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HomeMy WebLinkAbout2003-0402 Historic PacketCITY OF SHLAND HISTORIC COMMISSION Agenda April 2, 2003 SONJA AKERMAN CITY OF ASHLAND CALL TO ORDER: 7:00 p.m. - SISKIYOU ROOM in Community Development/Engineering Services Building (51 Winburn Way) II. APPROVAL OF MINUTES: March 5, 2003 III. PUBLIC HEARINGS: PLANNING ACTION 2003-035 is a request for a Conditional Use Permit and Site Review to operate a two-unit motel at the property located at 665 East Main Street. The proposal includes replacing the existing detached building at the rear of the property with a new, approximately 485 square foot building. Comprehensive Plan Designation: Commercial; Zoning: C-1; Assessor's Map #: 39 1E 09 AC; Tax Lot: 7900. APPLICANT: E. Kirk McAIlister "".u4~qNG ACTION 2003-034 is a request for a Conditional Use Permit for a temporary use to operate the .,a~,'~O~t~.~i ~l"'and Farmers Market" upon the public parking lot adjoining Winburn Way (where the ice rink is located in the winter). The market will use the parking lot for set-up and operations every Tuesday, 6:30 a.m. to 3:00 p.m., mid- April through October. Comprehensive Plan Designation: Single Family Residential; Zoning: R-1-7.5; Assessor's Map #: 39 1 E 09; Tax Lot 100. APPLICANT: Rogue Valley Growers & Crafters Market IV. OLD BUSINESS: Vm VI. VII. B. C. D. Review Board ~ appointments/volunteers Project Assignments for Planning Actions Discuss Educational Articles for City Source National Historic Preservation Week ~ May 5-12 Cities, Suburbs & Countryside NEW BUSINESS Carnegie Library Restoration Trinity Episcopal Church - Addition COMMISSION ITEMS NOT ON AGENDA ANNOUNCEMENTS: The next Historic Commission meeting will be on May 7, 2003. Please make every effort to make it to the Award Ceremony on May 9 at noon in the historic gazebo by the Bandshell in Lithia Park. 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 prior 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 ). T~lll I CITY OF SHLAND ASHLAND HISTORIC COMMISSION Minutes March 5, 2003 CALL TO ORDER At 7:05 p.m., Chairperson Dale Shostrom called the meeting to order in the Siskiyou Room, located in the Community Development/Engineering Services Building at 51 Winburn Way. In addition to Shostrom, members present were Joan Steele, Tom Giordano, Terry Skibby, Jay Leighton, Rob Saladoff and Joanne Krippaehne. Also present were Associate Planner Mark Knox and Secretary Sonja Akerman. Members Keith Chambers and Gary Foil were unable to attend the meeting. APPROVAL OF MINUTES Steele moved and Kdppaehne seconded to approve the February 5, 2003 minutes as submitted. The motion passed with a unanimous vote. PUBLIC HEARINGS Planning Action 2003-014 Conditional Use Permit 310 Oak Street ArtAttack/Justin Lockwood Although he is not involved in this application, Giordano stepped down because he is the architect on record for this building. Knox reported this application is for the temporary use of a portion of the building for a small live theater. Because theaters are currently not allowed in E-1 zones unless as a temporary use, the applicant will need to apply for a standard Conditional Use Permit once the City Council amends the Land Use Ordinance. Knox explained the use of a theater was inadvertently left out of the E-1 zone and to remedy this, the Planning Commission has requested the Council amend the E-1 zoning regulations to allow the use of theaters as a Conditional Use Permit. At a public headng in February, the Council approved the amendment, however, the Findings won't be adopted until this month and an appeal pedod must be concluded before it becomes official. The applicant would like a six-month temporary approval so the theater will be allowed to operate in the intedm. There will be no exterior changes to the building. Knox related that several months ago, the Review Board approved the addition of three windows to the building. Interior renovation to create a "theater in the round" will include the 750 square foot portion that was once the video store. There will be 45 seats and no formal stage. Twelve parking spaces are required for this use and the existing parking lot will provide the spaces. Skibby noted the sign permit application was reviewed last week and the sign has already been installed on the building. Since there will be nO exterior changes to the building and parking is adequate, he felt the application should be approved. Leighton asked if parking would be adequate once the E-1 zone is officially amended and Knox responded 61 spaces would be required and there are currently 68 existing spaces, so there would be no problem. There was no one in the audience to speak for or against this proposal. Krippaehne moved and Leighton seconded to recommend approval of this application to the Headngs Board. The motion passed with all members voting aye except Giordano, who abstained. Ashland Historic Commission Minutes March 5, 2003 CITY OF SHLAND OLD BUSINESS Review Board - Following is the March schedule for the Review Board, which meets every Thursday from 3:00 to at least 3:30 p.m. in the Planning Department: March 6th March 13th March 20~ March 27th Skibby, Steele and Shostmm Skibby, Chambers and Steele Skibby, Giordano and Leighton Skibby, Kdppaehne and Saladoff Project Assi,qnments for Planninq Actions PA #2000-120 PA #2001-029 PA #2001-075 PA #2002-010 PA #2002-021 PA #2002-064 PA #2002-080 PA #2002-075 PA #2002-094 PA # 2002-098 PA #2002-100 PA #2002-125 PA #2002-127 485 "A" Street (Steve Hoxmeier) 455 Siskiyou Boulevard (Fire Station) 358 Iowa Street (Eva Cooley) 103 S. Laurel Street (Laura Shrewsbury) 25 Granite Street (Carol Dutra) 542 "A" Street (David Gremmels & Cary Bryant) 286 Eighth Street (John & Mary Ellen Cole) SE Comer of "A' & Pioneer Streets (Alan Sandier) 340 Oak Street ("A' Street Marketplace) 521 North Main Street (Scott Young Medical Center) 142 East Main Street (Earthly Goods) 44 North Second Street (Tdnity Episcopal Church) NW Comer North Main & Maple Streets Intersection (ACHF) PA #2002-142 120 Gresham Street (Chanticleer) -P-~?.DD2=339-~.- O0 Timird Si. met (Third Street Par[ners) PA #2003-005 35 S. Second Street (Winchester Inn) Shostrom Skibby Knox Leighton Foil Kdppaehne Foil Saladoff Saladoff Leighton Leighton Skibby Kdppaehne Kdppaehne Kdppaehne Lithia Spdn,qs Property - Shostrom updated the Commission with information he had gathered since the last meeting. Having spoken with local historians Kay Atwood and George Kramer about the possibility of nominating the property to the National Register of Histodc Places, he felt very encouraged it would be a worthy project. He will also get information from Southem Oregon Historical Society and the Southem Oregon University Anthropology Department. Shostrom then introduced Al Alsing, former Public Works Director for the City of Ashland. Alsing agreed historical status should be pursued for the property and said he is delighted with the prospect. He noted that several years ago, the Amedcan Water Works Association designated the Lithia water fountain on the Plaza as a Histodc Water Works Facility. There are only three such sites in the State of Oregon. Alsing informed the Commission that originally, wood piping was used to bdng the water in to various sites in Ashland. Two-inch cast iron pipes replaced these, and now all the lines are being replaced with plastic pipes. Alsing also informed the members that Lithia water, soda water from Emigrant Lake and sulfur water were all piped to Lithia Park. Leighton added some of the water was bottled at the top of what is now the "stairway to nowhere" in Lithia Park. Alsing said he would like to educate people about the site and encourage them to visit the Lithia Spdngs property. He passed around copies of histodc photos depicting some of the well sites and buildings that were on the property when the water was being bottled and when dry ice was being manufactured. He said numerous wells have been dug on the property, mostly by the dry ice company (which was based in Washington State). Knox commented he thinks the property could stand on its own as a National Register site. The City Council will first need to grant approval before initiating the nomination. He said the Council will balance all the issues regarding what is best for the community before making a decision. Ashland Historic Commission Minutes March 5, 2003 2 CITY OF SHLAND Shostrom stated he had talked with Karen Smith about the Bear Creek Greenway going to the site. She informed him that while the long-range plan is to take it out by the Lithia Spdngs property, the current focus is on Ashland to Central Point. The Greenway is eventually designated to connect Emigrant Lake with the Pacific Crest Trail. Shostrom also stated he looked in to the contract between the City and the gun club. The next renewal is slated for March 2008. He reported the gun club is paying $1 per year plus the property taxes so the City is not currently paying anything to own the property. Alsing asked if the gun club could still use the property if it gained National Register status. Knox responded the club could remain; however, Shostrom stated if the property ever tumed into a destination point, that use would not be compatible. Site visits to the Lithia Springs property were scheduled for Thursday, March 6 at 2:30 p.m. and Thursday, March 13 at 4:00 p.m. Alsing will meet the members at the site. National Histodc Preservation Week (May 5-12) - The Apdl meeting will begin at 6:00 in order to give the members time to discuss and vote on the nominations for the awards. Knox related the Oregon Heritage Conference has been cancelled due to state budgetary problems. Hopefully, it will be rescheduled in Ashland next year. Educational Articles - Knox informed the Commission that Marketing Director Ann Seltzer has asked for short articles (photos OK too) by the Histodc Commission that can be used for the City Source. She would like six articles varying in size from 300-500 words to be used as fill-in when there is available space. All the articles will be subject to editing by Seltzer. Knox offered to write an article and requested that others be turned in by June. These can be on any subject. ITEMS NOT ON AGENDA Proposed Plans for 9 Hillcrest Street - Due to the February 27 Review Board request, contractor Larry Medinger met with the Commission regarding the proposed additions and renovations to the home located at 9 Hillcrest Street. Knox explained the owners of the property are also applying for Special Assessment through the State Historic Preservation Office (SHPO). Medinger stated all the windows will be replaced with Pozzi wood windows. The front facade currently has a large picture window that will be replaced with three vertical windows. He explained that parts of the house were just tacked on and do not match the odginal house from the outside. All the shingles will be replaced because the existing ones are in bad condition. SHPO has advised them to keep the siding, which according to Medinger, is not the same throughout the house. However, they won't know about replacing the siding until they get further along and can determine the condition. Medinger would like to keep the dialogue open on the siding issue and will invite the members to the site when they get to that point. If the siding needs to be replaced, it will either be clear wood they can have milled or will be Hardiplank. He further explained at this time, the house has two bedrooms and one bathroom. Since a family will be moving in, more space is needed. A new foundation will be put under the house and the asbestos shingles will be removed. The side addition on the north side of the house is proposed under the two existing bay windows. Medinger maintained this addition will not be visible from Hillcrest Street because the house was built on the upper side of the street. Saladoff stated he was at the Review Board meeting last week and he questioned the side (north) addition because of the introduction of a new element in the deck and roof. Medinger said a larger addition will be built in the rear of the house but it will not be visible at all from the street and SHPO is not concerned about it. Overall, Medinger assured the Commission, they will be cleaning up the house to make the extedor work. Krippaehne and Saladoff both questioned the two bay windows with the addition below, noting the addition will project out. Giordano said in his opinion, a railing would be preferable to the eyebrow on the roofline. Medinger offered to have variations drawn up in time for the Review Board meeting on March 6. Ashland Historic Commission Minutes March 5, 2003 I 1111~ .... CITY OF -ASHLAND NEW BUSINESS Flood Siren at the top of Bowmer Theatre - Knox introduced Associate Engineer Pieter Smeenk and passed around photos he had taken from the downtown area looking up at the siren. Smeenk explained the nine foot tall siren needs to be located high enough it will be out of harm's way and 100 feet from residences. Initially, the plan was to place the siren in the middle of the theater roof, however OSF did not want it seen from the courtyard. Smeenk said that depending on how the next test tums out, it might be possible to remove one of the modules. He agreed the current position of the siren is visible from all viewing angles downtown. Smeenk stated the manufacturer maintains the modules would not run into acoustic problems if they were painted or shrouded. The Commission decided it would be best to first try painting the modules in order to make them not so obvious. Smeenk said this could be accomplished within two months. Came.qie Library Restoration - Referring to a letter written to Dick Wanderscheid by SERA Architect Peter Meijer regarding the exposed corner columns and cornices on the back of the building, Knox related this is a project that can be completed at a later date. Kdppaehne stated it should not cost $25,000 to reproduce the decorative stucco to match the other three sides. The work would consist of breaking the sheet metal to fit the dght profile and the City already has the profile. The Commission will look into this further and have sheet metal contractors give input. A memo will then be sent to the City Council. Skibby took offence to Meijer's reference to the Historic Commission feeling comfortable with the decision to not add lost histodc details. He represented the Histodc Commission at the meetings and is also a member of Fdends of the Library. He maintained he would have never said he was comfortable with such a decision on behalf of the Commission. ITEMS NOT ON AGENDA Planninq Intem- Knox introduced Amber Gibbon, a student at SOU who will soon become an intem in the Planning Department. Gibbon stated she has an interest in histodc preservation and is hoping to work with the Histodc · Commission on at least one project. The members discussed helping with National Histodc Preservation Week, oral history work and helping obtain National Register status for the Lithia Springs property. 180 Lithia Way - Knox explained the architect and applicant for Planning Action 2002-117 would like to get Historic Commission input on the wall facing the parking lot. Basically, the existing building will be demolished. They are proposing to demolish this wall also, then reconstruct it and put back the pilasters. The consensus of the members is that if they want to recreate the wall, it should be done to the exact specifications with the same profile that was approved last October. ADJOURNMENT It was the unanimous decision of the Commission to adjoum the meeting at 10:15 p.m. Ashland Historic Commission Minutes March 5, 2003 4 The Ashland planning Department preliminarily approVed ffiis r~quest on March 19, 2003.. This: action will be reviewed by the Ashland Planning Commission Hearings Board at 1:30 p.m. on April 8, 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 healing 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 March 31, 2003. Tbe written request for the public bearing 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 date stated above~ there will be no public testimony permitted. If you have quesUons or comments cortceming this request, please feel free to contact Susan Yates at the Ashland Planning DepartmenL City Hall, at 541-552-2041. If a hearing is ~equested, it wil'l be schedUl'ed fo; t~'foil0wing month. _ Unless there is a continuance, if a participant so requests before the conclusion of the hearing, the record shall remain open for at leas! seven days after the hearing. The ordinance criteria applicable to this application are attached to this notice. Oregon law states that failure to raise an objection concerning this application, either in person or by letter, or failure to provide sufrmient specificity to afford the decision maker an opportunity to respond te lhe issue, precludes your right of appeal to the Land Use Board of Appeals (LUBA) on that issue. Failure to specify which ordinance criterion the objeclion is ba~d 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 Commission to respond to the issue precludes an action for damages in circuit court. A copy of the application, all documents and evidence relied upon by the applicant and applicable criteria are available for inspection at no cost and will be provided at reasonable cost, if requested. A copy of the Staff Rep<xt will be available for inspection seven days prior to the hearing and will be provided at reasonable cost, if requested. All materials ara available at the Ashland Planning Department, City Hall, 20 East Main Street, Ashland, Oregon 97520. Our TrY phone number is 1-800-735-2900. NOTE: Public comment concerning the project's landscaping plan will be taken on April 3, 2003 between 3:00 and · 4:30 P.m. at. the Community Development and Engineering building located at 51 Winbum Way. NOTE: This Planning Action will also be heard by the Ashland Historic Commission on April 2, 2003, 7:00 p.m. in the Community Development and Engineering Services building (Siskiyou Room), located at 51 Winbum Way. PLANNING ACTION 2003-035 is'a request for a Conditional Use Permit and Site Review to operate a two- unit motel at the property located at 665 East Main Street. The proposal includes replacing the existing detached building at the rear of the property with a new, approximately 485 square foot building. Comprehensive Plan Designation: Commercial; Zoning: C-1; Assessor's Map #: 39 1E 09 AC; Tax Lot: 7900. APPLICANT: E. Kirk McAIlister SITE REVIEW 18.72.070 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) COND~T~ONi~.USE PE~?T~ 18.104,050 &pproval 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. 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. ASHLAND PLANNING COMMISSION FINDINGS & ORDERS March 19th, 2003 PLANNING ACTION 2003-035 is a request for a Conditional Use and Site Review Permit to operate a two-unit motel at the property located at 665 East Main Street. The proposal includes replacing the existing detached building at the rear of the property with a new, approximately 485 square foot building. Comprehensive Plan Designation: Commercial; Zoning: C-l; Assessor's Map # 391E 09AC; Tax Lot # 7900 APPLICANT: E. Kirk McAllister On Wednesday, March 19th, 2003, a meeting was held in the Planning Office to review the application. In attendance were Brandon Goldman, Assistant Planner, Maria Harris and Mark Knox, Associate Planners and Bill Molnar, Senior Planner serving as Staff Advisor. The applicant is requesting a Conditional Use Permit and Site Review Permit to operate a two- unit motel and replacing the existing detached building at the rear of the property with a new, approximately 485 square foot building. The property is zoned C-1 (Commercial), but the primary structure on site was constructed in 1902(c) and has been used as a residential dwelling unit. The property is within the Railroad Historic District and is considered a "Historic Contributing Resource". Its historic name is the "Morris, J.W. B Rental House". The structure is a wood frame one-story hipped-roof cottage. The structure has retained its original siding, glazing and other details from its original construction. A second structure, located in the rear, constructed as a garage or storage area will be demolished and smaller structure constructed. Both structures will then be used as "Bed & Breakfast" units. Because of the commercial zoning, the property owner or their agent is not required to live on-site. However, a Conditional Use Permit is still required in order to minimize potential impacts to neighbors and to ensure the City the use and site are maintained with maximum integrity. Vehicular access to the property is served from a rear alley that runs from 5th Street to 6th Street. The applicant's site plan identifies the three parking spaces off the alley - adjacent to the new structure. Three spaces are required and only two exist. One parking space is required per unit plus one for a manager's space. Although the applicant's do not intend to have an on-site manager, the parking space is required. Staff's experience with these types of applications are that the manager/janitor is rarely on-site when tenants are present and that the designated parking space is either unused or used by tenants that have come in separate vehicles. The location of the spaces and their depth is consistent with other parking spaces in this block. The parking is buffered from the west property boundary by a five-foot landscape strip. The structure to be demolished at the rear of the property appears to have been used as an old storage building. The building is in questionable condition, as it appears to have lacked any on- going maintenance. A separate permit will be required for the building's demolition as the building is slightly over 500 square feet in area. The new building has been designed to not only be compatible with the existing house, but to be reflective of accessory buildings off an alley. The structure is relatively small and is 18' wide along the alley and 27' in depth. The entrance to the building will be on the south side with its door centered between two windows. The north side, facing the alley, will have no openings. The siding will be 1" X 6" shiplap and the roofing material will be 3-tab composition. Trim around the doors and window will be 4". It is the applicant's intent to have the new building match the primary structure. The property is landscaped but no irrigation system exists. It is the intention of the applicant to install and irrigation system and re-install landscaping in areas that are disturbed by the construction. As noted in the conditions of approval, the irrigation plan and the revised landscaping plan will need to be reviewed and approved by the Tree Commission prior to building plan approval. Installation will be at the time of the occupancy permit for the new unit. As noted in the applicant's findings, the use will have little impact to the immediate neighbors or the surrounding neighborhood. Considering the site's close proximity to the downtown, parks, shopping and other essential services, vehicle trips will likely be less than a comparably sized residential unit or most permitted uses found in a commercial zone. Considering the use is seasonal, the impact on City services and infrastructure is also minimized. Lastly, permitted uses such as a medical office, professional office, retail space, etc., in this type of structure (historic house) can be pretty damaging to its original architecture and/or floor plan. Because of building codes, these uses require significant changes for handicapped access, energy conservation, and/or seismic retrofitting. However, with the limited amount of units being proposed, these types of code improvements will not be noticeable. Overall, it is staff's opinion that a two-unit hotel generates fewer impacts than what most permitted uses would. In vehicle trips alone, the comparison is as follows: 2-unit hotel 8 table restaurant 1000 sq. fi. retail space medical office Total* 17.4 trips per day 95.6 trips per day 40.6 trips per day 34.2 trips per day 187 trips per day * The information above is based upon the Institute of Transportation Engineers (ITE), Trip Generation, 4th Addition. It should be noted the ITE numbers are based upon many samples in many different environments across the nation. In staff's opinion, the actual trips per day are much smaller than the ITE numbers because of the site's close proximity to the many services and destinations offered in the downtown. However, without actual counts, the numbers illustrate how the existing vs. proposed impacts compare. The criteria for approval of a Conditional Use Permit are as follows: A. That the use wouM 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: 1. Similarity in scale, bulk, and coverage. 2. Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. 3. Architectural compatibility with the impact area 4. Air quality, including the generation of dust, odors, or other environmental pollutants. 5. Generation of noise, light, and glare. 6. The development of adjacent properties as envisioned in the Comprehensive Plan. 7. Other factors found to be relevant by the Hearing Authority for review of the proposed use. The criteria for Site Review approval are as follows: 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. I IIIL~ Do 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. Overall, staff believes the applicant has met all of the applicable Conditional Use Permit and Site Review Permit criteria for a two-mt hotel. Therefore, Planning Action 2003-035 is approved with the following conditions. Further, if any one or more of the following conditions are found to be invalid for any reason whatsoever, then Planning Action 2003-035 is denied. The following are the conditions and they are attached to the approval: 1) That all proposals of the applicant shall be conditions of approval unless otherwise modified here. 2) That prior to issuance of a Certificate of Occupancy Permit, one street tree for every thirty feet of frontage shall be planted in the planting strip along East Main Street. 3) That prior to issuance of a Certificate of Occupancy Permit, all site improvements, including landscaping, irrigation, bike parking, etc., shall be installed. All landscaping and irrigation plans shall be reviewed and approved by the Ashland Tree Commission or staff liaison. 4) That prior to issuance of a Building Permit, all recommendations of the Historic Commission shall be met. 5) That prior to issuance of a Certificate of Occupancy Permit, all requirements of the Ashland Fire Department be completed, including the installation of residential fire sprinklers in the new unit or the installation of a fire hydrant. 6) That prior to issuance of a Building Permit, the applicants shall submit a storm drainage and alley improvement plan to the Ashland Engineering Department. All associated work shall be completed prior to issuance of a Certificate of Occupancy Permit. If no appeal is filed, this request will become final when reviewed by the Ashland Planning Commission on April 8th, 2003. Bill Molnar, Senior Planner Date E. Kirk McAllister Claudia C. McAllister 395 Strawberry Lane Ashland, OR 97520 (541) 488-3822 Kir kMcA @ AshlandCreek.net March 7, 2003 Ashland Planning DePartment Ashland, Oregon 97520 Re.: Submission for review: plans for demolition of shed at 665 E. Main Street and construction of cottage in its place. Gentlemen: We are submitting the enclosed plans for your review and consideration at your next meeting. We intend to convert both the existing house at 665 E. Main as well as the proposed new "cottage" to hotel/motel/travelers accommodations (pursuant to the appropriate approvals). There is presently insufficient parking in the existing parking area for even the existing house to serve as a '"FA" since the area is less than the 22 feet of required width (one space for the guests, one for a manager, plus a planting area. We look fonvard to meeting with you on these plans. Sincerely E. Kirk McAllister Enclosures: Plans and summary documents for proposed new cottage at 665 E. Main. 2003 I 111~ _ _ Summary Sheet McAllister Project 665 E. Main St. · Lot approximately 5000 Sq. Feet · Percent of lot covered by structures is approx. 25-30%. · Total Square Footage of all structUres is approx. 1,380 sq. feet. · 3 Parking Spaces to be provided along with Bicycle Parking. · Total square footage of landscaped areas is approximately 2,900 sq. feet. Lot Structures Existing Proposed Total Impervious Parking Deck Bike Rack Total Landscaping (includes non-impervious walkways) Square Feet Square Feet Percent of Lot 5125 100.0% 898 486 625 190 36 1384 851 2890 27.0% 16.6% 56.4% McAllister Project @665 E. Main St. March 7, 2003 · Vicinity: Located centrally between 5~ St. and 6~ St. fronting E. Main St. Proposed new building to be located on back side of lot fronting on Alley between E. Main and "C" St. (North end of lot). · Purpose: to replace existing falling-down shed with new livable space for planned hotel/motel "Travelers Accommodation." · Zoning: Commercial/Historic · Notes: Utilities to be tied into existing house - water, electric, gas, sewer. Sewage to be directed to existing sewer lines via sewage ejector pump at new building. Lot is already fully landscaped. A small un-landscaped section will be created by moving the existing fence adjacent to alley parking. Landscaping in this section will be consistent with the rest of the lot. Automatic sprinklers will be installed. Three parking spaces will be provided (two 8' spaces and one 9' space plus a 5' planter strip) in the area adjacent to the alley. New fence to inclUde bicycle parking space (dimensions according to codes). New fence to be 25' from alley (existing fence is at 32' from alley) All construction to comply with standard building codes and laws - (wooden). Lot is almost flat at proposed building site. I lllt,l_ A. All applicable City ordinances have been met or will be met by the proposed development. * The demolition of the old shed and construction of the new living area will result in an increase in living sites (units) with no reductionto landscaped areas coupled with a reduction in total building square footage on the subject lot. (see plans for details) B. All requirements of the Site Review Chapter have been met or will be met. · See enclosed plans for details. The development complies with the Site Design Standards adopted by the City Council for implementation of this Chapter. The plans are consistent with the commercial zoning and are consistent with the land use of immediately adjacent lots on the block. Indeed, the subject property would have fewer units than either of the adjacent properties to the west. 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. · Owner will pave alleyway from Sixth Street to subject property. We intend to connect with existing storm drain system at intersection of alley and Sixth Street. 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, Stale, or Federal law or program. · The proposal to use the property as a hotel/motel travelers' accommodation is consistent with the status of the 2 closest properties on each side of the subject property. 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. · We intend to connect drainage for the new structure to existing storm drains at the East End of the alley. We will pave the East End of the alley per city requirements. Access to the property overall will improve through the addition of 2 additional parking spaces (presently only one space) as well' as bicycle parking. 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: · The conditional use is consistent with neighboring lots. a) Similarity in scale, bulk and coverage. · The proposed new structure actually represents a slight reduction in the total square feet occupied by structures on the subject lot; the proposed structure is 24 sq. ft. less than the existing structure. b) Generation of traffic and effects on surrounding streets. Increases in pedestrian, bicycle, and mass transit use are considered beneficial regardless of capacity of facilities. A modest increase in foot/bicycle traffic is expected since the location is within easy walking distance to the theatres and downtown shopping and restaurants. c) Architectural compatibility with the impact area I 11111 .... · The proposed structure has been designed to be similar to the exiting main house on the lot. d) Air quality, including the generation of dust, odors, or other environmental pollutants. · There should be a significant reduction of dust due to the paving. Changes in other factors should be negligible e) Generation of noise, light, and glare. · NO material changes in existing levels of these factors is expected. J) The development of adjacent properties as envisioned in the Comprehensive Plan · The property will be brought into line with the existing development status of adjacent properties. g) Other factors found to be relevant by the Hearing Authority for review of the proposed use. 200.3 -- ~.L ~~ ~ -. i~ . . . . " ~ .. ~ ..... ~ ~ "~ r -~---- ' .., ~,~ ,, - ~ .~, ..... ~,~- ~ ~.~ J~ " ~o' ~- ~ ~ ', ~ ~ I, , ~ ~. m ~' ~ I I _~ G~ ~' ---~ · , m~- -,~ ~ ~. ~.1,~ , , I ~ I ~ I " I .~ ' ~ - ' 'l~ I ' I ~ ~. i .t ~ . ~~ EAST HAIN - A~NLAND . ,I ~ = .... I~AR ? 200.:3 - ^~"'^~ I II III I'1 I 111~_ _ o® o ~-~>~ o o o o o e FOb~NDATION PLAN I~q~ ALLI 5TE1R, P1R. OTE&'I- EA6'r I'-IA~NI- A~HI..A, Nr2 NPS Form 10-900-A OMB Approval No. 1024-0018 (8-86) United States Department of the Intedor National Park Service National Register of Historic Places Continuation Sheet Amended-Narch 2H2 SeCtion Number: 7 Page: 93 Ashland Railroad Addition Historic Disa'ict, Ashland, OR week..,on Main Street." (Tidings, 7-#et-1888) Shultz, part owner of the Ashland Depot Hotel, sold the property to Arthur F. Hunt in 1899. Mr. Hunt, a stoekraiser, keep the house until 1909 and from 19-10 until 1942 the house occupied by the Thomas Cox Family. The house was used as a rental, with three tenants, by 1948. Joe A. Millard owned and oceuoied the home in 1964. There is some indication that Shultz's 1888 home was either rem#deled or replaced by the present structure circa 1895, during Sqhultz's ownership. In either instance the house retains high integrity and effectively relates its historic period of development. ID # 322.0 Survey#II7 MORRIS, J. W. B. & CYNTHIA HOUSE 1900c 649 MAIN ST E 391E09AC 7800 Other: Vernacular Historic Contributing This wood frame gable volume was built circa 1900 and shows with the added north wing in the 1928 Sanborn Fire Insurance Map in essentially the same footprint as now. The original-owner was John W. 'B. Morris who in 1910 transferred the house to his wife Cynthia after his .sentencing to a prison term. (JCD 75:184) By 1940 Lenna B. Spindler owned the pr#pc ~r~y and later was-joined on the title by Raymond D. Abel. (JCD 226:327) While the original front porch of the Morris House has been ineompati_b_ly enclosed with large glass panels, the house otherwise remains fairly intact and retains suttieient integrity to relate its historic period of development. ID# 323.0 Survey#Hs MORRIS, J. W. B. RENTAL 1902c 665 MAIN ST E 391E09AC 7900 Other: Vernacular Historic Contributing 'This one-story hipped-roof co ~tl~age was built as a rental for John W. B. Morris, who lived with his family next &~or. The Mo~TiS Family retained owner?hip until 1910 when John's wife Cynthia sold the home after her husband had been sentenced to a prison term. Used as a rental, the house was occupied by Frederick E. Walters, a fireman with the Southern Pacific. In 1942 the Morris Rental was occupied by Noel E. Taylor, also a fireman with the railroad, and his wife Iva. The Taylors remained at this address into the 1970s. The Morris Rental House retains very high integrity, and effectively relates its historic period of development. ID # 324.0 Survey #119 LONG, ELIZA RENTAL HOUSE 1909c 675 MAIN ST E 391E09AC 8000 Other: Vernacular Historic Contributing A fine single-story hipped-roof cottage, this structure was built around 1909 as a rental for Mrs. Eliza Long. In 1910 she sold the property to Henry Andrews who owned and rented the house until 1920. By 1948 the house was occupied by Rodney Merriman and the 1964 city directory s_how, s the house as vacant. The shed roof addition at the NE rear was built by 1910. Anna Stockstill lived here in 1948 and retirees Leu_is_ H. and Anna Pankey owned and occupied the house in 1964. The Long House retain sutticient integrity to relate its historic period of ut. ID # 325.0 Survey #12o 685 MAIN ST E 391E09AC 8100 Other: Vernacular Historic Contributing This one story wood-frame dwelling was apparently built in 1909 after the site was purchased by Gilbert R.. Slingerland in November 1908. Slingerland, an employee of the Carson-Smith Lumber Company, retained the house until July 1910 when he sold to Henry Andrews, who had ASHLAND CULTURAL RESOURCE INVENTORY SURVEY FORM COUNTY: JACKSON IDENTIFICATION: Hist. Name Morris, J.W.B. Rental Common Name: Address: 665 East Main Street Ashland, Oregon Owner: Smith, Mary Ward .649 East Main Street .Ashland, Oregon T/R/S:. 39S 1E 9AC Map No: ~ Tax Lot: 7900 Addition: Railroad (1884) Block: R L°t: l~-~Quad: AsbIand THEME: Date of Construction: 1902 (est.) Original Use: Residence Present Use: Residence Architect: Builder: Style: Vernacular x Bldg. 'Struc. __Dist. · Rankings" Secondary. Obj. Statewide Inventory of Historic Properties Theme~ Archaeology Agriculture X Commerce Exploration and Settlement DESCRIPTION: · Industry Military Politics/Government Religion 6d. Mining ~ocial/Education Transportation Other Plan Type/Shape: Square w/addition (west)No. of Stories: One Foundation Material: Wood skirting Basement(Y/N): Crawl space Roof Form and Material: Hip, shed on addition; composition shingle Wall Construction: Frame Structural Frame: Primary Window Type: 0ne-over-.one double.hung sash Exterior Surfacing Materials: Horizontal drop siding Decorative Features: Pro~ecting rafters, square cut Other: Condition: ... Excellent x Good Fair Exterior Alterations/Additions (Dated) elevation Noteworthy Landscape Features: Poor Moved(Date) Shed-roofed addition, west Associated Structures: Known Archaeological Features: Negative No: Slide No: Roll 26-18 Recorded By: _Clay/Atw00d Date: 27 April 1984/14 November 1988 SHPO Inlventory No: 118 I llltl ..... ASHLAND CULTURAL RESOURCE INVENTORY SURVEY FORM Name: Morris, J. W. 'B. Rental T/R/S: 39S'1E 9AC Address: 665 East Main Street Map No: 9ACTax Lot: 7900 Quadrangle: A~B]'~ (1953) Ashland, Oregon Negative No..: Roll 26-18 Slide No.: ~..~ ,.._ -. ~ / ./~ . ._ . .... ._.-. :'": ................. Graphic and Photo Sources: Cit~ of Ash.land TOpographic Map; Jackson County Assessor Map 39S' 1E 9AC .... ' SHPo Inventory No.: 118 April 2003 Review Board April 3rd April lOth April 17th April 24th May 1st Terry_, Terry_, Terry_, Terry_, Terry_, FEATURE Public. Buildings Keep Town Centers Alive ~ou.exit Interstate 80 and Hudson, Ohio, 14 miles north of Akron, you might not sense that anything is amiss. People from throughout northeast Ohio love visiting that picturesque old town, settled two centuries ago as part of Connecticut's Western Reserve. People walk Hudson's well-kept Main Street business district. They shop in stores built more than a cen- tury ago. They. stroll across a tidy "village green." Hudson seems, on the surface, a place where the center remains intact. But in the past several years one aspect of Hudson has changed for the worse: in 1997 the post office left its longtime loca- tion on Main Street, reducing the role of downtown in local people's lives. "The post office was important to downtown because it was a huge generator of foot traffic," says Julie Lindner, a planning consultant who lives in Hudson. "You could not go there without seeing some- one you knew. It ensured that local people would be downtown. It made downtown necessary, not just a bunch of cutesy shops in a quaint setting." Now that the post office has moved to an automobile-oriented location just beyond the central retail area, those who live in Hudson have "no compelling rea- son" to go downtown, says Lindner. Though the Main Street business district Hudson's Post Office was relocated to this spot outside the town center. by Philip Langdon contains two restaurants, a bar, banking and real estate offices, and a collection of stores, Lindner believes "the stores must rely on attracting customers from a larger area who will come to Hudson on nice- weather days and browse through the gift shops." As. she notes, "this further alien- ates the local shopper who might want a shoe store or something ~real." The harm done to downtown Hudson is mild compared to the damage that other communities have suffered when one, two, or even more of their principal public buildings moved out. A planner in a Southern city recalls that his downtown lost part of its liveliness when the post office shifted to a location outside the cen- tral business district. A while later, city officials decided the old city hall was too small, so the municipal offices relocated to a building that had become available beyond downtown. Then, because so much money was tied up in the new city offices, local leaders passed up an opportunity to build a new library downtown, even though that was where the library's director said the facilities should be. One by one, the departure of public buildings left the center ever weaker. PLANNING COMMISSIONERS JOURNAL / NUMBER In Hudson, many local people realized what was lost, and a campaign has been initiated to build a new mixed use devel- opment, including a large downtown library, to try to offset the impact of the earlier decision. Regrettably, however, officials in many other communities still don't recognize how the location of public buildings helps cause a downtown to rise or fall. When public facilities move out, the downtown may spiral downward as its retail activity withers and local people invest their energy elsewhere. ~ noosting the Downtown Economy. This article examines the vital role post offices, municipal halls, libraries, courthouses, and other public buildings play in downtowns and town centers, and what several communities have done to keep these uses from leaving. SAVING THE POST OFFICE IN AMHERST, MASSACHUSETTS Amherst, a western Massachusetts col- lege town of 35,000, first became anxious about the possibility of losing its down- town post office in the 1980s. The Postal Service announced that its building on North Pleasant Street was no longer large enough and would have to be replaced by a new one in an outlying commercial area. The old post office, a Neoclassical building constructed in 1925, "was important to business people downtown, who relied on being able to walk to do their postal activities," says Amherst Plan- ning Director Robert P. Mitchell. For years, many residents had rented boxes in thatbuilding, just one long block from the center of town. "People met there to get their mail and exchange local gossip," Mitchell says. "Many have rituals where they pick up their mail and then go get Coffee at a downtown restaurant or coffee shop. That business would have been lost." A major bus stop just down the front steps made the existing post office convenient for people who did not or could not drive. 49 / WINTER 2003 The Amherst Post Office is a popular gathering spot. Consequently, according to Mitchell, "political pressure was brought to bear,'" and the Postal Service eventually relent- ed. But the Postal Service remained unhappy about the old building's ability to handle large truck deliveries and sort- ing operations. "So five years later they said again, 'We need a new facility,'" Mitchell recalls. This time the Postal Service, recognizing that a total pullout would not be accepted, offered an agree- able compromise: many functions would relocate, but the downtown building would remain in service. To this day, the Post Office is a pivotal building in a thriving business area. When I visited last summer, three indi- viduals - one of them blind - were sitting on benches out front, waiting for a bus. On the lawn, a young man sat reading a book. At a table shaded by a big umbrella, a vendor enticed passersby to pause and inspect African crafts and jewelry. "It's a popular spot for vendors,'~ Mitchell observed, "and a gathering spot for both locals and students. If you go there at seven in the morning, you'll see regulars chatting. The building itself has a civic presence." For a downtown to flourish, says Mitchell, "you want to have things to walk' to. The Post Office is one of those." A five-minute walk away is Amherst's Town Hall, a rugged Romanesque red brick structure built in 1889. There was talk of selling the building in the early 1990s, when it was dilapidated, but the chamber of commerce, among others, didn't like the idea of moving the municipal offices from such a central location. Instead, the town renovated it and made it handi- cap accessible. "If you need to get a birth certificate or a building permit or a passport, or you have a problem, you come to Town Hall," Mitchell says. Citi- zens who serve on Amherst's more than 50 boards and com- missions continual- ly attend meetings there, keeping it open from early in the morning until late at night. When Amherst needed a new police headquarters, it too was butt downtown, a couple of blocks from the main retail street. The downtown station makes it easy to respond to drunkenness and dis- turbances when the downtown bars close. The town has also constructed a downtown community center to serve senior citizens and provide space for nonprofit organizations and other activi- ties. Adding to the mix of downtown uses is the public library. Plenty of things hap- pen downtown, most of them good. The continued on page 12 Town Hall in downtown Amherst, Massachusetts. PLANNING COMMISSIONERS JOURNAL / NUMBER Public Buildings Keep Town Centers Alive... continued frorn page 11 combination of busy public buildings and stores, restaurants, and other enterprises in a walkable setting has made downtown Amherst remarkably successful. Saratoga Springs' Post Office is a critical component of downtown. SARATOGA SPRINGS PRESERVES A POST OFFICE, BUILDS A LIBRARY In the 1970s the Postal Service threat~ ened to vacate a Classical-style post office at Broadway and Church Street, the "100 percent corner" in Saratoga Springs, New York. "Because the city government couldn't or wouldn't move fast enough, the mayor at the time, Raymond Watkin, sued as a private citizen to stop the process, and it worked," recalls former resident Mary Hotaling. Though most mail-handling for the city of 26,000 was transferred by the Postal Serv~e to a new building about a mile away, postal officials bowed to local pressure and agreed to continue offering window service in the 1910-era building - a landmark with marble columns framing its entrance. By 1995, however, the Postal Sen, ice had chopped up the interior with partitioning and had refused to make major investments in what was, by its cal- culations, an inefficient old structure. Despite its semi-dilapidated condition, the downtown post office had continued to draw 1,500 customers a day, mainly because it stood amid restaurants, stores, banks, and local institutions. "We thought that if the Post Office moved, it would be a disaster to downtown," says Geoff Bornemann, the city's planning director. Fortunately, an imaginative local developer, Jeffrey W. Pfeil, negotiated an unusual response to the Postal Service's neglect. Pfeil calculated that if he installed a rent-paying business (Coldwell Banker- Prime Properties) in half the building, over a period of years the stream of rental income would generate the $400,000 needed for restoration and improvements. That included bringing the grand lobby back to its former splendor and adding a dis- creetly designed handicapped- access ramp. Pfeil had to devote three long years to push- ing his plan through the postal bureaucra- cy, but with the backing of the late Congressman Gerald Solomon, the build- ing once again became an impressive anchor for downtown. Across Broadway from the post office is City Hall, a tall, Italian palazzo-style structure that continues to generate local foot traffic 131 years after it was built. From City Hall it's a short walk to the Saratoga Springs Public Library, built in. 1995. That 58,000-square-foot structure, which replaced a much smaller facility, Saratoga Springs' City Hall. PLANNING COMMISSIONERS JOURNAL / NUMBER Saratoga Springs' Public Library is downtown was constructed a block east of Saratgga Springs' main retail street as a result of a consensus that the library should remain downtown. Its executive director, Harry Dutcher, sees the library as important to "keeping downtown healthy" and "keeping down- town relevant to the people who live here 12 months a year." "I'm sure it would have been a lot easier to build on a suburban strip," he says. "The building could have been one-story' That would have cost 1ess to build and operate than the three-story structure that ultimately came into being. The costs, in Dutcher's view, are justified by the fact that residents of close-in neighborhoods can walk to it and by the role the library plays in the community. Public buildings have helped spark commercial activity in downtown Saratoga Springs. 49 / WINTER 2003 Saratoga Springs is Pr°spering2 Devel- opers are filling parking lots on Broadway with new buildings, some of them two, three, or four stories high, with a mix of retail, offices, and sometimes housing. Downtown storefronts, half-empty in the 1970s, are now full. The city's Core looks handsome and distinctive. Public build- ings hdped make the revival possible. to give the police the second floor and the basement. Most of the ground floor is now occupied by a highly successful upscale restaurant called First & Last Tavern. In fair weather, sidewalk dining enlivens the frontage of this striking mixed-use building. Monroe Johnson, community devel- opment specialist for the city, says the In Middletown, Connecticut, a new police headquarters was successfully integrated with a ground-floor restaurant. PUBLIC AND PRIVATE MIXED USES Some communities bolster their downtowns by mixing government oper- ations and for-profit enterprises in a new building or a new complex. Middletown, Connecticut, a city of 43,000, is one of those. In the mid-1990s, when the time came to build a new police headquarters, Middletown considered a dozen sites. The choice the city settled upon was a Main Street block occupied by a vacant Sears store. Local leaders hoped the new building, if it was attractive, would knit the street together and aid the recovery of a business district that had endured lean times. Middletown officials realized that the new police headquarters would do more for Main Street's customer appeal if the building had stores or restaurants in its ground floor. The city decided to con- struct a signature building with towers at each end - recalling a towered city hall that had been demolished in 1960 - and police headquarters enhances confidence in downtown safety, and he observes that the stylish restaurant has become "proba- bly the most important commercial pres- ence on Main Street." Other cities have put government functions in privately owned buildings as a way of jump-starting rehabilitation in depressed blocks. A notable example is the effort led by Art Skolnik in Seattle's Pioneer SqUare Historic District in the early 1970s. Skolnik, operating from the mayor's office, enticed municipal, county, and other public entities to rent space in Pioneer Square buildings. That enabled the buildings to qualify for renovation loans. The lease commitments from gov- ernmental entities helped spur neighbor- hood revitalization. Once the private market rebounded, government offices were free to go elsewhere. Skolnik says. "Pioneer Square is now mostly restored, and it's become an active, vital part of the city." continued on page 14 PLANNING COMMISSIONERS JOURNAL / NUMBER Pubflc Buildings Keep Town Centers Al~ve~.. continued from page 13 LESSONS FROM COURTHOUSE TOWNS In Maryland, former Gov. Parris Glendening, as part of his Smart Growth program, attempted to concentrate gov- ernment offices in central locations, such as downtowns. One example is in Snow Hill, the 2,409-population seat of Worcester County About four years ago the county government planned to build a new office annex outside of Snow Hill, near the jail, to replace cramped facilities in town. "The governor went to Snow Hill and said if they built it downtown, he'd put state money in the project," recalls John Frece in the Governor's Office of Smart Growth. Considering the $1.5 million incen- tive offered by the state, the county decided to build the new space, for approximately 120 employees, as an annex to the existing county courthouse in the town's center. The results have been good. A new caf~ opened, a restau- rant expanded, and a drug store contin- ued operating despite earlier plans for closing, Michael Dresser reported in The Baltimore Sun. Other renovations and business openings have also been planned in Snow Hill - attributable in large part to the investment in the county offices. Proximity exerts an enormous influ- ence. Moving a public building even a short distance can have a large impact on a downtown's economy In Boise, Idaho, Ada County recently consolidated all its offices - including the courthouse, the county administration, prosecutors, and ancillary staff who were scattered all around downtown - into a single build- ing roughly five blocks south and six blocks east of the old locations. "Lots of the smaller law firms are following the courthouse in that direction," says Elaine Clegg, co-executive director of Idaho Smart Growth. "It seems crazy that such a short-distance move could make such a difference, but the 500 or so employees no longer eat, shop on their lunch hour, or even drive through downtown much anymore. It has only been six months, and the businesses downtown are begin- ning to feel the effect." Experiences in two courthouse towns in Pennsylvania illustrate some of the nuances of siting decisions. In Doylestown, the Bucks County seat, county officials debated whether to build a new courthouse down the hill from the community's hub. The new location would have been only a five- or 10- minute walk away from the old court- house, according to planning consultant Thomas Comitta, who conducted a com- munity impact study for the borough. ISSIONERS JOURNAL / NUMBER 49 WINTER 2003 The new Lawrence, Kansas, Arts Center has helped boost the small city's downtown. But that distance would have been long enough to harm the downtown of the 8,227-population borough. "If the court- house moves, the retail shops, stores and restaurants will suffer," said Comitta." "'Mom and pop' businesses would be the first to go." His warning seems to have registered. Bucks County now appears likely to expand the existing courthouse rather than erect a new building away from the community's center. In West Chester, the 18,000-popula- tion seat of Chester County, the initial thinking among the county judges was somewhat different. The judges were inclined to construct a nine-story court building right in the borough's center, close to the existing one. The problem was that the new facility would have required demolition of about a dozen small buildings. Helpful though public buildings can be for a community's vitali- ty, it can be a mistake to put them where they displace tax-paying buildings - especially tax-paying buildings that con- tain local businesses. The stores and other enterprises in West Chester's town center were impor- tant to the community's character, says Comitta, who lives in West Chester and occasionally cOnsults for its borough gov- ernment. Eventually the Chester County commissioners and judges decided to build the new court facilities a block and a half away - an outcome that Comitta regards as nearly ideal. Existing business- es and buildings will continue to be, and PLANNING the employment base will remain, within easy walking distance. ARTS CENTERS IN THE CENTER While the focus of this article has been on buildings suCh as post offices and town halls, in many communities an arts center can provide the linchpin for strengthening downtown. In Lawrence, Kansas, debate centered on a community Arts Center in an old Carnegie library building owned by the city, which the arts group had outgrown. Meanwhile, a local industry made an attractive offer to build a new center on a donated site Outside the downtown. Linda Finger, city/county planning director, said the mayor and the govern- ing body established an ad hoc commit- tee to review options for renovating a downtown building or finding another downtown location. Through the efforts of several local business owners and developers a better alternative was devised. A new arts center, as well as commercial buildings, apartments, and a retail center were developed within the downtown district. The Arts Center con- tinues contributing the vitality of the arts community to the central city and has been an anchor to redevelopment, Finger says. Near the Arts Center a new Municipal Court building has also gone up. "None of this happened quickly," Finger notes, "but over a.three- to foffr-year time span, with a lot of public involvement and c.'ntinued on page 16 COMMISSIONERS Cerson City, Nevada ~ Nevada's state capital, Carson City (population, 54,000), has experienced what may be a unique twist when it comes to the location of its city hall. About ten years ago, city hall was relocated from downtown to a site about a mile north of the city's center. Unfortu~ nately, nothing too unusual about that, as many municipal offices have moved away from their historic downtown locations. The twist in Carson City: city hall has returned to downtown (shown below). According to Walter Sullivan, Carson City's planning and Community develOp- ment director, the return to downtown reflected local leaders' desire tO "mak~ a statement abo~t the importance of down- town," .and "to st~eiXgthen the City's' efforts at downtown redevelopment." The return has involved about one hundred employ- ees, including the mayor:and city manag- er~ offices, as well as the city's board of supervisors. The downtown relocation was eased when a rehabbed former bank building became available. Sullivan notes that that the move back downtown has added to downtown~ vitality. In addition, local officials have benefited from now being within walking dis/ance of the State Capitol building; Also reinforcing Carson City's down- town revival: the opening of a new down- town post'office in 2001. In addition, downtown has Seen the Construction of a new main fire station and .th~ rernodding and expansion of the public libran].- city Haii i~ baCk dow~t°wn iH C~6n City; Nev~ The Stat~ CaPROl can be Sken in the JOURNAL / NUMBER 49 Public Buildings Keep Town Centers Alive... continued from page 15 working together creatively to meet both public and private-sector needs." The distance between local govern- ment and the arts is literally the length of a flight of stairs in the small town of Antrim, New Hampshire. As former Antrim planning commissioner David Essex recounts, "two years ago propo- nents of a $900,000 Town Hall renovation won a surprising Town Meeting vote from notoriously frugal residents in part by demonstrating the Town Hall.'s impor- tance as a venue for civic organizations, notably a very active theater troupe that would have been without a performance space if the upstairs auditorium had not been renovated and brought up to code." According to Essex, the plan passed in large part because of the "homework" done by a committee that carefully worked through the details of the renova- tion plan before the Town Meeting vote. DESIGN MAKES A DIFFERENCE Public buildings that generate com- munity activity and social life are more critical to. a downtown than are more rou- tine government office buildings. Post offices, for example, serve and attract individuals from throughout the commu- nity, giving them opportunities to social- ize and filter through a town or city center. The same is true for town halls, libraries, and aris centers. Government offices that have less daily involvement with the public can be useful for giving down- town a boost, but they have to be skillfully integrated into their surroundings. Since the bombing of the Okla- homa City Federal Building, this has become harder to accomplish, especially for courthouses and federal facilities. In New Haven, Connecti- cut, Mayor John DeSte- fano Jr. worked to get a new FBI building erect- ed in the downtown, but it has tumed out to be not much of an asset. The building stands far back from the street behind a black metal fence and an array of barriers. The barriers and the retreat from the street make for an unfriendly environment. Pedestrian life, which is critical to downtown vitality, cannot tolerate much of this. But responding to Security concems is not necessarily incompatible with com- munity-sensitive design. Even large feder- al office buildings and courthouses can be integrated with their surroundings in an attractive manner, and remain vital com- ponents of downtown districts. According to Joe Moravec, Commis- sioner of the General Services Admini- stration's Public Buildings Service (responsible for the siting and design of federal buildings), GSA remains firmly committed to "using the federal presence Online Comments: "Besides creating activity downtown, public buildings have another quite important role: they connect us to our community's past and carry our identity into the future. While popular culture focuses on individuality, rebellion, and rootlessness, dvic spaces are one of the rare manifestations we have left of community and depth of common values and culture through time. They provide that sense of comfort, continuity, and place so important to the human psyche." -.Ilene Watson, Planner, Kelowna, British Columbia "Holly Springs, Mississippi, is a town of around 9,5000, southeast of Memphis. In the mid-1980s, the Postal Service announced that the downtown post office, on the town square, would be moved to a location on the western city limits. The Chamber of Commerce and the Downtown Merchants Association, bol- stered by three downtown banks, launched a campaign to keep the post office downtown. After much negotiation, the Postal Service agreed to leave the downtown location open for specific services, while moving other ser- vices to the new location. This arrangement has worked for everyone." - Ivy Owen, Community Development Coordinator for the Mississippi Band of Choctaw Indians (and former C.D. Director, Holly Springs, Mississippi) z The landscaping in front of the federal courthouse in downtown Minneapolis integrates security and aesthetics. as a force to help strengthen downtowns." While federal buildings need to satisfy "the paramount concern of worker and visitor safety," they do not have to become fortresses. Moravec also points to the use of berms and other landscaping tech- niques to provide sufficient "stand off dis- tances" for vehicles, while offering an aesthetically pleasing environment. As Moravec notes, it is essential to have high- quality architecture and design that will result in buildings that can "be a source of pride for generations." SUMMING UP: The presence of public buildings is one of the keys to a strong and vibrant downtown or town center. Many commu- nities have seen economic and social ben- efits when the post office, the municipal building, the public library, and other important public buildings stay or expand downtown. Conversely, when they leave, the fabric knitting downtown together can start to unravel. · Philip Langdon is a writer and associate editor of New Urban News, a national newsletter on design and development. He is also the author of A Better Place to Live: Reshaping the American Suburb (University of Massachusetts Press, 1994. Langdon's previous article for thk PCJ, "New Development, Traditional Patterns," appeared in PCJ #36, Fall 1999. He lives in New Haven, CT, and can be reached at plangdon@snet.net. PLANNING COMMISSIONERS JOURNAL ! NUMBER 49 / WINTER 2003