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HomeMy WebLinkAbout2023-02-08 Historic PACKET HISTORIC PRESERVATION ADVISORY COMMITTEE AGENDA Community Development Building –51 Winburn Way February 8, 2023,5-7PM I. 5:00PM -SPECIALMEETUP WITH PARKS FOUNDATION @ BUTLER PEROZZI FOUNTAIN See materials in this packet. II. (6:00) READING OF LAND ACKNOWLEDGEMENT “We acknowledge and honor the aboriginal people on whose ancestral homelands we live, —the Ikirakutsum Band of the Shasta Nation, including the original past indigenous inhabitants, as well as the diverse Native communities who make their home here today. We also recognize and acknowledge the Shasta village of K’wakhakha —“Where the Crow lights”—that is now the Ashland City Plaza.” III. (6:05) APPROVAL OF AGENDA(5 min) Commissioner suggested amendments to Agenda. IV. (6:10) APPROVAL OF MINUTES(5 min) Historic Commission electronic meeting of December 7, 2022 V. (6:15)PUBLIC FORUM(15 min) VI. (6:30)LIAISON REPORTS (5 min) Staff report (Severson) VII. (6:35)DISCUSSION ITEMS (10 min) Historic Preservation Week Debrief on Annual Retreat/next steps. VIII. (7:00) ADJOURNMENT “In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone is 1-800-735-9200), or by email at planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).” HISTORIC PRESERVATION ADVISORY COMMITTEE MEETING DRAFT (Action) Meeting Minutes December 7, 2022 Community Development/Engineering Services Building –51 Winburn Way Prior to the meeting Commissioner Shostrom submitted his comments regardingitems on the agenda. (See Attachment A) 6:00PM CALL TO ORDER Hovenkampcalled the meeting to order at6:01pm. Commissioners Present:Council Liaison: Shaun Moran-Absent Shostrom HovenkampStaff Present: EmeryDerek Severson; Senior Planner ScharenRegan Trapp; Admin Support Bonetti–arrived late Whitford Repp Commissioners Absent:Skibby, Von Chamier READING OF LAND ACKNOWLEDGEMENT Land Acknowledgement was read by Hovenkamp “We acknowledge and honor the aboriginal people on whose ancestral homelands we live, —the Ikirakutsum Band of the Shasta Nation, including the original past indigenous inhabitants, as well as the diverse Native communities who make their home here today. We also recognize and acknowledge the Shasta village of K’wakhakha —“Where the Crow lights”—that is now the Ashland City Plaza.” (6:05) APPROVAL OF AGENDA (5 min) No amendments to the agenda were made. (6:10) APPROVAL OF MINUTES (5 min) Historic Commission electronic meeting of November 2,2022 Commissioners approved the minutes as presented by unanimous consent. (6:15) PUBLIC FORUM (15 min) There was no onein the audiencewishing to speak (6:30) LIAISON REPORTS (5 min) Councilor Moran was not in attendance,so no report was given. Severson gave the staff liaison report andprovided brief updates on the status of the medallion installation, the Community Center & Pioneer Hall, and the upcoming appeal hearing for the 165 Water Street project denial. He also noted that the Council had adopted a resolution suspending current ordinances establishing commissions in favor of the more recent resolution establishing advisory committees. (6:35) PLANNING ACTION REVIEW (20 min) PLANNING ACTION:PA-T1-2022-00199 SUBJECT PROPERTY: 748 Siskiyou Blvd APPLICANT: Rogue Development for American Band College DESCRIPTION: A request for Site Design Review and Conditional Use Permit to change the use of an existing, non- conforming site occupied by a church/religious institution structure to an administrative office space and storage facility for the American Band College. Therequest includes the removal of a mature Catalpa tree in the parkrow to allow the installation of the new driveway approach. COMPREHENSIVE PLAN DESIGNATION:Multi Family Residential; ZONING:R-2 ASSESSOR’S MAP: 39 1E 09 DB; TAX LOTS: 100 There was no conflict of interest or ex-parte contact indicated by the Commission. Seversongave staff report for PA-T1-2022-00199 Hovenkamp opened to the public hearing to the applicants.(See proposal, Attachment B) Applicants present: Amy Gunter, Rogue Planningand Development –Owner’s representative Hovenkamp closed the public hearing to the applicants and opened to the Committeefor comments and discussion. Commissioners discussed potential design changes which might better address compatibility with Historic District Development Standards including reducing the scale/size of structural members of the pergola, adding windows to the Siskiyou Boulevard-facing wall above the pergola, and retaining the existingfour knee braces either in combination with or in lieu of the proposed new arched gable element. Shostrom/Bonetti m/sto approvePA-T1-2022-00196as submittedwith committee recommendations.Voice vote. ALL AYES. Motion passed. Committee Recommendations Ultimately, the Commission recommended that the design be approved as presented and advised the applicant to consider the addition of three windows in the wall face above the pergola. (6:55) BUILDING PERMIT REVIEW (10 min) 125 E. Main –Kyle Taylor(See proposal, Attachment C) Severson explained that because this proposal required building permits, unlike most standard window change-outs, it would in fact require Site Design Review approval and that this review could be treated as advisory pre-application comments to the applicant. Kyle Taylor, contractor, and Pam Hammond, owner of Paddington Station, discussed the need for window replacement in terms of energy efficiency, comfort and safety. Taylor explained that single pane glass in the same size as the current windows was unavailable and would be unable to support the structural load of the glass above, and local window contractors were unwilling to work on the windows even to correct some tinting differences as presently installed due to safety concerns. Hammond noted that the glass has broken three times during her ownership, and thatfortunately no one was hurt in these instances. Taylor indicated that they proposed to install one-inch insulated glass units in bronze frames, and that the frames could be painted to match the existing color. Taylor further indicated that they would need to do some custom trim to fill voids because the current installation was not straight, square or level, and that they would attempt to preserve and reinstall the half-round mullions on the new windows, or reconstruct similar trim,if necessary, to match as closely as possible the aesthetics of the current window. He further clarified they did not intend to alter the window to the left of the door, perpendicular to the sidewalk, or the door itself as the entry was done with the prior remodel and was not proposed to be altered here. Shostrom noted that there may be some opportunity to address the corner treatment and make it more uniformly round with the work proposed. After discussion, Commissioners expressed their general support for the proposal as described and their appreciation for the care and forethought being taken by Hammond and Taylor in planning this work, and for Hammond’s on-going efforts to preserve the historic integrity of Paddington Station given its prominence in the downtown. Committee was unanimous in their decision that the applicant should come back with a formal application. (7:05) DISCUSSION ITEMS(10 min) Mural project at Elks Lodge (Artist John Pugh) (See proposal, Attachment D) John Pugh provided background and Commissioners viewed a slideshow he had prepared and previously presented to the Public Arts Commission. Commissioners discussed whether the mural as proposed was appropriate for placement in this location or if it would detract from the historic character of the building. After lengthy discussion of Pugh’s design process and of the mural in its current form, Commissioners expressed their general support for the design concept and placement in this location. Committee Recommendations Keep the material look of the double dome. Repp/Bonetti m/s to approvelocation of muralproposal.Hovenkamp, Emery, Scharen, Bonetti, Whitford, Repp ALL AYES. Shostrom opposed. Motion passed. Repp/Bonetti m/s to approvethe content of the muralproposal.Hovenkamp, Emery, Scharen, Bonetti, Whitford, Repp ALL AYES. Shostrom opposed. Motion passed. Agenda for HPAC retreat–Discussion postponeddue to time constraints (7:15) INFORMATION ITEMS (10 min) There were no items to discuss. ADJOURNMENT Next meeting is scheduled forJanuary 4,2022, at 6:00pmat Community Development, 51 Winburn Way There being no other items to discuss, the meeting adjournedat8:40pm Respectfully submitted by Regan Trapp HISTORIC COMMISSION MEETING November 7th, 2022 Comments from Dale Shostrom Dear commissioners, th It appears, at this point, that I will not be able to attend the November 7 Commission meeting as I will be traveling for a family medical commitment. What follows, are some comments and thoughts regarding two agenda items: the planning action at 748 Siskiyou Blvd and the Paddington Station building permit review. While looking into the proposal for Paddington Station it prompted me to try and understand more fully the historic preservation process and how we arrived where we are today as a Commission. So, please indulge me if you will, as I think this tangent may be especially helpful for our new commission members. Planning Action Review: 748 Siskiyou Blvd. Entry Door: The proposed entry door facing Siskiyou Blvd. is called out as a storefront door but does not specify what that is exactly. If what is proposed is metal storefront with narrow metal styles and rails, a modern commercial look, I would suggest a full light wood door, or one that matches main entry which is a small pane true divided lite wood door, both would be more compatible to the neighborhood and just as functional. It would also be more consistent with the very attractive proposed wood beam pergola and gable end in treatment details. Windows: I would recommend the addition of a bank windows on the second story facade above the pergola on Siskiyou Blvd. to help mitigate the very tall and blank vertically wood sided wall. They could be proportional to the two square windows found around the corner on the east facing wall. Maybe, three equally spaced square windows centered on the gable end. Building Permit Review: Paddington Station. 125 East Main An Overview of the History of the Building Paddington Station is in the J.P. Dodge Building, built circa 1904, a Primary Contributing structure in the Ashland Downtown Historic District, designed by Frank Clark, the most distinguished and revered architect in the Rogue Valley. John Dodge arrived in Ashland in 1883 and operated a long successful furniture company. He was active in civil affairs and served on the Ashland City Council and was elected Mayor in 1896. In 1947, as an element of the modernization of this area of East Main Street, the red brick Dodge building was covered in stucco-clad, obscuring the series of corbeled brick arch details and the multi part brick parapet. Starting in the took advantage of both the State Historic Preservation Office (SHPO) Special Assessment 15-year tax freeze and the Federal 20% tax credit to complete a comprehensive renovation and restoration. This included a seismic upgrade, to modernize the out of date and inefficient interior retail spaces, restore the character of the original facade on east Main Street, and reintroduced a corrugated metal awning. The Historic Commission recognized the Hammonds with a Distinguished Historic Award for their monumental and precedent setting efforts in preserving the historic downtown. What guided the Hammonds and their architectural consultants to qualify for the State and Federal incentives are the same standards that our Ashland Historic Commission (AHC) uses to make our recommendations. These are The Secretary of the IStandards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings established in 1977. Before then, the trend was to modernize, remodel, or remove older and aging historic downtown buildings and residential properties. When cities and states realized the value of these historically built environments, there began a movement to save these historic resources and the Standards and incentives followed An Overview of the Ashland Historic Commission -listed historic districts that include all the downtown, plus much of the surrounding residential area. Ashland takes great pride in its history and has a strong commitment to maintaining the character of its architecture. Our historic buildings and neighborhoods are a large part of what makes Ashland desirable and plays an important role in our quality of life, our tourist economy and keeping Ashland beautiful. The AHC reviews proposals for exterior alterations that require a building permit or land use applications to make recommendation and promote the stewardship . To help educate the public, the Commission has produced two (https://www.ashland.or.us/SIB/files/Brochure_Preserving%20Historic%20Ashlan d.pdf) (https://www.ashland.or.us/SIB/files/Brochure_Caring%20for%20your%20Histori c%20Home.pdf). These brochures summarize all the important aspects of historic preservation in Ashland. Proposed Storefront Glass Replacement Last week I met at Paddington Station with Kyle Taylor, Taylor Elements Construction, to discuss the details of the proposal for a total replacement of the two-story historic storefront display windows at the street entrance. Kyle explained that the owners were concerned about energy heat loss from the existing single pane glass, and if replaced, would also add a safety factor with the addition of tempered glass. The proposal for the window replacement would affective remove all the historic window glazing, the wood sash support, and the original half-round sheet metal cladding and trim. The two-story high glazing area is approx. 15 ft. high and 36 ft. wide except for the recessed double entry doors. Additionally, the proposal calls for reducing the three, 10 ft. wide display picture windows, into six, 5 ft. wide display windows. Historically, storefront display windows were kept as wide as possible to provide the best visibility for the merchandise and is a common pattern found in the downtown. The storefront windows in the Paddington Station building are particularly notable because they are the largest original storefront windows in our Downtown Historic District. Background Research After the above realization, I started doing some research to better understand the historic impacts of such a change and what governs these decisions. I first spoke to Kuri Gill who is with Oregon Heritage and the State Historic Preservation Office (SHPO) in Salem. She stated that trying to save energy by installing insulated glass should never replace the value of original historic and architectural storefront window detailing. We also discussed the fact that the buildings are those that are already standing. Existing buildings, including historic buildings, represents an energy investment that has already been expended in the procurement, manufacture and transportation of materials, and the construction process itself. To demolish an existing building (or component) to build a new green building in its place is counter-productive to the concept of energy conservation. I also researched the Secretary of the Interiors Guidelines for Rehabilitation. The following are some of the guidelines that pertain to this proposal. The Historic Value of Storefronts: Retaining and preserving storefronts and their functional and decorative features are important in defining the overall historic character of the building. The storefront materials and the pane configuration of the storefront are significant as are the features such as glazing, display windows, sills, base panels, and corner posts. Replacing all the components in a glazing system with new material that will noticeably change the historic appearance is not recommended. Changing the appearance of windows and window features by replacing the materials, finishes, or colors which noticeably change the sash, depth of the reveal, muntin configurations diminish the overall character of a historic building. For this reason, the removal or replacement of the windows is not recommended. Methods to Improve Energy Efficiency in Windows Improving thermal efficiency with weather stripping, storm windows, caulking, interior shades, and if historically appropriate, blinds and awnings. Installing interior storm windows with airtight gaskets, ventilating holes, and/or removable clips to ensure proper maintenance and to avoid condensation damage to historic window Possible Next Steps If this project were a Planning Action (and it is not), the Historic Commissions requirements would include detail scaled drawings at 1 1 ft. to ensure compatibility with the remaining historic components. Those would include detailed sections of the window sills, all jamb conditions, heads, and trim. Additionally, I would suggest that all the new materials including the aluminum and wood parts be painted to match as is the case now, which would hide and mitigate the impact of these modern aluminum materials. These detailed drawings are typically reviewed by our weekly Review Board, which is composed of a few members of the Historic Commission along with staff, for the purpose of providing feedback for proposed changes to buildings in the four historic districts. Since Covid, these meeting have been suspended. However, we could convene a Review Board to discuss the details of this proposal at the convenience of the owners or their representatives. In conclusion, I would suggest that the three large storefront display windows be preserved with the current measurements and configuration. This may increase costs and take additional time, but the resulting appearance would be significant in maintaining the original and historical architectural intent. The Hammonds are to be commended for their historic renovations and longtime stewardship of Paddington Station that demonstrates their strong concern in representing what is in the best interest of maintaining our Downtown Historic District I want to remind and urge all commissioner to make a ƭźƷĻ ǝźƭźƷ to both properties to fully understand the impacts of the proposed changes. Thank you for your consideration, Dale Shostrom October 25, 2022 Si te Design Review and ConditionalUse PermitReview To change useand modify the non-conforming site to provide a parking area Property Owner: Western International Band Clinic Inc. 407 Terrace Street Ashland, OR 97520 Applicant:Rogue Planning & Development Services, LLC Amy Gunter 1314-B Center Dr., PMB 457 Medford, OR 97501 Engineering: Civil West Engineering Service, Inc. 830 O’Hare Parkway, Suite 102 Medford,OR97504 Subject Property Property Address: 748 Siskiyou Boulevard Map & Tax Lot: 39 1E 09DB; Tax lot 100 Comprehensive Plan Designation: Low Density Multiple Family Residential Zoning: R-2 Adjacent Zones: R-1-7.5 & R-2 Siskiyou-Hargadine Historic District Request: Request for Site Design Review and Conditional Use Permit to change the use of an existing, non- conforming site occupied by a church/religious institution structure to an administrative office space and storage facility for the American Band College. The change of use necessitates the inclusion of code requiredsite improvements to bring the site closer to compliance. In this case, there is a narrow driveway curb cut and apron but there is not parking for any of the site uses. The proposal includes installation of a new apron, parking area and pathways for accessible access to both levels of the structure. Page 1 of 22 On the Siskiyou Boulevard frontage there is also a solid, wood door to the basement level accessed from the sidewalk. There is a large picture window with double hung windows on the right side of the door. This door is covered with a poorly attached, deteriorating marquee type of awning. There are brick planters with dirt in direct contact with the structure. Retaining walls are present along the property lines. The retaining is a mixture of poured concrete, stacked block and stacked rocks. The wall varies between about 4.5-feet to 12-inches. The property has a driveway curb cut of approximately 7-feet wide from LibertyStreet. There is a concrete sidewalk from the apron to the residential unit and the stair/ramp entry for the church. Until recently, with the current tenants and usersofthe space parking in the yard, there is no on-site parking area. Siskiyou Boulevard is improved with a public sidewalk, and a grass park row. A pedestrian scaled streetlight and an RVTD bus stop are located along the frontage of the property. To the west, there is an on-street parking bay. LibertyStreetispaved with curbandgutter. There is a landscapepark row and public sidewalk. As noted, there is a narrow driveway apron from Liberty Street, accessing the site. Intheparkrow, there are two streettrees. A CatalpaTreeand a CedarTree.Thesetreesrestrictthe drivewayapronwidthtolessthantheminimumrequiredwidthofan apron per the engineering standards. The trees have also caused substantial sidewalk damage and the water meter requires replacement. A separate street tree removal permit has been requested. The subject property and those immediately adjacent are zoned R-2, Low Figure 2: Zoning Map Density, Multi-Family Residential. To the south, across Iowa Street, the properties are zoned single family residential. Detailed Request: The request seeks to change the use of theproperty from church with detach residential to office and storage with detached residential for the use of the American Band College (ABC). ABC is a master’s degree program where nearly 200 band directors from middle school and high school levels, from 40+ states, and a few foreign countries take classes at Ashland High School facilities. ABC provides master educators from various universities to teach the ABC students during the 3-week period in the summer. The classes are all presented in the Ashland Highschool (AHS) Theaterfrom mid-June toearly July. ABC presents two black-tie concerts duringtheABC session (June at the Craterian Theater and the Ashland Pops concert at the Ashland Football Field on July 4). ABC is proud to support the Ashland Community by renting classrooms/theater at AHS, sharing music with the AHS band director, renting hotel rooms, eating in local restaurants, shopping at local stores/grocery stores, dining out and enjoying all Ashland hastooffer.ABCalsoenjoys workingwiththeAshlandChamberofCommerceastheyco-hostour4th of July concert and part of the proceeds to help the city with the celebrations each year. Page 3 of 22 Historically,the ABChas rented space from theAshland School Districtforstorageof musical andband equipment and sheet music andmusic books. Dueto spatial constraintsat the local schools, ABC’s storage areas are needed by the schools leading to ABC seeking property where a large area of conditioned storage is provided butits not for daily office or business use. This led ABC to the purchase of the subject property. The subject property was on the market for a period of time after being vacant for many months, and with the previous uses of the site as a church with office, the change to an administrative office and storage of equipment that requires a large area of climatized space for the large percussion related musical instruments that do not travel with students. These include things like tympani’s, bass drums, large drum sets, marimbas and xylophones, chimes, etc. Additionally, ABC stores the metal music stands, and stage risers that make up the performance stage and conductor stand for the off-site performances. A large part of the need for space is for the music that is used by the musicians that attend the ABC program while in Ashland and for performances. The music is stored within a sliding rack system that is constructed within the former sanctuary space. The racks of music are heavy and required structural bracing because it was found that the floor structure of the building was inadequate for the weight of people let alone paper storage. The existing site development site does not currently comply with several applicable site development standards including parking requirements. There are no improved on-site parking spaces. There is an area in the lawn that is where cars have parked over the years but it is not a defined parking area. The use of the site as general office and storage is less of an intensity and far fewer occupants than the church's occupancy rating thus not triggering a variance to parking where none exists. Additionally, the change of use for the ABC use is less intense of a use than the permitted density of the property with three to four residential dwellings. The existing frontage improvements do not comply with the standards as the Siskiyou Boulevard improvements require street trees in the landscape park row and a slightly wider sidewalk. The proposal is to change the use of structure which requires addressing site deficiencies. In this case, the lack of any on-site parking is proposed to be provided in a limited fashion to allow for the reuse of the site as a low intensity single office and professional music and musical equipment storage. The proposed use is similar to the previous low intensity uses on the site as a religious institution. e proposed changeof use is specific to the ABCuse andinvestment into Th the site. The change of use will not have a greater adverse effect on the livability of the immediate impact area. The uses in the area include single Figure 3: Impact Area family and multi-family residential, a public park and a religious institution. Page 4 of 22 The property has no parking and the modification to the non-conforming site necessitates a conditional use permit. The use change requires a conditional use permit. The target use of the R-2 zone for the site is 3.6 residential dwellingunits, required open spaces, vehicular and bicycleparkingand alimited buildingarea due to Maximum Permitted Floor Area in the historic district. The R-2 zone allows for religious institutions and uses such as professional offices are permissible with a Conditional Use Permit. Parking for residential units is largely based on the area and number of bedrooms assuming there are two additional units of with three bedrooms in addition to the existing residence, there would be six parking spaces required. There are no parking spaces on the site for the residence or the church use. The previous use as a church with office would have required substantially more than six parking spaces. The number of parking spaces would have been based on the number of seats in the pews. It is not known how many seats or what the previous occupancy of the building was. It can be assumed that some parking would be required. The proposalseekstoremovethe street trees,install adriveway apron that provides access to a two- space parking area. One of the parking spaces is required to be accessible and avan isle is proposed. Because of theproximity of the driveway to the intersection of Liberty Street and Siskiyou Boulevard,a hammerhead is proposed. This is to allow for vehicles to back into the hammerhead and exit the property in a forward manner. The existing retaining wall is proposed to shift away fromthe property lineto allow for a pathway to be created that will provide pedestrian access to the lower floor level from the parking area. Landscape revisions to the substantial lawn area is proposed. The plan is to relandscape the areas of disturbances following the relocation of the retaining walls, installation of the parking area and street trees. Additionally, the proposal adds architectural features such as a replacement marquess awning with a pergola over the door on the Siskiyou Boulevard façade, and a gable pediment treatment. The solid wood door is proposed to be widened slightly to a true 36-inch opening and replaced with a solid wood door. The brick planters on either side of the door will be moved. There is no barrier between the dirt and the walls leaving moisture against the wall. The current accessible routeis through the door facingLibertyStreet.This entry is presentlya residential type, wood framed, divided light patio door. This door is proposed to be replacedwithan aluminum frame, commercial styledoor. The route begins inthe lawnarea wherethereis a concrete path to a short run of stairs leading to a small landing. That landing is also accessible from a narrow ramp that is less than 36-inches wide and Page 5 of 22 morethan a four percentslope.Thechange ofuserequires removal of barriers to accessibilities. To achieve this,inadditionto theADA, van accessible parking space,aclear route to the Liberty Streetentry is providedwithachange to the direction of the walkways and improvements to the ramp. The door threshold will be lowered with the door replacement and the restroom is proposed to bealteredto provide accessibility. The proposal provides parking where presently none existed, provides ADA compliant parking and pathways to access the building. Allows for parking to turn around and exit in a forward manner atthe intersection, proposes reduction in lawn area in introduction of drought tolerant landscapingand plants street trees to replace those proposed for removal on the Liberty Street frontage, andto install one on Siskiyou Boulevard baring streettree plantingspacingstandards or concerns from the Public Works Dept. regarding proximity to intersection, signage for crosswalk, parking bay location, or other visual or physical conflicts on locating a street tree near a busy intersection. The permitted use of the property as three to four residential dwellings can be found to have a higher intensity impact than the proposed use of the property for the operations of the ABC as an administrative office and musical library and musical equipment climatized storage facility. It can be found that the proposed introduction of parking and accessible routes complies with the Site Review Standards for the change of use to a low intensity use. The changes to the structure are minimally structural, with the replacement of the poor condition marquess with a pergola, and the gable end feature (gable pediment) and the changes to the doors are largely cosmetic but improvement structures overall contribution to the historic district. The actual historic structure on the site is the small stuccoresidence, thereareno modifications to that building proposed and where no parking was provided, an on-site parking space will be available. This parking will be shared similarly to how the property has operated since the construction of the church building. The preservation of the residence and changes to the site that do not prevent future residential use while allowing a change for a unique use, the American Band College administrative headquarters and storage allows for the revitalization of a large area corner lot. With the further of addition of parking, the structure could be converted to a higher intensity office or residential use than proposed herein which furthers climate, energy goals of preservation of a structures embodied energy and the preservation of historic structures. Page 6 of 22 Criteria from theAshlandLandUse Ordinance FINDINGS ADDRESSING CONDITIONAL USE PERMIT APPROVAL CRITERIA The subject property at 748 Siskiyou Boulevard is noted as a church since 1960s. The 5,108 square feet, one- and one-half story structure with a full basement. The structure has been in the same location and thesameshape,orientation,scale,andmassingsince1964.Theexistingsitedevelopmentoccurred before the creation of the land use ordinance. The non-conforming site development is not increasing with the proposal. There are parking spaces proposed for the residential unit and one for the office space, thus increasing conformity. On-site parking has never been provided in conjunction with the development of the site that we can determine, and the proposed use of the structure as an office with storage is not an increase in the non-conforming development of the site. The structure is considered a non-historic, non-contributing according to the Historic Resources Assessment of the Skidmore-Academy District. The change of use of the site and the creation of parking area requires a Site Design Review. The building use as an administrative office and storage in the multi- Family zone requires a Conditional Use Permit. The proposal seeks to changethe use of the structurefromthe church occupancy to a single administrative office of less than 500square feet. The remainder of thebuilding is used asmusical document storage includingsheet musicandmusiccomposition books for the use of the students of the American Band College. The students do not attend classes or perform concerts at the building.It is a storage facilityfor when thecollegeis notinsessionand off-site with the musical equipment and musical documents for thecurrent educational sessions.The things in the space are relocated offsite hence the need for site alterations to the landscape to accommodate a pathway system and reducedlawn area. To bring the site closer to compliance with the site design standards, specifically provision of a functional parking area for the residential unit and to provide useable area of the site for vehicle parking when the office is in use and when the equipment is loaded onto a moving van and relocated to the practice and/or concert venue. The proposal includes the replacement of the existing marquee type overhang on the Siskiyou Boulevard façade the door and adding a pergola structure. The proposed pergola structure will provide the same function as the present overhang, but the design also reduces the feeling of the mass and scale of the structure and add interest to a flat facade. A new, 36-inch solid door is proposed on the Siskiyou Boulevard facade. This door leads to the basement storage area. It is recessed from the street Page 7 of 22 with a concrete pad between the building and thepublic sidewalk. Thebrick planters that have dirt and water in direct contact with the structure will be removed. The divided light patio door is proposed to be replaced with an aluminum store front style commercial door is proposed on the Liberty Street facade door. The 11,761 square foot property is zoned low density multi-family residential. There is a small residential structure that is historical in age that will remain on site. The church structure replaced a residential unit that appears in historical mapping and photos. The primary orientation of the structure was the large gable end facing Siskiyou Boulevard. A new pergola type structure is proposed to break up the mass and scale of the large gable end. The proposed architectural addition will replace a poorly constructed overhang. The existing structures and concrete surfaces occupy approximately 25 percent of the site.The additional concrete areas for parking and walkways adds 1475 square feet for a total coverage of 4,277 square feet which is less than the allowed 65 percent in the zone. e existing use of 748 Siskiyou Boulevard as a church sanctuary,includingadministrativeoffice, a pre- Th school, community meeting space, event space, and communitygatheringspace, would have required a substantial parking spaces. 1. That the use would be in conformance with all standards within the zoning district in which the use is proposed to be located, and in conformance with`1 relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program. Finding: The proposeduseof the property is an administrativeoffice and storage for theAmericanBand Academy. The use is allowed with a conditional use permit. The use is in conformance with the standards of the zoning district and the use allows for the adaptive reuse of a large former church structure. Theuseconformstotherelevantcomprehensiveplanpoliciesandthechangeofuse,retainstheexisting residential and does not prevent residential development. The adaptive reuse of the property is further supported by the Comprehensive Plan Chapter Seven, The Economic Element, of Ashland’s Comprehensive Plan provides for Policies and Goals of the City regarding strong economic support through all decision making. Goal (7.07.03) To ensure that the local economy increases in its health, and diversifies inthenumber, type, and size ofbusinesses consistent with the local social needs, public service capabilities, and the retention of a high-quality environment. Page 8 of 22 Policy #5 - The City shall encourage economic developmentof the local resources andenhance employment opportunities for existing residents. The City’s policy is that economic development shall always have as its primary purpose the enhancement of the community's economic health. The proposed change of use of the former church structure to an administrative office and storage allows for a long-standing economic partnership between the ABC, Ashland School District, and the Ashland Chamber of Commerce. 2. That adequate capacity of City facilities for water, sewer, electricity, urban storm drainage, paved access to and throughout the development, and adequate transportation can and will be provided to the subject property. Finding: Thereareadequatepublicfacilities that service the property. The water meter is present on Liberty Street. The sanitary sewer is in Liberty Street. A stormwater sewer line is present in Siskiyou Boulevard. The removal of the street trees will allow for the sunken water meter to be reset. Other than that, no changes to the property that would impact the public facilities are proposed. Both Liberty Street and Siskiyou Boulevard are public streets improved with curb, gutter, sidewalk, storm drain, landscape park row, and street trees. The Cedar tree and the Catalpa tree in the Liberty Street Parkrow are proposed forremoval. A separate street tree removal permithasbeen requested. 3. That the conditional use will have no greater adverse material effect on the livability of the impact area when compared to the development of the subject lot with the target use of the zone, pursuant with subsection 18.5.4.050.A.5, below. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shall be considered in relation to the target use of the zone. Finding: The useof residentiallyzoned propertyasan office and storage use in the low density multi-family residential zone to replace a religious institution, will not have a greater adverse effect on the livability of the immediate impact area. The target use of the zonefor thesite is 3.6 dwelling units. This would require approximately six parking spaces and per the current regulations, The proposal is to retain the existing structure and convert to a less intensive use than the existing religious institution or the target use of the site for the purposes of comparison of the impactsof the conditionalusepermit. Page 9 of 22 Ifthe entirestructurewas proposed asofficeuse, there would beeight (8) parking spaces requiredand two for the residential use for a total often(10). If the property were occupied by the allowed3.6 – 4 residential dwellings aspermitted inthezone, there would be between four to eight parking spaces required on-site. Presently, there are no on-site parking spaces The existing uses and the non-conforming site development requires a conditional use review. a. Similarity in scale, bulk, and coverage. Finding: The proposal isto change the use and provide parkingfor the existing residence to be shared with the ABC administrative office use of the building. Additionally, architectural addition of a modernized, structurally accurate marquee awning and the addition of a gable end treatment, provides interest to the rather dull façade. modernize and update an existing, architecturally lacking, historic structure. The building is a non-contributing structure in the historic resources inventory and the site development is non-conforming. The proposed additional is appropriate to the scale and mass of the structure. The proposal does not increase the bulk, or coverage of the site. Then proposed cosmetic changes to the Siskiyou Boulevard façade improves the site orientation to the higher order street. The use of the structure will not change the scale, bulk or coverage of the site tobenon- conforming.Theadditionoftheparkingareaandaccessiblewalkwaysincreaseslotcoverage,but thecoverageislessthanpermittedinthezone. b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use areconsideredbeneficialregardless of capacity of facilities. Finding: An analysisofparking a trafficwasnot conducted becausethe useproposed is less than the allowed residential useof the site as three to four dwellings and is less than the previous use as a religious organization. The American Band College is only in session a few weeks a year and the administrative office is 500 square feet or smaller. There are public sidewalks along both frontages. There is a striped bike lane along Siskiyou Boulevard. c. Architectural compatibility with the impact area. Finding: Page 10 of 22 The proposed exterior additions are architecturally compatible with the historic interestarea. The majorityof the nearby propertiesareoccupied byresidential uses.The nearby church on has a similar architectural detail in the gable end. d. Air quality, including the generation of dust, odors, or other environmental pollutants. Finding: The proposed modification to theuse of the structure and the continued use of the property for residential use, will not generate additional air quality issues, dust, odors or other environmental pollutants . e. Generation of noise, light, and glare. Finding: The proposed use as small officeand storagewillnot generate noise, light, orglarebeyond what is expected in a multifamily residentialzone.The target useof the site as three to four residential units would have the propensity to generate more noise, light orglare thanthe proposed use. f. The development of adjacent properties as envisioned in the Comprehensive Plan. Finding: The proposalwill not have any impact onthe development of adjacent properties as envisioned in the Comprehensive Plan. g. Other factors found to be relevant by the approval authority for review of the proposed use. Finding: It isunclear what otherfactors wouldbe relevant. 4. A conditional use permit shall not allow a use that is prohibited or one that is not permitted pursuant to this ordinance. Finding: Office use is a permitted inthe zonewith a conditional usepermit. 5. For the purposes of reviewing conditional use permit applications for conformity with the approval criteria of this subsection, the target uses of each zone are as follows. Page 11 of 22 c. R-2 and R-3. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones. Finding: The residential density ofthe property is 3.6 dwelling units. Those would require between four to eight parking spaces, and at least 950 square feet of open space. The proposal to change the use of the structure to storage and office is less of an impact to the livability of the zone than 3.6 residential dwellings would be. SiteDevelopmentDesignStandards Approval Criteria: 18.5.2.050 Approval Criteria An application for Site Design Review shall be approved if the proposal meets the criteria in subsections A,B,C,and D below. 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. Finding: The 11,761 square foot property is zonedlow density multi-family residential. There is a 796 square foot, two-bedroom residence structure that is historical in age that will remain on siteand is a permitted use. The proposalis to convert the 4,312 square footreligious structure to an office and storage area. The proposed uses are allowed with a conditional use permit. The primary orientation of the structure was the large gable end facing Siskiyou Boulevard. A new marquessawningstructureand a gableendtreatment.Boththegableendtreatmentandtheawning areproposedtobreakupthemassandscaleofthelargegableend. Theproposedmarquesswillreplace a poorlyconstructedoverhang. There is no parking for the existing uses. The proposal seeks to provide two parking spaces. When creating parking in conjunction with the commercial type of use at least one must be ADA with van off- loading zone. The parking complies or can comply with conditions to meet the standards. There is also a turnaround area to allow for existing in a forward manner near theintersectionof Liberty and Siskiyou. e existing structures and concrete surfaces occupy approximately32 percent of the site.The additional Th concrete areas for parking and walkways adds 2,668 square feet for a total coverage of 6461.25 square feet, 55 percent of the property which is less than the allowed 65 percentcoverage inthezone. There are no changes to setbacks of the structures. B. Overlay Zones. The proposal complieswith applicable overlay zone requirements (part 18.3). Page 12 of 22 Finding: The property is subjectto theHistoricDistrict Standardsfor exterior additions. As evidencedinthe findings below it can be found that the proposed developmentcomplies with the historic site developmentstandards and the Secretary of the Interior Standards for the rehabilitation of the non- historic, non-contributing structure. C. Site Development and Design Standards. The proposal complieswith the applicable Site Development and Design Standards of part 18.4, except as provided by subsection E, below. 18.4.2.040 Non-Residential Development Finding: The buildingproposed for a changeofuse is an existing, non-conforming, non-residential structureintheresidentialzone.Theproposedexteriormodificationswillhave a positiveimpact on the streetscape by improving the structures mass, scale and orientation towards Siskiyou Boulevard. The changes to the Liberty Street facade provide on-site parking, and ADA accessible parking and access to the building where previously lacking in meeting the standards. Though two parking spaces is less than required for the proposed use, the parking is adequate for the proposed use of the building as largely storage and only a small office. The parking will continue to be shared with the tenant(s) that are more frequent users of the parking. B. Basic Site Review Standards. 1. Orientation and Scale. Finding: The existing structure is physically orientedtowardsSiskiyou Boulevard. This façade though facing the higher order street, the Liberty Street façade is functionally the front due to the location of the entry lobby area of the church structure. The tall street façade, has a solid door andlargepicturewindowthatfaceSiskiyouBoulevard.Overthisdooris a poorlyconstructed marqueetypeoverhangandthenthereis 17-feetofunadornedflat,verticalsidingfacadewall wherethechurchcrosspreviouslywashung. A trusstocreate a gablepedimenttreatmentis proposedtobreakupthemassofthetall,blankwallfacingthepublicstreet.Theseproposed changes decrease the mass of the building and increases the orientation to the public street. The door on the Liberty Street façade is proposed to be changed from a residential style patio door to a commercial storefront type of door which will improve the orientation of this façade to the street. The lower level is the space where the storageoccurs. This space will have accessfrom the parking area to allow for ease of access from storageandin the event of a change of use to more intensive, there is adequate ADA access to each level of the structure. Page 13 of 22 Accessible pathways from the parking area and the public sidewalk are proposed to be extended to the Siskiyou Boulevard facing door and the Liberty Street facing door. The proposed entry treatment and door changes orients the structure tothestreets and provides direct access from the public sidewalk to the entrances. The Siskiyou facing door is not presently and for the present use will not be accessible to the public during business hours. This level is used for storage and consistent with AMC 18.4.2.040.B.1.g. this dooris not accessible for pedestrians due totheuse.The office isaccessible fromthe Liberty Street entry. There are no improved on-site parking or vehicle access areas. The proposal provides for two, surface parking spaces to the side of the primary structure on the site (Siskiyou oriented church building) and are not between the façade of the Liberty Street oriented residence. Though not formally provided, this is the area of the existing lawn parking and access to the Liberty Street facing door. The proposed parking spaces are accessible from the widened Liberty Street driveway apron. The parking spaces provide an accessible route to the Siskiyou Boulevard façade with the proposed walkway. There is also a hammerhead proposed to allow for the head-in parked vehicle to back up and turn to forward facing to allow for better site line of the Liberty Street and Siskiyou Boulevard intersection. e parking areais located in the only siteaccessible area whichis between Liberty Street and Th the entry door into the lobby area of the structure. The location of the buildingson the site and thedrivewayapronlocation,gradeoftheproperty,andtheinabilitytorelocatethesites vehicular access, require the parking between the building and Liberty Street. 2. Streetscape. Finding: There is a grass park rowon SiskiyouBoulevard. There is an RVTD bus stop (flag stop, not covered).Thereisalso a markedpedestriancrossingofSiskiyouBoulevard, streetsignageand a pedestrianscaledstreetlight.Duetothese thingsandtherequiredspacingstandards,it’san inappropriatelocationtoplantstreettree.Whichis a verticalelementtoconcealpedestrians.If required, a streetappropriateforthenarrowparkrowwillbeplanted. TherearetwostreettreesonLibertyStreetthatareproposedforremovalunderseparatepermit. Thesetreeswillbereplacedwithappropriatestreettreesthatarespacedmoreappropriatethan thoseproposedforremoval. 3. Landscaping. Finding: Page 14 of 22 The landscaping ispre-existing.There is a large lawn area. Along the property boundaries is a series of retaining walls made of pouredinplace concrete, stacked block and rock is some dead vegetation. The proposalprovides a landscape plan that includesrevegetatioino of the areas of disturbance along the frontage and along the proposed retaining walls. The areas adjacent to the parking spaces will be revegetated with lawnarea. 4. Designated Creek Protection. Finding: Not applicable 5. Noise and Glare. Finding: Additional lightand glarebeyond what is standard in the multi-family residential zone are not anticipated. The proposed use is not noisy beyond typical residential uses allowed as permitted or conditional uses. Anynewartificiallightingwillcomply withthestandardsof18.4.4.050. 6. Expansion of Existing Sites and Buildings. Finding: The existing site is non-conforming in that it does not have any on-site vehicle or bicycle parking for the residential use nor the previous religious institution use. The area of the existing structure proposed change of use does not expand the non-conforming situation and proposes two parking spaces, one of whichis a van accessible ADA parking space. The parking area is to the side of the structures and is separated from the residential structure by eight-feet. There is more than five- feet of landscaping between the parking spaces and the property lines. The addition of the gable pediment treatment does not expand or enlarge the building or the site. The replacement awning structure does not expand or enlarge the building or the site. Theexistingstructuresareasabovegradecomplieswiththemaximumpermittedfloorareaof thesite.Maximumpermittedfloorareaifthestructureswereallresidentialis3,161.36square feet.Themainlevelofthebuildingproposedtobechangedinuseandthe796squarefoot detachedresidenceis2,812squarefeetwhichislessthanthepermittedMPFAinthezone. 18.4.2.050 Historic District Development Finding: Page 15 of 22 The property is located within the Siskiyou Hargadine Historic District. The proposal is to change the use of thenon- historic, non-contributing structure and to add a gable pediment, repair the poorly constructed awning over the Siskiyou Boulevard door. The doe not impact the form or shape of the existing structure. The proposed alterationswillhave a positive impact through visual relief to reduce the mass and scale facing the public street. on the scale, form, and mass. It can be found that the proposed exterior alterations are architecturally compatible with the historic district design standards for a renovated commercial structure. The proposal seeks to modify the Liberty Street façade by installing a commercial storefront type door. B. Historic District Design Standards. 1. Transitional Areas. Finding: The propertyis zoned residential but has been occupied by a quasi-commercial type use withthe church structureoccupying the majorityofthe property. The proposed cosmeticalterationsto the structure will provide interests and reduce themass and scale of thetall, blankwall. Gable pediment treatments andcorbels are a feature of the residences andthe church building to the northeast across Siskiyou Boulevard. 2. Height. Finding: No modifications totheheight. 3. Scale. Finding: The scale of the structure is not is not altered. The proposed gable pediment treatment provides a reduction is the scale of the blank wall and reduces the mass. 4. Massing. Finding: The mass of the structure is reducedwiththe rehabilitated awning cover and the gable pediment. The addition of the features Page 16 of 22 The existingexterior treatments provide vertical and historical rhythms. The continued use of horizontal siding is consistentwith the historical finishof the structure and the new glazing for the entry and the new windows provides vertical elements to the design. 5. Setback. Finding: No change. 6. Roof. Finding: No change. 7. Rhythm of Openings. Finding: There arenochangesin therhythm of openings.The replacementofthe wood framed, divided light, patio door with a commercial style storefront door is an appropriate replacement to providesecurityandthedoorhas a moreaccessiblethresholdheightthan a residentialtypeof installation that exists. The door type allows for the adaptive reuse of the building. 8. Base or Platforms. Finding: No change. 9. Form. Finding: No change. 10. Entrances. Finding: The replacementof the wood framed, divided light, patio door with a commercial style storefront door is an appropriate replacement Page 17 of 22 11. Imitation of Historic Features. Finding: Not applicable. 12. Additions: Finding: Not applicable. 13. Garage: Finding: Not applicable. C.Rehabilitation Standards for Existing Buildings and Additions. 2. Rehabilitation Standards. In addition to the standards of part 18.4, the approval authority uses the following standards for existing buildings and additions within the Historic DistrictOverlay. Thesestandards apply primarily to residential historic districts, residential buildings in the Downtown Historic District, and National Register-listed historic buildings not located within the Historic District Overlay. The purpose of the following standards is to prevent incompatible treatment of buildings in the HistoricDistrictOverlay and to ensure that new additions and materialsmaintain the historic andarchitectural character of the district. Finding: The proposedexterior modifications areimprovementsto the façade of the non-historic, non- contributing structure thatis within theresidential historic district overlay. The existing structure is not historically significant and lacks character. The structure was built for the utilitarian use as a religious institution. The structure is a tall, 26’ 3” façadesetback 15’ from the SiskiyouBoulevard propertyline.There is an overhang facing Siskiyou whichis inpoor condition that will be replaced with a pergola structure. Within the gable, a gable pediment is proposed. This craftsman type detail is reflected in numerous structures in the Siskiyou Hargadine historic district. The use of beams, corbels, gable trim and pediment details, decorative eaves and similar are found on the structures in the impact area. The building has vertical siding that adds to the mass and scale of the façade of the tall, flat facade structure facing the street. The proposed pergola and gable detail provide relief and reduction in mass and scale by increasing the scale of the the horizontal element facing Siskiyou. Page 18 of 22 The findings addresshow the proposed exteriormodifications areimprovements totheuse of, the functionality of the site, andimprove the Siskiyou Boulevard façadeof thenon-historic, non- contributing, non-descript structure. a.Historicarchitecturalstylesandassociatedfeaturesshall not be replicatedin new additions or associated buildings. Finding: Not applicable. b. Original architectural features shall be restored as muchas possible when those features can be documented. Finding: Not applicable. c. Replacement finishes on exterior walls of historic buildings shall match the original finish. Exterior finishes on new additions to historic buildings shall be compatible with, but not replicate, the finish of the historic building. Finding: Not applicable. d. Diagonal andvertical siding shall be avoided onnew additions or on historic buildings exceptin those instanceswhereitwasusedas the original siding. Finding: Not applicable, no change proposed. e. Exterior wall colors on new additions shall match those of the historic building. Finding: Not applicable. Page 19 of 22 f.Imitative materials including but not limited to asphalt siding, wood textured aluminum siding, and artificial stone shall be avoided. Finding: Not applicable. g. Replacement windows in historic buildings shall match the original windows. Windows in new additions shall be compatible in proportion, shape and size, but not replicate original windows in the historic building. Finding: Not applicable. h. Reconstructed roofs on historic buildings shall match the pitch and form of the original roof. Roofs on new additions shall match the pitch andform of the historic building, and shall be attachedat a different height so the addition can be differentiated from the historic building. Shed roofs are acceptable for one-story rear additions. Finding: Not applicable. i.Asphalt or composition shingle roofs are preferred. Asphalt shingles thatmatch theoriginalroof material in colorand texture are acceptable. Wood shake, wood- shingle, tile, and metal roofsshall be avoided. Finding: Not applicable. j. New porches or entries shall be compatible with, but not replicate, the historic character of the building. Finding: Not applicable k. New detached buildings shall be compatible with the associated historic building and shall conform to the above standards. Page 20 of 22 Finding: Not applicable l. The latest version of the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings shall be used inclarifying and determining whether the above standards are met. Finding: Thebuildingis not a historic structure. 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. Finding: There are adequatepublicfacilities that service the property. There are no changes that impact the existing public utilities. A street tree removal permit has been requested. 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. 1. Thereis a demonstrable difficultymeeting the specificrequirements of the Site Development and Design Standards due to a unique or unusual aspect of anexistingstructure or the proposed use of a site; and approval of the exception will not substantiallynegativelyimpactadjacent properties; and approval of the exceptionisconsistentwith the stated purpose of the Site Development and Design; and the exceptionrequestedis the minimumwhich would alleviate the difficulty; Finding: An exception to the standards regarding location of parking areas between the building and the street and the publicpedestrian access tothe building entranceshall be functional, and shall be open to the publicduring all businesshours. (AMC 18.4.2.040.B.1.a. and AMC18.4.2.040.B.1.c.). The exceptions are necessary to meetthe SiteDevelopmentStandards for non-residential development for the existing structure due to the location of the existing structure, existing site accessfrom Liberty Page 21 of 22 Street, accessible levelof the structure that is not a basement storage area is from the Liberty Street façade and not the basement level, Siskiyou Boulevard façade. There are no improved on-site parking or vehicle access areas. The only location to provide parking is between the structure entry facing Liberty Street which is the primary building access and the street. Though not formally provided, this is the area of the existing lawn parking and access to the Liberty Street facing door. The driveway access to the site is from Liberty Street with none permitted from Siskiyou Boulevard. The parking area is located in the only site accessible area which is between Liberty Street and the entry door into the lobby area of the structure. The location of the buildings on the site and the driveway apron location, grade of the property, and the inability to relocate the sites vehicular access, require the parking between the building and Liberty Street. The request is the minimum necessary to alleviate the difficulty and the two, surface parking spaces are not between the façade of the Liberty Street oriented historic residence. The use of the site utilizes the level of the building accessible from theSiskiyousidewalkas storage thus nopedestrianaccess.Theexceptionistoallowforthisdoortonotbeconsideredanaccessibleaccess tothestructureduetotheexistingfunctionalityandproposeduse.Thebuildingisbeingrehabilitated structurally that will allow for future use of the space as a more intense use if desired by a different user and the Siskiyou entry could be utilized. Thus the request is the minimum necessary to address the standard. Page 22 of 22 Paddington Station, 125 East Main Street Award Ceremony – (L to R) Historic Commission Chairman Dale Shostrom; City Councilor, Kate Jackson; Donald & Pam Hammond;; Rob Saladof From:Kyle Taylor To:building Subject:125 E Main - Window Glass Replacement Date:Wednesday, November 16, 2022 1:05:54 PM Attachments:image003.png 125 E Main Narrative.pdf Commercial_Permit_Application_Form_Updated_11_2022.pdf Consent_Form.pdf W1.pdf W2.pdf \[EXTERNAL SENDER\] Good afternoon, Per my conversation with Brandon, attached is the information I have for a building permit for 125 E. Main. This is just a window replacement for the storefront glass at Paddington Station. It’s a little unique that they have fairly old glass that is no longer available, so we are installing a new storefront system provided by Southern Oregon Glass. It is 7” aluminum channel with double pane low E glass. It will be similar in overall look to what is there now, just a new version of the old design. The only plans that we have are from the glass company showing the layout of the glass panels, all trims and other design will be fit to match existing as close as possible. Let me know what other information you need. KyleTaylor President Office5416901617 : .. Mobile5416218095 : .. Fax5416080468 : .. kyle@tayloredelements.com www.tayloredelements.com New Construction / Remodels / Finish Carpentry / Project Mgmt / Energy Efficiency 1679 Jackson Rd Ashland OR 97520 541.690.1617 Project Narrative 125 Main St, Ashland OR 97520 Paddington Station Storefront Glass Replacement Overview: Contractor to provide all labor, material and cleanup associated with the replacement of the storefront glass on the frontage of 125 Main St. Work includes sidewalk closure permitting, scaffold installation, curtain walls, mitigation of potential hazards, removal of sidewalk frontage glass (not including entry door or glass above entry door, or display window to the right of the entry door), overnight plywood security installation and new storefront style glass wall using th Aluminum partitions. Work is scheduled to begin January 9, 2023. Critical that all work be done to match existing Historic pattern as possible with new style glass installation. Structure Features & Site Improvements Site Setup: Including All permits, and sidewalk traffic plan and closure procedures. Work zone containment plastic walls and security safeguards Demolition and Mitigation: Lead paint mitigation and removal of existing glass and all nonstructural trims/framing associated Trim: Paint grade 1x2 trims on outside of new window units to allow for transition to existing structure Windows: N7 Masonry: Minor mortar repairs as needed (match existing, no changes to existing masonry) Interior Trim Hardware Finish: Window Trim: 1x1 or 1x2 paint grade trims as needed as transition to fit into existing opening Baseboard: Remove and reinstall as needed to allow access to existing window trims Paint Features Interior Paint: One color to match existing Exterior Paint: New trims and existing support posts and breams as needed to accommodate new window units Exterior Color: One color (matching metal color as close as possible), Color: TBD Kyle Taylor President 541-621-8095 kyle@tayloredelements.com REMODELING / NEW CONSTRUCTION CUSTOM FINISH CARPENTRY PROJECT MANAGEMENT ENERGY EFFICIENCY PRODUCTS ASHLANDPARKS &RECREATION COMMISSION 340 S PIONEER STREET • ASHLAND, OREGON 97520 COMMISSIONERS: Michael A. Black, AICP Director Rick Landt Jim Bachman 541.488.5340 Leslie Eldridge AshlandParksandRec.org Jim Lewis parksinfo@ashland.or.us Justin Adams Memorandum TO: City of Ashland Planning Department FROM: Michael Black, Director DATE: January 30, 2023 SUBJECT: Butler-Perozzi Fountain SITUATION The Ashland Parks and Recreation Commission (“APRC”) Board of Commissioners (the “Commissioners”) recently received a presentation from the Ashland Parks Foundation (the “Foundation”) on the status of fundraising and project evaluation for the restoration or replacement of the Butler-Perozzi Fountain (the “Fountain”) in Lithia Park. The Foundation has agreed to fund the Fountain project; however, the determination of whether the Fountain should be replaced or preserved has been proffered to the public at-large. BACKGROUND A qualified architectural firm has provided a thorough review of the status of the Fountain and a recommendation for next steps for preservation. The firm – Architectural Resource Group (ARG) – recommended that the Commissioners consider preservation/restoration over replacement. Since this recommendation has not been vetted with the public, Commissioners have requested a public process for public involvement. Additionally, since the Fountain is contributing historic resource for Lithia Park, the City’s Historic Commission should also provide a recommendation on the disposition of the Fountain. ASSESSMENT The Fountain is a significant contributor to the experience of Lithia Park and many people have expressed their concerns for its dilapidated condition. The Fountain is dire need of restoration or replacement, and the Ashland Parks Foundation has taken on the project with a desire to raise the funds needed for the project. The project scope needs to be clearer for the Foundation to continue to raise funds. For that reason, the Commissioners need to decide to follow ARG’s recommendation for preservation or choose a different route. Paramount to this decision will be the information gathered by over 500 responses from the the public on their preference on the project. APRC will be reviewing the public comments on Feb. 8 th in their public meeting. Some effort has been made to identify what “preservation” vs. “replacement” means. The following is from the recommendation of ARG, and can ben found on page 23 of their report (attached). DISCUSSION: REHABILITATION VS. REPLACEMENT The fountain overall is in fair condition, and the terrace is in good to fair condition. A project such as the one outlined in our recommendations followed by regular maintenance, will extend the life of the fountain for another 30-50 years. Maintenance is a key factor in the lifespan of a rehabilitated or new fountain. Even a completely new fountain would require maintenance on a similar timeline. Previous discussions about the fountain have included the possibility of replacement of the marble components in a more durable material such as granite (since the basin and mechanical systems will be replaced in their entirety, the only element that would be considered rehabilitated would be the central tiered element. When considering rehabilitation verses replacement, it is important to understand how each option will extend the life of the fountain intervention included in our recommendations is related to the concrete work of the fountain and terrace, not the marble fountain itself. Replacement of the concrete or marble elements with granite facsimiles would have a major impact on the aesthetic of the fountain, in addition to the upfront cost of the material and workmanship to replicate the existing level of carving detail in the marble. Repair of the marble elements of the fountain are currently priced at $78,894.50 in the cost estimate. Replacement of these pieces in granite and the cost to carve them to match the ti tion. Staff is asking the Historic Commission to review the information that has been provided in the accompanying report by ARG and ultimately make a recommendation on the path the Historic Commission would prefer APRC follows - preservation or replacement. Electronic Attachment Butler Perozzi Fountain Assessment and Recommendations