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HomeMy WebLinkAbout1993-08-04 Historic MINASHLAND HISTORIC COMMISSION Minutes August 4, 1993 CALL TO ORDER The meeting was called to order by Chairperson Jim Lewis at 7:37 p.m. Members present were Jim Lewis, Terry Skibby, Le Hook, H.L. Wood, Dana Johnson, and Keith Chambers. Also present were Associate Planner Bill Molnar and Secretary Sonja Akerman. Nan Hannon and Steve Ennis were absent. Jane Dancer resigned. APPROVAL OF MINUTES Chambers said on Page 7 of the July 7, 1993 Minutes, he felt the subcommittee was not just focusing on "B" Street and that he would like the minutes to reflect this. Hook then moved and Johnson seconded the Minutes of the July 7, 1993 meeting be approved as corrected. The motion passed unanimously. STAFF REPORTS PA 93-09O Site Review 58 East Main Street Allan Sandier Molnar explained Staff administratively approved this second story addition, and it was called up for a public hearing by two different parties. No details or reasons were given. The addition will have outside dining on the balcony and indoor seating. The stairway to the right of the building will be used as access. The Site Review requirements have been maintained. Skibby asked about changes in the rear. Molnar said it will be fairly unaltered. There will be some additional tables and the second story will overlook the patio. Hook said it would be helpful to have rear elevations. Allan Sandler clarified the 'back will be almost identical to what it is now. The bar will be removed and several feet back will be a similar wall which will be either brick or stucco. He said he will be working closely with OSFA and the City. ADA requirements will also help determine the material to be used, but thinks it will probably be brick. He will make sure everyone is satisfied. The addition will be built to code, and it will continue the look of the patio in the rear. Chambers questioned the balcony overhang and stated he did not necessarily like it. Molnar said since it will be in the public right-of-way, one condition will be the State of Oregon approve of the encroachment. Sandler stated most of the balcony will be on his property. The awning will be removed and the balcony will be a solid parapet. He added the balcony will probably overhang the sidewalk about two feet more than the awning. Chambers maintained the building will be out in public space as a commercial use. Although the design of the addition is fine, he sees the overhang as extremely obtrusive, and he feels the six foot overhang doesn't fit with the streetscape. Molnar said the service it will provide will be similar to an awning, while also providing outdoor eating space. Sandler insisted the Comprehensive Plan requests outdoor eating spaces such as this. Skibby stated the design has a nice feel to it and the Review Board has looked at the plans. He added if this concerned a more significant building, it would have to be looked at differently. Also, there are marquees in the downtown area and this has a similar appearance. Johnson moved to recommend approval to the Planning Commission with the condition the applicant provide the Review Board rear elevations before the Building Permit is issued. Skibby seconded the motion. Chambers said he likes the overall design, but does not like the precedence the overhang will set. Although it will most likely be a pleasant place to sit, he feels it will be much more noticeable than it looks on the plans. The motion passed with all voting aye except Chambers, who voted nay. PA 93-095 Outline Plan Approval Scenic Drive Access John Barton/Bruce and Pokii Roberts Molnar explained this action was reviewed at last month's meeting. However, the applicants postponed the review before the Planning Commission meeting to address Staff concerns. The applicants have proposed a dedication of 1.7 acres to the City with a path up to Ditch Road. The applicants have also proposed a conservation easement which will prohibit the removal of trees and ensure no structure will be within 25 feet of the top of the ditch/trail on Lot 1. The Parks Department has requested they remove dead and dying vegetation and construct the trail to its standards. The parking bays which would have required severe cuts have been either eliminated or redesigned. The long private drive has been reduced 150 feet, and the turn around is now oriented toward Scenic Drive. Access to Ditch Road will be provided through a locked gate. Also, structural sprinkler systems will be required in some of the new homes. Skibby said he felt it was necessary to be aware there was a major fire from Jackson Hot Springs up the ridge in the 1950s, and questioned the prevention of future potential fires. Molnar said the Fire Department is not concerned with the length of the private drive. The hillside is within the City fuel break. It will need to meet fire prevention and control requirements, including hydrants with specified flow. As part of the private drive, two parcels have legal access to use Ditch Road. This right, however, will be relinquished by the owners (who have agreed). Ashland Historic Commission Minutes August 4, 1993 Page 2 Lewis questioned Molnar about the major cuts and fills, and landscaping. Molnar said the fill slopes will be seeded with a hydromulch with native ivy and periwinkle. The Tree Commission had a positive reaction to the revised landscape plan. When questioned about the number of parcels, Molnar said they could create 18 without any density bonuses. Skibby asked the applicant, John Barton, to compare his development with the one off Logan Drive. Barton said that visually, it will have less impact than Logan Drive. They have made certain the building envelopes will not consume as much percentage. His home will be on a large lot, and because he has not decided on the location, the building envelope is 80% larger than the house will be. The private drive narrows as it goes back, so by the time it parallels Ditch Road, it will only be 12 feet wide. At this point, it will be meandering through the trees. Lorraine Whitten, 175 Church Street, said she is concerned that the buildings will be more than one story. Molnar stated Staff has somewhat modified its position on the length of the private driveway because if a shorter drive is required, deeper cuts would have to be made in order to get the grade. Lewis commented the revised plan seems more benign to the view. Molnar agreed because there will be little filling and cutting. Chambers inquired about the open space and the public right-of-way. Barton said the public will be granted an easement on the private drive to the trail. He added the path has been designed for the visual impact of the rock outcroppings. Whitten stated that visually, this is a major part of the Historic District. The hillside is eroding and changing the nature of the viewscape. Logan Drive was enough of an impact, and this will make a big change. She and her neighbors are concerned about water, electricity and more traffic. Barton retorted if that type of logic was held for the last 50 years, the 500 homes that have been built between Scenic and Main Street would not exist. The subdivision meets the Comp Plan requirements to promote urban development. He added that they could get 22 homes up there, but they have designed it so no home is within 85 feet of another one. Also, they are giving 1.7 acres to the City, which only leaves them six acres to work with. When Wood asked if all driveways and the road would be paved, Molnar said yes. Wood then questioned the curbs and gutters, stating he is concerned about runoff problems. Molnar explained how the storm sewers are proposed. Whitten repeated her concerns of traffic, drainage, sewer, water and erosion. Lewis reminded the Commission since the lots for the new homes are outside the Historic District, they will not be reviewed. Molnar said two and a half stories, or 35 feet would be the maximum. Also certain design standards could be a part of the CC&Rs, such as color Ashland Historic Commission Minutes August 4, 1993 Page 3 and height limit (step back requirements perhaps). Also, there may be a restriction on the percentage of the lot that can be disturbed during construction. Molnar said Staff is not recommending approval at this time because a lot of issues still need to be discussed at the Planning Commission meeting. All the criteria for approval has been met, but much will come out at the hearing. Chambers said although the open space is a great improvement, he is still aware of concerns and public input. Johnson said it is easy to mix up personal feelings on issues such as this. She personally does not like the subdivision, but the applicant has addressed the criteria, and no matter how hard it may be, the Commission needs to look at it in that light. Skibby agreed, but said it is also necessary to asses the impact on the Historic District. Chambers moved to pass this action to the Planning Commission without recommendation for denial or approval, however, with the recommendation the Commission pay specific attention to the following issues, which are of public and Historic Commission concern: 1) hillside development in particular is problematic and of growing concern in Ashland; 2) viewscape, as seem from the city center (especially street cuts), i.e. visual impact; 3) house design, "face" height, size, mass and color (should be covered in the CC&Rs); and 4) other concerns as expressed in the Staff Report. Hook seconded the motion and it passed unanimously. PA 93-100 Variance/Physical Constraints Review 201 Glenview Drive Mark Hill Molnar said this action is for the allowance of a driveway with a slope of 18%, rather than 15% as required, and a Physical Constraints Review because the slopes are 49% and it is located in a wildfire area. The Review Board signed off the Building Permit in May. This is a lot of record, created prior to the existing Land Use Ordinance. Essentially, it is unbuildable. The applicant has stated the circumstances are unique and unusual because the lot has been around for such a long time. A residential sprinkler system will be required from the Fire Department. Also, the owner will need to use hay bales during construction to secure the site. Hook said the house is visually broken up because of the two decks. Skibby remarked it is important to retain as much of the vegetation as possible. After lengthy discussion on the excessive slope of the land, Chambers moved to recommend denial of the Variance to the Planning Commission because it is against City ordinances to build on such a lot, it will be an extremely large house on a very steep hillside, and they are being asked to make an exception for a house that is not hillside friendly (i.e. it presents a massive down slope face). Wood seconded the motion and it passed with all voting aye except Hook, who voted nay. Ashland Historic Commission Minutes August 4, 1993 Page 4 PA 93-101 Conditional Use Permit and Site Review 477 Allison Street Janice Poehner and Milton Musser Molnar explained the applicants live in the existing house and want to build office space at the rear of the property for an accountant's office. The target use for the property is three units. The parking strip will utilize grass pavers or concrete. Preliminary approval was for the accountant office, not just general professional office approval. The applicants would like the office now, but if in the future they want a residence, it will be alright to convert it. Access will be totally off the alley. Skibby commented there will be no loss in the existing garage because it is very run down. The project seems to be of low impact, and since it will remain with the applicants, he feels comfortable with it. Hook questioned the configuration of the concrete parking strips. Milton Musser clarified the general idea of the concrete strips was in keeping the large tree in mind. His landscaper said the tree should not have irrigation in the area, but the roots need to breathe. Lewis asked if people would be able to walk from Allison Street back to the office. Janice Poehner said yes, the existing walkway runs along the side of the house and it will remain accessible. Both Musser and Poehner stated they would prefer the permission not be any more restrictive than need be. Some uses would generate higher traffic. The design of the building is not appropriate for many uses, since it will be designed as a 900 square foot two bedroom apartment. They would prefer to have as much freedom as possible. If they are not using it as their office, they would want to be able to rent it as an apartment or another office. Lewis said he likes the fact that conversion to residential use would be easy. Poehner clarified she is the accountant and her practice is specialized. Her clients are all over the state; most clients are not in Ashland. Most of her work takes place away from the clients, and she mostly uses the mail and UPS. She would prefer to have the approval for all options that would conform to the parking, etc. Chambers and Skibby said they would have a problem if the use were not limited to owner occupied. Lewis said it should be restricted to the use, not the owner. Hook moved to recommend approval of this application with the conditions recommended by Staff. Johnson seconded the motion. Hook, Johnson, and Lewis voted aye, while Chambers, Skibby and Wood voted nay. Chambers then moved to recommend approval with the condition the CUP be restricted to the applicant or for one accountant. Skibby seconded the motion. After a short discussion, Chambers withdrew the motion, then moved to recommend approval of the application as Ashland Historic Commission Minutes August 4, 1993 Page 5 specified, with restriction limiting its use to two accountants. Hook seconded this motion and it was unanimously passed. PA 93-104 Minor Land Partition 108 and 115 Granite Street Carmel Barnthouse Molnar stated this request is for the approval of a Minor Land Partition that was approved in 1991, however it was never sue,eyed. There will be no changes in the two properties, other than separate ownership. Chambers moved and Hook seconded to recommend approval of this action to the Planning Commission. The motion passed unanimously. BUILDING PERMITS Permits reviewed by members of the Historic Commission and issued during the month of July follow: 350 High Street 243 Fourth Street 145 Manzanita Street 70 Scenic Drive 265 North Main Street 87 Fourth Street 53 North Second Street 291 Gresham Street 486 Allison Street 5 Granite Street 374 East Main Street Patricia Sprague R/E Jeff Young Crissy Barnett Jay and Carol Lunt Dana and Robert Johnson School District #5 Unitarian Center Dom Provost Steve Faro Ann Bole Inn I1 Giardino Garo's Java House and Cafe 44 Church Street Addition Addition/Remodel Guest Cottage Addition Partial Reroof Kitchen Remodel Office Remodel Demolition* Sign Sign Sign Sign * Demolished without a permit - not approved by Review Board REVIEW BOARD Following is the schedule (until the next meeting) for the Review Board, which meets every Thursday at least from 3:00 to 3:30 p.m. in the Planning Department: August 5 August 12 August 19 August 26 September 2 Skibby, Hook and Wood Hook, Chambers, Johnson and Skibby Hook, Johnson and Skibby Lewis, Wood and Skibby Lewis and Skibby Ashland Historic Commission Minutes August 4, 1993 Page 6 OLD BUSINESS Goals The Commission will move forward as much as possible with the goals it adopted on July 19th. (Hook moved and Johnson seconded to extend the meeting past 10:30p. m. The motion passed unanimously.) Relocation of Community Development The Commission expressed its concern about the proposed move of Community Development from the Downtown City Hall, as it helps make up the core of City Hall. The location of this department is critical to the downtown area of the City. Because the new location is outside the Historic District the Historic Commission will not have the chance to publicly comment. Therefore, a letter will be written and directed to the City Council. NEW BUSINESS There was no new business. ADJOURNMENT With a motion by Hook and second by Johnson, it was the unanimous decision of the Commission to adjourn the meeting at 10:45 p.m. Ashland Historic Commission Minutes August 4, 1993 Page 7