For the purposes of this section, “ ” or “landmark” is construed to include “ ” as defined in § 17.12.210H.1. These standards apply to:
       listed on the Forest Grove Register of Historic and Cultural Landmarks, whether or not they are located within a district;
      Historic contributing within a district;
      Non-contributing within a district; and
      New 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 describing the proposed work shall be submitted to the Community Development Department for review. The 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 of the district. For new or there is a similar intent, particularly if the would displace an existing landmark.
   The standards in this section apply to the exterior rehabilitation of within a historic district. Situations include existing , or new within a district, and to individually-listed 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 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 of shall be considered allowable without assessment of visual impact.
   B.    review. When the proposed work activities are not exempt under § 17.5.220A. above, the shall review the and plans. If review results in a determination that the work would not result in visual change, the shall provide the with written approval for the work to proceed.
   Where the proposed work is of such a nature that a is required, the shall withhold issuance of a for the proposed work pending review and approval by the . The may require additional plans and materials beyond those required for issuance of a . If review results in a determination that the work would comply with the standards of § 17.5.220D. below, the shall provide the with written approval for the work to proceed.
   C.   HLB review.
      1.   Where review of the results in a determination that the work would not comply with the standards of § 17.5.220D. below, the 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 pursuant to § 17.5.225;
         b.    of a landmark or pursuant to § 17.5.225;
         c.   Removal of chimneys from a landmark or ; and
         d.   New exterior stairs (except those connected to ground-floor entries).
      2.   Where the proposed work is of such a nature that a is required, the shall withhold issuance of a for the proposed work pending review and approval by the HLB. The Board may require additional plans and materials beyond those required for issuance of a .
      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 submitted pursuant to this section for work affecting the exterior of a landmark or construction of a new within a district, the shall approve the proposal if are made demonstrating that the following standards are met:
      1.   General review standards.
         a.   Every reasonable effort shall be made to provide a compatible for the property that requires minimal alteration of the , or to use the property for its originally intended purpose.
         b.   The distinguishing original qualities or character of the shall not be destroyed. The removal or alteration of historic material or distinctive architectural features shall be avoided when possible.
         c.   All 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 of the shall be recognized and respected.
         e.   Distinctive stylistic features or examples of skilled craftsmanship that characterize the 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 or .
         g.   Surface cleaning, if any, of shall be undertaken with the least damaging means. Sandblasting and other cleaning methods that will damage the historic 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 to the shall not be discouraged when such alterations and 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 or alterations to shall be done in such a manner that, if such or alterations were removed in the future, the essential form and of the 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.    and placement and orientation.
         a.   Locate the and entry of the to the public way. This side is typically parallel to the . Maintain an orientation similar to that of the neighboring historic .
         b.    are not allowed on the primary side of a historic .
         c.   New or are not allowed in the   .
      3.   Spacing and .
         a.   Maintain and preserve the     as determined by historic within the . Existing non-complying historic and noncontributing may remain and may be repaired but not enlarged.
         b.   Maintain the average     as determined by historic on the . Reduced   may be permitted pursuant to § 17.2.120.
      4.    design.
         a.   Height.
            i.   Height limit at eave or parapet: The height from at the to the predominant roof eave that exists for historic on the up to a maximum of 25 feet. Historic may be used if there are no on the .
            ii.   Height limit at ridge: The height from at the to the main roof ridge that exists for historic on the up to ten feet above the allowable eave height.
            iii.   The maximum number of above stories is two and one-half.
            iv.   The height or number of stories of the front portion of historic may not be increased.
            v.   The ground floor of a historic may be raised no more than 3 feet from its existing height.
            vi.   The maximum height from at the to the main level for new is four feet.
            vii.    are allowed for all . The may not be substantially re-graded for   .
         b.   Width.
            i.   The width of a new front may not vary more or less than 20% from the range that exists for historic on the block.
            ii.   The front width of historic may not be increased more than 10%.
         c.   Shape.
            i.   The overall primary shape and that of must be representative of existing historic on the .
            ii.    to historic shall be designed to be secondary to the main .
            iii.    are not allowed on the primary .
            iv.   Rounded walls or porches are allowed on secondary sides or .
         d.   Roof.
            i.   Roof forms for the main , and wings where visible are to be gabled or hipped. Shed roofs are not allowed for the main portion. Parapets and non-visible roofs are not allowed for the main roof unless represented by historic 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 on the block in style, configuration and pitch.
            iii.   Roofs shall have a minimum 12-inch overhang or the average eave width of historic on the .
            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 of the main portion on historic 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 .
         e.   Dormers and roof features.
            i.   Dormers on all shall match the existing 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 .
            iii.   A maximum of two dormers are allowed on the front of new .
            iv.   The total area for all dormers on a particular is limited to 33% for gable-roofed dormers and 50% for shed-roofed dormers.
            v.   New decorative roof feature such as cupolas, towers, crestings and railings are not allowed.
            vi.   Chimneys on historic : Retain and repair above the roofline.
            vii.   Skylights are not allowed on the front sloping roof or on a .
            viii.   Solar panels, satellite dishes and mechanical equipment are not allowed on the roof or walls of the front portion. This includes the front and sides extending back ten feet.
          f.   Porches.
            i.   New porches shall comply with the above requirements for spacing, , form, shape and roofs.
            ii.   New front porches shall have to the front .
            iii.   New porches on all are to match the existing style, shape and relative proportion.
            iv.   Porches on historic shall not be removed or relocated.
            v.   New (including ) 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 unit.
            vi.   Porches shall have roofs and are to be integrated with the and finished accordingly. They shall be consistent with the main ’s style. Front porches and roofs shall serve the main level and be one story in height.
            vii.   Raised front and porches require finished enclosures or skirting below their walk consistent with the main style.
            viii.    Front porches on historic may not be enclosed.
            ix.   Side porches serving the main or 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 are not allowed unless existing elsewhere on historic on the .
            xi.   New exterior stairs are allowed for ground floor entrances only.
            xii.   Raised decks visible from the are not allowed.
            xiii.   Materials not allowed: exposed : steel stair members, steel and concrete types of stairs. Enclosure members: cable, glass or vinyl. Roofing: metal roofs.
         g.   Front, side and rear elevations.
            i.   The   orientation and for historic shall be maintained. The major defining features including entry, porches, roofline, bays and dormers shall be retained on the and of historically contributing .
            ii.   The   orientation and for new shall be consistent with historic examples on the block.
            iii.      : New shall avoid very flat, wide and tall front and walls with minimal relief and level parapets. The front shall create relief by a limited use of projections and recesses such as a porch, , wing or the roof .
            iv.   Openings: New shall have windows on the front and 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- elevations of historic may be altered. Those alterations must be consistent with the overall design and use products and materials noted as acceptable in the Standards.
         h.   Outbuildings and .
            i.   New and shall be historically consistent with the primary in style, size, materials and roof.
            ii.   Replacement : Retain and repair over replacement for both and materials.
            iii.   Location and orientation: Where an exists, locate the for   . and outbuildings shall be located in the rear. may be located in the   or may be attached if recessed behind the primary   by a minimum of six feet and if meeting the     and spacing requirements.
            iv.    doors: Total width is limited to one-third of the primary   width if facing a . Height is limited to eight feet. Construction, style and materials shall be consistent with the main . A maximum of one double door or two single doors facing the is allowed per 50 feet of . There is no width constraint if the faces an .
            v.    and breezeways: are allowed where consistent with the style and age. Breezeways may be used for connection to , or outbuildings. Design of these must be consistent with the primary in style, size, construction, materials and detail.
            vi.   Materials and types not allowed: Flush, open grate-mesh and mostly glass doors.
         i.   Exterior siding and decorative architectural details.
            i.   Historic 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 of new 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 . 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 and landmarks.
         j.   Doors and windows.
            i.   Original openings on of historic shall be retained.
            ii.   New main and upper level window or door openings on front or of historic are not allowed.
            iii.   New windows or doors are allowed on side walls.
            iv.   New window types and materials not allowed at front-facing or : sliding glass units, glass block, vinyl, fiberglass, between glass grids, commercial-type windows.
            v.   New or replacement windows and doors on historic 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 is not allowed.
            vii.   New or replacement windows and doors on historic 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 shall be appropriate to the style of the and as found on historic the . 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 sides and 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 : 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 .
            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 shall match the range of visible heights of historic on the and may be CMU or concrete.
            vi.   Below or otherwise hidden foundations, piers and footings may be concrete or other materials.
(Ord. 2009-01, passed 3-9-2009)