HomeMy WebLinkAbout2003-09-03 Historic MINCITY OF
SHLAND
ASHLAND HISTORIC COMMISSION
Minutes
September 3, 2003
CALL TO ORDER
At 7:07 p.m., Acting Chairperson Terry Skibby called the meeting to order in the Siskiyou Room, located in the
Community Development/Engineering Services Building at 51 Winburn Way. In addition to Skibby, members
present were Alex Krach, Jay Leighton, Tom Giordano, Joanne Kdppaehne, Rob Saiadoff and Sam Whitford. Also
present were Associate Planner Mark Knox, Council Liaison John Mordson and Secretary Sonja Akerrnan. Member
Dale Shostrom was unable to attend and member Keith Chambers is on sabbatical.
APPROVAL OF MINUTES
Krippaehne moved and Giordano seconded to approve the minutes of the August 6, 2003 meeting as submitted.
The motion passed with a unanimous vote.
PUBLIC HEARING
Planning Action 2003-108
Conditional Use Permit
115 Church Street
Nancy Seward and Tim Bond
Knox reported this application is for the construction of an 818 square foot accessory residential unit that will be
located at the rear of the property and occupied by a family member. There is currently an existing non-historic
building that occupies the space where the new unit will be built. The unit, which will be 42 feet from the front
property line, will also include an attached single car garage with access off Church Street. A pedestrian walkway
will connect the new unit to Chumh Street. Because the unit will be built behind the existing house, only half the
structure will be visible from the street. The design incorporates a hipped roofline with two gables on the south side.
Six-inch horizontal siding (hardi-plank), vinyl windows, composition roofing and 1' x 4" comer and window/door tdm
will be utilized.
Knox also related that most of the existing landscaping will remain. However, the rernoval of an apple tree near the
west property line is proposed due to the placement of the accessory unit.
Skibby opened the public headng.
Applicant Nancy Seward stated the existing garage/workshop building that will be removed is made of corrugated
tin with a plastic roof. The new unit will basically be built on that site.
Designer Doyle Brightenburg clarified that the new structure will be located a little closer to the property line to
preserve as much of the backyard as possible. As a result, the removal of one tree is necessary. Also, some of the
existing retaining will need to be removed but it will be replaced and incorporated with the foundation of the new
accessory unit. He also noted there is an easement that runs down the side of the property, which although not part
of the property, can be utilized. The existing house does not have exterior historic detail because of previous
remodeling. Since there is a variety of structural styles in the neighborhood, Brightenburg said he did not try to
emulate any of them, including the existing house. He also stressed the fact that only half the unit will be visible
from the street;
Giordano stated he has two minor concerns. One is that backing out into Church Street can be hazardous because
of speeding cars coming down the steep street. He wondered if the applicants looked at providing a turn around
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on the property. The second concern is the contemporery use of the windows on the south elevation. Bdghtenburg
responded that a tumaround on the property would take up too much room. As for the windows, he acknowledged
they are contemporary but that portion of the unit will be hidden behind the existing home.
Krach asked if there were plans to renovate the existing house. Seward replied they will not be doing anything to
the house right now except to paint it to match the new unit. It will also need a new roof before long. Krach
proclaimed the design of the new unit feels very contemporery. Brightenburg stated he created the gable on the
unit to be sympathetic with the main house. The number of windows grew as they were considering designs to
make it more comfortable. The family liked the feel and the design. He admitted it looks a little contemporary, but
there will be landscaping and the unit will be partially hidden.
Skibby stated the applicants came to the Review Board and the visibility of the new unit was discussed at that time.
Whitford said he sees no problem with the proposal, as it will be mostly hidden from the street. He would, however,
like to see the existing house renovated as it was rather than remodeled to look like the new unit when the time
comes. Seward agreed and stated that Skibby was looking for a histodc photo of the house.
Knox related that staff had discussed the safety issues of backing onto Church Street, but it had to look at the
existing conditions and it was difficult to assess how bad the situation would be. If a turnaround were provided, it
would use up a large portion of the property, as Bdghtenburg stated. As a result, staff felt there would not be
enough of an impact to require redesigning the project.
Skibby closed the public headng.
Whitford moved to recommend approval of Planning Action 2003-108. Giordano seconded the motion and it passed
with a unanimous vote.
Planning Action 2003-110
Modification of Previously Approved Site Review and Variance
230 and 232 Van Ness Avenue
Serin Eggling
This application, Knox explained, is being requested in order to modify one of the conditions of a previously
approved planning action. The odginal request was to replaca the existing garage with a third dwelling unit on the
property. At the time of approval, the adjacent neighbors had given verbal agreement for the shared use of their
driveway, thus enabling the owner to provide four off-street parking spaces. These neighbors have changed their
minds, however, so the owner will need to provide one more on-street parking space. Knox further explained that
several years ago, this property was partitioned. At that time, each property needed at least 20 feet of access to
a public street. Since the lot that was created to the north would have only had alley access, it was necessary for
it to have a 20 foot "flag" to maintain access off Van Ness Avenue, although only a pedestrian path was constructed
from the street to the rear property. Since then, the necessity of having a 20-foot access has changed. Therefore,
the owner has received permission from the property owner to the north to use his 20 feet in order to count it in the
required footage for on-street credit.
Whitford asked for clarification on the 20-foot access. Knox explained that now, only an 84oot pedestrian path is
needed; 20 feet of access is no longer required.
Skibby opened the public headng.
Designer Doyle Bdghtenburg cladfied that the owner had a reciprocal easement with the neighbors, but after the
garage was tom down, it was found that the proper names were not on the easement and they backed down. After
he met with the owner, he found out she had a legal agreement with the owner of the property to the north that she
would maintain the pedestrian walkway and had the right to use the rest of the flag for her landscaping. There is
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a possibility that she may be able to purchase the 12-foot strip. Since the 20-foot strip does not need to remain
open, they are all hoping this solution will work in order to provide the required number of parking spaces for the
project.
Giordano stated he feels the design layout with the landscaping and sidewalk is better than what was previously
approved. Brightenburg added they had to encroach a little on the 5-foot buffer but also agreed it looks better.
Skibby closed the public headng.
Giordano moved to recommend approval of Planning Action 2003-110. With a second by Kdppaehne, .the motion
was unanimously approved.
Planning Action 2003-092
Site Review and Variance
124 Alida Street
Kirt Meyer and Vadim Agakhanov
Because he is the architect for this project, Giordano stated he has a conflict of interest with this Planning Action
and stepped out of the room.
Knox reported this project was heard last month and involves the relocation of the existing home to the south side
of the property and the construction of two additional units in a single structure. The Commission had voted to
recommend the Hearings Board call the project up for a public hearing because of the massive scale on the Blaine
Street side. The following day, the applicants decided to postpone their application and focus on the scale of the
project. As a result, the square footage of the new duplex has been reduced by 291 square feet. The applicants
feel strongly that this is a better application. They are proposing to put the sidewalk along the curb rather than as
a parkrow, allowing 14½ feet of landscaping between the sidewalk and the building. Knox stated Shostrom and
Chambers were the most outspoken about this project at last month's meeting and pointed to the letter submitted
by Shostrom. In it he offers numbers and thoughts about the bulk and scale of the proposed duplex and stated if
the existing house was located on the comer rather than moved south, it could mask the bulk of the proposed
duplex and be an anchor for the Historic District.
Knox confirmed for Saladoff the biggest concerns were that the existing house would no longer be on the comer
and the scale of the design for the new duplex is massive. Knox stated that to remedy these concerns, the
applicants have removed square footage to soften the bulk and scale. In order to assess the project, it is necessary
to look at it as a pedestrian feeling the effects of the design. Knox said he feels a parkrow would be better for the
sidewalk because it is more traditional, but by locating the sidewalk next to the curb allows more buffer
(landscaping) between the sidewalk and the building.
Leighton asked how the height of a building determines the distance between buildings and Knox replied to
establish the distance, the top of the gable points of the two buildings are added, then divided by 2. The existing
building is 23 feet high and the proposed duplex will be 24 feet, so the required separation would be 23% feet. The
applicants are requesting 14 feet of distance.
Skibby opened the public headng.
Applicant Kirt Meyer listed changes they had made since last month. According to calculations, the average
distance between buildings in the neighborhood is 11' 8", so the request of 14 feet does not seem out of the
question. The overall size of the duplex has been reduced by 291 square feet, so it is now proposed for 3,470
square feet. He also clarified that Shos~'om's calculations in the letter were incorrect and he stated he felt they were
treated unfairly last month because the Commission focused on the maximum house size ordinance and how it
would relate to this project, and it hadn't even been adopted. Meyer then pointed out the landscaping WOuld exceed
the requirements, thus providing more of a buffer. The mass and bulk of the project were heavily criticized last
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month, so the wall has been reduced from 35' to 29', the wall well is now more articulated, entrances will be on
Alida and Blaine Streets, and the overall height of the new building is now only one foot higher than the existing
house. He also pointed out the existing duplex across the street is about 120 feet long. He then stated he thought
it was more important to blend a project into the neighborhood than to meet all the ordinances. The total square
footage of the duplex will now be 3,470. Each unit will be approximately 1,700 square feet, including garages. The
last point he wanted to make was that the existing house is more compatible with the neighborhood on Alide and
that it would blend in better than the new duplex.
Applicant Vadim Agakhanov added that even if the ordinance limiting the maximum square footage were in place,
they would only exceed the maximum by approximately the size of a garage. If the garage was not built or was
detached, the project would comply. He also pointed out that most people usually ddve on Alida, not Blaine Street.
By keeping the existing house on Alida Street, it keeps the district more historic.
Skibby asked if it would be possible to move the existing house to the corner and build the duplex on the south
portion of the lot. Meyer said it would be doable if that was the only way to get approval, but that they preferred the
layout as submitted. Leighton asked if any adjustments could be made to inset the duplex more. Knox explained
a conceptual drawing has been done. Leighton commented that the 25% Variance is a planning action so there
should not be an automatic assumption. She also acknowledged the new maximum house size ordinance is not
in effect and agreed the Commission wasn't exactly fair to the applicants last month in this respect. This application
needs to be reviewed with criterion now in effect.
Knox interjected that if the Commission requests the applicant to switch the plans and relocate the existing house
to the comer, the proposal would need to be re-noticed, thus delaying it further. All concerns need to be addressed
by the Site Design & Use Standards, which is in effect.
In closing Agakhanov stated he thought Giordano had addressed the mass issue - the duplex is not as bulky and
he thinks it looks much better. He added there have been no objections from the neighbors.
Skibby closed the public hearing.
Whitford commended Giordano for addressing concerns the Commission had last month. He disagreed with
Commission concems about locating the existing house on the comer. He does have an issue with building such
a large structure on such a small parcel of land.
Kdppaehne stated she thinks it is legitimate to discuss the new ordinance with this project because it serves as
proxy as most members feel about this issue. She also doesn't necessarily agree with the ordinance. To her, the
proposed duplex feels compatible with the neighborhood and provides for multi-family housing. Once the decision
was made for the area to be zoned for multi-family units, legitimate proposals and ideas should be accepted. She
said that moving the house to the south and building a larger structure on the corner is a good treatment for the
properbj. It adds more vadety. She feels Giordano made a successful effort to provide an interesting facing to
Blaine Street and she is in favor of approval.
Saladoff said there are several issues here - variances and exceptions, bulk and scale. He would not necessarily
recommend switching the proposal. The scale (as it is now), as well as the articulation and entry, will improve the
comer. Giordano's elevations on Blaine Street represent an improvement over what is there now. He admitted
having mixed feelings because of the bulk and scale issue, but feels this would be an appropriate addition to the
neighborhood. Although the building is a little large, it will benefit the neighborhood.
Krach stated there was strong opposition to moving the existing house last month and understands the value of
not moving histodc structures. However, if newer larger structures are built between histodc ones, it ruins the
progression of size on the block. He said his only concem with the project at this moment is the size.
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Leighton commented she also has mixed feelings about this application. If the existing structure is left as is, a
garage would need to be added, thus creating about the same scale. The proposed duplex still has bulk to it and
is larger than the histodc home. Referring to the long duplex across the street, Leighton noted it does not have the
bulk because it is one story. The proposed duplex will have more bulk.
Skibby said he feels much better about moving the house now than he did last month and can see the benefits.
The duplex has been scaled down, the application could have been a house with a large addition, and the
applicants have responded to concems resulting from the meeting last month. He also stated this project is at the
edge of the Historic Distdct and it is necessary to look at the fact that the historic house will be saved.
Knox asked for input on the sidewalk placement - curb v. parkrow. Leighton stated that as a pedestrian, she
personally prefers parkrows. She also said it needs to be acknowledged that landscaping comes and goes and is
not necessarily permanent. Kdppaehne said that this does not do much to mitigate other issues. By providing trees
along the street, there is more to mitigate.
Morrison reminded the Commission that the new ordinance is not in effect and the criterion that is in effect is what
must be taken into consideration. It may be six weeks before the new ordinance is in effect.
Skibby commented the design is now varied so it is not so massive. He also noted the applicants have worked with
the Review Board to scale it down.
Kdppaehne moved to recommend approval of this application as presented with the exception of the sidewalk,
which would preferably be constructed as a parkrow and Krach seconded the motion. It passed with Kdppaehne,
Skibby, Saladoff, Krach and Whitford voting YES and Leighton voting NO. Giordano did not vote.
OLD BUSINESS
Review Board - Following is the September schedule for the Review Board, which meets every Thursday from
3:00 to at least 3:30 p.m. in the Planning Department:
September 4th
September 11th
September 18th
September 25th
Skibby, Leighton and Giordano
Skibby, Saladoff and Kdppaehne
Skibby, Krach and Saladoff
Skibby and Whifford
Project AssiRnments for Plannin.q Actions
PA #2000-120
PA #2002-075
PA #2002-100
PA #2002-125
PA #2002-127
PA #2003-005
PA #2003-035
PA #2003-045/110
PA #2003-090
PA #2003-094
PA #2003-108
PA #2003-092
485 "A" Street (Steve Hoxmeier)
SE Comer of "A" & Pioneer Streets (Alan Sandier)
142 East Main Street (Earthly Goods)
44 North Second Street (Tdnity Episcopal Church)
NW Comer North Main & Maple Streets Intersection (ACHF)
35 S. Second Street (Winchester Inn)
665 East Main Street (Kirk McAIlister)
230/232 VanNess Avenue (Sedn Eggling/Sherri Morgan)
125 North Main Street (Lynn Thompson)
45 Wimer Street (Paul Crafft)
115 Church Street (Nancy Seward and Tim Bond)
124 Alida Street (Kirt Meyer and Vadim Agakhanov)
Shostrom
Saladoff
Leighton
Skibby
Kdppaehne
Kdppaehne
Shostrom
hton
Saladoff
Krippaehne
Cameqie Library Restoration - Whitford explained he is on the Jackson County Libraary Board and there is currently
no money to finish the restoration work in the back of Ashland's library. He suggested the Ashland Fdends of the
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Library have a fundraiser. Skibby stated he is a member of the group and will bring it up. He will also compose a
letter for the Historic Commission to send to the Mayor and Council asking that this not be forgotten.
Possible National Re.qister Nomination for Lithia Spdn.qs Property - There has been no change on this as there
is no longer an intern available to work on it. Knox will keep the Commission informed on the status.
NEW BUSINESS:
Topics for Potential Goals - Goal topics will be discussed at the orientation meeting on September 17 and the
regular meeting on October 8.
Election of Officers - This was postponed until the next meeting, since Shostrom was not in attendance.
ITEMS NOT ON AGENDA:
Leighton stated an Ashland citizen had spoken to her about the Letter to the Editor wdtten by Andy Kuzmitz
pertaining to light pollution, what the City of Ashland is doing about it and Kuzmitz' solicitation in support of an
ordinance compliant with the Intemational Dark Sky Association. The citizen thought it was an issue that the Histodc
Commission should address. Knox stated the City of Ashland's lighting policy has been to replace streetlights as
needed with those in conformance with Dark Sky. The Electdc Department also has standards for new
developments. Giordano suggested asking someone from the Electdc Department do a presentation to the Histodc
Commission. Skibby said that while he basically agrees with Kuzmitz, perhaps there could be a few exceptions,
as he would not want to change the lights on such histodc structures as the Perozzi Fountain. He also noted he
has photos of all the streetiights thrOughout the years since the 1860s. He will put these together and bdng in for
further discussion.
Skibby related a person whose mother had recently passed away had contacted him regarding the possible
donation of an histodc steam train bell. The bell was actually purchased in Adzona. The Commission felt that since
the bell most probably didn't have anything to do with the history of Ashland, this person should contact the Medford
Railroad Park.
ANNOUNCEMENTS
Election of officers will be on the October 8th agenda. Officers include Chair, Vice Chair, Planning Commission
Liaison and City Council Liaison.
Project sites to visit on October 18th will be on the October 8~h agenda, as well as topics for potential goals.
Leighton announced she will have to miss the Goal Setting meeting on October 18 due to a conflict. She will be
overseeing a booth for Southem Oregon Historical Society at North Mountain Park. The booth will have information
about "Food through the Ages".
ADJOURNMENT
With a motion by Leighton and second by Kdppaehne, it was the unanimous decision of the Commission to adjoum
the meeting at 9:50 p.m.
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