Planning commission approves renovation of historic barn for meditation center at 8835 Southeast 42nd

The Milwaukie Planning Commission voted 5-0 to approve a historic resource review (primary file HR-2026-00001) and related variance and community-service-use minor modification allowing renovation of an existing barn at 8835 Southeast 42nd Avenue for use by the Ring of Moss meditation center.

Staff told the commission the proposal keeps the building's exterior masonry shell and roof height while rebuilding the interior to meet current code, adding two dormers, new windows and doors, and an elevator and code-compliant stair to improve accessibility. "It's essentially kind of rebuilding the structure within the shell of the building," Brett Kelver, senior planner, said during his staff report.

Kelver said the site was previously approved in 2025 for a community service use and that the current package bundles a Type 3 historic resource review, a Type 2 variance (for minor dormer encroachment into the rear-yard setback), and a Type 1 minor modification to the earlier community service use approval. He told commissioners that digitized zoning maps appear to have omitted the barn from the 1993 historic designation and that staff will correct the map to reflect the barn's inclusion in the original evaluation.

Applicant Andrew Mason, who identified himself as a co-owner of Karns Forplex LLC and participant with Ring of Moss, described the group's connection to the property and said the team learned of the barn's historic status after purchase. "None of us came in ... with an understanding of historic preservation," Mason said. "We're trying to move forward in a way that respects and acknowledges the history that's there." Jane Lawson, the group's moderator, said the barn strongly resonated with the group's Zen lineage and practice.

Commissioners asked detailed questions about masonry restoration, new exterior materials and lighting. The applicant and the architect said the existing exterior masonry is brittle and that the design prioritizes keeping as much original material intact as possible; new penetrations and siding in the gable areas will match the building's character. The group said the elevator is voluntary, contingent on fundraising, and that any building-code or ADA matters related to the elevator would be addressed during building permit review rather than in the planning decision.

A point of discussion among commissioners was the inclusion of skylights to bring natural light into the new second-floor meditation space. The applicant argued skylights are reversible and central to the space's use; commissioners discussed visibility from nearby streets and historic-period consistency before concluding the overall treatment of the building weighed in favor of approval.

After deliberation, a commissioner moved to "approve HR-2026-00001 as presented." The motion was seconded and carried in a roll-call vote: Commissioners Lother, Steer and Hess, Vice Chair Pennock and Chair Greek each voted in favor. The clerk reminded the public that appeals to the city council must be filed within 15 days of the mailing of the notice of decision.

Next steps for the project include any building-permit reviews required to implement the approved exterior envelope work; staff and the applicant said elevator installation and fundraising are pending and, if deleted later, would not necessarily require further Planning Commission review so long as the exterior modifications remain the same.

Address and project references from the hearing: 8835 Southeast 42nd Avenue; primary file HR-2026-00001. The staff report and findings cite multiple Milwaukie Municipal Code sections as applicable to the review and variances.