HomeMy WebLinkAbout2002-09-04 Historic MIN
ASHLAND HISTORIC COMMISSION
Minutes
September 4, 2002
CALL TO ORDER
At 7:05 p.m., Chairperson Dale Shostrom called the meeting to order at the Community Center. In addition to
Shostrom, members present were Keith Chambers, Joan Steele, Tom Giordano, Rob Saladoff, Jay Leighton, Terry
Skibby and Joanne Krippaehne. Also present were Associate Planner Mark Knox and Secretary Sonja Akerman.
Member Gary Foll was unable to attend the meeting.
APPROVAL OF MINUTES
Steele stated that on the last page of the August 7, 2002 minutes, the wording for the first sentence under Items
Not On Agenda should be as follows: Steele reminded everyone to please write down in the log book the
Commissioners in attendance at the Review Board meetings. Chambers also noted that in the first sentence of the
last paragraph on page 1, site should be changed to sight. Krippaehne then moved and Leighton seconded to
approve the August 7, 2002 minutes as corrected. The motion passed with a unanimous vote.
SPECIAL PRESENTATIONS
Replacement of Calle Guanajuato Stairway – Parks Director Ken Mickelsen and landscape architect Kerry
KenCairn were in attendance to receive feedback on the proposed replacement of the Calle Guanajuato stairway,
which is one of the few pedestrian connections from Calle Guanajuato to Granite Street. It was washed out during
the 1997 flood and will be the last project connected with the flood to be constructed. KenCairn stated she had
presented several concepts of the proposed new stairway and landscaping to the Parks Commission. She has
taken these comments and will be revising and melding portions of the concepts to present the final plan at the
September 23 Parks Commission meeting. She now needs Historic Commission comments to incorporate.
KenCairn explained the stairway would not be constructed in the same location because of the big blowout during
the flood, but the proposed design will work much better. It uses the same landing area as the original, but then
takes off and meanders down the draw. KenCairn said the Parks Commission felt the sinuous path was more
appealing than one with no curves. Also, it was felt that concrete and stone steps would be more pleasing than
wooden ones. KenCairn described the landscaping as being more formal on the upper side with the concrete wall,
then disintegrating into more natural forms on the lower side.
Mickelsen related that cost is a concern. Although the concrete and stone steps would be more attractive, if they
were wooden, staff would be able to do some of the work. If they are concrete, which the majority of people like,
the cost of hiring contractors must be taken into consideration.
In discussing what type of rock would be used, KenCairn stated it will be granite. She also said the landings will be
native materials. It was suggested a bench be incorporated in the landing area if possible. To minimize the
amount of grading, KenCairn said the steps will be four feet wide. Public art was also discussed. KenCairn stated
if the Parks Commission wants public art in this area, there will be a space provided to bolt down the art. KenCairn
asked for input on lighting and Giordano said he would like to see as little as possible, except stairway lighting in
the walls. The other members concurred. The top of the stairway on Granite Street will most likely have a street
light. Shostrom commented he would like the design to be as simple as possible. KenCairn noted a guardrail on
the downhill side may be necessary. Although the Commission agreed it would rather see a railing than a guardrail,
it was acknowledged the guardrail may be necessary.
Downtown Intersection Improvements – Knox presented plans for bump outs at intersections on East Main Street
and on Lithia Way. He explained the Oregon Department of Transportation (ODOT) and the City of Ashland will be
paying for these pedestrian safety improvements. The bump outs will shorten the pedestrian distance across the
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two or three lanes of traffic. The current standard ODOT practice, although not traditional, is to replace the square
cornered intersections with five foot bump outs. Some of the intersection bump outs will also have squared
scoring. Leighton asked when the improvements will take place and Knox replied they will begin next spring.
PUBLIC HEARINGS
Planning Action 2002-104
Conditional Use Permit
44 Church Street
David and Patricia Sprague
Knox reported this application is for the conversion of an office into a one-unit motel (traveler’s’ accommodation).
Since the property is zoned Commercial, the use is considered to be a motel rather than a Bed & Breakfast and the
business owner is not required to live on site. Originally a single family dwelling that was built in 1900, the
Coleman-Mulit House was converted into office space in 1993. The only change to the site will be the addition of a
driveway on the northeast side of the house to accommodate one parking space. Since two spaces are required,
the other one will be located two lots down in the applicants’ office parking lot at 99 North Main Street. Knox
related one of the conditions of approval will be to move the parking area next to the house back at least five feet in
order to have minimal impact from the street.
Shostrom opened the public hearing.
Owner David Sprague stated he saw no problem with moving the parking area back toward the rear of the lot. He
also clarified he owns all three properties – 44 Church, 40 Church and 99 North Main Street.
Skibby asked how the landscaping between 44 and 40 Church will be addressed. Sprague stated the area on the
left side of 44 Church is currently lawn. The driveway (which will be 12 feet wide) and parking area will be
constructed with grass pavers. All else, including the picket fence, roses and chestnut tree, will remain as is.
Sprague also explained that 40 Church Street will not be used for parking. He then commented that the proposed
use of the house will have less effect on the neighborhood than the office did. At one time, there were five real
estate agents working out of the house.
Shostrom closed the public hearing.
The Commission agreed a one-unit motel would be a good use for this house. Therefore, Giordano moved to
recommend approval of this proposal with the condition that the parking space be moved back a minimum of five
feet. Steele seconded the motion and it passed with a unanimous vote.
Planning Action 2002-106
Site Review and Front Yard Setback Variance
916 East Main Street
Ron DeLuca
This action was called up for a public hearing so it will be heard at the October 2 meeting.
Planning Action 2002-100
Site Review
142 East Main Street
Allen Connolly/Earthly Goods
Giordano stepped down because he is the architect for this project.
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Knox reviewed with the members that the owner and contractor for this project had met with the Commission at its
June meeting. At that time, they presented preliminary elevations and Historic Commission concerns were
expressed regarding the windows (suggested they be more traditional and symmetrical), lack of depth in the
proposed design, the need for a heavier crown molding, and the need to have detailed drawings. The applicant
proposes to build a four-story structure on the rear of the existing building. Because of the grade, only two and
one-half stories will be exposed. Originally, the owner had intended to downplay the front of the new structure.
However, since it will be on an alley that generates a lot of foot traffic due to the new parking structure, he was
persuaded to take the opportunity to construct a building with more of a positive presence emulating a street
façade. Knox related that the baluster will be replaced with a concrete planter bed with a cap along the top for
seating. This will be similar to the other planter beds in the downtown area. Knox commented that this building will
allow other additions in the alley to have streetscapes also.
Shostrom opened the public hearing.
Krippaehne asked contractor Walt Stokes how the Earthly Goods property will be differentiated from the Oregon
Shakespeare Festival/public alley property. He responded the concrete will be colored and scored with smaller
squares. Stokes also replied the trucks will have enough access to unload when questioned by Leighton.
Stokes then explained the body of the building will be brown ground face block with a sealer to make the color
darker and richer. The window frames on the storefront will be two-inch aluminum and coated dark brown. The
windows on the south elevation will have grids for security purposes. The main entrance will be recessed six feet
into the building and will be framed stucco. The East Main view (above Earthly Goods) will consist of stucco above
the windows and around the corner. This view will also consist of a small deck. Stokes went on to say the stucco
will be a tan color to match the color of the brown block. Quoining will be on all the corners except for one on the
east elevation that will not be visible.
Skibby commented that the smaller windows look better and Stokes added the crown and sill give more of a
vertical feel to them also. Leighton asked why the windows are not true vertical ones. Stokes replied it is more out
of function because the upper floor will be office space and they did not want them to be so tall. Chambers asked if
the crown above the windows would protrude and Stokes said they would only protrude a half-inch or so. He also
said the crown will be split face block and the sills will be pre-cast concrete. Leighton commented she likes the cap
with more weight to it.
Knox then presented a suggested design drawn by a member of the community as a result from looking at the
proposed design and talking with a couple Commissioners. The design had more vertical lines, elongated windows,
a small belly band near the top of the building and a wider one that extended along the front of the building in line
with the top of the recessed main entrance.
Chambers commented that the design is coming out great and he feels the owner will be happy with the building.
He also mentioned that in his opinion, the windows still need to be elongated and the belly band adds to the
design.
Shostrom remarked it would be helpful to take a straw vote on some of the design items being discussed.
Windows – the members agreed the windows should be elongated and that the bottom windows should align
with the top windows.
Cornice – the members agreed the upper cornice needs more weight and should be three layers of block rather
than two in order to make it at least 24 inches in height.
Belly Band – most members did not care for the narrow belly band near the top of the building. By a narrow
margin, the consensus of the members was to add a belly band to the mid section of the building.
Base Material – the members agreed the base material should be either poured concrete, split face block or
similar material to make a more substantial horizontal foundation for the building.
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Concrete Planter Bed – the members agreed it would look better to replace the baluster with a wider concrete
planter bed with a cap along the top for seating, similar to the downtown planters.
Knox stated these items will be conditions of approval. If the owner wants to make changes, he will need to get
them approved by at least the Review Board.
As there was no one else in the audience to speak for or against this application, Shostrom closed the public
hearing.
Steele moved and Chambers seconded to recommend approval of this proposal with the conditions as stated in the
straw vote above. The motion was unanimously approved.
Planning Action 2002-096
Site Review
47 Fifth Street
Bob Haxton
Knox reported this application is to convert the existing two-story studio in the rear of the property to an apartment.
The studio was built last year and at the time, there were issues related to design and compatibility that neighbors
brought up. The proposal meets zoning density requirements and staff is recommending approval.
Krippaehne asked about procedure in this case, wondering if this could have been a living unit to begin with. Knox
said that although an apartment is an allowed use, it still would have had to go through a Site Review before it was
built, in which case the design would have probably ended up more traditional.
Shostrom closed the public hearing since there was no one in the audience to speak either for or against it.
Skibby commented this application adds residential space to the City and fits with the character of the alleys in the
Railroad District, as there are several units already located in the alleyways. Knox added that because it is off an
alley, there is more flexibility. He also reminded the Commission the design went to the Review Board prior to
issuance of the building permit.
Chambers moved to recommend approval of this application. Skibby seconded the motion and it passed with all
voting aye except Krippaehne, who opposed the motion.
NEW BUSINESS
Proposed Plan for Trinity Church property on the corner of North Second Street and Lithia Way – Doyne Mraz, 95
Meade Street, introduced himself, The Reverend Anne Bartlett (Rector of Trinity Episcopal Church) and landscape
designer Michael Minder. He explained that Trinity Church would like to construct a place for respite and meditation
for the public on the site where the Morgan House used to stand. There will be three major aspects to the area – a
columbarium, a labyrinth and a place to rest, meditate and enjoy the garden. Minder presented a drawing of what
he is proposing. He explained there will be two locations to access the area. A piece of the original wrought iron
fence, which was black, is still on the site and they would like to incorporate it into the design of the fence that will
surround the property. There will be gates at the access locations, which will be open during the day and closed at
night. The columbarium will be faced with antique brick and will look toward the church. The Lithia Way side will
have a spout water feature attached. The shape of the columbarium mirrors the emblem of the church. Minder
described the labyrinth as flat concrete with a perma color delineating the spirals. The rest of the area will be a flat
concrete surface as well with landscaping and seating. Minder said the intent is to bring people in to a garden
setting. Bartlett echoed this and said the gates will be open from 8:00 a.m. to 6:30 p.m. every day.
Knox related this is a primary corner and he would not like to see the entire interior space as hard surface. Minder
said he was under the impression it was necessary but was agreeable to changing the hard surface in areas. It
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was also mentioned it would be nice to incorporate a bench into the area on the corner outside the fenced area.
The Commission concurred the idea and design are wonderful for this property. Chambers noted the Commission
has seen several versions of proposed buildings for this site over the years and this gift to the City is really
appreciated.
Preliminary plans for remodel and two-story addition at 180 Lithia Way (total of 3 stories) – Evan Archerd, owner of
180 Lithia Way, and Architect Jerome White presented conceptual plans for additions to the existing building.
There is currently a covered porch area on the single story building. This will be enclosed so the structure will come
out to the sidewalk. Two stories will also be added. Archerd explained the base and bottom floor will be poured
concrete. The third story will include a veranda and the second story will have a recessed balcony. White clarified
the third floor will be residential with office space in the back. He also stated the building will possibly be red brick
and stucco. The front entrance will be recessed at a 45° angle. White then informed the members that trees would
be planted in the small area that abuts the City parking lot to provide public space with landscaping and benches.
The Commission discussed the cornice as presented by White. Skibby was pleased with the treatment of the
cornice, however, other members did not think it was what the building needed. Krippaehne said she felt it could be
simplified to have a contemporary line and still be compatible. The general consensus of the Commission was
positive. It will come before the Commission next month if complete plans area turned in to the Planning
Department by this coming Friday.
Adaptive Materials Presentation by Todd Sorrenson (of Keith Brown Building Supplies) – Sorrenson said he asked
to be on the agenda to open a dialogue with the Commission regarding the use of new materials on historic
structures. In preparing himself for the meeting, he studied the Secretary of Interior’s Standards for Rehabilitation.
He then quoted the following from Preservation Brief 16: The Secretary of the Interior's Standards for Rehabilitation
require that “deteriorated architectural features be repaired rather than replaced, wherever possible. In the event
that replacement is necessary, the new material should match the material being replaced in composition, design,
color, texture, and other visual properties.” Substitute materials should be used only on a limited basis and only
when they will match the appearance and general properties of the historic material and will not damage the
historic resource. He commented it is very difficult to use alternate materials under these criteria. When it is
necessary, however, he said he would like to have acceptable material available. Leighton asked how many people
would rather use historic materials than substitute materials and Knox responded that most people try to be more
authentic when restoring structures.
(At 10:00 p.m., the Commission unanimously agreed to extend the meeting until 10:30.)
Saladoff noted that oftentimes it depends on cost. He also noted that he has been involved with federal
rehabilitations and it is not always favorable to use substitute material. Steele said she doesn’t know if she could
ever recommend alternative materials because as a member of the Historic Commission, it is her duty to preserve
our historic resources. If someone uses alternative materials on a structure, then later wants to receive a special
assessment designation from the State, it would most likely be denied unless that owner would be willing to go to
the expense of removing the material.
Sorrenson said it is still possible to get wood windows but they are much more expensive than vinyl windows. As
stated in Brief 16, there are four general reasons to use substitute materials: 1) the unavailability of historic
materials; 2) the unavailability of skilled craftsmen; 3) inherent flaws in the original materials; and 4) code-required
changes. He asked if historic materials were available, would they be cost-prohibited? Also, some of the materials
will become harder to get because of environmental concerns. Saladoff said he would like more specifics about the
materials and he would like to know where they have been used. Leighton suggested getting someone affiliated
with the State Historic Preservation Office to be present in order to create a good dialogue on the material.
Sorrenson then showed the members an example of extruded polymer, which was made to look like wood. He said
he would like to come back to the Commission when there was more time. Steele commented his presentation
might be appropriate for a brown bag workshop but didn’t feel it would be appropriate for the Commission to
sponsor. This will be discussed further at the October meeting, then Sorrenson will be contacted to let him know
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when to come back to a Commission meeting.
OLD BUSINESS
Review Board – Following is the September schedule for the Review Board, which meets every Thursday from
3:00 to at least 3:30 p.m. in the Planning Department:
September 5 Skibby, Leighton and/or Giordano
September 12 Skibby, Chambers and Krippaehne
September 19 Skibby, Saladoff and Shostrom
September 26 Skibby, Steele and Leighton
Project Assignments for Planning Actions
PA #2000-120 485 "A" Street (Steve Hoxmeier) Shostrom
PA #2001-029 455 Siskiyou Boulevard (Fire Station) Skibby
PA #2001-059 50 Sixth Street (Qwest) Leighton
PA #2001-075 348 Iowa Street (Eva Cooley) Knox
PA #2001-088 61 Nutley Street (William Machado & Denise Byron) Steele
PA #2002-002 472 Scenic Drive (Kirt Meyer & Vadim Agakhanov) Saladoff
PA #2002-010 103 S. Laurel Street (Laura Shrewsbury) Leighton
PA #2002-021 25 Granite Street (Carol Dutra) Foll
PA #2002-023 660 “B” Street (Susan Dempsay) Foll
PA #2002-064 542 “A” Street (David Gremmels & Cary Bryant) Krippaehne
PA #2002-080 286 Eighth Street (John & Mary Ellen Cole) Foll
PA #2002-075 SE corner of “A” & Pioneer Streets (Alan Sandler) Saladoff
PA #2002-094 340 Oak Street (“A” Street Marketplace) Saladoff
PA # 2002-098 521 North Main Street (Scott Young Medical Center) Leighton
PA #2002-100 142 East Main Street (Earthly Goods)
2002-2003 Goal Setting Date Change – Due to the inability to find a meeting room large enough for public hearings
on October 2, the goal setting meeting has been changed to November 6. The meeting will begin at 4:00 p.m. in
the New Hillah Conference Room.
ITEMS NOT ON AGENDA
Leighton informed the Commission that Southern Oregon Historical Society (SOHS) would be holding two events
at Hanley Farm in September. On September 7 and 8, the Early Day Gas Engine & Tractor Association will present
antique tractors, gas engines, tractor-drawn wagon tours, etc. The Southern Oregon Draft & Harness Association
will be featured on September 14 and 15 for turn-of-the-century hay baling press and threshing machine
demonstrations, horse-drawn wagon tours, and draft and miniature horses will be on display.
Knox informed the Commission that the date for the Historic Paint Colors brown bag workshop in Jacksonville has
been changed from September 28 to October 5.
ADJOURNMENT
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It was the unanimous decision of the Commission to adjourn the meeting at 10:35 p.m.
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