HomeMy WebLinkAbout2018-05-02 Historic PACKET
HISTORIC COMMISSION MEETING
AGENDA
May 2, 2018 at 6:00 P.M.
I. REGULAR MEETING - CALL TO ORDER: 6:00 p.m. SISKIYOU ROOM in the Community
Development/Engineering Services Building, located at 51 Winburn Way
II. APPROVAL OF MINUTES: Historic Commission regular meeting of April 4, 2018
III. PUBLIC FORUM: Business from the audience not included on the agenda. (Total time allowed for
Public Forum is 15 minutes. Speakers are limited to 5 minutes or less, depending on the number of
individuals wishing to speak.)
IV. COUNCIL LIAISON REPORT:
Rich Rosenthal
V. PLANNING ACTION REVIEW:
PLANNING ACTION: PA-2018-00531
SUBJECT PROPERTY: 426 B Street
APPLICANT/OWNER: Rogue Planning & Development Services
DESCRIPTION: A request for Site Design Review for 420 square-foot Accessory Residential Unit
with an attached single vehicle garage to be built where the carriage house stands at the rear of the
property. Applicant is requesting a Conditional Use Permit to allow for the use of the Accessory
COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2;
: 39 1E 09BA; TAX LOT: 16700
VI. NEW ITEMS:
Review board schedule.
Project assignments for planning actions.
Historic Preservation Week ALL BLURBS DUE
VII. DISCUSSION ITEMS:
VIII. COMMISSION ITEMS NOT ON AGENDA:
IX. OLD BUSINESS:
X. ADJOURNMENT:
ASHLAND HISTORIC COMMISSION
DRAFT Meeting Minutes
April 4, 2018
Community Development/Engineering Services Building 51 Winburn Way Siskiyou Room
CALL TO ORDER:
Commissioner Shostrom called the meeting to order at 6:02 pm in the Siskiyou Room at the Community Development
and Engineering Offices located at 51 Winburn Way, Ashland OR 97520.
Commissioners Present: Council Liaison:
Whitford Rich Rosenthal
Emery Staff Present:
Skibby Fotini Kaufman; Planning Dept.
Shostrom Regan Trapp; Secretary
Giordano
Swink
Commissioners Absent: Von Chamier
Leonard
APPROVAL OF MINUTES:
Whitford motioned to approve minutes for March 7, 2018. Emery seconded. Swink abstained.
Voice vote. ALL AYES. Motion passed.
PUBLIC FORUM:
There was no one in the audience wishing to speak.
COUNCIL LIAISON REPORT:
Items discussed were:
Briscoe neighborhood thanked the City Council and Parks Department from the sale of Briscoe School
and the preservation of the park.
Adam Hanks appointed interim City Administrator. City Council will replace his position in June of
2018.
order a brand specific Badger Water Meters to General Pacific.
Council approved award of bid and contract to Henderson, LLC in the amount of $211,020 for the
Lithia Springs Wetland Remediation & Mitigation Project.
o Historic Commission is concerned about moving of soil and disturbing of artifacts.
PLANNING ACTION REVIEW:
PLANNING ACTION: PA-2018-00531
SUBJECT PROPERTY: 426 B Street
APPLICANT/OWNER: Rogue Planning & Development Services/Mira & Justin Adams
DESCRIPTION: A request for Site Design Review for 420 square-foot Accessory Residential Unit with an
attached single vehicle garage to be built where the carriage house stands at the rear of the property.
Applicant is requesting a Conditional Use Permit to allow for the use of the Accessory Residential Unit as a
COMPREHENSIVE PLAN DESIGNATION: Low Density,
Multi-Family Residential; ZONING: R-2; : 39 1E 09BA; TAX LOT: 16700
There was no ex-parte communication or conflict of interest indicated by the Commission.
Kaufman gave the staff report for PA-2018-00531.
There was no applicant present.
Shostrom opened to the Commission for comments.
Commission asked Kaufman to communicate their unanimous agreement that applicant retain
all/or much of the historic outbuilding because of its rich historic heritage, and explore creative
options to utilize the historic outbuilding as part of the design, i.e. utilize the outbuilding as ARU
and build attached garage, retain gable ornament, use board and batten siding consistent with
original carriage house.
Shostrom motioned to deny PA-2018-00531 with recommendations. Giordano seconded. Voice vote. ALL
AYES. Motion passed.
Recommendations:
Gable roof should be steeper to reflect roof pitch of the home, and transition to shed roof is not
historically compatible (AMC 18.4.2.050.B.6).
The eaves should be soffited or closed to match the residence (AMC 18.4.2.050.C.2).
Window shapes, proportions, and trim are inconsistent with residence, windows more vertical in
nature rather than horizontal are recommended (AMC 18.4.2.050.B.7).
.
NEW ITEMS:
Review board schedule.
Project assignments for planning actions.
Presentation at City Council meeting in April 17th - Swink will do the presentation and Kaufman will
prepare the speech.
Historic Preservation Week Winner selections & Description blurb assignments.
o Historically Compatible Residential Addition
o Awarded to 872 Iowa - Swink to write blurb
o Historically Compatible Commercial Project
o Awarded to 44 N. Second Whitford to write blurb
o Historically Compatible Commercial Building
o Awarded to 550 E. Main Von Chamier to write blurb
o Historically Compatible Single Family Residence
o Awarded to 209 Oak Shostrom to write blurb
o Historically Compatible Single Family Residence
o Awarded to 221 Oak Emery to write blurb
o Historically Compatible Infill Development
o Awarded to B Street project (Locklin & Agakhanov) Giordano to write blurb
COMMISSION ITEMS NOT ON AGENDA:
Pioneer Hall updates Commission agreed that applicant could remove the brick portion of the chimney
at Pioneer Hall.
Shostrom expressed concern that Enders Shelter needs updating. There is moss building up on the roof
of the building.
DISCUSSION ITEMS:
Emery gave a report on the Ashland Canal meeting that he attended. He gave an overview of the
planned project and said how it may affect the Historic District. He stated that there are a lot of
concerns regarding wildlife habitat and trees. Emery went on the say that the committee is in the
research phase at this point and no decisions have been made. The next meeting will be in July for the
public to attend and give feedback.
OLD BUSINESS:
th
June 12-15
sit on this committee.
Heritage Conference - Bend Oregon next week. Have a spot for one person to attend since we received
grant money to cover this trip.
Review Board Schedule
th
April 5 Terry, Piper, Keith
th
April 12 Terry, Taylor, Piper
th
April 19 Terry, Tom, Sam
th
April 26 Terry, Bill, Dale
May 3rd Terry, Keith, Sam
Project Assignments for Planning Actions
PA-2016-00847 252 B Street Work has started Whitford
PA-2016-02095 563 Rock St Plans in review Whitford
PA-2016-02114 556 B Work has started Von Chamier
PA-2017-00235 114 Granite Permit issued Leonard
PA-2017-00200 165 Water No building permit ALL
PA-2017-00969 244 Hargadine Work almost complete Shostrom & Whitford
PA-2017-01279 692 B Street - Permit issued Leonard
PA-2017-01294 128 Central No building permit Emery & Swink
PA-2017-01417 228 B Street No building permit Whitford
PA-2017-01310 971(aka: 981) Siskiyou Blvd - Permit issued Shostrom
PA-2017-01649 88 Dewey Street - Work has started Von Chamier
PA- 2017-01605 147 Van Ness Work has started Emery
PA- 2017-02005 100 Union - Plans in review Emery
PA- 2017-01256 267 Meade Permit issued Shostrom
PA-2017-02351 549 E. Main No building permit Swink
PA-2018-00156 208 Harrison No building permit Von Chamier
Preliminary Pioneer Hall Skibby
ANNOUNCEMENTS & INFORMATIONAL ITEMS:
Next meeting is scheduled May 2, 2018 at 6:00 pm
There being no other items to discuss, the meeting adjourned at 8:55pm
Respectfully submitted by Regan Trapp
Planning Department, 51 Winburn Way, Ashland, Oregon 97520
541-488-5305 Fax: 541-552-2050 www.ashland.or.us TTY: 1-800-735-2900
NOTICE OF APPLICATION
PLANNING ACTION: PA- 2018-00531
SUBJECT PROPERTY: 426 B Street
OWNER/APPLICANT: Mira & Justin Adams/Rogue Planning & Development Services
DESCRIPTION: A request for Site Design Review for 420 square-foot Accessory Residential Unit with an attached single
vehicle garage to be built where the carriage house stands at the rear of the property. Applicant is requesting a Conditional
COMPREHENSIVE PLAN DESIGNATION: Low Density, Multi-Family Residential; ZONING: R-2; : 39
1E 09BA; TAX LOT: 16700
NOTE: The Ashland Historic Commission will also review this Planning Action on Wednesday April 4, 2018 at 6:00 PM in the Community
Development and Engineering Services building (Siskiyou Room), located at 51 Winburn Way.
NOTICE OF COMPLETE APPLICATION: March 27, 2018
DEADLINE FOR SUBMISSION OF WRITTEN COMMENTS: April 10, 2018
The Ashland Planning Division Staff has received a complete application for the property noted above.
Any affected property owner or resident has a right to submit written comments to the City of Ashland Planning Division, 51 Winburn Way,
Ashland, Oregon 97520 prior to 4:30 p.m. on the deadline date shown above.
Ashland Planning Division Staff determine if a Land Use application is complete within 30 days of submittal. Upon determination of completeness, a notice
is sent to surrounding properties within 200 feet of the property submitting application which allows for a 14 day comment period. After the comment period
and not more than 45 days from the application being deemed complete, the Planning Division Staff shall make a final decision on the application. A notice
of decision is mailed to the same properties within 5 days of decision. An appeal to the Planning Commission of the Planning Division St
be made in writing to the Ashland Planning Division within 12 days from the date of the mailing of final decision. (AMC 18.5.1.050.G)
The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application,
by letter, or failure to provide sufficient specificity to afford the decision maker an opportunity to respond to the issue, precludes your right of appeal to the
Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objection is based on also precludes your right of appeal
to LUBA on that criterion. Failure of the applicant to raise constitutional or other issues relating to proposed conditions of approval with sufficient specificity
to allow this Department to respond to the issue precludes an action for damages in circuit court.
A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be
provided at reasonable cost, if requested. All materials are available at the Ashland Planning Division, Community Development & Engineering Services
Building, 51 Winburn Way, Ashland, Oregon 97520.
If you have questions or comments concerning this request, please feel free to contact the Ashland Planning Division at 541-488-5305.
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SITE DESIGN AND USE STANDARDS 18.5.2.050
The following criteria shall be used to approve or deny an application:
A. Underlying Zone: The proposal complies with all of the applicable provisions of the underlying zone (part 18.2), including but not limited to: building and
yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable
standards.
B. Overlay Zones: The proposal complies with applicable overlay zone requirements (part 18.3).
C. Site Development and Design Standards: The proposal complies with the applicable Site Development and Design Standards of part 18.4, except as
provided by subsection E, below.
D. City Facilities: The proposal complies with the applicable standards in section 18.4.6 Public Facilities and that adequate capacity of City facilities for
water, sewer, electricity, urban storm drainage, paved access to and throughout the property and adequate transportation can and will be provided to the
subject property.
E. Exception to the Site Development and Design Standards. The approval authority may approve exceptions to the Site Development and Design
Standards of part 18.4 if the circumstances in either subsection 1 or 2, below, are found to exist.
1. There is a demonstrable difficulty meeting the specific requirements of the Site Development and Design Standards due to a unique or unusual
aspect of an existing structure or the proposed use of a site; and approval of the exception will not substantially negatively impact adjacent
properties; and approval of the exception is consistent with the stated purpose of the Site Development and Design; and the exception requested is
the minimum which would alleviate the difficulty.; or
2. There is no demonstrable difficulty in meeting the specific requirements, but granting the exception will result in a design that equally or better
achieves the stated purpose of the Site Development and Design Standards.
CONDITIONAL USE PERMITS 18.5.4.050.A
A Conditional Use Permit shall be granted if the approval authority finds that the application meets all of the following criteria, or can be made to conform through
the imposition of conditions.
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
relevant Comprehensive plan policies that are not implemented by any City, State, or Federal law or program.
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.
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.
a. Similarity in scale, bulk, and coverage.
b. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of
capacity of facilities.
c. Architectural compatibility with the impact area.
d. Air quality, including the generation of dust, odors, or other environmental pollutants.
e. Generation of noise, light, and glare.
f.The 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.
4. A conditional use permit shall not allow a use that is prohibited or one that is not permitted pursuant to this ordinance.
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.
a. WR and RR. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential
Zones.
b. R-1. Residential use complying with all ordinance requirements, developed at the density permitted by chapter 18.2.5 Standards for Residential Zones.
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.
d. C-1. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area ratio,
complying with all ordinance requirements; and within the Detailed Site Review overlay, at an intensity of 0.50 floor to area ratio, complying with all
ordinance requirements.
e. C-1-D. The general retail commercial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 1.00 gross floor to area
ratio, complying with all ordinance requirements.
f.E-1. The general office uses listed in chapter 18.2.2 Base Zones and Allowed Uses, developed at an intensity of 0.35 floor to area ratio, complying
with all ordinance requirements; and within the Detailed Site Review overlay, at an intensity of 0.50 floor to area ratio, complying with all ordinance
requirements.
g. M-1. The general light industrial uses listed in chapter 18.2.2 Base Zones and Allowed Uses, complying with all ordinance requirements.
h. CM-C1. The general light industrial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.50 gross floor to area ratio,
complying with all ordinance requirements.
i.CM-OE and CM-MU. The general office uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross floor to area,
complying with all ordinance requirements.
k. CM-NC. The retail commercial uses listed in chapter 18.3.2 Croman Mill District, developed at an intensity of 0.60 gross floor to area ratio, complying
with all ordinance requirements.
l.HC, NM, and SOU. The permitted uses listed in chapters 18.3.3 Health Care Services, 18.3.5 North Mountain Neighborhood, and 18.3.6 Southern
Oregon University District, respectively, complying with all ordinance requirements.
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April 12, 2018
Amended Findings
Site Review approval for an Accessory Residential Unit
Conditional Use Permit approval to allow for use of ARU as Traveler’s Accommodation
Subject Property
Property Address: 426 B Street
Map & Tax Lots:39 1E 09BATax Lots: 6700
Zoning: R-2 (Low Density Multiple Family)
Adjacent Zones: R-2
Lot Area: 6,693square feet
Property Owners: Justin and Mira Adams
426 B Street
Ashland, OR 97520
Planning Consultant: Rogue Planning & Development Services
Amy Gunter
33 N Central Avenue, Suite 213
Medford, OR 97501
541-951-4020
Building Designer / Contractor: Conscious Construction
PO BOX 3205
Ashland, OR 97520
Project Proposal:
A request for a Site Design Review approval of a 496-square foot, accessory residential unit with an
attached single vehicle garage behind the historic residence at 426 B Street. The request includes a
Conditional Use Permit request to allow for the use of the accessory residential unit as a Traveler’s
Accommodation unit.
Page 1 of 8
The amended findings herein address the concerns raised by the Historic Commission at their April 6,
2018 Regular Meeting where denial of the project was recommended.
Detailed Request:
The request is to remove the existing 280 square foot, non-conforming, carriage house/outhouse
building and replace it with a 496-square foot accessory residential unit with an attached single vehicle
garage. The proposed ARU has a 386-square foot first floor,and a 110-square foot loft (36-sqaure feet
of loft has seven feet of headroom (420 SF of “habitable” space). The attached garage is proposed at
288-square feet.
Retention of the carriage house was not considered for a number of reasons.
The existing structure has less than a 12-inch setback from both the side (east) and rear (south)
property lines. The structure does not comply with minimum building codes or zoning codes for
setbacks.
Unconventional, grosslyinadequate framing members with vertical siding for the structure.
Unreinforced foundation that does not meet structural requirements, frostline depth, or vapor
barrier requirements.
Inadequate shear and seismic requirements. No subsiding or sheeting on either the roof or
walls.
No opportunities for code insulation in current condition.
Nothing about the carriage house building makes it structurally feasible to convert to a code
compliant building (either conditioned space or not). Material will be salvaged and used for
projects on site.
In order to make the necessary modifications to the structure to increase its floor area to
accommodate a residential use, the north and west walls would be removed. Theremoval of
more than 40 percent of the façade is considered a demolition.
Thus, based on this information the structure was proposed for complete removal.
The applicants believe that it can be found that the structure with the minor modifications suggested by
the Historic Commission, complies with the Historic District Design Standards found in AMC 18.2.050.
Page 2 of 8
The property is within the Ashland Railroad Historic District. The proposed accessory residential unit and
single vehicle garage complies with the standards for new construction in the historic district.
18.4.2.050Historic District Development
B. Historic District Design Standards.
The property is occupied by an individually listed, historic contributing, residence, The Pinkston-
Bartges House from 1880. No changes to the historic residence are proposed as part of this
proposal. The existing carriage house structure is proposed to be dismantled. The new structure
was proposed to use similar materials and finishes as the existing carriage house structure
primarily with board and batten siding, which was the distinguishing feature of the structure.
The historic Pinkston-Bartges House is a classic, two-story, I house with intersecting gables. There
is horizontal siding, corner boards, trim, and ornate, Queen Anne details in the gable ends. The
proposed structure is a modern interpretation of the details found on the prominent, historically
significant residence, in a smaller scale that will provide for a modern structure that is functional
as a residence and provides adequately sized, secure, vehicle parking.
Height: The proposed unit utilizes the reduced setbacks allowed for accessory residential units,
this is consistent with the current development pattern and is sensitive to the surrounding
buildings. The average height of the structure is less than 15-feet.
Scale: The scale of the proposed accessory residential unit falls within the allowed size of an
accessory residential unit in the R-2 zone. The residence is a similar scale to the other architecture
found in the immediate vicinity.
Massing: Through the incorporation of a one and one-half story volume with a shed roof addition,
the overall massing is similar to the residences in the vicinity. The Pinkston-Barges residence has
a prominent rear facing, shed roof addition. A shed roof addition is also present on the residence
frontage.
Setback: The side yard setback along the east property line is proposed to be three-feet. The rear
yard abutting the alley is proposed to be the minimum rear yard setback for garage structures to
have adequate back-up area, which is six-feet, the reduced setbacks are allowed when the
average height of the proposed structure is 15-feet (AMC 18.2.5.060.B.1 & 2).
The reduced side and rear setbacks allows for the larger separation between structures reducing
the impact of the height onto historic residence.
Additionally, the historic development pattern along the alleys in Ashland’s Railroad Historic
District are reduced rear and side yard setbacks for accessory structures.
Page 3 of 8
Roof: The proposed structure has similar, but not matching roof pitch as the historic contributing
structure. A prominent shed roof is present on the rear of the residence. The inclusion of the shed
roof on the ARU, is similar to the shed roofs found on the historic contributing structure.
Rhythm of Openings: The proposed structure will have openings visible from the alley. The
proposed design is consistent with rhythm of openings found on residential structures in the
vicinity. The proposed single hung windows are reflective of the size and shape of the historic
residence, one-over double hung windows.
Base or Platform: The new structure has a defined base.
Form: The form of both the single-family residence and the proposed ARU aretraditional
residential forms found throughout the Railroad Historic District. The smaller ARU with garage
has a similar form, but a substantially lower height than single family residence.
Entrances: The primary residence has an entrance that faces the public street. Due to the
substantial setback of the accessory residential unit from the public streets, there is not a
requirement for a visible entrance. The entrance to the ARU does face the rear alley.
Imitation: The proposed structure has elements of traditional design, vernacular architecture and
craftsman styles. Though there are a variety of housing styles in the vicinity. Vernacular I-home,
craftsman and American bungalow cottage style construction are found throughout the Railroad
historic district. The structure reflects the historic carriage house that will have been dismantled
to make room for the new structure with limited ornate detailing that is found on the historic
residence.
Garage Placement: The rear alley access garage is consistent with the ideal placement for garages
in the historic district.
Attachments:
1)PHOTOGRAPHS
2)REVISED ELEVATIONS
Page 4 of 8
Page 5 of 8
Page 6 of 8
Page 7 of 8
Page 8 of 8
PROJECT ASSIGNMENTS FOR PLANNING ACTIONS
April 2018
PA-2016-00847 252 B Street Work has started Whitford
PA-2016-01027 276 B Street Done soon Shostrom & Leonard
PA-2016-02095 563 Rock St Plans in review Whitford
PA-2016-02114 556 B Work has started Von Chamier
PA-2017-00235 114 Granite Permit issued Leonard
PA-2017-00200 165 Water No building permit ALL
PA-2017-00969 244 Hargadine Work almost complete Shostrom & Whitford
PA-2017-01279 692 B Street - Permit issued Leonard
PA-2017-01294 128 Central No building permit Emery & Swink
PA-2017-01417 228 B Street No building permit Whitford
PA-2017-01310 971 Siskiyou Blvd - Permit issued Shostrom
PA-2017-01649 88 Dewey Street - Work has started Von Chamier
PA- 2017-01605 147 Van Ness Work almost complete Emery
PA- 2017-02005 100 Union - Plans in review Emery
PA- 2017-01256 267 Meade Permit issued Shostrom
PA-2017-02180 410 N. Main - Applicant will not proceed with project Shostrom
PA-2017-02351 549 E. Main No building permit Swink
PA-2018-00156 208 Harrison No building permit Von Chamier
Preliminary Pioneer Hall Skibby
May 2018
Ashland Historic Review Board Schedule
Meet at 3:00pm, Lithia Room*
May 3rd Terry, Keith, Sam
May 10th Terry
May 17th
Terry
May 24th
Terry
May 31st Terry
June 7th Terry
*Call 541-488-5305 to verify there are items on the agenda to review
1/30/2018
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ASHLAND HISTORIC COMMISSION
Mailing Address City of AshlandPlanning Dept.
89898
2020
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TermExpiration44444444
hitford
mier
NameDale ShostromChairmanKeith SwinkSam WTerry SkibbyTom GiordanoBill EmeryTaylor LeonardPiper Von ChaRich RosenthalCouncil LiaisonFotini KaufmanPlanning Dept.Regan TrappAdmin. Staff