§ 17.5.220 PROCEDURE FOR REVIEW OF PROPOSED WORK AFFECTING THE EXTERIOR OF LANDMARKS.

   For the purposes of this section, “historic landmark ” or “landmark” is construed to include “historic contributing building ” as defined in § 17.12.210H.1. These standards apply to:

   ∙   Structures listed on the Forest Grove Register of Historic and Cultural Landmarks, whether or not they are located within a district;

   ∙   Historic contributing structures within a district;

   ∙   Non-contributing structures within a district; and

   ∙   New development within a district.

   Prior to the commencement of work on the exterior of a landmark (including repairs, maintenance, alterations, improvements, reconstruction and/or expansion affecting the exterior appearance of the landmark), an application describing the proposed work shall be submitted to the Community Development Department for review. The application shall include plans and specifications describing proposed materials and methods in sufficient detail to illustrate the finished results.

   For landmarks within a district, the design intent is to maintain or better the overall integrity of the district. For new development or non-contributing buildings there is a similar intent, particularly if the development would displace an existing landmark.

   The standards in this section apply to the exterior rehabilitation of buildings within a historic district. Situations include existing historic contributing buildings , additions or new development within a district, and to individually-listed historic landmarks located outside of a district. Certain provisions apply to all properties.

   Two-Track Procedure: Pursuant to § 17.2.350, designs or portions of a project not meeting, or those requesting an exception to the Standards [Track 1] shall be reviewed under the Guidelines [Track 2] as described in Design Guidelines Handbook Section V Historic District Design Guidelines.

   A.   Exempt activities. Replacement of deteriorated materials in kind, repainting, installation of gutters and leaders and installation of removable storm windows and demolition of non-contributing buildings shall be considered allowable without assessment of visual impact.

   B.   Director review. When the proposed work activities are not exempt under § 17.5.220A. above, the Director shall review the application and plans. If review results in a determination that the work would not result in visual change, the Director shall provide the applicant with written approval for the work to proceed.

   Where the proposed work is of such a nature that a building permit is required, the Building Official shall withhold issuance of a building permit for the proposed work pending review and approval by the Director . The Director may require additional plans and application materials beyond those required for issuance of a building permit . If review results in a determination that the work would comply with the standards of § 17.5.220D. below, the Director shall provide the applicant with written approval for the work to proceed.

   C.   HLB review.

      1.   Where review of the application results in a determination that the work would not comply with the standards of § 17.5.220D. below, the application shall be forwarded to the HLB for review and action subject to Type III procedures. Other design elements requiring HLB review include:

         a.   Relocations or repositionings of a landmark or a historic contributing building pursuant to § 17.5.225;

         b.   Demolition of a landmark or historic contributing building pursuant to § 17.5.225;

         c.   Removal of chimneys from a landmark or historic contributing building ; and

         d.   New exterior stairs (except those connected to ground-floor entries).

      2.   Where the proposed work is of such a nature that a building permit is required, the Building Official shall withhold issuance of a building permit for the proposed work pending review and approval by the HLB. The Board may require additional plans and application materials beyond those required for issuance of a building permit .

      3.   After reviewing plans and materials, the HLB shall approve, approve with conditions or reject the proposal subject to Type III notice procedures and timelines.

   D.   Review standards. In acting on an application submitted pursuant to this section for work affecting the exterior of a landmark or construction of a new building within a district, the Director shall approve the proposal if findings are made demonstrating that the following standards are met:

      1.   General review standards.

         a.   Every reasonable effort shall be made to provide a compatible use for the property that requires minimal alteration of the structure , or to use the property for its originally intended purpose.

         b.   The distinguishing original qualities or character of the structure shall not be destroyed. The removal or alteration of historic material or distinctive architectural features shall be avoided when possible.

         c.   All structures shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.

         d.   Changes that may have taken place in the history and development of the structure shall be recognized and respected.

         e.   Distinctive stylistic features or examples of skilled craftsmanship that characterize the structure shall be treated with sensibility.

         f.   Deteriorated architectural features shall be repaired if practicable; if not, they should be replaced in kind. Where replacement of features is proposed, the new material should match the material being replaced in composition, design, color, texture and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures .

         g.   Surface cleaning, if any, of structures shall be undertaken with the least damaging means. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.

         h.   Every reasonable effort shall be made to protect and preserve archeological landmarks affected by, or adjacent to the landmark.

         i.   A design for alterations and additions to the structure shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and such design is compatible with the size, scale, color, material and character of the property, neighborhood and environment.

         j.   Wherever possible, new additions or alterations to structures shall be done in such a manner that, if such additions or alterations were removed in the future, the essential form and integrity of the structure would not be impaired.

         k.   Attempts to improve or enhance the exterior appearance of a landmark by installing decorative features, such as shutters, shall be avoided unless it can be established that the feature existed on the landmark at its inception.

      2.   Building and addition placement and orientation.

         a.   Locate the primary building side and entry of the building to face the public way. This side is typically parallel to the street . Maintain an orientation similar to that of the neighboring historic buildings .

         b.   Additions are not allowed on the primary side of a historic building .

         c.   New structures or additions are not allowed in the front  yard .

      3.   Spacing and setbacks .

         a.   Maintain and preserve the front  yard  setback as determined by historic buildings within the block face . Existing non-complying historic and noncontributing buildings may remain and may be repaired but not enlarged.

         b.   Maintain the average side  yard  setbacks as determined by historic buildings on the block face . Reduced side  yards may be permitted pursuant to § 17.2.120.

      4.   Building design.

         a.   Height.

            i.   Height limit at eave or parapet: The height from grade at the building line to the predominant roof eave that exists for historic buildings on the block face up to a maximum of 25 feet. Historic non-contributing buildings may be used if there are no historic contributing buildings on the block face .

            ii.   Height limit at ridge: The height from grade at the building line to the main roof ridge that exists for historic buildings on the block face up to ten feet above the allowable eave height.

            iii.   The maximum number of above grade stories is two and one-half.

            iv.   The height or number of stories of the front portion of historic buildings may not be increased.

            v.   The ground floor of a historic building may be raised no more than 3 feet from its existing height.

            vi.   The maximum height from grade at the building line to the main level for new development is four feet.

            vii.   Basements are allowed for all buildings . The site may not be substantially re-graded for basement  use .

         b.   Width.

            i.   The width of a new building front may not vary more or less than 20% from the range that exists for historic buildings on the block.

            ii.   The front width of historic buildings may not be increased more than 10%.

         c.   Shape.

            i.   The overall primary building shape and that of additions must be representative of existing historic buildings on the block face .

            ii.   Additions to historic buildings shall be designed to be secondary to the main building .

            iii.   Oblique, skewed and non-orthogonal front walls are not allowed on the primary building .

            iv.   Rounded walls or porches are allowed on secondary sides or additions .

         d.   Roof.

            i.   Roof forms for the main structure , additions and wings where visible are to be gabled or hipped. Shed roofs are not allowed for the main building portion. Parapets and non-visible roofs are not allowed for the main roof unless represented by historic buildings on the block. Other roof forms such as gambrel, clipped gable or clipped hip may be allowed upon review.

            ii.   Roof shape shall be consistent with other historic buildings on the block in style, configuration and pitch.

            iii.   Roofs shall have a minimum 12-inch overhang or the average eave width of historic buildings on the block face .

            iv.   Gable roofs shall have matching roof slopes.

            v.   Porches or bays may have lower sloped roofs than that of the main roof. These roofs may be gabled, hipped, shed or more complex. Shallow stepped gable roofs: a maximum of two are allowed.

            vi.   The roof shape and slope of the main portion on historic buildings as visible shall not be changed.

            vii.   Roofing types not allowed where visible: Sheet metal, clay, concrete or metal tile, single-ply types.

            viii.   Gutters and downspouts: Types allowed: painted sheet metal, copper. Types not allowed: vinyl or plastic, except as a downspout receiver hub visible for a maximum of 12 inches above grade .

         e.   Dormers and roof features.

            i.   Dormers on all buildings shall match the existing building style, shape and relative proportion. Dormers shall intersect the main roof below the main ridge.

            ii.   New dormers are not allowed on a front-sloping roof of historic buildings .

            iii.   A maximum of two dormers are allowed on the front of new development .

            iv.   The total area for all dormers on a particular slope is limited to 33% for gable-roofed dormers and 50% for shed-roofed dormers.

            v.   New decorative roof feature additions such as cupolas, towers, crestings and railings are not allowed.

            vi.   Chimneys on historic buildings : Retain and repair above the roofline.

            vii.   Skylights are not allowed on the front sloping roof or on a visible side .

            viii.   Solar panels, satellite dishes and mechanical equipment are not allowed on the roof or walls of the front building portion. This includes the front and sides extending back ten feet.

          f.   Porches.

            i.   New porches shall comply with the above requirements for spacing, setback , building form, shape and roofs.

            ii.   New front porches shall have access to the front street .

            iii.   New porches on all buildings are to match the existing building style, shape and relative proportion.

            iv.   Porches on historic buildings shall not be removed or relocated.

            v.   New development (including accessory dwelling units ) shall incorporate a porch or architecturally-defined entry for each main level unit unless sharing an existing porch or entry. The minimum porch dimensions are four feet by four feet and sixteen square feet per dwelling unit.

            vi.   Porches shall have roofs and are to be integrated with the building and finished accordingly. They shall be consistent with the main building ’s style. Front porches and roofs shall serve the main level and be one story in height.

            vii.   Raised front and visible side porches require finished enclosures or skirting below their walk structure consistent with the main building style.

            viii.    Front porches on historic buildings may not be enclosed.

            ix.   Side porches serving the main or basement level are allowable. They are to be secondary but consistent in style and detail with the front porch.

            x.   Porches above the main level on the front of the building are not allowed unless existing elsewhere on historic buildings on the block face .

            xi.   New exterior stairs are allowed for ground floor entrances only.

            xii.   Raised decks visible from the street are not allowed.

            xiii.   Materials not allowed: exposed structure : steel stair members, steel and concrete types of stairs. Enclosure members: cable, glass or vinyl. Roofing: metal roofs.

         g.   Front, side and rear building elevations.

            i.   The front  facade orientation and access for historic buildings shall be maintained. The major defining features including entry, porches, roofline, bays and dormers shall be retained on the front and visible sides of historically contributing buildings .

            ii.   The front  facade orientation and access for new buildings shall be consistent with historic building examples on the block.

            iii.   Front  facade : New buildings shall avoid very flat, wide and tall front and visible side walls with minimal relief and level parapets. The front shall create relief by a limited use of projections and recesses such as a porch, bay , wing or the roof slope .

            iv.   Openings: New buildings shall have windows on the front and visible sides of habitable rooms at each level. Each room shall have a minimum of one window.

            v.   Rear elevation: Unless specifically denoted as significant, the rear and non-visible side elevations of historic buildings may be altered. Those alterations must be consistent with the overall building design and use products and materials noted as acceptable in the Standards.

         h.   Outbuildings and garages .

            i.   New garages and accessory buildings shall be historically consistent with the primary building in style, size, materials and roof.

            ii.   Replacement garages : Retain and repair over replacement for both structure and materials.

            iii.   Location and orientation: Where an alley exists, locate the garage for alley  access . Garages and outbuildings shall be located in the rear. Garages may be located in the side  yard or may be attached if recessed behind the primary building  face by a minimum of six feet and if meeting the side  yard  setback and spacing requirements.

            iv.   Garage doors: Total width is limited to one-third of the primary building  face width if facing a street . Height is limited to eight feet. Construction, style and materials shall be consistent with the main building . A maximum of one double garage door or two single doors facing the street is allowed per 50 feet of lot width . There is no width constraint if the garage faces an alley .

            v.   Carports and breezeways: Carports are allowed where consistent with the building style and age. Breezeways may be used for connection to garages , carports or outbuildings. Design of these structures must be consistent with the primary building in style, size, construction, materials and detail.

            vi.   Materials and types not allowed: Flush, open grate-mesh and mostly glass garage doors.

         i.   Exterior siding and decorative architectural details.

            i.   Historic buildings and landmarks shall retain and repair existing siding, architectural features and details.

            ii.   Replacement siding, moldings and other decorative architectural details shall match the material, pattern, detail and dimension of either the existing or the original siding or material.

            iii.   Front and visible sides of new buildings shall have the following minimum wall trim: window and door casings, top of wall to roof overhang on gable sides.

            iv.   Siding patterns allowed: A maximum of three wood siding or shingle patterns and types; may also have one type of masonry or plaster.

            v.   Siding, decorative architectural details and exposed materials that are not allowed: aluminum or metal; vinyl; scored plywood; sheet siding. Alternative engineered siding not matching original profiles. Plastic, foam or polymer trim. Cultured stone or synthetic masonry. Use of stains and clear finishes is acceptable only for doors and sidelights, and utility structures . Mill or clear finish aluminum or stainless steel is not allowed as an exposed finish.

            vi.   Removal of non-historic features or reconstruction of historic features, with documentation, is allowed on historic buildings and landmarks.

         j.   Doors and windows.

            i.   Original openings on visible sides of historic buildings shall be retained.

            ii.   New main and upper level window or door openings on front or visible sides of historic buildings are not allowed.

            iii.   New basement windows or doors are allowed on side walls.

            iv.   New window types and materials not allowed at front-facing or visible sides : sliding glass units, glass block, vinyl, fiberglass, between glass grids, commercial-type windows.

            v.   New or replacement windows and doors on historic buildings shall match the style, configuration, dimensions and materials of existing or originals. Not allowed: window shapes other than rectangular.

            vi.   Retain and repair existing historic window and door parts and trim. Wholesale replacement of windows or sash in good condition on historic buildings is not allowed.

            vii.   New or replacement windows and doors on historic buildings shall match the style, configuration, dimensions and materials of existing or originals.

            viii.   Storm windows are acceptable on interior or exterior. If on the exterior they shall match the window shape, style, basic configuration and shall be a comparable color. Exterior storm doors are allowed.

            ix.   Windows and doors on new buildings shall be appropriate to the style of the building and as found on historic buildings the block face . This includes their design, materials, pattern, grouping and configuration.

   Not allowed: window shapes other than rectangular, vertically asymmetric, individual window division or configuration.

            x.   Glazing on visible building sides and front shall be clear. Reflective or tinted glass or films are not allowed; decorative or stained glass replacement is excepted. Obscure glass is allowed at bathrooms.

            xi.   Doors and Sidelights: New decorative or stained glass is allowed.

            xii.   New door types not allowed: Flush metal doors, metal and glass storefront or commercial-type doors.

         k.   Foundations.

            i.   On historic buildings : Repairs and replacements shall match the original foundation appearance, materials and height at visible faces. A new foundation may have a veneer matching the original masonry but installed over structural concrete, concrete block unit [CMU], or steel.

            ii.   Retain or repair existing porch and entry steps, and foundation openings including windows, doors and vents on historic buildings .

            iii.   New or replaced foundations and footings shall meet current structural and seismic requirements.

            iv.   Original solid masonry foundations may have non-visible concrete or metal support.

            v.   Visible foundations for new buildings shall match the range of visible heights of historic buildings on the block face and may be CMU or concrete.

            vi.   Below grade or otherwise hidden foundations, piers and footings may be concrete or other materials.

(Ord. 2009-01, passed 3-9-2009)