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HomeMy WebLinkAbout1999-02-03 Historic MINASHLAND HISTORIC COMMISSION Minutes February 3, 1999 CALL TO ORDER The meeting was called to order at the Community Center by Chairperson Jim Lewis at 7:40 p.m. Members present were Jim Lewis, Terry Skibby, Gary Foil, Joan Steele, Joyce Cowan, Dale Shostrom and Curt Anderson. Also presentwere Senior Planner Bill Molnar, Associate Planner Maria Harris and Secretary Sonja Akerman. Members Vava Bailey and Keith Chambers were unable to attend the meeting. APPROVAL OF MINUTES Steele moved and Cowan seconded the Minutes of the December 2, 1998 meeting be approved as submitted. The motion was unanimously passed. PUBLIC HEARINGS Planning Action 99-008 Conditional Use Permit and Site Review 600 Siskiyou Boulevard Laurie Bixby Harris reported the applicant is proposing to convert a 1,590 square foot single family residence into an insurance office and 244 square foot efficiency apartment. The insurance office will comprise 1,350 square feet and will have four employees. Four parking spaces are proposed off the alley at the rear of the property. There will be a wheel chair ramp and door added in the rear. References to office space permitted by Conditional Use Permits are referred to as singular, and in Staffs opinion, this language is intended to keep the scale and impact of a professional office compatible with the residential zoning. The target use for the property is two residential units. The applicant has focused the impact area on Siskiyou Boulevard, however, Staff feels the entire 200 foot radius around the property should be recognized as the area that will be impacted. Two units would generate 12.2 vehicular trips per day, according to the Institute of Transportation Engineers (ITE) Trip Generation Manual. The proposed use is estimated to generate 21.6 trips per day, which would be an increase of 77%. Staff is also concerned about the loss of housing stock. The loss of a single family residence to an office and a 244 square foot apartment is another concern, especially if the applicant decides to expand her office space into the apartment. Over the past several years, Harris noted there has been an obvious change in philosophy for the Planning Commission and City Council regarding characteristicswhich make a professional office appropriate and compatible in a residentialneighborhood. In the notice area, 17 of 22 notices were sent to residences rather than commercial offices. It is important to look at the livability of the area and the impact on the alley. Skibby asked when the City Council decided to keep most of Siskiyou Boulevard residential. Molnar said the eady 1970s, when discussion of expanding the commercial zone was initiated. The Council decided at that time it was more important to keep the area residential rather than expanding the commercial area. VVhen asked if the Conditional Use Permit would go with the property as in most cases, Harris said a condition would be placed on this proposal limiting ~e approval to this .. insurance office only. Any other use would require another Conditional User Permit. Shostrom commented the length of the parking area seems too long and wondered if the spaces could be shortened. Harris replied only 28 feet are required and the applicant has proposed 40 feet. Richard Stevens, 363 West Sixth Street in Medford, stated he is the agent applicant. The Planning Department raised a number of issues, but he said he would only argue what he feels is in the scol:;e of the Historic Commission. He stated an insurance office is allowed under conditional uses. When the Council zoned this area as R-2, conditional uses were allowed so the residential look could be retained. The applicant in this case will maintain the historic integrity and not Change the look at all. $250,000 will be put into the house. If the property is used as the target, another structure could be built behind the existing house. The proposed use protects the neighborhood and assures this structure will be there in the future. As far as livability is concerned, 14 trips a day is not a significant number. He believes trip generation will vary between 14 and 21. In his opinion, the 77% increase is a distortion of facts. As far as the loss of housing stock is concerned, he feels the Commission should be more interested in the continuance of the protection of the structure. Parking will be provided in the ratio required by ordinance. Foil asked if the applicant plans to keep the basic interior in tact. Stevens answered it will be left as it is and could easily be converted back to a residence. Skibby stated the signage will have an impact to the residential character. He also expressed his concern about the loss of the shed in the rear and that the alley will change. Stevens said the property will be screened from the alley with vegetative material and a tree will be planted. Joanne Johns, real estate broker representing the applicant, said the home requires no changes inside. It will be a beautiful work space for the office. The current owner is using the existing efficiency apartment and his office is in front. It would be simple to turn it back into a home. The current owner is selling the house because of traffic, noise and his acquisition of a boat, truck and camper shell. He would have to build a huge garage if he remained in the home, which would change the total character of the property. Johns assured the Commission Bixby has no intention of expanding the office into the apartment She also related efficiency apartments are in high demand because of the affordability. Laurie Bixby, 571 Oak Hill Circle, stated she has lived in Ashland for20 years and first became aware of the house 17 years ago. She maintained she has always appreciated historical homes and will keep the historic integrity of this one. Of the eight neighbors she had spoken with on the phone, all were supportive of her proposal except one. Lewis questioned if the interior needed to meet ADA standards. Molnar replied generally, when there is a change of occupancy such as this, the structure would need to be comply. This will be reviewed by the Building Department, however,. and the determination wilt be made at that point. When questioned by the Commission about the amount of money that will be put into the property if nothing on the interior will need to be changed, Bixby clarified only $30,000 will be used for improvements and most of it will be concrete. Anderson asked Bixby the number of clients she has. She answered she has approximately 14 per day and each appointment lasts around 10 minutes. On a particular day, she noted of 14 clients, 10 arrived by auto and four by foot. She added 79.1% of her business is conducted on the phone. Lewis agreed with Stevens that an addition could have a much larger impact than what is being proposed, which will maintain the historic integrity of the house. The residential area, however, could be impacted. Also, Lewis stated it doesn't seem to be much of a mixed use comparing the size of the apartment with the business. If this proposal is approved, he would like to make sure the apartment is being used as an apartment. Skibby stated this specific business is compatible with the neighborhood and will enhance it. Foil also felt it would be an appropriate use for a historic building on such a major street. Cowan said she felt one business and one apartment would be a better use than if the house were to be broken up into apartments. Anderson commented he was touched by the fact the applicant noticed the house 17 years ago and was encouraged by the fact the neighbors Bixby talked with did not object. Lewis added it was a good idea to limit the approval to the one owner and one business. Shostrom would like Staff to look at the depth of the parking spaces in the rear. He said all the asphalt would have a negative impact on the property and felt they should be shortened. Molnar agreed and said a condition would be added to reduce the size of the spaces to the standard size. Steele moved and Foil seconded to recommend approval of this proposal to the PlanningCommission. In discussing the project, Anderson said he would appreciate as much vegetation in the rear as possible and also would like to make it a condition the parking space depth be made shorter. Harris also noted the spaces proposed are wider than necessary. Sh0strom asked if one of the sheds which is supposed to be demolished could be saved and used for storage or trash receptacle. He said 15 feet Could be saved On th'e parking spaces, including the shed. (After speaking with the applicant, she agreed to meet Shostrom and her contractor at the site to discuss this. The Commission gave Shostrom the authority. to make the decision on the shed at the time of this meeting.) Conditions the Commission would like placed on this application were the reduction of the hard surface area of the parking spaces, Which would minimize the parking area, and the preservation of at least one of the sheds, if possible, both of which would help preserve the existing alleyscape. The motion was unanimously passed. On February 4, Shostrom met with Bixby and her contractor, Darreil Boldt, at 600 Siskiyou Boulevard. They agreed to the following conditions of approval: 1) retain the existing garage and siding at the east side of the property off the alley (garage to be re-roofed), 2) remove the existing shed at the west side of the property off alley and salvage the siding to patch existing adjacent shed, 3) new pavement to the end of existing garage (maximum) for parking (+/- 28', was 40~) with spaces to be 9' x 20', and 4) slope parking toward office to minimize fill in back yard to existing lawn level. See attached diagram. Ashland Historic Commission Minutes February 3, 1999 Planning Action 99-0'11 Comprehensive Plan Map Amendment, Zone Change, Conditional Use Permit and Site Review 138 North Main Street and 75 Helman Street Jonathan Warren Molnar began the Staff Report by stating 75 Helman Street is zoned R-3 and 138 North Main Street is zoned R-2. The applicant proposes to rezone both parcels to C-1. The house located at 75 Helman Street is proposed to be moved and in its place, a two story 6,000 square foot 12-unit Craftsman style building would be constructed. Ten of these units would be 350 square feet and two (one on each floor) would be 700 square feet with kitchens. The larger units could be used as apartments. There are two structures on the property at 138 North Main Street. The original residence currently comprises four apartments - these would be converted to four motel units. Likewise, the two apartments in the cottage would be converted to two motel units. They will also be set up for long term rentals. Nineteen parking spaces are required; 21 are proposed off the alley behind 138 North Main. Parking for the Helman Street building will be down the alley, with ingress and egress off Helman. In Staffs opinion, zone changes need to meet one of four criteria. The applicant has not documented public need for additional commercial land to accommodate additional motel units. Molnar also stated a zone change can be approved if the neighborhood has changed. Staff looked at the Comprehensive Plan and the need for additional tourist accommodation units. According to the Finance Department and looking at thehotel/motel taxes, the room rentals have either declined or remained level. At this time, the occupancy rates do not warrant a zone change. Also, there is still some uncertainty about how the Haines' property will be developed. The partially vacant land could accommodate traveler's accommodation units. In addition, the re-opening of the Mark Antony will add more units to the downtown commercial core. This does not warrant the expansion of commercial land into the residential area. The impact of the proposal would be very disruptive to the existing residential area, especially down Central Avenue. The massing and scale of the proposed new building are significant and represent considerably larger improvements than would be feasible if the properties were developed separately. Staff does not feel the criteria has been met. Lewis asked for clarification of the zone change on both properties. Molnar replied if approved, Staff is recommending the zone change be tied to this particular use. If for some reason the properties are not developed as proposed, a new proposal would be required. He also clarified the footprint of the cottage would remain the same. The roof line will change to be more compatible. Ray Kistler, architect for the project, said since he did not do them, he could not address the findings, but was present to answer questions on the design of the proposed building. He validated if the application was approved, local contractor Brad Roupp would move the house at 75 Helman to his property on Oak Street. The house is fairly intact and in decent shape. It will be gutted and brought up to code. Kistler also noted the only entrances to the new building will be on Helman Street and in the rear toward the parking lot. Foil questioned the scale of the building compared with the homes on Central Avenue. He feels.it will not blend in and said it would be beneficial to have a drawing of the streetscape. Kistler acknowledged the only similarity with the neighborhood and the proposed building is the height of the adjacent house and the white one across the street. The massing is not in scale with the Central Avenue homes, but with the Bard's Inn and the Haines' condos across the street, and it will be smaller than them. Skibby stated the house faces Helman and said he feels the house is more a part of the developed area of Helman rather than the homes on Central Avenue. If the house is moved and restored. it will be in character with the new site on Oak Street. The histodc integrity of the Helman Street house and the North Main Street houses will be kept. VVhen asked by Skibby about signage, Kistler responded there will be no sign on either site. Joan Drager, 123 Central Avenue, stated her 2,200 square foot house is adjacent to 75 Helman Street. It will be dwarfed if the proposed structure is built. The existing house could be restored on the existing site; it is not appropriate to move it. She said she has lived in her home for over 20 years and has a fondness fc~r the neighborhood. All the houses on Central are cottages or bungalows and there are not other commercial entities on the street. She feels it is important to preserve the area and not eliminate the residential area. She passed around photos taken inside her house looking out and of the area. It the new building is constructed, she would look out onto a massive wall and would have no view whatsoever. Ashland Historic Commission Minutes February 3, 1999 Foil said that while reviewing the Comprehensive Plan, he encountered sections relating to commercial encroachment upon residential neighborhoods, which would be disruptive and not in keeping with the historic character. Steele said it is her understanding Haines is more inclined to build traveler's accommodation units than condos. Lewis commented it is important to look at the impact to the Historic District. The proposal would ruin the chance to revert back to a lower impact residential use. The existing Central Avenue residential streetscape would be lost. The proposal will have an exceedingly negative effect. Skibby maintained it is necessary to look at the fact that Bard's Inn is existing and will expand. Shostrom said it is necessary to look at what this will do to the adjacent properties. This is an opportunity to take the house on Helman and work on it where it is. The corner property is a good transition to the residential area and is a good stopping point for the commercial area. Cowan said she hates to see the residential character of Central Avenue taken away. Skibby argued the site is going to grow. He sees it as saving the North Main house and the Helman Street house, even though the latter will be moved. This is a unique situation and it is necessary to look at what has already been approved. Helman Street is commercial. Houses have been moved in the past. He agrees it is important to keep the historic character but added it is important to keep people downtown also. The area will develop. He stated he respects the historic structures on Central Avenue and feels the proposed application is within this respect. Foil moved to recommend denial of this application to the Planning Commission. Steele seconded the motion. The motion passed with all voting aye except Skibby. Anderson moved and Foil seconded to extend the meeting until 10:15 The motion was unanimously approved. BUILDING PERMITS Permits reviewed by members of the Historic Commission and issued during the month of January follow: 267 Eighth Street 125 East Main Street 525 North Main Street 372 Iowa Street 154 Oak Street 854 "A" Street 240 East Main Street Ken McCulloh Paddington Station Dr. Scott Young Steven & Donna Meeks Michael Uhtoff Ilene Rubenstein Footlights Theater Remodel/Addition Re-roof Addition Accessory Residential Unit Roof Replacement Addendum Sign REVIEW BOARD Following is the February schedule for the Review Board, which meets every Thursday from 3:00 to at least 3:30 p.m. in the Planning Department: February 4th February 11th February 18*h February 25th Skibby, Cowan, Shostrom and Lewis Skibby, Anderson and Steele Skibby, Foil; Lewis, Chambers and Steele Skibby, Lewis and Foil OLD BUSINESS Prolect Assi~-nments for Planning Actions I PA # 96-086 97-018 98-022 Address 685 "A" Street 661 "B" Street 112 Helman Street Person(s) Assigned Curt Anderson/Jim Lewis Jim Lewis Vava Bailey Ashland Historic Commission Minutes February 3, 1999 PA # 98-039 98-045 98-047 98-070 97-072 98-075 98-091 Address J Person(s) Assigned Holly Street Joan Steele and Joyce Cowan 122 Church Street Vava Bailey Between 548 & 628 North Main Street Joyce Cowan 595 North Main Street Terry Skibby and Dale Shostrom 440 East Main Street Joyce Cowan 542 "A" Street Jim Lewis 559 Scenic Drive Vava Bailey Southern Oregon Historical Society Jay Leighton, Ashland Associate Program Manager for SOHS, asked the Commission if it would rather meet on February 24th or 25th for the tour. The Commission decided the 24th would be best. She also informed the Commission the first Conversations With .... program will be on February 6th. The speaker will be Michael O'Brien. These programs will be held on each first Saturday of the month. Grant for National Register Web Site Steele stated she still needs input from the Commissioners. She would like to get the narrative done before summer. Ashland Public Library Lewis reported the architectural team that was selected to do the space assessment for the library will be holding a workshop on February 6% Lewis has been asked by the Mayor to help with the meeting and he said he would appreciate help from Commissioners who would be able to attend. NEW BUSINESS Demolition Recluest for 209 Almond Street Molnar explained the procedure for primary and secondary structure demolition 'requests in the Historic Disirict. Certain criteria needs to be met by the applicant prior to receiving :a favorable recommendation from 'the Historic Commission. Ultimately, the request needs to be approved by the City Council. The owner of 209 Almond Street is requesting demolition of the existing house because he said it is not structurally sound and his insurance has been canceled: Staff feels there is a heavy burden placed on the criteria and questions whether or not this house can be restored for a like amount of money it would cost to build a new home of the same size and general design on the site. It is also Staffs feeling the applicant should get bids from contractors who have a track record in restoring old buildings as the City Council will want evidence supplied by an expert. John Javna, owner of the property, stated he would have come in with an idea of what will replace the house, but since his insurance was just recently canceled, he did not have the time. He had hoped to wait until spring, but feels the house is a liability as it sits and it creates a potential financial burden on himself. Ashland Historic Commission Minutes February 3, 1999 Lewis stated the Historic Commission feels it is necessary for Javna to get cost estimates on replicating the house - same size building on the same location. He needs to show evidence why it would be beneficial for the City to have the house demolished rather than renovated. Lewis said he feels Javna has contributed to the decay of the house because after the windows and doors were removed, he did not make an attempt to keep the weather out. Skibby moved and Anderson seconded to continue the meeting another 15 minutes. The motion passed unanimously. Javna maintained he did not allow the building to become more dilapidated. He said he had to invest money in the structure in order to have people come on site to take a look at it. Foil said he believes the house, as it is now, has no value Architect Ron Saladoff informed the Commission he has worked on restoration projects, and he always looks for things that would give the building historical significance. Historically, he doesn't feel there is much in place. Skibby said he feels it is worth saving and that he has talked with an architect who also feels it is worth it. It is an asset to the streetscape and is a part of the historic inventory. He maintained Javna's hardship was self-imposed. Cowan said she is in favor of saving as much of the building as possible and only replacing what has to be replaced. Contractor Jim Hand declared from a structural standpoint, the house was not that well built to begin with. He said he is all for restoration but restoration needs a pocket book. He would not like to put a dollar amount on the restoration because it would put his finances at risk. With a motion by Skibby and second by Foil, it was the unanimous decision to extend the meeting to no later than 11:00. Cowan said she doesn't feel the Historic Commission can give closure on this decision until it sees figures on restoration and rebuilding. Skibby added historic structures in Ashland have value. Value is added to each structure if it is original. Javna stated he will get the figures and retain the facade if it is possible. Shostrom asserted he does not agree this should depend on dollars and cents. He knows there are people who take historic buildings and make something beautiful no matter what shape they are in. Lewis agreed but added the gist of this is how much money is a financial hardship in this case. Javna stated he will voluntarily keep the house if the numbers come out similar and asked if the Commission's decision could be made contingent upon this. Anderson moved to recommend denial of this demolition request until a cost analysis and hardship is proven, while maintaining Historic Commission preference for retaining the original building, but if this is not feasible, to replicate it. Cowan seconded the motion and it passed with all voting aye except Foil. ADJOURNMENT It was the unanimous decision of the Commission to adjourn the meeting at 11:00 p. mL Ashland Historic Commission Minutes February 3, 1999 : t I , I : I 1 I ' " ~)/~5 I '.. ~~ x:f ! ,1: ,,7 ~iLI\ l..,~~ ,~1-"-d: I ,~t to -+- b + b ~ ,~+ '21 i~ ~ .....-....-....-r' 'i(!I1r'-l : I b l I I ~ I I =~~\ //.,,~-r, --=; - '/,/ " . I \ / ~~ 1 ), .///. , -:1 ; ?}i/ ~/ /r' ( ~J I @ ~ CW j Q).,//:/ ' ,gft<-Zl ' , ;1 / / " f\!~ ~ \ O"Z-I. 0 ) / ~~iV)~J 1 !_' ~. ///!- ~1J~1J" lit ~ , .. ~ ~ . :)JJr11 ?V ~) -' (07j ~ -+ I " I_~__U-_''''I J ~ , (~/' ~.J.5 : -~~: . 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