HomeMy WebLinkAbout2024-07-03 Historic PACKET
HPACCommittee Agenda
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testimony may be limited by the Chair.
July 3, 2024
AGENDA
(5:00) CALL TO ORDER: Meeting held in person at 51 Winburn Way and via Zoom at:
READING OF LAND ACKNOWLEDGEMENT
I.(5:05) APPROVAL OF AGENDA
II.(5:10)APPROVAL OF MINUTES
Minutes of June 5, 2024
III.(5:15) PUBLIC FORUM
IV.(5:30) LIASON REPORTS
A.Council Liaison - Jeff Dahle
B.Staff Liaison – Derek Severson
VI.(5:45) PLANNING ACTION REVIEW
PLANNING ACTION: PA-T1-2024-00238
SUBJECT PROPERTY: 292 Gresham Street
OWNER/APPLICANT: Rogue Planning and Development for Gresham House, LLC
DESCRIPTION: A request for Site Design Review for the development of three dwellings in addition to
the existing two dwellings. The proposal includes utility plans for extending public infrastructure to
serve the new dwelling units; two exceptions to street standards; and proposed removal of four trees.
COMPREHENSIVE PLAN DESIGNATION: Multi-Family Residential; ZONING: R-2; MAP: 39-1E-09-CA; TAX LOT:
5400
PLANNING ACTION: PA-T1-2024-00241
SUBJECT PROPERTY: 27 N Main St
APPLICANT/OWNER: Alessandro Circiello
DESCRIPTION: A request for a Site Review for an exterior change to a Historic Contributing building.
Changes include replacing the existing window with an accordion style window with a new standing
height bar on the left side of the entrance and replacement of the existing awning with a retractable
awning. The entrance itself is to remain unchanged.
COMPREHENSIVE PLAN DESIGNATION:Downtown; ZONING: C-1-D; MAP: 39 1E 09 BB; TAX LOT: 8400
VII.DISCUSSION ITEMS
A. Review Board
B. Attendance Report
VIII.(6:30) ADJOURNMENT
Page 1 of 1
HPAC Committee Minutes (Draft)
June 5, 2024
5:00PM – 6:00PM
Community Development/Engineering Services Building – 51 Winburn Way
5:00PM CALL TO ORDER
Vice Chair Shostrom called the meeting to order at 5:00pm
Commissioners Present: Council Liaison:
Shostrom Jeff Dahle - ABSENT
Scharen Staff Present:
Emery Derek Severson; Planning Manager
Repp (via Zoom) Regan Trapp; Admin Support - ABSENT
Skibby (via Zoom)
Brouillard
Commissioners Absent: Whitford
Bonetti
(5:05) APPROVAL OF AGENDA (5 min)
Severson suggested that the agenda be amended to include a brief discussion of bullet
points requested by the City Manager to address progress on the Committee’s work plan.
Repp noted that she could only remain long enough to be sure there was a quorum for the
election of officers and asked that this be moved up on the agenda.
(4:10) APPROVAL OF MINUTES (5 min)
Historic Commission meeting of April 3, 2024.
Repp exited at 5:15 p.m.
(4:15) PUBLIC FORUM (15 min)
None.
(4:30) LIAISON REPORTS (5 min)
Councilor Dahle was absent.
Staff Liaison Severson noted that Community Development and Planning staff had met with
ODOT regarding the subcommittee recommendation to remove the grouted rock installed
HPAC Committee Minutes (Draft)
with the first phase of the ODOT crosswalk project and replace with loose river rock. He
indicated that ODOT was moving forward with this recommendation, but that it would take 12-
18 months to develop plans and bid the project. He also noted that the inclusion of
landscaping remained in question and Public Works was looking into maintenance options.
Brouillard noted that the Transportation Advisory Committee had also commented with
regard to safety concerns with the grouted rock.
Severson noted that the Council had approved the Playwright’s Walk project, and it would be
moving ahead as previously discussed.
(4:45) DISCUSSION ITEMS (20 min)
A.Historic Preservation Month Debrief
B.Bullet Points to City Manager re: Work Plan
After discussion, the following bullet points were identified:
Review of Land Use Actions/Permits (348 N. Main St., Alice Piel Stairs, Community
Center, Pioneer Hall), the Mural at KS Wild, and the Playwright’s Walk
Continue to conduct Historic Review Board in person and via zoom
Subcommittees to address ODOT Crosswalk Work, Public Art Advisory
Committee Crosswalk Proposal on the Plaza, Phase II of the Marking Ashland
Places Project
May Preservation Month Activities (Proclamation, Awards Ceremony, Ribbon-
Cutting, Walking Tour and Self-Guided Tours of Mountain View Cemetery
Mausoleum) in partnership with Public Arts Advisory Committee, Ashland
Chamber of Commerce, Southern Oregon University and Walk Ashland
Committee members attended and presented at the Southern Oregon
Heritage Tourism Conference in Talent.
Committee members are working with the Parks Foundation to aid in the
restoration of the Perozzi Fountain.
Severson noted that Committee Chairs have been asked to attend a City Council meeting on
th
July 16 to discuss work plan progess.
D. Review Board
th
June 6 Repp, Whitford, Dale & Emery indicated they could attend.
ADJOURNMENT
rd
Next meeting is scheduled for July 3, 2024, at 4:00pm at, 51 Winburn Way
There being no other items to discuss, the meeting adjourned at 5:43pm
Respectfully submitted by Regan Trapp
Site Design Review for Multi Family Development
Subject Property
Property Address: 292 Gresham
Map & Tax Lot:39 1E 09CA; 5400
Comprehensive
Plan Designation: Low DensityResidential
Zoning: R-2
Adjacent Zones: R-2 and R-1-7.5
Property Owner: Gresham House LLC
4111 Livingston Road
Central Point, OR 97502
Applicant: Rogue Planning & Development Services
1314-B Center Dr., PMB #457
Medford, OR 97501
Site Planning: Terrain Landscape Architecture
Attn: Sam Bickel
310 Oak Street, Suite 3
Ashland, OR 97520
PROJECT PROPOSAL:
A request for Site Design Review to allow for the development of five multiple-family residential
dwellings on the low-density, multi-family residentially zoned (R-2) property at the northeast corner of
Gresham Street and Holly Street.
PROPERTY DESCRIPTION:
The subject property consists of Lots 11 and 12, Block 50 of the Summit Addition to Ashland. The corner
lot is northeast of the Gresham Street and Holly Street intersections. The property is a 15,065-square-
foot, .35-acre lot. The lot has 132.38 feet of frontage on Gresham Street and 113.8 feet of frontage on
Holly Street.
The property is occupied by a 1,513-square-foot single-story residence with a basement that was
constructed in 1956. There is a 618-square-foot finished basement that is a studio dwelling unit (425
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292 Gresham Street
May 22, 2024
Page 1 of 27
Holly Street). There is also a 338-square-foot below-grade garage attached to the south side of the
structure.
There is a driveway apron and driveway area accessed from Gresham Street that provides access to the
entry of the residence at 292 Gresham Street. The driveway curb cut and parking pad area existed before
the purchase of the property by the current owner. The driveway area was improved through re-grading
and poured-in-place concrete walls vs. the stack-block that was there. A pergola structure was recently
added to provide interest on the façade and generate shade for the parking pad.
The basement-level garage is accessed from Holly Street by a narrow asphalt driveway on the east side
of the property.
The lot configuration considers Holly Street the front for the property setbacks be the definition of lot
lines and corresponding yard area/setback definitions and measurements. The existing structures
comply with setbacks.
The property is within the local Siskiyou-Hargadine Historic District but falls outside of the National
Historic District Boundaries. According to the National Register nomination form the areas south of the
homes that front upon Iowa Street were developed largely in the 60s and 70s and not reflective of the
period of significance for the Siskiyou-Hargadine Historic District.
The subject property is occupied by a single-story with a finished basement residence. The home is below
the grade of Gresham Street and as the property slopes downhill to the east, the structure sits above a
finished basement. There is a recessed entry with a covered porch area leading to the entrance.
The existing circa 1951, ranch-style residence has a low-pitch, single gable roofline that parallels
Gresham Street. The open soffit eaves have decorative corbels in the gable ends. The residence has a
brick base, horizontal siding, and historically appropriate, single-hung, vinyl windows. There are two
original windows in the bedrooms facing Holly Street above the below-grade garage.
At the rear of the residence, a 6-foot by 23-foot, 180-square-foot deck is present. On the south side of
the residence, under a sloping roof is a below-grade garage.
There are approximately 1,500 square feet of parking, asphalt, and driveway areas.
The general topography of the property slopes gradually at eight percent from the south to north. On
the east side of the property, there is a steep drop to the grade of the adjacent property to the east.
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292 Gresham Street
May 22, 2024
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There are several trees on the property or within the adjacent right-of-way. The trees include Ponderosa
pines, Oaks, Cork Oak, fir, spruce and cedar.
Gresham Street has a 60-foot-wide right-of-way. Gresham Street is designated as an Avenue. Gresham
along the frontage of the property is improved with pavement curb and gutter. There are no sidewalks
on this portion of Gresham.
Holly Street is designated as a Neighborhood Collector Street and also a 60-foot wide right-of-way. Holly
Street has also improved with curb and gutter. There are no landscape park rows or sidewalks on the
adjacent properties both abutting and across Gresham Street and Holly Streets. This is due to the
substantial grade of the public right of way, the steepness of the public streets, the steepness of the
adjacent undeveloped right of way, limited right of way, large stature trees, and utilities.
Figure 2: Zoning Districts
Figure 1: Historic District Boundaries
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292 Gresham Street
May 22, 2024
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Residential Site Design Review
292 Gresham Street
May 22, 2024
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DETAILED PROPOSAL:
The request is to construct three new dwelling units in addition to the existing duplex within the
residence for a total of five residential dwellings.
There is a 1,513-square-foot, three-bedroom, one-bath unit at 292 Gresham Street (Unit 1). Within the
basement and the converted screened porch area is a 618-square-foot studio unit (Unit 2).
Unit 3 is proposed to be a 496-square-foot basement addition to the south side of the existing, below-
grade garage. This one-bedroom, one-bath unit is setback 20 feet from the front property line (Holly
Street) and more than 10 feet from the Gresham Street side. The unit has a front entry facing Holly
Street, orienting the unit and its front entry to the front property line. This unit is a basement and does
not count in the maximum permitted floor area calculations.
Unit 4 is a 1,247-square-foot, two-story, two-bedroom, 1.5-bath unit. This structure is setback more than
40 feet from the Holly Street front property line and six feet from the east property line. This new
structure is on the north side of the property. A paved pathway leads from the unit to the parking area
on the Gresham Street side of the property.
Unit 5 is 989 square feet in area and is proposed as a single-story, two-bedroom, one-bath. This structure
is 12 feet north of the proposed Unit 4 and six feet from the east property line. The proposed structure
complies with solar setbacks for the property slope of -.08 percent downhill to the north and the
structure has an increased setback from the north property line because of this.
For density in the zone, the proposal conforms to the allowed density. The .35-acre (15,056 square foot)
lot area allows for a base density of 4.7 dwelling units. (.35 X 13.5 = 4.67).
The existing residence, Unit 1, is one of the 4.7 units (1). Unit 2 is a studio unit (.75), Unit 3 is less than
500 SF (.75). Unit 4 is 1,247 SF (1) and Unit 5 is 989 SF (1) for a total of 4.5 dwellings.
The Maximum Permitted Floor Area (MPFA) in the Historic District for the development of five (5)
dwelling units is (15,056 X .56 = 8425.76 X .46 = 3,875 SF). The proposed gross habitable floor area to
calculate MPFA is 3,749 SF. The floor area of Units 1, 4, and 5 is included in the MPFA calculations. Units
2 and 3 are basement areas and are not included in the MPFA calculations.
The proposed buildings are similar in architectural appearance and materials used on the properties in
the vicinity. The majority of the structures on the immediately adjacent properties were constructed
after 1950. The homes are a variety of vernacular construction, ranch houses, apartment complexes, and
various representations of 1950 – 1970s architecture. The property to the northeast, across Gresham
Street, has a 1910 structure which is the oldest structure in the immediate area. There is not a distinct
historic development pattern on the adjacent properties.
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292 Gresham Street
May 22, 2024
Page 5 of 27
The siding direction, materials, overhangs, orientation, and scale are consistent with the neighborhood
development pattern. The proposed structures propose similar window sizes and openings as found in
the vicinity, similar roof pitch and orientation havebeen proposed.
The proposed additional units do not require vehicular parking areas. The surface parking adjacent to
Gresham Street is preexisting with no changes proposed. This surface parking is not modified as part of
this proposal. The existing garage space retains its functionality as a single-vehicle garage with the
existing driveway from Holly Street and back-up/turn-around area retained.
Bicycle Parking:
There are two bicycle parking spaces within the garage. A covered bike parking structure for eight bikes
is adjacent to Unit 4.
Trees:
There are several trees throughout the property. The trees have been assessed and the layout
intentionally preserves the majority of significant trees on or adjacent to the site. Two Oak trees will be
removed to accommodate the realignment of the driveway and construction of Unit 3.
There is a stature Ponderosa Pine tree and a smaller stature Oak tree that will be removed to provide a
development area for Unit 4.
The open spaces of the property that are outside of the setback areas where the large stature trees are
found are to remain in as natural of a state as possible in an attempt to retain the trees. There are lawn
areas to the west and north of the primary residence and proposed Unit 5 that will remain a level area
for the enjoyment of the tenants. Each unit will have an area that is directly adjacent to an entrance that
will provide private open space for the individual tenants.
Slopes:
The property within the hillside overlay zone is shown to have an area of steep slopes. There is a small
area that includes the area of slope identified as more than 25 percent and subject to Hillside
Development Standards. This sloped area is a remnant of the grading for yard area improvements and
site terracing and grading for the construction of the 1956 residence and the 1960s apartment complex
on the adjacent property to the east. There is a substantial slope adjacent to the retained cut from the
adjacent property construction along the east property line. Additionally, adjacent to the base of the 36-
inch DBH pine tree, there are short terraces of landscape retaining walls. These areas appear as Hillside
Slopes and Severely Constrained land, but the areas are man-made and they should not be subject to
hillside development standards as they are not truly severely constrained and with the site development
will be altered. There is a large retaining wall from the construction of the adjacent apartment complex
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292 Gresham Street
May 22, 2024
Page 6 of 27
on the property line that will have a more than six-foot setback and engineering oversight during
construction.
The small area of artificially created slopes that are by current codes considered 'undevelopable'. A slope
analysis was conducted that determined where the areas of severe constraints are located, and the
minor areas are not severely constrained and are artificial.
Public Infrastructure:
The proposal includes utility plans for the extension of public infrastructure to serve the proposed new
dwelling units. These include an extension of electric infrastructure and additional meters to service the
dwellings. Water meters, sanitary sewer connections, and stormwater connections that comply with the
Rogue Valley Stormwater Quality Design Manual standards are provided on plan sheets C2.01. The utility
extensions and connections were designed by civil engineers familiar with the complexities of developing
in constrained lot areas with trees and multiple dwelling units.
Two exceptions to the street standards have been requested herein. One exception is to not install park
rows and sidewalks along the property's Gresham Street frontage which is consistent with the street
pattern because of the physical constraints behind the curbline along all the Gresham Street frontage.
These include large-stature trees, utility lines, and topography. These factors create demonstrable
difficulties in meeting the standards and the requested exceptions are warranted and consistent with
the street development standards which seek improvement to the multi-modal transportation
alternative.
A six-foot curbside sidewalk is proposed along the Holly Street frontage where the Ashland Street
Standards require an eight-foot landscape parkrow and a six-foot sidewalk. The proposal is to install a
sidewalk that fits within the existing right of way of Holly Street and retains both of the large-stature
trees within the right of way. There is not a park row proposed. This requested exception to the street
standards with the development of the multi-family residential dwellings. This is due to the location of
large stature, unique trees, the lack of connectivity to any other sidewalk in the vicinity, and the steep
slope of the property at the intersection of Holly Street and Gresham Streets that prevents accessible
sidewalk development. There are limited sidewalks in the neighborhood and the adjacent property to
the east and across Holly Street to the west, there are no sidewalk connections.
Conclusion:
The requested approval of the site design review for the development of three new additional dwellings
upon the two-family dwelling property at 292 Gresham Street. The property is zoned multi-family
residential and contains an existing dwelling, moderate slopes, and large-stature trees. The proposal
provides for additional dwellings as envisioned in the zone and by the comprehensive plan designation
of the zone.
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292 Gresham Street
May 22, 2024
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This low-density, multi-family, infill development is sensitive to the natural environment through the
retention of many of the existing trees. The proposed infill development provides ample private and
common outdoor areas for the tenants' enjoyment. The proposed new construction is cohesive with the
existing development pattern and building orientation in the neighborhood. The layout and design are
mindful of the historic standards, setbacks, and coverages, and are consistent with the scale of structures
in the vicinity. The proposal provides adequate infrastructure to service the proposed development and
provides for pedestrian improvements on Holly Street in a constrained right of way.
FINDINGS OF FACT
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292 Gresham Street
May 22, 2024
Page 8 of 27
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July 2024
HPAC Review Board
Meet at 3:00pm - Lithia Room
Every other week
**Staff to email if there is anything to review on the off weeks**
DATE COMMITTEE MEMBERS ATTENDING
July 11th
July 25th
*Call 541-488-5305 to verify there are items on the agenda to review