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http:// --> Ashland, Oregon HOME Valley & State Sports Nation & World Opinion/Editorial Classifieds Business Columnists Local Issues Obituaries Weather Archive Revels Etcetera Backpage Hot Topics Most Viewed Forum Photo Galleries Video Readers Polls O-Zone Online Games Movie Preview Special Sections Real Estate Guide Menu Guide Shakespeare Subscribe Contact Us Rate Card Place an Ad Top Galleries: December 13, 2006 Helman St. project approved By Robert Plain Ashland Daily Tidings The Ashland Planning Commission approved a 16,000-square-foot, two building mixed-use project slated to be built on the corner of Helman and Van Ness Streets on Tuesday night. But not without a novel condition of approval that two commissioners, who usually have opposing positions on new development, thought was an overstep of the quasi-judicial body's power. Rather than denying the project outright, the commission voted 7 to 2 to "step it back" three additional feet from the Helman Street. The decision is a new method of addressing an issue that is prevalent on many new developments: bulk and scale of a building versus the profit margin of a project. Commission Chair John Fields said the issue shows "how intensely it's about money." Developers, he explained, have an economic interest in trying to maximize the size of a building, whereas the planning commission's job is to make sure the building, regardless of its financial feasibility, adheres to the local land-use code, which include provisions on the scale of a building compared to its neighbors and its overall mass. "Without explicitly telling the applicant how to redesign it, we're telling them to [take off three feet] and give it your best shot," Fields said. "The building is quite attractive but there is no other density like this in town." Since the project first reached the planning commission in October, city planners recommended the building be pushed back from Helman Street. They thought its three stories and overall bulk and scale would create a crowding affect on the residential neighborhood. But the applicant, Jim Batzer, contended that a building close to the street met the historical pattern of this area, which his design team parsed as a gateway to downtown, and kept it close to the road. The planning commission's vote adds a condition that effectively takes 132-square feet from the Helman Street facade of the building. Commissioners Olena Black and Mike Morris, who typically have very different ideas of what constitutes a well-designed new building in Ashland, both agreed that this kind of condition should be outside of the purview of the commission. "I've heard we don't want to design projects but that is exactly what we are doing," said Morris. "It's not going to be an easy fix to redesign this building." He voted against the project on principle. Black agreed with him. "It's not the project that was brought to us," she said, in protest of the imposed three-foot setback. She agreed with the applicant that the bulk and scale was not out of character with the existing neighborhood, and thought other commissioners were trying to keep the area more residential, rather than infilling the lot in question. Before they voted she said, "We are either saying we want to urbanize or do infill or we are saying we want to keep it as a residential neighborhood." Black was also concerned that the project could be drastically changed because of the way it was approved. But city planner Maria Harris said another condition would require the project to come back before the commission if it is to be substantially altered. Batzer said he is pleased his project passed and that he can live with the condition. "We can live with the conditions," he said. "We just need to redesign the sense of entry. Where there is a will, there is a way." Staff writer Robert Plain can be reached at 482-3456 x. 226 or [email protected] Current Comments: Every issue which has to do with development should have developer's fees attached,regardless of whether it is residential or commercial. These fees should be used to help keep the Ashland library open. It's time for developers and the business community to pony up for the common community good, not just personal profit. Thomas - Ashland - December 13th, 3:14 PM Thomas, I think developers already pay fees, though permits and System Development Charges. They are used to pay for the Community Development Department and the services that all new construction needs (i..e water, sewer, etc.). What you are probably suggesting is that SDC's be raised, but then that would drive up housing costs too. enough - ashland, or - December 13th, 4:55 PM We should not focus fees on the library.. it's a huge waste of money and NOT the way to the future. Josh - Ashland, OR - December 13th, 8:33 PM Josh, not everything is found on Google. The pure enjoyment of reading and research has created generations who preceded you and made much of what you enjoy possible. Since man started writing, libraries have been essential for culture, and personal as well as community developement. Thanks "enough" for the clarification on fees. Somehow I hope the closure will be avoided and the kind people at the library keep their jobs. thomas - ashland - December 14th, 7:44 AM Leave a Comment: Advertisement: Advertisement: Paid Advertising Inkjet Printers Student Loans Water Filter Helzberg Diamonds Mortgage Calculator Security Systems Advertisement: Copyright © 2006 Ashland Daily Tidings and Ottaway Newspapers. All Rights Reserved.