HomeMy WebLinkAbout1991-05-08 Historic MINASHLAND HISTORIC COMMISSION
Minutes
May 8, 1991
CALL TO ORDER
The meeting was called to order by Chairperson Jim Lewis at 7:35 p.m. Members present
were Jim Lewis, Terry Skibby, Thomas Hunt, Keith Chambers, Jean MacKenzie, Jane
Dancer, Lorraine Whitten and Deane Bradshaw. Also present were Senior Planner John
McLaughlin and Secretary Sonja Akerman. No members were absent.
INTRODUCTION OF NEW MEMBER
Lewis introduced Jane Dancer, new member who was appointed by the Mayor on May 7th.
APPROVAL OF MINUTES
Bradshaw moved and Whitten seconded to approve the Minutes of the April 3, 1991
meeting as mailed. Motion passed unanimously.
STAFF REPORTS
PA 91-049
Comprehensive Plan Map Change, Zone Change and Conditional Use Permit
80 and 130 Hargadine Street/96 West Fork Street
Phillip and Sharon Thormahlen
The Richard Stevens Company
McLaughlin explained the applicants would like to change the zoning on these sites from
R-2 to C-1-D in order to operate a motel. Under a Type III amendment, the Zoning Map
and the Comprehensive Plan Map would both have to be changed if this were approved.
Staff concurs with the agent there are impacts from traffic, parking and noise, but the
applicants and agent have failed to meet the burden of proof. Staff is recommending denial
of the zone change, so the Conditional Use Permit could not be approved. If this action
is appealed to the City Council and approved at that level, a motel would be an appropriate
use. When questioned about future ownership, McLaughlin answered future owners could
convert the motel use to a restaurant, shop, etc.
Bradshaw questioned the loss of affordable housing in the six rental units if the structures
are converted into motel units. McLaughlin stated the applicants had applied to convert
the four-plex at 130 Hargadine Street into a three-unit traveller's accommodation in 1987.
This request, he explained, was denied, but mainly because of manager issues. The new
traveller's accommodation ordinance has since clarified owner and business owner.
Ashland Historic Commission
Minutes
May 8, 1991
Mike LaNier, Planning Consultant, 2720 Stonebrook in Medford, stated he is representing
the applicants. He disagreed with the staff report and added there is a need to eliminate
a long standing disagreement with the Thormahlens and the Oregon Shakespearean Festival
Association. The Zone Change will accomplish this. The Thormahlens, he explained, want
to move and they have been unable to sell their property. They want to maintain the
integrity of the property, while continuing to operate the Stone House as a traveller's
accommodation. C-1 is the only zoning which will allow them to relocate and hire a
property manager. He went on to say the existing apartment units across the street sit
vacant all summer because they are usually rented to college students. He stressed the fact
that his clients do not want to change anything regarding the Stone House, they primarily
want to rent out the Windsor Arms as a motel in the summer. LaNier stated this is not a
standard residential neighborhood due to the proximity of Lithia Park, OSFA and the
parking lot across the street.
Bradshaw expressed her concerns with "spot" zoning and stated the ambience of the
neighborhoods could be drastically changed. LaNier countered and said spot zoning is
completely unrelated, as this would be integrated into existing zoning.
Whitten stated that for the record, the Stone House was built after Chataugua and sees no
reason for the owners to maximize their property. Chambers declared he was willing to
accept the intent of the application, but in a legal sense, it does not matter the
Thormahlens plan on keeping the use the same because it is not a binding commitment if
the property sells. It seems the owners are proposing the zone change because they cannot
do what they want. LaNier stated the Thormahlens want to do something legally acceptable
to the City and that the Conditional Use Permit runs with the land.
McLaughlin agreed, however, if someone buys the property and wants to switch to a
permitted use in a C-1-D zone, it may not even require a Site Review or Staff Permit.
Discussion ensued about the impact a zone change would have on the area.
JoAnn Patton, 115 Fork Street, took exception to LaNier's statement about the area not
being a "standard" neighborhood. Most people have lived in their homes longer than the
Thormahlens. She stated the neighborhood is unique because of OSFA and a zone change
would not be appropriate. She agreed the burden of proof had not been met by the
applicants. She added the neighbors purchased their property for residential use.
Chambers moved to recommend denial of this application to the Planning Commission.
Whitten seconded the motion and it was unanimously passed.
Ashland Historic Commission
Minutes
May 8, 1991
PA 91-046
Minor Land Partition
97 Pine Street
Mary Taylor
McLaughlin explained the applicant would like to divide her property into two parcels,
while saving two large trees, one near the side of the existing two story house and another
on the north east comer of the lot. All requirements are being met, however, the neighbors
are against this partition and question the appropriateness of developing that area. Staff
is recommending approval because the ordinances do not protect open space, but rather are
geared to allow for infill of lot areas. The flag design allows for higher densities and comes
closer to compliance with the Comp Plan. Since no Variance is required, Staff feels the
action should be approved.
When questioned by Bradshaw, McLaughlin said water and sewer are available and this has
been confirmed by Public Works.
McLaughlin, when asked about placement of a shop or new accessory dwelling, stated either
could be built on the property, but the new dwelling could be no more than one-half the
square footage of the existing house.
Mary Taylor stated she has lived in the existing house for over nine years. When she
bought the property, it was a very private area, but that has now changed. She no longer
wants to own such a large lot. When she first decided to sell, she contacted neighbors to
see if they wanted to buy it for open space, but received no response. The driveway would
be screened by bushes or a fence, so she feels she will be less impacted than her neighbors
on Scenic Drive. The neighbors on either side of her have not objected. Taylor added that
she and her neighbors tried to get a green belt a couple of years ago and met with Ken
Mickelsen, Parks Director, to find out what they could do. There was no funding available.
Jim Doerter, 80 Scenic Drive, stated that first of all, he has no bad feelings about Mary
Taylor. He then passed out copies of the November 2, 1988 Historic Commission meeting
and the November 9, 1988 Planning Commission meeting, then said a similar request for
a land partition on 109 Pine Street had been denied and Ms. Taylor had spoken against it.
He then showed slides of the area. He agreed the lot is sitting there and the setbacks are
okay, but that area between Pine Street and Scenic Drive would be about the only open
space left in the area, considering recent approvals for Houghton, Barton and Yondorf on
Scenic and Grandview Drives. He stressed the need for the Commission to consider
compatibility with this decision. Approval of this will create a neighborhood behind a
neighborhood. There is also the possibility additional land could be acquired to allow more
flag drives.
Ashland Historic Commission
Minutes
May 8, 1991
When questioned by Skibby about other flag lots on Pine Street, McLaughlin answered most
would need Variances. Chambers remarked he is sensitive to what should be approved in
the Historic District and that the Commission is charged with protecting and enhancing the
Historic District, making sure the District is not degraded. He agrees the quality of Pine
Street is unique and the application runs counter to what the Historic Commission is
charged with doing.
Whitten asked Taylor if she thought of building under the affordable housing ordinance
rather than dividing her property. Taylor answered it is something to consider, however,
a driveway would still be needed. She related there are 1,900 square feet in her house.
Cindy Ceteres, 68 Scenic Drive, stated she bought her home because of the feeling. She
was very struck by what she looks down upon - an incredible old orchard space. She
expressed a strong feeling that each property be considered individually, and that she does
not want to wound something in Ashland that we can never get back. She would like to
save this special area to preserve Ashland.
Taylor, after listening to concerns of the Commission, stated she gave this a great deal of
thought. Her decision to divide the property came after she received her taxes, which had
risen significantly over the past year. Her application does not involve a Variance - and she
would still fight partitions that involve Variances in the area.
Doerter added it would help to have the back property line and height of the new structure
restricted.
Historic Commission concerns include: 1) future development and future owners; 2)
impact on street; 3) character of neighborhood; 4) open space; 5) property owners being
forced to divide property because of taxes; and 6) the dramatic change of character a new
house would have on existing homes, especially if located behind them on a hill.
Whitten moved to delegate this decision to the Planning Commission with Historic
Commission concerns relating to this specific proposal and flag lot partitions in general to
be forwarded. Skibby seconded the motion and it was unanimously passed.
PA 91-058
Transfer of Ownership
333 North Main Street
Lester S. and Francoise A. Roddy
McLaughlin stated this application is for the transfer of ownership of the Wood's House
traveller's accommodation. All conditions will remain the same.
Chambers moved and Bradshaw seconded to recommend approval of this application.
Motion passed unanimously.
Ashland Historic Commission
Minutes
May 8, 1991
PA 91-064
Conditional Use Permit and Site Review
256 Sixth Street
Jim Haim/Liam Sherlock
This application is for the conversion of two structures - one into a one bedroom cottage
and the other into a workshed/sauna. There is T-i-il siding on the main house and the
outbuildings. Battens will be added to the siding. McLaughlin stated there is a possibility
one of the structures cannot be saved, and if that is the case, the applicants would not need
the Conditional Use Permit since new construction needs to comply with the setbacks. The
applicants will need to sign in favor of paving the alley, but the paving will be deferred to
a later date. Some type of improvement will have to be made (not paving), perhaps packed
gravel.
Bradshaw moved to recommend approval of the concept of the project, but the Commission
will need more detailed plans (which can be reviewed at a Thursday Review Board
meeting) before the building plans can be approved. Whitten seconded the motion and it
was unanimously approved.
91-063
Minor Land Partition and Variance
Scenic Drive and Alta Avenue
Kim and Dale Rooklyn
McLaughlin explained Alta Avenue currently does not meet access requirements, as it is
very steep and narrow. The applicants bought the property with the intention of dividing
it so they could sell one lot and build on the upper one. In the meantime, the City Council
passed an ordinance which would not allow access off such steep streets. If the partition
is not allowed, the applicants will be forced to sell their property. Ordinance requires the
paving of the frontage of the property (on Alta Avenue) to Grandview Drive. Staff is
recommending the Variance not be granted, however, if the applicants and Planning
Commission are agreeable, the lot split would be approved with the condition if parcel 1
sells, the money will be put into a special account to be used for road improvements. City
services are available on both Alta and Scenic.
The Commission agreed not to vote on this matter, but also agreed the Staff
recommendations sound equitable.
Ashland Historic Commission
Minutes
May 8, 1991
PA 91-057
Conditional Use Permit
660 and 664 "A" Street
James and Cheryl Lewis
McLaughlin explained this application is for a two-unit motel. Since between the alley and
"A" Street is zoned Eol and the alley is partly paved now, they will look at getting the rest
of the alley paved. Since this area is already zoned for this type of use, Staff is
recommending approval.
Lewis added he wanted to get approval for both houses, although he will probably continue
to live in 660 "A" Street.
With a motion by Skibby and second by Whitten, it was unanimously agreed to recommend
approval of this application. Lewis abstained.
PA 91-067
Zoning Map and Comprehensive Plan Map Change
250 North Pioneer Street
City of Ashland
Due to a mapping error ten years ago, the City is in the process of correcting the zoning
on this piece of property, McLaughlin explained.
Bradshaw moved and Whitten seconded to recommend approval of this action. Motion
passed unanimously.
BUILDING PERMITS
Permits reviewed by members of the Historic Commission and issued during the month of
April follow:
Michael Sullivan 486 Siskiyou New Studio
Sam Egen 364 Vista Retaining Wall
BPOE 255 E. Main Interior Remodel
Phillip Lang/Ruth Miller 758 "B" St. Remodel
Pam Morey 307 Meade Remodel
Brett Dowell 183 Vista Deck
Bank of America 101 E. Main Sign
Heart & Hands 255 E. Main Sign
Ashland Historic Commission
Minutes
May 8, 1991
OLD BUSINESS
Review Board
Following is the schedule (until the next meeting) for the Review Board, which meets every
Thursday from 3:00 to 3:30 p.m. in the Planning Department:
May 9 Hunt, Whitten and Dancer
May 16 Bradshaw, MacKenzie, Lewis, Hunt and Skibby
May 23 Hunt, Skibby, Lewis and Chambers
May 30 Hunt, Skibby and Chambers
National Historic Preservation Week
Judges will be George Kramer, Terry Grant and Tom Giordano. So far, 20 nominations
have been received. Skibby will conduct Downtown tours on May 12th and 18th beginning
at 2:00 p.m. at the Lincoln Statue.
Senate Bill 750
McLaughlin said he had talked with George Kramer regarding this bill. Right now, it is
dead in committee. If by some chance it gets out, it will most likely die on the floor.
NEW BUSINESS
There was no new business.
AOJOURNMENT
With a motion by Whitten and second by Bradshaw, it was the unanimous decision of the
Historic Commission to adjourn the meeting at 10:30 p.m.