 zoning district, and the
applicable Site Development and Design Standards in AMC 18.4, as well as the special use
standards for an ARU. The property is currently served by adequate City facilities for water, sewer,
storm drainage and electricity.
The applicant has submitted materials to the Planning Department to demonstrate compliance with
the applicable approval standards for the approvals requested and by their reference are
incorporated as if set out in full.
The special use standards for an Accessory Residential Unit are described in AMC
Chapter 18.2.3,040, as follows:
B. 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.
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 requirements in subsections
18.4.3.080.D.1 and 18.4.3.080.D.2 and paving requirements in subsection
18.4.3.080. F.1.
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
PA-TI-2020-00108
371 Harrison St.lalra
Page 2
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.
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 applicable
ordinances and meets all required criteria. Therefore, Planning Action #TI-2020 00108 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 HTI-2020-00108 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 applicant shall identify area for bike parking as required.
3) 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 Variance approval shall be submitted and approved prior to
issuance of a building permit.
4) That all exterior lighting shall be directed on the property and shall not directly illuminate
adjacent proprieties.
5) That all necessary building permits, including pert -nits for the new electrical service, and
system development charges for water, sewer, storm water, parks, and transportation shall
PA-T I-2020-00108
371 Harrison St./alga
Page 3
be paid prior to the issuance of a building permit.
6) That building permit submittals shall include:
a. Identification of all easements, including public and private utility easements,
mutual access easements, public pedestrian access easements, and fire apparatus
access casements.
b. Solar setback calculations demonstrating that all new construction complies with
Solar Setback Standard A in the formula [(Height — 6)/(0.445 + Slope) = Required
Solar Setback] and elevations or cross section drawings clearly identifying the
highest shadow producing point(s) and the height(s) from natural grade.
c. Lot coverage calculations including all building footprints, driveways, parking,
and circulation areas. Lot coverage shall be limited to no more than 65 percent as
required in AMC 18.2.5.030.A.
7) That prior to the issuance of the certificate of occupancy the following shall be completed.
a. The landscaping and irrigation shall be installed in accordance with the approved
plans prior to issuance of the certificate of occupancy. Vegetation shall be installed
in such a manner as to be substantially established within one year of installation.
b. That a separate electric service and meter for the accessory residential unit shall be
installed in accordance with Ashland Electric Department requirements.
c. 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.
d. That recycle and refuse containers for the accessory residential unit shall be
screened from adjacent properties and public right-of-ways.
{
06.18.2020
Bill Molnar, Community Development Director Date
IIA-TI-2020-00108
371 Harrison St./aha
Page 4
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 6/18120 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 persons name for Planning Action #PA-T1-2020-00108, 371 Harrison.
Signature of Employee
DoourmeW 6118/2020
391E09DC1300 PA-T1-2020-00108
AKIN T ALLENIARDEN MICHELLE J
405 LINCOLN AVE
PALO ALTO, CA 94301
391E09DC3700 PA-T1-2020-00108
BUCKLES DAVID JIREINA MICHELL
384 KEARNEY ST
ASHLAND, OR 97520
391 E09DC2400 PA-T1-2020-00108
DI PROPERZIO JENNIFERIJAMES
405 HARRISON ST
ASHLAND, OR 97520
391 E09DC2800 PA-T1-2020-00108
GEARY EDWARD A TRUST ET AL
345 HARRISON ST
ASHLAND, OR 97520
391E09DC3100 PA-T1-2020-00108
HAJEK PATRICIA
5910 RIVER DR
MASON NECK, VA 22079
391 E09DC4600 PA-T1-2020-00108
KEIL C L/KATHARINE JACKSON
359 KEARNEY ST
ASHLAND, OR 97520
391 E09DC4000 PA-T1-2020-00108
PUTNAM DOUGLASITAN KATRINA
621 ALTAMONT ST
ASHLAND, OR 97520
391E09DC3400 PA-T1-2020-00108
SCHINNERER MARVINIMARY;.
906 POMONA AVE
ALBANY, CA 94706
391 E09DC3000 PA-T1-2020-00108
STRAUSS ANN V
650 HOLLY ST
ASHLAND, OR 97520
PA-T1-2020-00108
SMITH ENGINEERING
BRIAN SMITH
1291 SARDINE CREEK
GOLD HILL, OR 97525
391E09DC1i00 PA-T1-2020-00108
CAZARES DANIEL JOHN/FANSLER M
720 HOLLY ST
ASHLAND, OR 97520
391E09DC3600 PA-T1-2020-00108
DOTY , ULIE RENEE
374 KEARNEY ST
ASHLAND, OR 97520
391E09DC2200 PA-T1-2020-00108
GOLDEN OSHIA/ANGELA
411 HARRISON ST
ASHLAND, OR 97520
391E09DC3800 PA-T1-2020-00108
HUTCHISON REBECCA W TRUSTEE E
390 KEARNEY ST
ASHLAND, OR 97520
l
391 E09DC4300 PA-T1-2020-00108
L& M TRUST ET AL
3104 0 ST #239
SACRAMENTO, CA 95816
391 E09DC3500 PA-T1-2020-DDlDB
RIZZOLO ANN
360 KEARNEY ST
ASHLAND, OR 97520
391E09DC2900 PA-T1-2020=00108
SHERMAN WILUAM FIIEBEKAH
333 HARRISON ST
ASHLAND, OR 97520
391 E09DC3200 PA-T1-2020-00108
SYDORIAK WALTER M TRUSTEE'1=T
622 HOLLY ST
ASHLAND, OR 97520
391E09DC1400 PA-T1-2020-00108
CHAMBERS KEITH STANLEY TRUSTS
715 PENNSYLVANIA ST
ASHLAND, OR 97520
391E09DC1900 PA-T1-2020-00108
FRANK ROBERT EIJUDITH A
740 PENNSYLVANIA ST
ASHLAND, OR 97520
391E09DC4500 PA-T1-2020-001.08
GREATHOUSE JANICE L TRUSTEE E
375 KEARNEY ST
ASHLAND, OR 97520
391 E09DC2500 PA-T1-2020-00193
JONES DORINDA WHITE
387 HARRISON ST
ASHLAND, OR 97520
391 E09DC3900 PA-T 1 -2020-00108
MCGINNIS JAMES P
629 ALTAMONT ST
ASHLAND, OR 97520
391E09DC2100 PA-T1-2020-00108
SANTANA ANNAMARIE LOPEZ s;
5609 MONROE RD
WISE, VA 24293
391 E09DC2700 PA-T1-2020-00108 .0C
STARNES NORENE TRUSTEE ETAL_
359 HARRISON ST
ASHLAND, OR 97520
391 E09DC2600 PA-T1-2020-00108
TAU DAVID H TRUSTEE ET AL
371 HARRISON ST
ASHLAND, OR 97520
371 Harrison
6f 18/20 NOD
28
Planning Department, 51 Winbw it Way, Ashland, Oregon 97520 C I T Y 0 F
FFW 541-488-5305 Fax541-552-2050 www,ashland,orms TTY: 1-800-735-2900 -ASHLAND
- W-1
iltwj iiii 040
OWNER/APPLICANT: David Taub
DESCRIPTION: A request for Site Design Review approval to, construct a new 473 square feet Accessory Residential Unit
(ARU) for the property at 371 Harrison Street. The proposed ARU will be situated behind the existing house. The application
includes a materials demonstrating compliance with all the required criteria for Site Design Review and special use standards
for an: ARU, COMPREHENSIVE PLAN DESIGNATION: Single Family residential; ZONING: R-1-7.5; ASSESSOR'S MAP
391 E09DC; TAX LOT: 2600
DW-11 0 ILI 1:11 20J LN&I I 1 0.1 kyl I R161 [on IMallITI IN I a 1q... 9 Wokisj 0 1 kyj 14
The Ashland Planning Division Staff has received a complete application for the property rioted 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,nn, on the deadline date shown above,
Ashland Planning Division Staff cleterrynne 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 Staffs 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. Ali 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 Aaron Anderson at 541-488-5305.
G.Icoiiiiii-dec,Nplaniiiii,PW]aniiiiit, Actions),Noticing Folde&%bi led Notices& 5ignsVO20\PA-I'l-2020-4C)108,docx
SITE DESIGN AND USE STANDARDS
18.52050
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 181), 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,
K 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. 1".'Yception to the She Dovelopinent and D�esign Standards: The approval authority may approve exceptions to the Site Development and Design
Standards of part 18.4 if the circumstances in either subsection I 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
Accessory residential units are Subject to Site Design Review under chapter 18.5.2, except as exempted in subsection 18,2.3,040,A, below.
4. Exemptions. Accessory residential units are permitted outright with an approved building permit, and are allowed without a Site Design Review under
chapter 18.6.2 provided that the accessory residential unit meets all of the following requirements.
1. The accessory residential unit is located in the R-1, R-145, RR, NN and NM zones. Accessory residential units in the R-2 and R-3 zones require
Site Design Review under chapter 18.5.2 and are not permitted outright under this subsection.
2. The accessory residential unit meets all of the requirements of the applicable zone in subsections 18,23,040.13, C, E and F, below, except as
otherwise exempted in subsection 18.2.3.040.A,
3. The size of the accessory residential unit is less than 500 square feet of gross habitable floor area (GHFA).
4. The accessory residential unit is, attached to the primary residence or within an existing primary residence. Accessory residential units located in the
Historic District overlay and including exterior building changes that require a building permit, and accessory residential units located in detached
structures (i.e,, not attached to the primary residence) require Site Design Review Linder chapter 18.5.2 and are not permitted outright under this
subsection,
5 The property must have two off-street parking spaces, except that parking spaces, turn-arounds, and driveways are exempt from the requirements in
subsections 1 and 2 of 18.4,3,080,D and paving requirements in subsection 18.4,3.080.E.1 .
6. Additional off-street parking is not required for the accessory residential unit if on -street parking is permitted within 200 feet of the property.
Alternatively, one off-street parking space may be provided on the property in conformance with the off-street parking provisions for accessory
residential units in section 18.4.3.080.
B. R-1 Zone. Accessory residential units in the R-11 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,
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, 18.4.3.080, except that
parking spaces, turn-arounds, and driveways are exempt from the requirements in subsections 1 and 2 of 18,4.3.080,D and paving requirements in
subsection 18,43MO,E.1.
C. RR Zone, In addition to the standards in subsection 18.2.3.040.13, accessory residential units in the RR zone shall meet the following requirements.
1. No on -street parking credits shall be allowed for accessory residential units,.
2, If located in the Wildfire zone, the accessory residential unit shall have a residential sprinkler system installed.
D. R-2 and R-3 Zones. Accessory residential units in the R-2 and R-3 zones shall meet the standards in subsection 18.2.3.040.B, except that the maximum
gross habitable floor area (GHFA) of the accessory residential structure shall not exceed 50 percent of the GHFA of the primary residence on the lot, and
shall not exceed 500 square feet GHFA,
E. NN Zones. Accessory residential units in the Normal Neighborhood District Linder chapter 18,3A shall meet the standards in subsection 18.2.3,040,B,
F. NM Zones. Accessory residential units in the North Mountain Neighborhood NM zones under chapter 18,3.5 shall meet the standards in subsection
18.2.3.040.13, except that the maximum gross habitable floor area (GHFA) of the accessory residential unit must not exceed 750 square feet GHFA and
that second story accessory residential units constructed above a detached accessory building Must not exceed 500 square feet GHFA,
G%coiiini-devlplaniiini,\Planning Aclions\NoticingFolderVNfailed Notices& Sifyns'2020'41A-T 1 -2020-00108 docx
STATE OF OREGON
County of Jackson
The undersigned being first duly sworn states that:
11. I am employed by the City of Ashland, 20 East Main Street, Ashland,
Oregon 97520, in the Community Development Department,
2. On May15,2020 I caused to be mailed, by regular mail, in a sealed
envelope with postage fully prepaid, a copy of the attached planning action notice
to each person listed on the attached mailing list at such addresses as set forth on
this list under each person's name for Planning Action #PA-T1-2020-00108, 371
Harrison, Street.
Signature of Employee
III-14M 171% SIMMIXII
PA-T1-2020-00108 PA-T1-2020-00108 PA-T1-2020-00108
SANTANA ANNAMARIE LOPEZ KEIL C LIKATHARINE JACKSON CHAMBERS KEITH STANLEY TRUSTE
5609 MONROE RD 359 KEARNEY ST 715 PENNSYLVANIA ST
WISE, VA 24293 ASHLAND, OR 97520 ASHLAND, OR 97520
PA-T1-2020-00108
DOTY JULIE RENEE
374 KEARNEY ST
ASHLAND, OR 97520
PA-T1-2020-00108
SYDORIAK WALTER M TRUSTEE ET
622 HOLLY ST
ASHLAND, OR 97520
PA-T1-2020-00108
FRANK ROBERT EIJUDITH A
740 PENNSYLVANIA ST
ASHLAND, OR 97520
PA-T1-2020-00108
PUTNAM DOUGLAWTAN KATRINA
621 ALTAMONT ST
ASHLAND, OR 97520
PA-T1-2020-00108
JONES DORINDA WHITE
387 HARRISON ST
ASHLAND, OR 97520
PA-T1-2020-00108
AKIN T ALLEN/ARDEN MICHELLE J
405 LINCOLN AVE
PALO ALTO, CA 94301
PA-T1-2020-00108
L& M TRUST ET AL
3104 0 ST #239
SACRAMENTO, CA 95816
PA-T1-2020-00108
HUTCHISON REBECCA W TRUSTEE E
390 KEARNEY ST
ASHLAND, OR 97520
371 Harrison
05/15/2020 NOC
27
PA-T1-2020-00108
DI PROPERZIO JENNIFERMAMES
405 HARRISON ST
ASHLAND, OR 97520
PA-T1-2020-00108
MCGINNIS JAMES P
629 ALTAMONT ST
ASHLAND, OR 97520
PA-T1-2020-00108
ALVORD THOMAS MICHAEL
13885 HIGHWAY 66
ASHLAND, OR 97520
PA-T1-2020-00108
STRAUSS ANN V
650 HOLLY ST
ASHLAND, OR 97520
PA-T1-2020-00108
HAJEK PATRICIA
5910 RIVER DR
MASON NECK, VA 22079
PA-T1-2020-00108
RIZZOLO ANN
360 KEARNEY ST
ASHLAND, OR 97520
PA-T1-2020-00108
CAZARES DANIEL JOHNIFANSLER M
720 HOLLY ST
ASHLAND, OR 97520
PA-T1-2020-00108
STARNES NORENE TRUSTEE ET AL
359 HARRISON ST
ASHLAND, OR 97520
PA-T1-2020-00108
TRUSTEE SCHINNERER MARVINIMARY
906 POMONA AVE
ALBANY, CA 94706
PA-T1-2020-00108
SHERMAN WILLIAM FIREBEKAH
333 HARRISON ST
ASHLAND, OR 97520
PA-T1-2020-00108
ALEXANDER J V I TRUSTEE FBO
710 PENNSYLVANIA ST
ASHLAND, OR 97520
PA-T1-2020-00108
BUCKLES DAVID JIREINA MICHELL
384 KEARNEY ST
ASHLAND, OR 97520
PA-T1-2020-00108
GOLDEN OSHIAIANGELA
411 HARRISON ST
ASHLAND, OR 97520
PA-T1-2020-00108
GEARY EDWARD A TRUST ET AL
345 HARRISON ST
ASHLAND, OR 97520
PA-T1-2020-00108
GREATHOUSE JANICE L TRUSTEE E
375 KEARNEY ST
ASHLAND, OR 97520
PA-T1-2020-00108
TAUB DAVID H TRUSTEE ET AL
371 HARRISON ST
ASHLAND, OR 97520
I
P, I Planning l3iVision ZONING PERMIT APPLICATION
mi 51 Winburn Way, Ashland OR 97520
CITY OF 141-411-5305 Fax 541-488-6006 FILE# PA-T1-2020-00108
-ASHLAND
DESCRIPTION OF PROJECT New 473 sf Accessory Residential Unilt
DESCRIPTION OF' PROPERTY
Street Address 371 Harrison Street
Assessor's Map No. 391E 09DC
Zoning R-1 -7.,5
APPLICANT
Name David Taub
Address 371 Harrison St
PROPERTY OWNER
Name Same as Applicant
Address
Pursuing LEEDO Certification? El YES El NO
Tax Lot(s) 2600
Comp Plan Designation Single Family Residential
Phone 541-292-0098 E-Mail davidhtaub@gmaii.com
city Ashland, OR Zip 97520
Phone E-Mail
City Zip
SURVEYOR, ENGINEER, ARCHITECT, LANDSCAPE ARCHITECT, OTHER
Title Smith Engineering Name Brandon Smith, PE Phone 360-434-3148 E-Mail brandon@smitheng.co
Address 1291 Sardine Creek Rd
Title
Address
I=
City Gold Hill, OR Zip 97525
City
IMM
Zip
I hereby certify that the statements and information contained in this application, including the enclosed drawings and the required findings of fact, are in all respects,
true and correct I understand that all property pins must be shown on the drawings and visible upon the site inspection. In the event the pins are not shown or their
location found to be incorrect, the owner assumes full responsibility. ( further understand that if this request is subsequently contested, the burden will be on me to
establish:
1) that I produced sufficient factual evidence at the hearing to support this request;
2) that the findings of fact furnishedjustifies the granting of the request;
3) that the findings of fact furnished by me are adequate; and further
4) that all structures or Jimprovernents 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 i have any doubts, I am advised to seek competent professional advice and assistance.
Applicant's Signature
Date
As owner of the property involved in this request, I have read and understood the complete application and its consequences to me as a properly
owner.
Property Owner's Signature (required) Date
[To be compMed by City StaM
Date Received 4,27.2020 Zoning Permit Type Type 1
Filing Fee.. 710.00
y
Received 4.27,2020
G S.- HandoutsVoning Permit AppTication doc
* APPLICATION FORM must be completed and signed by both applicant and property owner.
* FINDINGS OF FACT — Respond to the appropriate zoning requirements in the form of factual statements or
findings of fact and supported by evidence. List the findings criteria and the evidence that supports it. Include
information necessary to address all issues detailed in the Pre -Application Comment document.
* 2 SETS OF SCALED PLANS no larger than I 1"W". Include site plan, building elevations, parking and landscape
details. (Optional — 1 additional large set of plans, 2'x3', to use in meetings)
* FEE (Check, Charge or Cash)
1--i LEED@ CERTIFICATION (optional) — Applicant's wishing to receive priority planning action processing shall
provide the following documentation with the application demonstrating the completion of the following steps:
• Hiring and retaining a LEEDO Accredited Professional as part of the project team throughout design and
construction of the project; and
® The LEEDO checklist indicating the credits that will be pursued,
NOTE:
0 Applications are accepted on a first come, first served basis,
46 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.
• All applications received are reviewed for completeness by staff 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. (Planning Commission meetings include the Hearings Board, which meets at 1:30 pm, or the fuH Planning Commission, which
meets at 7:00 pm on the second Tuesday of each month. Meetings are held at the City Council Chambers at 1175 East Main St).
® A notice of the project request will be sent to neighboring properties for their comments or concerns.
• If applicable, the application will also be reviewed by the Tree and/or Historic Commissions.
Received4.27,2020 Ci.4coTii"i-devVpimiiiii2,\Fomis & HandowsVuning Nana Application doc
SMITH ENGINEERING
Brandlon Smith, PE
1291. Sardine Creek Rd
Gold Hill, OR 97525
(360) 434-3148
brandonC@smitheng.co
4/14/2020
Aaron Anderson - Assistant Planner
City of Ashland Dept of Community Development
51 Winiburn Way
Ashland, OR 97520
Subject: Site Design Review Narrative - 371 Harrison St ARU
Mr. Anderson,
This narrative has been prepared to address how our application for Site Design Review for an Accessory
Residential Unit at 371 Harrison Street will meet the requirements of the Ashland Municipal Code and
Ashland Land Use Ordinances. Specifically we will address the following sections:
1. AMC 18.2.3.040 - Accessory Residential Unit
2. AMC 18.4.2.030 C, D, & E - Site Development and Design Standards
3. AMC 18.5.2.050 - Site Design Review
4. AMC 18.4,8 - Solar Access
AMC 18.2.3.040 - Accessory Residential Unit
B. 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.
0 One ARU is proposed, in addition to the existing primary reisdence
2. Accessory residential units are not subject to the density or minimum lot area requirements of the
zone.
0 N/A
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 1,0,00 square feet
GHFA.
Received 4.27 2020
The existing primary residence is approximately 1,776 sf. 1,776 sf x 0.5 = 888 sf, The
proposed ARU is 473 sf, which is less than both maxirnum GHFA requirements
4. The proposal shall conform to the overall maximum lot coverage and setback requirements of the
underlying zone.
• The rnax permitted lot coverage is 45%. After construction of the ARU the actual lot
coverage will be 20%
• The required rear setback is 10'. The proposed rear setback is 10'
• The required side setback is 6'. The least side setback proposed is 15'
• The required front setback is 15'. The proposed distance from the front lot line is 109'
B. Additional parking shall be provided in conformance with the off-streetparking provisions for
single-family dwellings in section L, 4-3 0,L Q, except that parking spaces, turnarounds, and
driveways are exempt from the requirements in subsections 18,4.3,080,D.1 and .18.4,3,080.D.2 and
paving requirements in subsection 18.4, 3, 0610,, E--J'
a Per City Staff additional parking requirements are not applicable
AMC 18.4.2.030 C, D, & E - Site Development and Design Standards
C. Building Orientation. Residential buildings that are subject to the provisions of this chapter shall
conform to all of the following standards. See also, solar orientation standards in section 18.4.8,050.
1. Bctilding .Orientation to Street. Dwelling units shall have their primary orientation toward a street.
Where residential buildings are located within 20 feet of a street, they shall have a primaty entrance
opening toward the street and connected to the right-of-way via an approved walkway.
The primary residence is oriented towards, the street (Harrison). The proposed ARU is also
oriented towards Harrison, though it is located behind the primary residence.
2. Limitation on Parking Between Primary Entrance and Street. Automobile circulation or off-street
parking is not allowed between the building and the street. Parking areas shall be located behind
buildings, or on one or both sides.
No new parking is proposed between the primary residence and the street. Parking wraps
around the side of the primary residence.
3. Build -to Line. Where a new building is proposed in a zone that requires build -to line or maximum
front setback yard, except as otherwise required for clear vision at intersections, the building shall
comply with the build -to line standard.
* N/A
D. Garages. The following standards apply to garages, carports, canopies, and other permanent and
temporary structures used for parking or storing vehicles, including those parking and vehicle storage
structures accessory to detached single-family dwellings. The standards are intended to balance residents'
desire for a convenient, safe, and private vehicle access to their homes with the public interest in
maintaining safe and aesthetically pleasing streetscapes. The standards therefore promote pedestrian
safety and visibility of public ways, while addressing aesthetic concerns associated with street -facing
Received 4.272020
061
garages. For the purpose of this subsection, a garage opening is considered to be facing a street where
the opening is parallel to or within 45 degrees of the street fight -of -way line.
1. Alleys and Shared Drives. Where a lot abuts a rear or side alley, or a shared driveway, including
flag drives, the garage or carport opening(s) for that dwelling shall orient to the alley or shared drive,
as applicable, and not a street.
0 N/A. No garage or covered parking is proposed
2. Setback for Garage OgenLg Facing Street. The minimum setback for a garage (or carport) opening
facing a street is 20 feet, This provision does not apply to alleys.
a N/A,. No garage or covered parking is proposed
E. Building Materials. Building materials and point colors should be compatible with the surrounding area.
Very bright primary or neon -type paint colors, which attract attention to the building or use, are
unacceptable.
• Proposed building exterior finish materials are cement board horizontal lap siding, cement
board shake siding, asphalt shingle roofing, and possibly real wood accents,
w Paint colors will be non -primary, subdued colors as required
AMC 18.5.2.050 - Site Design Review
A. Underlying Zone. The proposal complies with all of the applicable provisions of the underlying zone
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.
e See requirements of AMC 8.2.3.40 discussed above. Ali requirements will be met
B. Overlay Zones. The proposal complies with applicable overlay zone requirements (part .18-3).
e We do not believe any overlay districts impact the properly
C. Site Development and Design Standards. The proposal complies with the applicable Site Development
and Design Standards of part .1 8, 4, except as provided by subsection E, below.
e See requirements of AMC 18.4.2.030 C, ID, & E above. Ali requirements will be met
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.
Feedback from City departments indicate that this development will not adversely impact
public facilities and all required services can be provided. No work in the Harrison Street
right-of-way is anticipated
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, 2, or 3, below, are found to exist
Rec6ved 4.27.2020
191
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;
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; or
3. There is no demonstrable difficulty in meeting the specific requirements for a cottage housing
development, but granting the exception will result in a design that equally or better achieves the
stated purpose of section 18,23,090. (Ord. 314 7 § 9, amended, 1112112017)
0 No exceptions to Site Development and Design Standards are requested
AMC 18.4.8 - Solar Access
• We calculate that the lot is classified as a "Standard" B" lot. S = -0.10 (10% slope facing
north). Formula I - Min N/S lot width = 86'. Formula 11 - Min N/S lot width = 29. Actual lot
width = 75'
• Actual building height = 15'
e Solar setback required by Table 18.4.8.030(B) = 0' for 15' tall building with a slope of
-0.10
The solar setback requirement is met
Please feel free to reach out with any questions/comments.
Sincerely,
L - WMENEL
Brandon Smith, PE
Received 4,272020
M
PLANNING SUMMARY
PROJECT NARRATIVE
THE INTENT OF THIS PROJEur IS TO DEVELOP A NEW 473 SF ACCESSORY
RESIDENTIAL UNIT (ARU) PER AMC 18.2.3.040 WITH ASITE DESIGNREVIEW PER
AMC 18.5.2 DUE TO THEARU BEING DETACHED FROM THE EXISTING
RESIDENCE
JURISDICTION: CITY OFASHLAND
COUNTY:JACKSON
ADDRESS: 371 HARRISON ST
TAX I D: 391 E09DC-2600
AREA:, 11,250 SF (0,26 AC)
PROPOSED OCCUPANCY: R-3
ZONE: R-1.7.5
OVERLAY DISTRICT: NONE
SETBACKS
r FRONTISTREET(HARRISON)'.`.15'
SIDE: 6'
• REAR:10'
BUILDING HEIGHT
r MAX. BUILDING HEIGHT, 30' IN HISTORIC DISTRICT
+ PROPOSED 'BUlDINGHEIGHT:15't
LOT COVERAGE
« MAX PERMITTED: 45
« COVERAGE AFTER PROPOSED DEVELOPMENT. 20% (1,776 SF EXISE
RESIDENCE + 473 SE ARU = 2,249 SF)
PARKING
• VEHICLE PARKING REQUIRED = 3.0
2.0 FOR SINGLE FAMILY RESIDENCE, 3 OR MORE BEDROOMS
1.0 FOR PROPOSED ARU c 800 SF
VEHICLE PARKING PROVIDED = 2.0 OFF-STREET, 1.0 ADD'L REQ'D
ON-STREE1`
+ ON -STREET PARKING IS PERMITTED ADJACENT TO PROPERTY ON
HAIRWSON STREET
LANDSCAPING
MIN. LANDSCAPED AREA: 55%
• LANDSCAPED AFTER PROPOSED DEVELOPMENT: 73% (8,221 SF)
r ALL EXISTING LANDSCAPED AREAS WILL BE. MAINTAINED
r NO IRRIGATION OR PLANTING CHANGES ARE PROPOSED
AREA SUMMARY - SITE AFTER DEVELOPMENT
PARCEL AREA
11,250 SF
PRIMARY RESIDENCE (FOOTPRINT)
1,776 SE
WOOD DECK
180 SF
PROPOSED ARU
473 SF
GRAVEL DRIVEWAY
600 SF
LANDSCAPING
8,221 SF
"39S, ROTE, SW 1/4 SEI/4 SEC. 09, LOT2C00
371 HARMON STREET
AST LAND, OREGO
i AREA SITE PLAN
1 I„ _ 30'
2 VICINITY MAP.. 1 NTS
m uI + aismain
OWNER
DAVID TAUS
371 HARRISON ST
ASHLAND, OR 97520
(541)292-0098
davidhtaLib@gmail.com
CONTRACTOR
BILL. KAMPSTRA
KAUNALE REMODELING & DESIGN
2772 W MAJN ST, SUITE
MEDFORD, OR 97601
(541) 821-6461
Y*ampslfa@9maiI.com
CIVIL ENGINEER
BRANDON SMITH, PE
SMITH ENGINEERING, LLC
1291 SARDINE CREEK RD
GOLD HILL, OR 97525
(360)434-3146
brandon@smllheng.co
SHEET INDEX
i of 3 COVER SHEET & PLANNING SUMMARY
2 of 3 PRELIMINARY SITE PLAN'
3 of 3 PRELIMINARY BUILDING ELEVATIONS &
FLOOR PLAN
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4. OFF-STREET PARIJI.+G SPACE,TYP-
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5. (E)UHLM POLEV.l OVERHEAD PUA'ER SERVICE TO PRIVAR'Y RESkDEI:CE
6. (E)SINGLE h'ETER TO BE REPLACEOMM DUAL METER AT SAVE LOCATIO.1
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Received 4.27.2020
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Received 4.27.2020
3 of 3
pr,
City of Ashland
Community Development Department
51 Winburn Way
Ashland, OR 97520
Telephone: 541-488-5305
Inspection Line: 541-552-2080
Plan Type: Type I Planning Action
Work Class: Type I Planning Action
PERMIT NUMBER
PA-T 1-2020-00108
PPIy Date: 4/27/2020
Ma` &Tax Lot
pro ert Address
391 F09DC2600 371 Harrison St
Owner: David Taub
Owner 371 Harrison St
Address: Ashland, OR 97520
Phone: (541) 292-0098
Site design review for ARU
Applicant: David Taub
Applicant 371 Harrison St
Address: Ashland, OR 97520
Phone: (541) 292-0098
Fee Description: Amount:
Accessory Residential Unit (Type I ) $710.00
Applicant: Date:
Total Fees: 1 $710.00