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HomeMy WebLinkAbout2015-01-13 PACKET 05.E.Cottage J Grove IV/, ell Pride and Prosperity Meet TO: Cottage Grove Planning Commission Advisory Committee on Historic Preservation Cottage Grove Economic Development Authority FROM: John M. Burbank AICP, Senior Planner DATE: December 8, 2014 RE: Historic Places Conditional Uses — Code Compliant Site Improvements Introduction During the review of the last two properties to receive a Historic Places Conditional Use Permit ( HPCUP), the question of site improvement standards was discussed quite heavily. The root of the discussion was that if these properties are functioning as commercial entities, should they be held to commercial site development performance standards. The predominant standards identified would include hard surfaced parking, concrete curb and gutters, stormwater ponding and landscaping. The Council had requested that the Advisory Committee on Historic Preservation (ACHP) continue this discussion further and to formulate a recommended course of action on the topic. Additional direction is being sought from the Planning Commission and the Economic Development Authority. Discussion As a base for discussion, two sets of questions were identified. Based on positive or negative answers, the course of the policy discussion and formulation would take a different tract of review and establishment. General Discussion Questions The following general questions need to be answered prior to any policy action being taken. A. Should historic properties operating with a HPCUP be held to the same development code standards as other commercial properties? B. What purpose would be served by having historic properties developed to commercial standards? C. Should a certain percent of site improvement or use intensification be utilized as the trigger for historic properties operating with a HPCUP be held to the same development code standards as other commercial properties? D. Should the establishment of some sort of "bonus" incentive program for HPCUP properties be explored that would make code compliance a favorable action? Historic Places Conditional Uses — Code Compliant Site Improvements December 8, 2014 Page 2 of 2 Site Specific Questions If a determination is made that HPCUP properties should be held to the same development code standards as other commercial properties, then the following site specific questions need to be answered prior to taking action on any established policy. A. Does the site improvement or use intensification associated with the HPCUP request meet the trigger criteria for code compliance? B. Are commercial code compliant development standards appropriate for this historic property? C. Would commercial code compliant improvement detract from the historic nature of the HPCUP property? D. What is a just and equitable timeframe for HPCUP properties to complete required improvements? E. Should a property's HPCUP request be denied or limited in duration based on the inability to meet code requirements. Summary Based on the answers to these questions, there are four courses of action. 1. Recommend no action on the topic. 2. Recommend the adoption of a policy relating to the topic. 3. Recommend an amendment to the HPCUP section of the ordinance to establish code compliant improvement triggers. 4. Recommend that current HPCUP owners be notified of the amendment process in addition to normal public hearing notification. Recommendation Review and discuss code compliant site improvements for properties with Historic Places Conditional Use Permits and give a recommendation to the City Council on a policy addressing site improvements and triggers for improvements.