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Agendas and Minutes

Historic Commission (View All)

Special & Regular Meeting

Agenda
Wednesday, April 06, 2005

ASHLAND HISTORIC COMMISSION

Minutes

April 6, 2005

 

Community Development/Engineering Services Building – 51 Winburn Way – Siskiyou Room

 

 

 

Historic Commissioners Present: Dale Shostrom, Keith Swink, Rob Saladoff, Tom Giordano, Terry Skibby, Jay Leighton, Alex Krach, Sam Whitford and Henry Baker
Absent Members: None

Council Liaison: Absent - Jack Hardesty
High School
Liaison: None Appointed
SOU Liaison: None Appointed
Staff Present: Maria Harris, Senior Planner, Bill Molnar, Planning Manager, Billie Boswell, Administration

 

 

CALL TO ORDER – SPECIAL MEETING

 

At 5:03 p.m., Chairman Dale Shostrom called the meeting to order. 

 

 

SELECTION OF “DISTINQUISHED ARCHITECTURAL PRESERVATION” AWARDS

 

Civic/Institutional Award:  Trinity Episcopal Church, 44 N. Second Street

      Ashland First Congregational Church, 717 Siskiyou Boulevard

Commercial, Interior Renovation/Exterior Restoration:  125 East Main Street, Paddington Station

Residential, Historically Compatible New Construction:  310 High Street (Traditional);

       765 Iowa Street (Non-Traditional)

Residential, Accessory Structure/Detached Garage:  117 Church Street (New);

  159 Nob Hill (Renovation/Conversion)

Residential Restoration:  364 Hargadine

                                         477 Allison

Individual:  Carol Samuelson, SOHS, Librarian/Archivist

 

Chairman Shostrom asked staff to provide owner, builder/developer, and architect/designer information to Commissioners so they can notify and interview the winners.

 

 

CALL TO ORDER – REGULAR MEETING

 

At 7:06, Chairman Dale Shostrom called the regular meeting to order.

 

 

APPROVAL OF MINUTES

 

Leighton moved to approve the March 2, 2005 minutes as amended. With a second by Swink, the motion was approved unanimously.

 


PUBLIC HEARINGS

 

Planning Action 2005-00084

Site Review & Administrative Variance

Archerd & Dresner, LLC & Redco, LLC

165 Lithia Way & 123 North First Street

 

Chairman Shostrom described the request for Site Review approval of two 3-story mixed-use commercial and residential buildings and six row houses. A total of 14,736 square feet of retail and 41 residential units are included in the proposed development.  The site is subject to the Detail Site Review Standards and to the Downtown Design Standards.  In addition, the proposal is subject to the Large Scale Development Standards because it exceeds 10,000 square feet in size and includes buildings greater than 100 feet in length.  The applicants are also requesting an Administrative Variance to Ashland’s Site Design and Use Standards relating to the required distance between buildings.  A Tree Removal Permit is requested to remove four trees on site.

 

Bill Molnar, Planning Manager, highlighted the main aspects of the proposal and then detailed staff’s concerns:

1.      Lack of public space including insufficient public space between the two large buildings.

2.      Limited traffic impact analysis that does not include the higher numbers related to potential medical services as described in the application.

3.      The buildings’ design does not meet the requirements of the Downtown Design Standards as it relates to staggering building heights, breaking up large building masses and including distinct changes in depth and elevation between the features that make up the façade to soften the exterior mass of each building.

Mr. Molnar said staff recommends the application be continued to allow resolution of these concerns.

 

Commissioner Giordano asked staff for clarification of the difference between C-1 and C-1-D commercial zones. Mr. Molnar explained that they share the same design standards except that C-1-D has no parking or landscape requirements.  This project is in the C-1 zone and is subject to the parking and landscape requirements.

 

George Kramer, representing the applicants, detailed the history of Lithia Way and its relationship to the downtown core. Gene Cowan and Craig Stockbridge of GBD Architects described the design of the buildings emphasizing the two distinct looks. It was noted that the buildings would be a LEEDS certified design.

 

The majority of the Commissioners questioned the minimal 18-inch recessed entries on the two large buildings. They felt larger, more substantial covered entries or arcade-type public space was needed to break up the façade and make the buildings more pedestrian friendly.

 

Chairman Shostrom asked for comments from the audience.

 

Colin Swales of 1282 Old Willow Lane stated his calculations showed only 17% of the total square footage would be commercial or retail use. He felt that land available in the C-1 zone should be maximized for commercial and retail use and not residential.  Mr. Swales was also opposed to the overall bulk and scale of the project saying it was too massive and was not compatible with the predominately 2-story historic buildings in the downtown core and the historic residential neighborhood of modest homes off “B” Street.

 

Bill Street of 180 Mead explained how the project was in conflict with several of Ashland’s Design Standards including the orientation and scale of the large 3-story buildings, the lack of pedestrian and public space, and the incompatibility of the row houses as they relate to the existing residential neighborhood.  He also cited the absence of a strong sense of entry, the narrowness of the public breezeway and its lack of windows and openings, and minimal streetscape amenities for pedestrians.

 

Chairman Shostrom asked for rebuttal comments from the applicants.

 

 

 

 

Mr. Stockbridge explained that Mr. Swales calculations of the percentage of commercial space were inaccurate, that the entire ground floor of both buildings was commercial and retail use including the office studios. 

 

The applicants also spoke of the contribution the development makes in not only providing additional commercial space but providing very desirable housing to those wanting to be within walking distance of the downtown amenities.  He also spoke to the concern of the height of the buildings, pointing out that the code put in place by the City is 40-feet which supports a 3-story structure.  He pointed out that the residential units are not high-end condominiums, but modest studios and apartments including 10% affordable housing.  Mr. Kramer agreed that the comments about the minimal sense of entry were valid and they would work on improving that area.

 

Mr. Molnar explained Mr. Swales calculation was based on total square footage of all floors of all buildings.  The Design Standards require 65% of the “ground-floor” space be commercial, which this project meets.

 

Mr. Swink asked the applicants about the ratio of low-income housing planned in this project.  Mr. Archerd confirmed they would meet the requirements.

 

Ms. Leighton expressed her appreciation to the applicants in designing LEEDS certified buildings.

 

Chairman Shostrom closed the Public Meeting.

 

After Commission discussion of the various design elements of the development project, Mr. Skibby made a motion to recommend the action be continued and that the following issues be incorporated into the design and brought back to the Historic Commission.  The general areas of discussion/concern are creating pedestrian friendly spaces; mass, bulk and scale; building facades; and row houses.  (all comments pertain to Buildings 1 and 2 except for last two items)

 

1.      Use more recessed entries both on the street facades of Buildings 1 and 2, and towards the breezeway.  Also recess at a greater depth than shown on current plans.

2.      Suggest use of arcade on Building 1, sweep in at ground floor as shown in "Moderne" photographs and provide more protection from weather (rain and sun).

3.      Increase breezeway width between buildings.

4.      Lower canopies, 14 feet isn’t intimate and is too high.  Also increase depth of canopies.

5.      Recess third-story in different areas to minimize and vary building height.

6.      Blank walls in breeze way are a concern, create stronger pedestrian connection to ground floor both in street elevations and breeze way.

7.      North facades of Building 1 and 2 are the same. Change design on the back of Building 1 to mimic the Moderne design on the front.

8.      Add texture or artistic expression on Building 2, west wing elevation, to break up blank wall facing parking and Lithia Way.

9.      The Commission felt it is important to have residences in the downtown to create a 24-hour presence and synergy

10.  Add more residential style landscaping around row houses.

11.  The majority of the Commission felt the scale and design of the row houses was appropriate, but there was a minority that felt the design was problematic in the transition between the commercial zone and existing residential neighborhood (height, mass, and roof form discussed).

 

Mr. Krach seconded the motion and a roll call vote was unanimously in agreement.

A motion was made by Ms. Leighton and seconded by Mr. Swink to continue the meeting to 10:30 pm. Approval was unanimous.

 


DISCUSSION ITEM:

 

Planning Action 2005-00039

Conditional Use Permit

Applicant: Stan Potocki and Bruce McLean

150 N. Pioneer Street

 

Mr. Saladoff asked to be recused from the hearing due to a conflict of interest.  Chairman Shostrom disclosed he had made contact with the applicants to review their new plan.

 

Chairman Shostrom explained that this project was approved at the March 2, 2005 meeting subject to the applicants returning with a revised plan addressing the eleven conditions of the motion to approve.

 

The applicants, Stan Potocki and Bruce McLean, reviewed with the Commissioners the revised plans showing they met most of the conditions requested with two exceptions. 

 

1.      The Planning Commissioners had required the applicants retain the original parking spaces and add one more.  The handicap space was moved closest to the new residential unit with the expanded handicap space on the side closest to the porch.  A railing was added to the porch to visually define a buffer.  This left only 1 foot between the parking lot and the back stoop coming out of the existing office/residence.

 

2.      The back staircase on the existing office/residence, that was requested to be removed by the Historic Commission, was left in place due to concerns of building and fire safety.

 

There being no further questions of the applicant and no one in the audience, the public meeting was closed.

 

Ms. Leighton moved to modify the original motion to include three additional conditions:

1.      Remove brackets and have a 5 ½” exposure on the siding to match the original house

2.      Windows to have 6” trim to match original house

3.      Eliminate Condition #10 to allow the South staircase to remain.

 

Mr. Skibby seconded the motion and it passed unanimously.

 

OLD BUSINESS

 

A. Review Board  Following is the month’s schedule for the Review Board, which meets every Thursday from 3:00 to at least 3:30 p.m. in the Planning Department:

 

April 7th 

Skibby, Shostrom, Swink

April 14th

Skibby, Whitford, Saladoff

April 21st

Skibby, Giordano, Saladoff

April 28th

Skibby, Baker, Krach

May 5th

Skibby, Swink, Leighton

 

 

B.  Project Assignments for Planning Actions

 

PA #2000-120

485 “A” Street (Steve Hoxmeier)

Shostrom

PA #2002-100

142 East Main Street (Earthly Goods)

Leighton

PA #2004-026

81 Central Avenue (Wes & Lucinda Vail)

Giordano

PA #2004-018

322 Pioneer Street (Al & Sandra Carlson)

Swink

PA #2004-100

80 Wimer (Tom & Kathy Petersen)

Whitford

PA #2004-102

832 “A” Street (Ilene Rubenstein)

Saladoff

PA #2004-110

150 Church St (Robert M. Saladoff)

Whitford

PA #2004-115

724 Iowa St (Dave and Jamie Kaufman)

Swink

PA #2004-138

234 Vista St (Sid & Karen DeBoer)

Saladoff

PA #2004-150

87 Fourth St (Unitarian Universal Fellowship Church)

Shostrom

PA #2004-154

180 Lithia Way (Archerd & Dresner)

Leighton

PA-#2004-160

685 A Street (William Reeves)

Krach

PL#2005-00039

150 N. Pioneer (Stan Potocki & Bruce McLean)

Leighton

 

 

 

C.  National Historic Preservation Week, May 8-14, 2005   - (See above minutes of 5:00 PM meeting)

    

D.  Co-Sponsorship with Conservation Commission for Fall Workshop – No report

 

E.  Lithia Springs National Register Nomination – Ms. Harris informed the Commissioners that the Parks Commission’s Joint Study session with the City Council on April 18th at 7:00 PM was postponed.

 

F.  Multiple Listing Survey for National Register of Historic Places   - No report

 

G. Single Family Residential Design Standards – No report

 

NEW BUSINESS

 

COMMISSION ITEMS NOT ON AGENDA

 

ANNOUNCEMENTS

 

The next Historic Commission meeting will be on May 4, 2005 at 7:00 pm in the Siskiyou Room.

 

ADJOURNMENT

 

With a motion by Leighton and second by Baker, it was the unanimous decision of the Commission to adjourn the meeting at 11:05 p.m.

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