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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.