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HomeMy WebLinkAbout2003-02-05 Historic PacketCITY OF -ASHLAND HISTORIC COMMISSION Agenda February 5, 2003 SONJA AKERMAN CITY OF ASHLAND II. III. IV. CALL TO ORDER: 7:00 p.m. - SISKIYOU ROOM in Community Development/Engineering Services Building (51 Winburn Way) APPROVAL OF MINUTES: January 8, 2003 PUBLIC HEARINGS: PLANNING ACTION 2003-005 is a request for a Conditional Use Permit and Site Review for the addition of a 525 square foot glass conservatory on the south side of the inn and for the addition of one guest unit on the second floor for the property located at 35 S. Second Street. Comprehensive Plan Designation: Commercial Downtown; Zoning: C~I-D; Assessor's Map: 39 1E 09 BD; Tax Lot: 5600. APPLICANT: Mike and Laurie Gibbs OLD BUSINESS: B. C. D. E. F. Review Board -~ appointments/volunteers Project Assignments for Planning Actions Discuss Potential Tidings Articles Discuss National Historic Preservation Week ~ May 5 - 12 Cities, Suburbs & Countryside Mission Statement Other V. NEW BUSINESS VI. VII. Discuss house demolitions with Building Official Mike Broomfield. Other COMMISSION ITEMS NOT ON AGENDA ANNOUNCEMENTS: The next Historic Commission meeting will be on March 5, 2003. Annual Oregon Heritage Conference scheduled for May 8-10, 2003 in Ashland. VIII. ADJOURNMENT In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development office at 541-488-5305 (TTY phone number is 1-800-735-2900). Notification 72 hours pdor to the meeting will enable the City to make reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title1). CITY OF - ,SHLAND ASHLAND HISTORIC COMMISSION Minutes January 8th, 2003 CALL TO ORDER At 7:05 p.m., Chairperson Dale Shostrom called the meeting to order at the Community Center. In addition to Shostrom, members present were Keith Chambers, Joan Steele, Rob Saladoff, Gary Foil, Jay Leighton, Terry Skibby and Joanne Krippaehne. Also present were Associate Planner Mark Knox and Council Liaison John Morrison. Member Tom Giordano was unable to attend the meeting. APPROVAL OF MINUTES Krippaehne noted that with Planning Action 2002-139, the first line should read "Krippaehne stepped down due to a conflict of interest." Steele moved and Foil seconded to approve the December 4th, 2002 minutes as amended. The motion passed with a unanimous vote. PUBLIC HEARINGS NONE OLD BUSINESS: Review Board - Following is the January schedule for the Review Board, which meets every Thursday from 3:00 to at least 3:30 p.m. in the Planning Department: January 9th January 16TM January 23rd January 30th Skibby, Foil and Steele Skibby, Krippaehne, Saladoff and Chambers Skibby, Saladoff, Steele, and Krippaehne Skibby, Shostrom and Leighton NEW BUSINESS Tidings Article with reporter Myles Murphy - Myles Murphy, of the Ashland Daily Tidings, presented to the Historic Commission an idea about a dedicated one page weekly insert/article about Ashland's History. The page will have historic photos and articles. Most of the data will come from the library's microfiche, but asked the Historic Commission if they would be interested in writing an article for each page. Mr. Murphy stated that Terry Skibby's photos would also be needed and very helpful. Knox questioned Mr. Murphy if the page could be used to advertise current Historic Preservation efforts such as Historic Preservation Week or the Historic Preservation "brown bag" workshop series with Jacksonville. Members of the Commission, with the concurrence of Mr. Murphy, stated the new page really wouldn't be for current events, but that maybe an event like National Historic Preservation Week would be possible. Mr. Murphy stated the idea is still in the working stages and that some of these issues still need to be worked out. The Commission concluded the conversation by stating that a monthly article from the Commission seemed more appropriate and asked staff to list the item on the monthly agenda as a monthly reminder. Steele mentioned the National Register Travel Itinerary Web Site as a great resource. Also mentioned as a resource was the Southern Oregon Historical Society. National Historic Preservation Week - Knox stated the nomination pamphlets needed to be reduced from three columns to two. Krippaehne stated it shouldn't be too difficult and agreed to work on the pamphlet. Discussion followed about the importance of timing and getting the pamphlets back in time in order to complete the follow-up work. The Commission agreed the earlier the better, but no later than the end of March. ITEMS NOT ON THE AGENDA House Move - Knox stated the residence at 2275 Siskiyou Boulevard is proposed to be demolished, but that Brad Roupp Ashland Historic Commission Minutes January 8th, 2003 has agreed to move the house to his Oak Street property as long as the Historic Commiss on v ewed it as an acceptable location. The move needed to occur by January 26TM. Mr. Roupp presented the Commission with pictures of the existing home and its proposed site. Also presented was a new site plan and elevations showing the home in its proposed site and how the streetscape of the home relates to the other homes along Oak Street. The Commission agreed the home would be acceptable and appreciated Mr. Roupp's efforts. House Demolition - Knox passed out a printed copy of an e-mail from Colin Swales, Ashland Planning Commissioner, to Ashland Building Official Mike Broomfield pertaining to the demolition of the house at 916 East Main Street. A memo from John McLaughlin, Director of Community Development, was also handed out regarding this matter. Mr. Swales is asking for a response from Mr. Broomfield as to why the building had to be demolished. Mr. Swales' letter states there is a glaring loophole in the ordinance to allow such destruction. Knox stated he was in agreement with Mr. McLaughlin's memo in that there is no loophole. Knox stated there are a number of items the inspector looks for and that Mr. Broomfield was able to put his foot through the floor, smelled gas and noticed the building was in disrepair. However, Knox stated that he and Mr. McLaughlin spoke earlier in the day about improving the internal policies about documenting a building's condition (photographs, etc.) prior to issuing a demolition permit. The Commission disagreed that there was not a need to amend the existing ordinance and asked that a member of the Historic Commission or Demolition Committee be present during these inspections. Morrison suggested the Commission write a letter to the City Council regarding this matter. ITEMS NOT ON AGENDA Mission Statement - The Commission reviewed the draft Mission Statement completed by Keith Chambers as well as the proposed edits by Joan Steele. Mr. Chambers reiterated the purpose for the Mission Statement and the Commission agreed. However, after some discussion, the Commission asked for a couple of amendments, including changing the heading so that it is more pronounced, and changing and adding some of the text. Historic Commission Pamphlet - The Commission noted a number of items needed to be addressed or corrected on the Historic Commission's pamphlet. These include adding the Mission Statement, eliminating the apostrophe in 1970's (first sentence), updating the text to acknowledge the "four" National Register Districts, amend the map to show "local" historic boundaries and National Register boundaries. ANNOUNCEMENTS Knox stated the contractor for the Earthly Goods rear addition is asking for some window modifications due to seismic constraints. The contractor will attend the January 16th Review Board meeting to go over the proposed changes. Knox asked if Dale Shostrom, Rob Saladoff or Joanne Krippaehne could attend the meeting. Saladoff and Krippaehne agreed to attend the Review Board meeting. Knox stated that property owner of 142 Church Street, Doug Widney, has asked for the Commission to come to the site to evaluate his remodel proposal. Knox added that Mr. Widney had met with the Commission previously, but that the Commissions comments were not positive, but that Mr. Widney believes he has figured out a way to do the remodel and keep the Commission happy. Next Meeting Date February 5th at 7:00 p.m. in the Siskiyou Room of the Community Development/Engineering Services Building. ADJOURNMENT It was the unanimous decision of the Commission to adjourn the meeting at 9:20 p.m. Ashland Historic Commission Minutes January 8th, 2003 The Ashland Planning Department preliminarily approved this request on January 22, 2003. This action will be iewed by the Ashland Planning Commission Headngs Board at ', ..,J p.m. on February 11, 2003 at the Ashland Civic Center, 1175 East Main Street, Ashland, Oregon. No public testimony is allowed at this review. Any affected property owner or resident has a right to request, AT NO CHARGE, a public hearing before the Ashland Planning Commission on this action. To exercise this right, a WRITTEN request must be received in the Planning Department, 20 East Main Street, prior to 3:00 p.m. on FebruarY 3, 2003. The written request for the public hearing must include your name, address, the file number of the planning action and the specific grounds for which the decision should be reversed or modified, based on the applicable criteria. If you do not .SPECIFICALLY REQUEST A PUBLIC HEARING by the time and stated above~ there will be no public testimony permitted, If you have questions or comments concerning Iris requesL please feel flee to contact Susan Yates at the Ashland Planning Department, City Hall, at 541-552-2041. If a hearing is requested, it will be scheduled for the following month. Unless there is a cc 'Jance, if a participant so requests before the conclusion of the he~,,ag, the record shall remain open for at least seven days after the headng. The ordinance cdteda applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concemieg this application, either in person or by letter, or failure to provide sufficient specificity to afford ~ decision maker an opportur~y to respond to the issue, precludes your right of appeal to Ire Land Use Board of Appeals (LUBA) o~ that issue. Failure to specify which ordinance c~tedon the objecti(m 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 Commlssio~ to respond to the issue precludes an action for damages.in cimuit court. A copy of the application, all documents ar~l evidence relied upon by the applicant and applicable criteda are available fo~ inspection at no cost and will be provided at reasonable cost, if requested. A copy of the Staff Report will be available for inspection seven days prior to the headng and will be provided at reasonable cost, if requested. Ail materials are available at the Ashland Planning Department, City Hall, 20 East Main Street, Ashland, Oregon 97520. Our TTY phone number is 1~800-735-2900. NOTE: This Planning Action will also be heard by the Ashland Historic Commission on February 5, 2003, 7:00 p.m. in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winbum Way. NOTE: Public comment concerning the project's landscaping plan will be taken on February 4, 2003 between 3:00 and 4:30 p.m. at the Community Development and Engineering building located at 51 Winbum Way. PLANNING ACTION 2003-005 is a request for a COnditional Use Permit and Site Review for the addition of a 525 square foot glass conservatory on the south side of the inn and for the addition of one guest unit on the second floor for the property located at 35 S. Second Street. Comprehensive Plan Designation: Commercial Downtown; C~I-D; Assessor's Map: 39 1E 09 BD; Tax Lot: 5600. APPLICANT: Mike and Laurie Gibbs SIIE REVIEW 18.7.____2.070 Criteria for Approval. The following criteria shall be used to approve or deny an application: A. All applicable City ordinances have been met or will be met by the proposed development. B. All requirements of the Site Review Chapter have been met or will be met. C. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. D. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. (Ord. 2655, 1991) CONDITIONAL USE PERMITS 38.104.050 Approval Criterir. A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the imposition of conditions, with the following approval criteria. A. 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. , B. That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. C. 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. 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: 7 o Similarity in scale, bulk, and coverage. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. Architectural compatibility with the impact area. Air quality, including the' generation of dust, odors, or other ~environmental pollutants. Generation of noise, light, and glare. The development of adjacent properties as envisioned in the Comprehensive Plan. Other factors found to be relevant by the Hearing Authority for review of the proposed Use. Project Narrative/Findings 7 January 2003 Project Name: Winchester Inn Conservatory and Guest Suite Addition Type of Planning Action: A request for Conditional Use Permit and Site Review - Downtown, Basic and Detail Site Review Zone (hotel - 1 unit'expansion plus conservatory) Project Information: Owner/Applicant: Mike and Laurie Gibbs 35 South 2nd Street Ashland, OR 97520 541-488-1113 Architect/Agent OgdenKistler Architecture AIA 2950 East Barnett Road Medford, OR 97504 541-779-5237 Project Address: Winchester Inn 35 South 2n'~ Street Ashland, OR 97520 Legal Description: 39 1E 09BD 5600 Zoning Designation: C-I-D, Commercial Downtown Site Data: Area of Property: 20,080 square feet .46 acres Existing building areas First Floor Second Floor Winchester Inn 2,144 2,000 Guest building # 2 495 495 Guest building # 3 2,100 2,100 Gazebo Proposed Conservatory 626 Proposed 2nd level guest suite addition to main building 425 Total lot coverage: existing Proposed 23.6% (patio and gazebo not included) 26.7% Auto Parking Requirements: Bicycle Parking Requirements: 19 onsite guest spaces (provided) 2 onsite manager spaces (provided grasscrete) 2 sheltered bicycle parking spaces Background: The primary Inn was originally constructed in 1886 and moved to the present location in 1910. The overall development consists of three buildings, the primary inn, a guest cottage building and a remodeled house containing guest suites. The guest cottage and gazebo were built in 1994 and the existing neighboring house was remodeled in 1995. Site Description: Land use: The site is located within the C-l-D, Commercial Downtown Zone. This district is designated to stabilize, improve and protect the characteristics of those areas providing commercial commodities and services. Penrfitted uses include "Eating, drinking, entertainment and dancing establishments". Conditional uses include, "Hotels and Motels" The site is located on the comer of Second Street and Hargadine Street and bounded by alleys on the remaining two sides. Three guest room buildings and one gazebo comprise the overall campus. The land uses and zones districts immediately adjacent to the subject property are as follows: Northeast: Across alley: C-1-D commercial SouthEast: Across 2nd Street. C-1-D Restaurant Southwest: Across Hargadine Street. R-2 Residential Northwest: Across Alley C-1-D commercial/retail Physical Characteristics The site generally slopes downwards away from the intersection of the two streets, approximately 20 feet along Second Street. The existing development is surrounded by mature trees. Access to Property: The primary pedestrian access and main inn entrance is from 2nd Street. A stairway leads down into the site from Hargadine. Vehicle entrances and deliveries access the site from the alleys from 2nd and Hargadine. Utilities and Services: Existing utilities and services are present on,site and serve the total development. The site drainage will remain unaffected by this additiOn. A new fire hydrant on site may need to be added to accommodate the fire department needs. Project Description: A new glass conservatory addition is being proposed to the Winchester Inn, a downtown bed and breakfast. The conservatory will house a bar and additional restaurant seating. The proposed conservatory will replace the existing outside eating area, in turn allowing year- round usage. The 525 square foot addition is manufactured by Amdega Conservatories, a company located in Great Britain. The high end detailing and quality construction of the conservatory complements the Victorian architecture of the existing inn. The existing exterior patio trellis will be removed to accommodate the new conservatory. An additional suite will be added to the second floor of the main building. Located in the southwest corner, the new suite will replicate the architectural forms and detailing of the adjacent suites and architectural vocabularies. The design has been constrained so as not to interfere with the strong architectural presence of the inn. Historically, conservatories have been added to a variety of architectural styles. This proposal provides two complementary styles with sophisticated ornamentation and detailing. The transparency of the glass structure will allow the original architectural detailing of the building to remain intact and visually accessible from both the interior and exterior. The Ashland Historic Commission has reviewed the project and endorses this proposal for alteration and addition to the inn. The Winchester Inn consists of 18 suites, the addition of one more suite would require 19 parking spaces with two additional manager spaces. Currently 19 parking spaces are available on site. Two grasscrete spaces have been dedicated as manager spaces. This proposal will provide one additional on site parking space to the layout. Second Street accommodates about 6 parking spaces immediately adjacent to the property lines of the Winchester Inn. Landscape/Openspace The existing landscape will generally remain unaffected by the addition of the new conservatory. However, there will be some planting disturbance during the construction phase. Areas disturbed will be replaced as originally installed. The patio currently houses container landscape, these containers will not be replaced within the footprint of the new conservatory. Architecture: The Victorian architectural style, detailing and ornamentation of the original building has been replicated in the two newer buildings and gazebo. The new guest suite being added to the upper floor of the original building following it's shape, scale and detailing. A conservatory, historically, has it's own distinct architectural style. Throughout history, conservatories have been attached to almost every architectural style successfully. The ornamentation proposed for this addition has been developed to coincide with the detailing of the original structure. Findings: 18.72.070 SITE REVIEW CRITERIA Ao All applicable City ordinances have been met or will be met by the proposed development. Chapter 18.32 allows dining establishments within this zoning, hotels are considered a conditional use. Since there are no required set backs within this zone, the project's proposed location complies with the intent of the ordinance. Solar setbacks are not a concern for neighboring properties. The proposed conservatory in nestled within the middle of the site and is flanked on the west side by an uphill slope and set against the original inn along it's east side. The height will not project above the height already set by the original inn. Upon approval of the site plan, the applicant will obtain all necessary State and local permits pertaining to the operation of the proposed dining and guest room usage. B. All requirements of the Site Review Chapter have been met or will be met. The applicant is providing a written narrative and findings as well as a site plan, topographic survey, exterior elevations and floor plans. This information addresses the submittal requirements of Chapter 18.72.060. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. (see below) II-C-1. BASIC SITE REVIEW STANDARDS Approval Standard: Development in all commercial and employment zones shall conform to the following development standards: II-C-la) Orientation and Scale 1) Buildings shah have their primary orientation toward the street rather than the parking area. Building entrances shah be functional, and shah be shah be accessed from a public sidewalk. Public sidewalks shah be provided adjacent to a public street frontage. The existing Winchester Inn campus consists of three buildings and a gazebo. The primary inn is a converted Victorian Residence that was relocated to it's present location. Two newer guest room buildings have been added to the site. Each of the existing buildings have been located towards the "rear" of the property, providing a landscaped front yard and a row of parking spaces off of the rear alley. Although not at the sidewalk, the primary entrances of the existing buildings are oriented to the street and well defined. The primary access for the proposed glass conservatory will be fi'om the interior of the existing building, however, it will have it's own entrance oriented towards the street. A separate delivery entrance will face the alley. The existing pathway that currently serves the patio will be enhanced to provide access for the new conservatory. 2) Buildings that are within 30feet of the street shah have an entrance for pedestrians directly from the street to the building interior. This entrance shall be designed to be attractive and functional, and shall be open to the public during all business hours. The existing buildings provide access for pedestrians directly from the sidewalk via a pathway, the new conservatory will access this pathway. The primary entrance to the inn features a patio, stairway and porch cover highlighting the entrance. These requirements may be waived if the building is not accessed by pedestrians, such as warehouses and industrial buildings without attached offices, and automotive service uses such as service stations and tire stores. Not applicable. II-C-lb) Streetscape One street tree chosen from the street tree list shall be placed for each 30feet of frontage for that portion of the development fronting the street. Existing street tree landscape will not be effected by this development. II-C-lc) Landscaping 1) Landscaping shall be designed so that 50% coverage occurs after one year and 90% coverage occurs after 5 years. The new conservatory will be constructed in the area now occupied by the patio. Existing landscape that is disturbed by the new construction will be replaced as existing. 2) Landscaping design shall use a variety of low water deciduous and evergreen trees and shrubs and flowering plant species. The existing landscape aesthetic currently replicates an English Garden, it is anticipated this design philosophy will be continued after the construction process is complete. Buildings adjacent to streets shall be buffered by landscaped areas at least lO feet in width, except in the Ashland Historic District. Outdoor storage areas shah be screened from view from adjacent public rights-of-way, except in M-1 zones. Loading facilities shall be screened and buffered when adjacent to residentially zoned land. Although within the Historic District, the existing buildings are not currently located at the street. An existing landscape buffer exceeding 10' is currently in place. Loading and deliveries currently takes place off of the rear alley, the proposed development will not alter this. 4) Irrigation systems shah be installed to assure landscaping success. An existing irrigation system is in place and will be maintained after the construction is completed. 5) Efforts shah be made to save as many existing healthy trees and shrubs on the site as possible. One plum tree that has been planted by the existing property owners, with a caliper of approximately 3" will be removed to accommodate necessary grading. This tree will be replaced by another tree elsewhere on the site. All other existing trees will remain unaffected. II-C-ld) Parking 1) Parla'ng areas shall be located behind buildings or on one or both sides. The existing parking is currently located along the alleys to the rear of the property and along the north property lines. The existing parking area will be re-striped to accommodate the additional parking space required by the additional guest room. 2) Parking areas shah be shaded by deciduous trees, buffered from adjacent non-residential uses and screened from non-residential uses. Existing large trees currently shade both parking areas, an additional island will be installed along the rear property parking line up to break up the overall length and provide additional shade. Neither parking area is adjacent to a residential zone. II-C-1 e) Designated Creek Protection 1) Designated creekprotection areas shall be considered design elements and incorporated in the overall design of a given project. Not applicable. 2) Native riparian plant materials shall be planted in and adjacent to the creek to enhance the creek habitat. Not applicable. II-C-lO Noise and Glare Special attention to glare (AMC18. 72.11 O) and noise (AMC9. 08.170(c) & AMC 9. 08.175) shall be considered in the project design to insure compliance with these standards. The existing inn currently provides dining as a major component of it's services, this expansion is consistent with it's current use, no additional noise or adverse impact on the surroundings is expected. The primary exterior material of the new conservatory is glass, which inherently will produce glare, however, the location of the new structure on the site is nestled into a low spot between a hillside and the existing inn. The topography, several large trees and the guestroom building to the West screen the new conservatory from neighboring properties. The Inn itself screens the conservatory from properties to the North and East. lI-C-lg) Expansions of Existing Sites and Buildings For sites which do not conform to these requirements, an equal percentage of the site must be made to comply with these standards as the percentage of building expansion, e.g., if building area is to expand by 25%, then 25% of the site must be brought up to the standards required by this document. The current Winchester Inn building is 6,200 square feet the new conservatory addition is 625 square feet and the guest suite is 425 square feet the total square feet of addition is 1,050. This represents a 17% increase. Therefore, this is less than the 25%, the site does not need to be brought up to the standards required by the ordinance. II-C-2. DETAIL SITE REVIEW Developments that are within the Detail Site Review Zone shall, in addition to complying with the standards for Basic Site Review, conform to the following standards: II-C-2a) Orientation and Scale 1) Developments shall have a minimum Floor Area Ratio of .35 and shall not exceed a maximum Floor Area Ratio of .5 for all areas outside the Historic District. Plazas and pedestrian areas shall count as floor area for the purposes of meeting the minimum floor area ratio. 2) Building frontages greater than l OO feet in length shall have offsets, jogs, or have other distinctive changes in the building faqade. This building is smaller than 100 feet in length, therefore this requirement is not applicable. 3) Any wall which is within 30feet of the street, plaza or other public open space shall contain at least 20°/6 of the wall area facing the street in display areas, windows, or doorways. Windows must allow views into working areas or lobbies, pedestrian entrances or display areas. Blank walls within 30feet of the street are prohibited. Up to 40% of the length of the building perimeter can be exempted from this standard if oriented toward loading or service areas. The conservatory addition is constructed entirely of glass. The guest room addition is located towards the rear of the property and has been designed to match the existing fenestration pattern. 4) Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to entrances. The new addition does not affect the existing primary entrance. 5) Infill of buildings, adjacent to public sidewalks, in existing parking lots is encouraged and desirable. The existing buildings are set back from the public walk, the new conservatory is nestled adjacent to the existing structure and will replace the existing wood patio arbor. 6) Buildings shall incorporate arcades, roofs, alcoves, porticoes and awnings that protect pedestrians from the rain and sun. The buildings are not located adjacent to the public walkway. Therefore not applicable. II-C-2b) Streetscape 1) Hardscape (paving material) shall be utilized to designate "people" areas. Sample materials could be unit masonry, scored and colored concrete, grasscrete, or combinations of the above. An existing brick walkway currently leads to the primary entrance and splits off to an outside brick patio. The brick walk will be retained, and the patio will be reconfigured and maintained as a transition space to the conservatory. Outside dining will be provided in acceptable weather conditions. See plan for configuration and location. A building shall be setback not more than 20feet from a public sidewalk unless the area is used for pedestrian activities such as plazas or outside eating areas. If more than one structure is proposed for a site, at least 25% of the aggregate building frontage shall be within 20feet of the sidewalk. The existing buildings are beyond 20'. The historic commission requested the new conservatory addition be located towards the rear of the property so the historic character and significant architectural detailing was not obstructed. The area between the street frontage of the conservatory and the public way will be utilized as an outside dining area enhanced with landscaping. II-C-2c) Parking & On-site Circulation 1) Protected, raised walkways shall be installed through parking areas of 50 or more spaces or more than 100feet in average width or depth. The parking area accommodates only 19 spaces, therefore this is not applicable. 2) Parking lots with 50 spaces or more shah be divided into separate areas and divided by landscaped areas or walkways at least lO feet in width, or by a building or group of buildings. The parking area accommodates only 19 spaces, therefore this is not applicable. Developments of one acre or more must provide a pedestrian and bicycle circulation plan for the site. On-site pedestrian walkways must be lighted to a level where the system can be used at night by employees, residents and customers. Pedestrian walkways shall be directly linked to entrances and the internal circulation of the building. This property is less than one acre, therefore, this is not applicable. II-C-2d) Buffering and Screening Landscape buffers and screening shah be located between incompatible uses on an adjacent lot. Those buffers can consist of either plant material or building materials and must be compatible with proposed buildings. Landscape buffers and fencing are currently provided between adjacent uses. 2) Parking lots shall be buffered from the main street, cross streets and screened from residentially zoned land. Both parking areas are located directly adjacent to the alleys. The row of parking off of 2nd street is currently visible from the street. No modifications are proposed for this area of the site. Landscape screens the parking area from view from the Hargadine residences across the street. ll-C-2e) Lighting 1) Lighting shall include adequate lights that are scaled for pedestrians by including light standards or placements of no greater than 14feet in height along pedestrian path ways. No site lighting modifications are proposed for this scope of work. II-C-2f) Building Materials Buildings shall include changes in relief such as cornices, bases, fenestration, fluted masonry, for at least 15% of the exterior wall area. The existing Victorian Inn and accessory buildings are constructed entirely of wood. The new conservatory has been designed and detailed with ornamentation appropriate to compliment the existing architectural style. The conservatory company specified is Amdega Conservatories manufactured in Great Britain. The steel and glass structure will sit upon a concrete block retaining wall base. Brick will be utilized for the patio and retaining wall benches. The conservatory steel will be painted to match the beige trim of the existing structure. 2) Bright or neon paint colors used extensively to attract attention to the building or use are prohibited. Buildings may not incorporate glass as a majority of the building skin. This proposed addition is comprised primarily of glass, however when considered with the entire development this portion represents approximately 6% of the entire square footage. The proposed color of the conservatory will be painted to match the beige trim of the existing buildings. The glass will be have a slight gray tint. O O '1 WINCHESTER CONSEVATORY & SUITE ADDITION 35 S. SECOND ST. ASHLAND, OREGON OgdenKistter Architecture^'^ Ogden ~istler ~, Associates, AIA l II WINCHESTER INN CONSERVATORY & SUITE ADDITION 35 S. SECOND ST. ASHLAND, OREGON 0gdenKist[er Architecture^'^ Ogden Kistler ~ Associates, AIA WINCHESTER INN CONSERVATORY & SUITE ADDITION 35 S. SECOND ST. ASHLAND, OREGON 0gdenKistter Architecture^'^ J:IU134 WlI~II JWUIL;OriS~OOClUUl~711::E,clwg, UIlU~/U~ U~I:ZU;~IJ AM, Keri, Ogden ~istler & Associates, Al^ WINCHESTER INN CONSERVATORY & SUITE ADDITION 35 S. SECOND ST. ASHLAND, OREGON OgdenKistter Architecture^'~ 18.104 CONDITIONAL USE PERMIT 18.104.050) Approval Criteria: A conditional use permit shall be granted if the approval authority finds that the proposed use conforms, or can be made to conform through the imposition of conditions, with the following approval criteria: Ao That the use would be in conformance with aH 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 (sic) implemented by any City, State, or Federal law or program. The proposed conservatory and guest suite addition does not change the existing use of the site, and conforms to all standards of the C-1-D zoning district. This district has no minimum lot area, width, coverage, front yard, side yard, or rear yard requirements. Off-street parking requirements (1 per guest room, 19 total, plus two manager spaces) have been met by re-striping the existing parking area to provide a total of 21 spaces. Solar access requirements do not apply in the "D" Overlay District. This project conforms with all relevant Comprehensive Plan policies. Bo That adequate capacity of City facilities for water, sewer, paved access to and through the development, electricity, urban storm drainage, and adequate transportation can and will be provided to and through the subject property. The proposed conservatory and guest suite addition will create only a negligible increase in water, sewer, electrical, and storm drain usage, with no impact on existing services or utilities. Paved access is provided to the site, and both public and private transportation facilities are adequate. C. That the conditional use will have no greater adverse material effect on the Hvability of the impact area when compared to the development of the subject lot with the target use of the zone. When evaluating the effect of the proposed use on the impact area, the following factors of livability of the impact area shah be considered in relation to the target use of the zone: 1. Similarity in scale, bulk, and coverage. The proposed conservatory and guest suite addition are similar in scale, bulk, and coverage both to the existing building, and to the adjacent buildings in the impact area. The total lot coverage will increase from 23.6% to 26.7%. The gross floor to area ratio will increase from 46.5% to 62.3%, significantly less than the 1.00 ratio specified for the target use. 2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity o f facilities. The proposed conservatory and guest suite addition will increase the lodging capacity of the Winchester Inn by 5%. The additional seating provided by the proposed conservatory will replace an existing outdoor seating area, and thus it will increase the overall seating capacity only during the coldest months of the year. The conservatory addition is significantly smaller than the size allowed for an eating or drinking establishment in a C-1-D zone. 3. Architectural compatibility with the impact area. The impact area features a number of architectural styles prevalent at the turn of the twentieth century, as well as later buildings of a more nondescript style. The second floor guest suite addition will follow the Victorian architectural style, shape, scale and detailing of the original buildings, and thus will not adversely affect the impact area. The conservatory will feature detailing that complements the style of the original building. Additionally, the transparency of the glass structure will allow the detailing of the original building to remain intact and clearly visible from both the interior and exterior. As noted above, conservatories have been attached to almost every architectural style successfully, and thus will preserve the architectural integrity of the impact area. 4. Air quality, including the generation of dust, odors, or other environmental pollutants. As noted above, the conditional use already exists at the site. The guest suite addition and conservatory seating area will not adversely impact the air quality in the target area. 5. Generation of noise, light, and glare. The second floor guest suite addition will not generate any additional noise, light, or glare that will affect the target area. The enclosed conservatory replaces an outdoor seating area, and thus should reduce overall noise on the site. Although the glass structure of the conservatory will be lighted from within, the structure's location in the middle of the site, flanked by a hillside and the existing building, will minimize any spillover of light and glare into the impact area. Both the conservatory and the guest suite will generate less noise, light, and glare than would a maximum allowable target use developed at a 1:1 floor to area ratio. 6. The development of adjacent properties as envisioned in the Comprehensive Plan. The city's Comprehensive Plan calls for the development of commercial type uses on adjacent properties, so this project will not adversely impact the livability of the impact area. · 7. Other factors found to be relevant by the HearingAuthorityfor review oftheproposed use. As noted previously, the Ashland Historic Commission has reviewed the project and endorses this proposal for the alteration and addition to the existing inn. Based on the seven factors of livability outlined above, the development of this project will have no adverse material effect on the livability of the impact area when compared to the target use. REVIEW BOARD VOLUNTEERS FEBRUARY 2003 February 6th February 13th February 20th February 27th The Heritage Field Journal is published quarterly (Winter, Spring, Summer, Fall) by the Oregon Iteritage Commission, the State Historic Preservation Office, and the Oregon Historical Society. FALL 2002 Workshops, walking tours, seminars, bus tours, meetings and opportunities for family fun are being planned for the 64 annual Oregon Heritage Conference scheduled to take place May 8-10, 2003 in Ashland, Oregon. The conference will attract individuals and organizations representing diverse aspects of Oregon's unique heritage. "Creating and Preserving the Many Faces of Heritage" is the theme of this year's conference. The historic Ashland Springs Hotel has undergone The objective of the conference is to a major restoration, and will host the 2003 show how individuals and committed HeauXe Confere,ce. organizations are meeting the challenges of conserving, interpreting and promoting different aspects of Oregon's unique heritage. These diverse efforts involve people with different goals, perspectives, objectives, incentives and support. These people, both professionals and volunteers, have undertaken projects that create and preserve the tangible and intangible aspects of Oregon heritage, as well as develop the organizations with which they are connected. Conference sessions are usually in a presentation/discussion format, and feature one or more speakers with special expertise who explain or demonstrate programs and procedures of particular interest to professionals and volunteers at HERITAGE CONFERENCE SLATED FOR MAY IN ASHLAND ... COm~NUED FROM ~^C,E 1. heritage institutions. These sessions are organized around important aspects of Oregon's heritage and typically feature presentation of papers by experts who have new or pertinent information that contributes to the understanding of a particular topic. The 2003 Heritage Conference will be headquartered in the historic Ashland Springs Hotel. In addition to presentations, the conference this year will also include several walking and bus tours, enabling participants to have behind-the-scenes insights into heritage activities in the Ashland area as well as opportunities for family- oriented activities. Proposals for sessions should be from someone who wishes to be the organizer of that session, while proposals for individual papers can come from the prospective presenters. Individual paper presentations should be planned for 20 minutes. Session proposals featuring up to four related papers or speakers should be planned for 90 minutes, and workshops for a half day or full day. People wishing to submit proposals may send an email to heritage.info@state.or, us, or write to the Oregon Heritage Commission, AT1N: 2003 Oregon Heritage Conference, 111 $ Commercial St. NE, Salem, OR 97301. Proposals should include title of the proposed program, name and contact information for the person submitting the proposal, names and contact information for other presenters involved, a synopsis of the presentation's content and estimated time the session will require. Proposals should be submitted by January 22. For more information about the submission process, contact OHC coordinator Kyle Jansson at (503/378-4168, ext 299.