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HomeMy WebLinkAbout2022-12-07 Historic PACKET HISTORIC PRESERVATION ADVISORY COMMITTEE AGENDA Community Development Building –51 Winburn Way December 7,2022, 6PM I.6:00PM -REGULAR MEETING –CALL TO ORDER II.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 November 2, 2022 V.(6:15)PUBLIC FORUM(15 min) VI.(6:30)LIAISON REPORTS (5 min) Council report (Moran) Staff report (Severson) VII.(6:35)PLANNING ACTION REVIEW(20 min) VIII.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-2ASSESSOR’S MAP: 39 1E 09 DB; TAX LOTS: 100 IX.(6:55) BUILDINGPERMIT REVIEW (10 min) 125 E. Main –Kyle Taylor X.(7:05)DISCUSSION ITEMS (10 min) Mural project at ElksLodge(Artist John Pugh) Agenda for HPAC retreat XI.(7:15)INFORMATION ITEMS (10 min) XII.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).” ASHLAND HISTORIC COMMISSION MEETING DRAFT (Action)Meeting Minutes November 2, 2022 Community Development/Engineering Services Building –51 Winburn Way 6:00PM CALL TO ORDER Chair Hovenkampcalled the meeting to order at6:00pm. As this was Commissioner Scharen’s first meeting, there was a brief round of introductions. Commissioners Present:Council Liaison: ShostromShaun Moran HovenkampStaff Present: EmeryDerek Severson; Senior Planner Von Chamier BonettiPublic Present: WhitfordSteve Hoxmeier Repp(via Zoom) Scharen (via Zoom) Skibby (via Zoom) Commissioners Absent:All present READING OF LAND ACKNOWLEDGEMENT Land Acknowledgement was read by Hovenkamp (6:05) APPROVAL OF AGENDA(5 min) Commissioner had no suggested amendments to the agenda. (6:10) APPROVAL OF MINUTES(5 min) Shostrom/Whitford m/s to approve the minutes of October 5, 2022. ALL AYES. Motion passed. (6:15) PUBLIC FORUM (15 min) There was no onein the audiencewishing to speak. (6:30) LIAISON REPORTS (5 min) Councilor Moran gave liaison report.Items discussed were: On-going Council discussion of Standing Advisory Committees and Management Advisory Committees, with Moran noting that the Council had decided to make the Transportation Committee a Standing Advisory Committee going into the Transportation System Plan Update for the sake of transparency and an inclusive public process. The Council continues to discuss how to support and encourage multi-family residential development andis looking at the process for collecting system development charges. The Council is also looking at options for protecting and preserving existing manufactured housing parks. Severson noted: th CLG on-line workshop is scheduled via Zoom on November 16from 1:00 p.m. to 6:30 p.m. It is free butrequires pre-registration. Seversonpassed out an agenda andwill email everyone a copy of Kuri Gill’s e-mail with the registration link. The project for the Ashland Food Co-Op’s bottle drop that was considered by the Committee last month has been approved by the Staff Advisor. The denial of the Magnolia Terrace project at 165 Water Street was appealed to the Council, however the applicant requested a postponement of the appeal hearing. That hearing will be scheduled before the City Council in the coming months, and staff will keep the Committee in the loop asthe appeal moves forward. (6:35) PLANNING ACTION REVIEW (20 min) PLANNING ACTION:PA-T1-2022-00196 SUBJECT PROPERTY: 485 A Street APPLICANT: Steve & Kathy Hoxmeier DESCRIPTION: A request for Site Design Review approval to add a two story 400 sq. foot addition to the existing mixed use commercial building located at 485 A Street. The proposed addition will be in the same fashion as the existing building with matching siding, trim,roof,and eaves. The addition adds a new bathroom to the existing apartment and a new commercial kitchen below. COMPREHENSIVE PLAN DESIGNATION:Employment; ZONING:E-1ASSESSOR’S MAP: 39 1E 04AB; TAX LOTS: 6500 Severson gave a brief staff report. SteveHoxmeier/435 B Streetnoted that he would like to re-use the awning currently in place on the upstairs rather than the type shown on the drawings, noting that shifting it to the downstairswould provide a more commercial feel. He also explained that the downstairs kitchen space was not intended for public access but would serve the outdoor grill which has a previous approval. Shostrom commented that the proposal seemed compatible with the existing building, fits the architecture and is symmetrical and seemed like a great addition. Hovenkamp, Skibby, Scharen and Repp concurred. Shostrom/Skibbym/sto recommend approval of this application as submitted. Voice vote: All AYES. Motion passed. (6:55) DISCUSSION ITEMS (10 min) Severson noted that the new member orientation would be rescheduled for the later part of November. After some discussion of the potential for an annual retreat, it was decided that the retreat would be held on th Friday, January 6from 9:30 a.m. to 12:30 p.m. in the Siskiyou Room. Members asked that the agenda be th discussed at the December 7meeting. There was brief discussion of the state’s Climate Friendly & Equitable Communities rulemaking, which has severalnew requirements including substantial changes to cities’ abilities to require parking andwill also require that cities identify climate friendly areas that could accommodate at least 30 percent of their population and require that these areas be re-zoned to allow additional building height (up to 50 feet) and density (up to 15 dwelling units per acre). The state envisions that this will likely include downtowns. Staff suggested that the Commission could consider the potential implications of increased height allowances during the retreat to be prepared for the discussions to come. (7:05) INFORMATION ITEMS (10 min) None to discuss ADJOURNMENT Next meeting is scheduled forDecember 7,2022,at 6:00pmat Community Development, 51 Winburn Way. There being no other items to discuss, the meeting adjournedat7:37pm Respectfully submitted by Regan Trapp October 25, 2022 Site Design Review andConditional Use Permit Review To change use and modify thenon-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, OR 97504 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 required site improvements to bring the sitecloser 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. Kyle Taylor President Office: 541.690.1617 Mobile: 541.621.8095 Fax: 541.608.0468 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 ASHLAND HISTORIC COMMISSION ELECTRONIC MEETING Meeting Minutes April 6, 2022 Community Development/Engineering Services Building – Electronic Meeting CALL TO ORDER: Hovenkamp called the electronic meeting to order at 6:00pm. Commissioners Present:Council Liaison: Shostrom Shaun Moran WhitfordStaff Present: Emery Brandon Goldman; Planning Manager Hovenkamp Regan Trapp; Permit Technician II Swink Von Chamier Commissioners Absent: Skibby APPROVAL OF MINUTES: Shostrom/Emery m/s to approve minutes for March 2, 2022. Voice vote. ALL AYES. Motion passed. PUBLIC FORUM: Elk’s building mural project - Peter Finkle and John Pugh John Pugh (local muralist) presented his ideas regarding the mural to the Commission. John showed the Commission some of his work that he has done in many places. He likes to create illusions with his art to create the human experience. The proposal encompasses the original Chautauqua Dome, painted blue with Native American vibe and the idea that Ashland represents a spiritual energy. The name of the painting is called “Enchantment” which depicts and tells the story of Ashland. There is no time frame on this project yet because he wants to make sure that everyone is on the same page and approves of the design. He will be working with the Elks to raise money for the entire project. Commission feedback: This is creating interest with the 3D design and allows it to feel more real. Loves the whimsical way of the design on one of the most historic buildings in Ashland. Work is sn. pectacular and will be a nice addition to downtown. Wonderful to have indigenous representatio This type of mural will stand out and looks very provocative and fun. Will dominate the whole historic street which could be controversial in a negative way. The mural will engage people to ask questions about the community and invite visitors to see what Ashland has t o offer. COUNCIL LIAISON REPORT: Councilor Moran gave the liaison report. Items discussed were: New City Manager Joe Lessard - Making necessary personnel hires and dealing with fiscal issues. New Assistant City Manager Sabrina Cotta welcomed. Departments within the general fundwill have to cut 5-10%. Council working with SOU on community survey regarding City services. PLANNING ACTION REVIEW Epxoupxo!Btimboe!Fmlt!Nvsbm!Qspqptbm!!.!!Kpio!Qvhi! Jufnj{fe!Cvehfu!Ftujnbuf! Uif!qspkfdu!cvehfu!pg!%311-111!xjmm!jodmvef!bmm!mbcps-!nbufsjbmt-!tuvejp!fyqfotft-! tdbggpmejoh-!boe!hfofsbm!mjbcjmjuz!jotvsbodf/!Uijt!qspkfdu!xjmm!cf!gbcsjdbufe!boe!nptumz! qbjoufe!jo!uif!tuvejp-!xjui!bcpvu!46&!pg!uif!qspdftt!tbwfe!gps!uif!po!mpdbujpo! jotubmmbujpo!boe!joufhsbujpo/! Qbjou!boe!Nbufsjbmt!! Tuvejp!Pwfsifbe!)cbtfe!po!gjwf!npouit!tuvejp!ujnf*;!!!!%27-111!!!!!! Opwb!Dpmps!Qbjout-!Wbsojtift-!boe!Hfmt!gps!jotubmmbujpo;!!!!!!%22-111!! Qsfqbsfe!QpmzUbc!)pvuepps!nvsbm!dbowbt*;!%4-111!!! Xbmm!Qsfq!boe!Tljn!Dpbujoh!! Qsfttvsf!Xbtijoh!%3-611! Xbmm!Qmbtufsjoh!.!jodmveft!Xfmedsfuf!cpoefs-!Tljn!Cspxo!Dpbu-!Bdszmjd!!! Gjof!Tboe!Gjojti!Ufyuvsf!)uxp!dpbut*-!boe!Hbmwboj{f!Bddfttpsz!! 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