A.
The
geographically-specific Downtown Plan District development and design
standards reflect the City's goals and objectives for the Downtown
SCPA. These regulations and standards were developed in 2 phases:
B.
The purpose of the specific design standards in Section 12.61.700, applicable to the SCR-DNC Station Community Residential - Downtown Neighborhood Conservation zone and portions of the SCR-MD Station Community Residential - Medium Density and SCC-DT Station Community Commercial - Downtown zones, is to conserve the historical and cultural significance of residential neighborhoods and the adjacent commercial areas in Hillsboro's original core by:
1.
Preserving
and restoring the historic architecture and character of certain neighborhoods
within the Downtown SCPA;
2.
Preserving,
restoring and enhancing the landscape features of the downtown neighborhoods,
particularly the mature street trees;
3.
Requiring
that new residential structures be of compatible character and architectural
style with existing structures built between 1890 and 1940, including
but not limited to use of architectural styles and features, materials,
paint and finishes, consistent with this period as described in this
Subchapter;
4.
Requiring
that exterior remodeling or expansion of existing residential structures
is consistent with the architectural style, materials and colors of
the existing structure;
5.
Requiring
that new commercial and institutional structures, including public
buildings, be of similar or compatible size, scale, architectural
style and materials to those used in such structures between 1890
and 1940; and
6.
Requiring
that exterior remodeling or expansion of existing commercial or institutional
structures, including public buildings, be consistent with the architectural
style, materials, and colors of the existing structure.
(Ord. 6401 § 1, 2022)
The standards of this Subchapter apply to properties within
the Downtown Plan District boundaries as shown on Figure 12.61.200-A.
There are 5 zones applicable within the Downtown Plan District:
A.
SCC-DT
Station Community Commercial - Downtown;
B.
SCR-HD
Station Community Residential - High Density;
C.
SCR-MD
Station Community Residential - Medium Density;
D.
SCR-LD
Station Community Residential - Low Density; and
E.
SCR-DNC
Station Community Residential - Downtown Neighborhood Conservation.
|
Figure 12.61.200-A: Downtown Plan District Boundaries
 |
(Ord. 6401 § 1, 2022)
A.
Exception
to Minimum and Maximum Residential Densities for Multiple-Dwelling
Development. Minimum and maximum residential densities established
for the base zone shall apply. Where multiple-dwelling infill development
includes an existing residence, residential densities shall be calculated
as follows:
1.
Minimum
and maximum residential densities for the parent parcel shall be calculated
by applying the base zone density standards to the undeveloped portion
of the lot only as described in paragraph 2 below;
2.
The
undeveloped portion of the property excludes the portion of the lot
surrounding the retained house, including minimum required side and
rear yard setbacks from the structure; and
3.
The
existing residence shall be included in the overall density calculation
as a single dwelling unit.
B.
Alley
Dedication and Improvement Requirements. The system of existing and
previously vacated alleys in the Downtown Plan District is shown in
Figure 12.61.300-A. Unless exempted under paragraphs 4 or 5 below,
new developments in the Downtown Plan District shall use alleys for
vehicular access wherever practicable to provide secondary access
to block interiors, thereby encouraging preservation of traditional
downtown streetscapes.
1.
The
Review Authority shall condition approval of developments in the Downtown
Plan District adjacent to any existing or vacated alleys shown on
Figure 12.61.300-A to provide for future alley dedications or easements
as shown in Table 12.61.300-1.
|
Table 12.61.300-1:
Alley Dedication or Easement Requirements
| |
|---|---|
|
Property Location in Relation to Existing or Vacated Alley
|
Dedication or Easement Requirement
|
|
Corner property at intersection of alley and street
|
Dedicate or rededicate sufficient to complete 20-foot ultimate
right-of-way width
|
|
Interior property on alley; alley open at both ends (extends
full depth of block)
|
Dedicate or rededicate sufficient to complete 20-foot ultimate
right-of-way width
|
|
Interior property on alley; alley open at 1 end only (does not
extend full depth of block)
|
Dedicate or rededicate sufficient to complete 20-foot ultimate
right-of-way width
|
|
Interior property on alley; previous vacations have closed both
ends (does not extend full depth of block)
|
Provide permanent easement to city sufficient to complete 20-foot
ultimate right-of-way width
|
2.
Unless
exempt under paragraph 4 below, the Review Authority shall also condition
approval of developments in the Downtown Plan District adjacent to
any existing or vacated alleys shown on Figure 12.61.300-A to construct
improvements to the widths specified in Table 12.61.300-2 below. The
improvements shall be constructed to Public Works Design and Construction
Standards in any alley right-of-way adjacent to the site where the
full 20-foot ultimate right-of-way width is available. Accessory structures
and accessory dwelling units are exempt from the requirement to construct
improvements to existing or vacated alleys unless the alley is proposed
for vehicular access.
|
Figure 12.61.300-A: Downtown Plan District Alley System
 |
|
Table 12.61.300-2:
Alley Improvement Requirements
| ||
|---|---|---|
|
Property Location in Relation to Existing or Vacated Alley
|
Ultimate 20-Foot Alley R-O-W Available?
|
Required Improvement
|
|
Corner property at intersection of alley and street
|
Yes
|
16-foot paved surface with drainage to PW D&C standards
across full lot frontage
|
|
No
|
No improvement required; development conditioned to provide
payment of fee in lieu of construction
| |
|
Interior property on alley; alley open at both ends (extends
full depth of block)
|
Yes
|
16-foot paved surface with drainage to PW D&C standards
across full lot frontage; interim gravel improvement to nearest street
|
|
No
|
No improvement required; development conditioned to provide
payment of fee in lieu of construction
| |
|
Interior property on alley; alley open at 1 end only (does not
extend full depth of block)
|
Yes
|
16-foot paved surface with drainage to PW D&C standards
across full lot frontage; interim gravel improvement to nearest street
|
|
No
|
No improvement required; development conditioned to provide
payment of fee in lieu of construction
| |
|
Interior property on alley; previous vacations have closed both
ends (does not extend full depth of block)
|
Yes
|
No improvement required; development conditioned to provide
payment of fee in lieu of construction
|
|
No
|
No improvement required; development conditioned to provide
payment of fee in lieu of construction
| |
3.
Plans
for the gravel improvements required under Table 12.61.300-2 above
shall be subject to review and approval by the City Engineer. At a
minimum, the interim gravel improvement shall include storm drainage,
a gravel surface sufficient to accommodate emergency vehicles, and
street lighting at the intersections of the alley and the street.
4.
The
Review Authority may approve an application for development approval
adjacent to an existing or vacated alley, which does not include alley
dedication and construction under paragraphs 1 through 3 above, only
if the applicant can demonstrate that alley construction is not feasible.
Economic hardship does meet this requirement. If the Review Authority
accepts the demonstration, the development must comply with all other
applicable standards.
C.
Sidewalks.
On the street frontages shown on Figure 12.61.300-B, the Review Authority
shall condition development approvals on construction of sidewalk
improvements, either 12-feet minimum width, with street trees in wells
(no planter strip); or 8 feet minimum width, with a 4 foot minimum
width planter strip, on the street. On street frontage not specified
on Figure 12.61.300-B, sidewalk improvements shall be constructed
at a 5 foot minimum width, with a 4 foot minimum width planter strip.
All sidewalk construction shall meet Public Works Design and Construction
(PW D&C) Standards.
|
Figure 12.61.300-B: Downtown Plan District Sidewalk Requirements
 |
D.
Street
Trees.
1.
Trees
from the PW D&C Standards approved street tree list shall be required
with all new development. In areas with planter strips, street trees
shall be planted consistent with the PW D&C Standards. In areas
with 12-foot sidewalks, street trees shall be planted within wells
with a minimum planting area of 16 square feet and metal grates. Street
trees shall be planted in compliance with PW D&C Standards except
as provided under paragraph 2 below.
2.
Street
tree spacing may be varied with the approval of the City Engineer
and the Planning Director where new development meets the site criteria
listed below:
a.
The site is in the SCC-DT zone, and has frontage on an existing street
which is striped for parallel parking;
b.
Buildings along the street are uniformly built with zero setback
from the sidewalk; and
c.
The streetscape includes ornamental streetlights supplemented with
additional decorations (hanging baskets, banners, holiday and festival
lighting, etc., maintained on a year-round basis).
3.
On
streets meeting the criteria in paragraph 2 above, street trees may
be spaced according to the following standards:
a.
One tree every 44 feet or corresponding to the dividing line between
every-other parking space; or
b.
At greater or lesser intervals which would not obscure or interfere
with the visibility of traffic signals or pre-existing marquees or
projecting signs, provided the adjustment in spacing is the least
necessary to avoid visual obstruction; or
c.
At a greater or lesser intervals to coordinate with ornamental streetlights
on the same block face. Regardless of spacing adjustments, provision
shall be made for at least 2 trees, evenly spaced between every pair
of streetlights on the same block face, and, where possible 1 street
tree between each intersection and the streetlight nearest to the
intersection.
(Ord. 6294 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)
The following standards apply in addition to, but supersede, the requirements of Section 12.23.300.
A.
Setbacks
to Streets and Alleys.
1.
Setback
requirements in the SCC-DT zone are shown on Figure 12.61.400-A.
2.
The
setback requirement is met when, at a minimum, the percentage of street
frontage occupied by the ground level façade of a building(s)
meets the standards in Table 12.61.400-1 and Figure 12.61.400-B.
|
Table 12.61.400-1:
Minimum Building Width Required Along Street Frontages
| |
|---|---|
|
Property Location (from Figure 12.61.400-B)
|
Minimum Street Frontage*
|
|
Fronting on Active Use Street 1
|
100%
|
|
Fronting on Active Use Street 2
|
75%
|
|
All other properties
|
50%
|
|
*
|
Minimum street frontage is the ratio (expressed as a percentage)
of the length of the ground level façade to the lot width at
the front property line.
|
|
Figure 12.61.400-A: Front Yard Setbacks in the SCC-DT
Zone
 |
|
Figure 12.61.400-B: Lot Frontage Requirements and Active
Use Streets in the SCC-DT Zone
 |
3.
Exceptions
required for pedestrian and vehicular access, emergency services,
and utility easements shall be granted in conjunction with a Development
Review application upon determination that the exception is the minimum
necessary to accommodate the required access, emergency services,
or utility easements. In no case shall parking or vehicular circulation
be located between the building and the street.
4.
Exceptions
to provide additional setback adjacent to a public street shall be
granted in conjunction with a Development Review application upon
determination that 100% of the additional setback would be used to
provide enhanced pedestrian amenities such as plazas, arcades, courtyards,
or other such usable pedestrian space as a feature of the development.
B.
Interior
Setbacks. New structures shall have a 10 foot minimum setback from
any property line shared with lots zoned SCR-HD, SCR-MD, or SCR-DNC.
C.
Floor
Area Ratios. Floor area ratios for new construction may be reduced
from the ultimate standard for the first phase, as provided in Table
12.23.360-1, upon demonstration by the applicant that the following
criteria are met:
1.
The
structure built in the first phase can be expanded vertically and/or
horizontally to achieve the required minimum FAR. Demonstration of
compliance shall include either construction to specifications sufficient
to support vertical expansion, or design of floor plans and parking
to accommodate horizontal expansion, as applicable; and
2.
The
structure built in the first phase complies with all applicable standards
for maximum setbacks, minimum building width, and minimum building
height as shown in Figures 12.61.400-A, 12.61.400-B, and 12.61.400-C.
D.
Building
Height Requirements.
1.
Minimum Building Height. The minimum height of new buildings shall meet the requirements on Figure 12.61.400-C. Exceptions to the required 2-story minimum building height may be granted through a Type III discretionary review upon determination by the Planning Commission that a proposed single story building meets the applicable purpose statements in Section 12.23.310 and all of the applicable design guidelines in Sections 12.50.800 and 12.50.920.
2.
Maximum
Building Height. Except as described in paragraph 3 below, the maximum
height of new buildings shall meet the requirements on Figure 12.61.400-D.
No exceptions shall be granted to the maximum building height standard
in the Residential Compatibility area as shown on Figure 12.61.400-D.
3.
Additional
Building Height in Planned Unit Developments. Additional building
height up to a maximum of 100 feet may be approved as part of a Planned
Unit Development or a previous Concept Development Plan. Additional
building height above the maximum heights shown in Figure 12.61.400-D
shall not be approved in Residential Compatibility Zones.
|
Figure 12.61.400-C: Minimum Building Height in the SCC-DT
Zone
 |
|
Figure 12.61.400-D: Maximum Building Height in the SCC-DT
Zone
 |
E.
Minimum
Usable Open Space Requirements.
1.
Non-residential development projects on less than ½ gross acre (21,780 sq. ft.) are not subject to the Usable Open Space requirements of the SCC-DT zone as specified in Section 12.50.210. However, if such a development project is or becomes a portion of a larger development; the area of the original project shall be combined with all other portions to calculate the required Usable Open Space for the larger development.
2.
For
purposes of this section, Mixed-Use projects with 4 or fewer dwelling
units are considered non-residential projects.
3.
Non-residential
projects ½ gross acre or larger, Mixed-Use projects with more
than 4 dwelling units, and all residential projects shall provide
minimum Usable Open Space equal to 5% of the project gross acreage.
4.
Usable
Open Space may include any combination of the following:
a.
Private outdoor space accessible only to an individual resident or
tenant (such as private porches, decks, balconies, patios, atriums,
or other private outdoor areas);
b.
Shared private outdoor recreation space accessible to customers,
employees or residents but not to the public (such as outdoor seating
and dining areas, roof decks or gardens, play areas, outdoor recreation
facilities, or similar space); or
c.
Public outdoor space (e.g., public parks, play areas, courtyards,
landscaped pedestrian walkways, enhanced extensions to sidewalk depth,
or similar space).
F.
Building
Entries and Orientation.
1.
Development on Active Use Streets (Types 1 and 2) designated on Figure 12.61.400-B shall comply with the standards of Subsection 12.50.820 regarding building entry orientation.
2.
Development
on lots fronting an Active Use Street designated on Figure 12.61.400-B
and a non-designated street shall provide either a main building entrance
oriented to the Active Use Street or to the corner where the streets
intersect. Development on lots fronting on 2 Active Use Streets designated
on Figure 12.61.400-B shall have a main entrance at the street intersection
or within 30 feet of the intersection.
3.
Building
façades over 200 feet in length facing any street shall provide
2 or more main building entrances oriented toward the street.
4.
Building
entrances shall be covered, recessed, or treated with a permanent
architectural feature in such a way that weather protection is provided.
G.
Ground
Floor Windows and Building Façades.
1.
On
building façades facing an Active Use Street, all ground floor
windows shall have a Visible Transmittance (VT) of 60% or higher,
with the exception of medical / dental offices which may have tinted
windows.
2.
Building
façades greater than 75 feet in length facing a public street
shall include architectural elements such as bay windows, recessed
entrances or other features so as to provide pedestrian scale. Within
the Residential Compatibility Areas designated on Figure 12.61.400-D,
this standard shall apply on building façades greater than
50 feet in length.
3.
Building
façades facing an Active Use Street shall have windows, display
areas or doorways for at least 70% of the length and 50% of the ground
level wall area. In the SCC-DT zone, ground level wall area is the
wall area above 3 feet and below 12 feet as measured from finished
grade.
4.
Building
façades facing a street other than an Active Use Street, a
public open space, pedestrian walkway and/or transit station shall
have windows, display areas or doorways for at least 50% of the length
and 25% of the ground level wall area. In the SCC-DT zone, the ground
level wall area is the wall area above 3 feet and below 12 feet as
measured from finished grade.
5.
On
building façades facing an Active Use Street, weather protection
for pedestrians may be provided along the façade. Weather protection
may be an awning, canopy, arcade, colonnade, recessed entry, and/or
some combination of these elements. Where provided, weather protection
shall meet the following standards:
a.
Be constructed of glass, metal, exterior-grade fabric or a combination
of these materials;
b.
Project at least 5 feet from the building façade;
c.
Have at least 10 feet clearance to the sidewalk;
d.
Match the width of the storefront or the window opening(s); and
e.
Not obscure any existing or proposed transom windows.
I.
Location
and Design of Off-Street Parking.
1.
On-site
vehicular circulation (including surface parking, maneuvering areas,
service docks and loading areas) are allowed only beside or behind
new buildings. If located on the side, the on-site vehicular circulation
area shall meet the following standards:
2.
To
accommodate transit-supportive development and provide adequate off-street
parking for Mixed-Use development, required parking may be located
up to 800 feet from the development. Such parking shall be designated
and signed as assigned to the remote development. Confirmation of
the parking assignment shall be required prior to occupancy of the
development.
3.
Off-street
parking requirements for high-volume off-peak Uses such as movie theaters
and restaurants may be met in total or in part by assignment of off-site
parking pursuant to paragraph 2 above, in either surface lots or structured
parking.
J.
Streetscape
Design Standards and Guidelines. The following standards apply to
new multi-dwelling residential, commercial, Mixed-Use and institutional
buildings.
1.
The
ground floor of all new buildings facing the street shall be distinguished
through façade design into a "base," "middle," and "top." The
"base"' extends from the finished sidewalk to the bottom of the window
sill, and shall be defined by a masonry or concrete plinth and projecting
window sills. The "middle" shall be defined by storefront windows,
transom windows, canopies, and /or pilasters. The "top" shall be defined
by a projecting cornice.
2.
The
front façade of all new buildings 2 stories or more in height
shall have tripartite façades, with distinct ground bases,
middles, and tops. The ground floor base shall be defined by plinths,
projected windowsills, large display windows, and/or the use of masonry
or concrete. The middle shall be defined by vertically-oriented windows,
changes in materials, and/or horizontal bands (such as string courses
or soldier courses). The top shall be defined by detailed cornices
and/or projecting parapets.
3.
The
Review Authority may approve architectural features or materials in
addition to those cited in paragraphs 1 and 2 above where such features
or materials also divide the façade into design into a base,
middle, and top.
(Ord. 6294 § 1, 2019; Ord. 6401 § 1, 2022)
New structures shall have a minimum setback of 10 feet from
any shared property line with parcels zoned SCC-DT.
(Ord. 6401 § 1, 2022)
A.
Interior
Setbacks. New structures shall have a minimum setback of 10 feet from
any shared property line with parcels zoned SCC-DT.
B.
Residential Businesses. Residential business uses are permitted, subject to conditional use approval pursuant to Section 12.80.020. In addition to the standards in Section 12.80.020, residential businesses shall meet the following standards:
1.
Structures
occupied by a residential business shall include a dwelling unit occupied
by the business owner/operator or another residential tenant;
2.
A
residential business may occupy a maximum 2,500 sq. ft. commercial
floor area, with a maximum ground floor commercial area of 1,500 square
feet;
3.
A
residential business shall have no more than 5 employees, excluding
family members of the business owner/operator or other residential
tenant;
4.
A
residential business shall have not more than 10 off-street parking
spaces, all of which shall be located inside, beside or behind the
occupied building. Residential business parking is not permitted between
the building and the street; and
5.
New
structures proposed for occupancy by residential businesses shall
comply with all applicable design standards and all other fire and
life safety occupancy standards applicable to the business use.
(Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6401 § 1, 2022)
A.
Architectural Standards; Exterior Alteration or Demolition Review. All new development is subject to the Architectural Conservation Standards in Section 12.61.800. All exterior alterations or demolition of existing structures is subject to the requirements of subsection I below.
B.
Partitioning. In addition to the allowance for middle housing land divisions, in accordance with Section 12.80.099, lots containing 2 existing or proposed detached dwelling units may be partitioned provided that both lots have full frontage on either a public street or alley and that the partition does not require creation of a flag lot.
C.
Interior
Setbacks. New structures shall have a minimum setback of 10 feet from
any shared property line with parcels zoned SCC-DT.
D.
Average
Setback Conformance. Where the average front yard setback of existing
residences, along the entire block face containing the project, exceeds
the applicable front yard setback from a public street standard of
Table 12.21.860-1 by more than 5 feet, new construction shall conform
to the average setback of all the existing dwellings along that block
face. However, in no case shall the minimum perimeter setback required
for a cottage cluster exceed 10 feet.
E.
Home Occupations and Bed and Breakfast Inns. Pursuant to Section 12.40.130, home occupations and bed and breakfast inns are permitted. Bed and breakfast inns are limited in size to not more than 5 bedroom units.
F.
Residential Businesses. Pursuant to Section 12.21.830, residential businesses may be allowed in certain locations through the Conditional Use process consistent with Section 12.80.020, and may be permitted uses in other zones. In addition to the standards in Section 12.80.080, residential businesses shall meet the following standards:
1.
Residential
businesses are limited to properties located west of NE 5th Ave and
north of NE Lincoln St;
2.
Structures
occupied by a residential business shall include a dwelling unit occupied
by the business owner/operator or another residential tenant;
3.
A
residential business may occupy a maximum of 35% of the floor area
of all structures on the lot, or 1500 square feet, whichever is less;
4.
The
maximum height for any structure occupied by a residential business
use is 2 stories;
5.
Residential
businesses shall have no more than 3 employees, excluding family members
of the business owner/operator or other residential tenant;
6.
Residential
businesses shall have not more than 5 off-street parking spaces, all
of which shall be located inside, beside or behind the occupied building.
Residential business parking is not permitted between the building
and the street; and
7.
New
structures proposed for occupancy by residential businesses shall
comply with all applicable design standards.
G.
Arterial
Exception Area on First Avenue. Due to their location adjacent to
an arterial street, certain properties in the SCR-DNC zone are eligible
for more intensive development, including mixed-use buildings, increased
residential density and structural heights. These properties (known
as the "Arterial Exception Area") are shown on Figure 12.61.200-A.
Approval of mixed-use buildings, increased residential density and
structural heights shall comply with the following standards:
1.
Building
Heights. Within 100 feet of First Ave, maximum structural height shall
be 3 stories. Between 100 and 200 feet from First Ave, maximum structural
height shall be 2 stories.
2.
Mixed-Use
Building Heights. Mixed-use buildings shall be at least 2 stories
in height. Commercial uses shall be limited to the first and second
stories; the uppermost story of a mixed-use building shall be limited
to residential use only. Commercial uses are not permitted above the
second floor.
3.
Residential
Density. Maximum residential density in mixed-use buildings shall
be 18 dwelling units per acre.
4.
Side
Yard Setbacks. The side yard setbacks of the SCR-DNC zone shall apply
to new 2-story buildings 200 feet or more from First Ave. For 3-story
mixed-use buildings within 100 feet of First Ave, a minimum 10 foot
side yard setback shall apply at the boundary with properties outside
the Arterial Exception Area.
5.
Landscaping.
For non-residential development or residential development reviewed
through a Type III land use application, the Review Authority may
require the 10-foot setback to be landscaped with species selected
for increased height and visual screening qualities. Landscaping materials
may also be required to be planted at a density designed to achieve
the earliest practicable screening of commercial uses above the first
floor.
6.
Ground
Floor Commercial Uses. Ground floor areas of commercial uses are limited
as follows:
a.
Except as allowed under subparagraph b, below, maximum ground floor
occupancy for a single commercial use shall be 2,500 square feet.
b.
A single ground floor commercial use may occupy up to 4,000 square
feet in a single building only if the use is less than 50% of the
total ground floor area of the building and the remaining ground floor
is divided among separate uses occupying less than 2,500 square feet
each. For purposes of this subsection, unenclosed pedestrian areas
outside the walls of the building are not included in the maximum
square footage.
7.
Commercial
uses on the second or third floors are not subject to the provisions
of paragraph 6 above.
8.
Commercial
uses permitted in mixed-use buildings are limited to those permitted
in the N-C Neighborhood Commercial zone, with the exception of the
following uses which are not permitted:
9.
Commercial uses other than those listed in paragraph 8 above are subject to conditional use approval by the Planning and Zoning Hearings Board, pursuant to Section 12.80.020.
10.
Development Review applications shall be reviewed by the Planning Commission, and shall include a Traffic Impact Analysis pursuant to Section 12.70.220. The Planning Commission may condition approval of a development review application to require street improvements pursuant to Subsection 12.50.510.B and Section 12.70.120.
H.
Exterior
Alteration or Demolition Review. Review of all applications for demolition
or exterior alteration of existing structures shall follow the process
described below. For purposes of this subsection, "exterior alteration"
is defined to include any addition to, removal from, and/or change
in the external appearance of a structure. The definition includes
changes in site landscaping if the landscaping is comparable in age
to the structure, but excludes maintenance and repair of exterior
features which do not affect the feature's appearance.
1.
Development Review approval for exterior alterations or demolitions shall include findings documenting the consistency of the subject structure(s) with the Architectural Conservation Standards in Section 12.61.800. The findings shall indicate whether the proposed alteration or demolition is consistent with, inconsistent with, or exempt from the Architectural Conservation Standards, based on the following factors:
a.
If the application meets the standards of Section 12.61.800, it shall be found consistent with those standards and shall be approved or approved with conditions;
b.
If the application does not meet the standards of Section 12.61.800, but has not been found exempt under subparagraph c below, it shall be found inconsistent with those standards and shall be denied; or
c.
In lieu of demonstrating consistency with the Architectural Conservation Standards, the applicant may choose to demonstrate that the subject structure is exempt. If the subject structure meets either of the thresholds listed in subparagraph i or ii below, the application shall be found to be exempt from the standards of Section 12.61.800, and shall be approved or approved with conditions:
i.
The age or architectural style of the existing structure is not consistent
with the standards of the SCR-DNC zone (1890s – 1930s); or
2.
Except
for additions to, or conversions of, an existing single detached dwelling
into Middle Housing, in addition to the consistency or exemption findings
above, Development Review approvals for exterior alterations shall
include findings documenting the following:
a.
The exterior alteration will rehabilitate or restore historic features,
retain existing form and character, or prevent further deterioration
or damage;
b.
New additions are consistent with the scale and architectural features
of the existing structure; and
c.
The exterior alteration retains the following features on façades
facing a public street: entrances, doors, windows; exterior siding;
front porches; balconies; bay windows; dormers; and dormer windows.
(Ord. 6294 § 1, 2019; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)
A.
Applicability.
1.
The
standards in this section apply in the Downtown Plan District as shown
on Figure 12.61.200-A. Within this area, new development may replace
deteriorated structures, and existing structures may have exterior
alterations, subject to these standards and the process described
in Subsection 12.61.700.I.
2.
Applications
for the creation of middle housing through internal conversion of,
or addition to, existing dwellings are only required to demonstrate
that proposed conversion does not increase nonconformance with these
standards.
3.
Applicants
may request adjustments to these standards pursuant to Subsections
12.80.154.C. or 12.80.156.C.
B.
Residential
Construction. Within the boundaries shown on Figure 12.61.200-A, architectural
styles of new residential construction shall replicate major elements
characteristic of the 1890s – 1930s in the downtown area, as
demonstrated by compliance with the following standards.
1.
Garage
Offset. The front of the garage shall be set back at least 5 feet
from the front building plane of the dwelling.
2.
Porches.
Where consistent with the proposed architectural style, front or wrap-around
porches, are encouraged on front façades. Where provided, front
or wrap around porches on front façades are encouraged to meet
the following standards:
3.
Foundations.
Foundation height shall elevate the finished floor elevation to between
24 inches and 32 inches above finished grade. At the applicant's request,
a lower foundation may be permitted as part of a Type II application
only to allow ADA access if construction of access ramps is not practicable.
Plain concrete and plain concrete block may be used as foundation
materials only if the foundation height elevates the finished floor
elevation to 28 inches or less above finished grade. This standard
does not apply to accessory dwelling units created pursuant to subparagraph
12.40.100.C.1.
4.
Siding.
Horizontal siding is permitted with a narrow course (6 inches to the
weather on bevel, clapboard, or similar siding; 10 inches on drop
or rustic siding). Board and batten vertical siding is also permitted;
no other type of vertical or diagonal siding is permitted. The following
materials are not permitted as siding: concrete slab; concrete block;
corrugated metal; plywood or T-111; sheet pressboard; oriented strand
board; or aluminum.
5.
Colors.
Building colors shall be consistent with the color palettes characteristic
of architectural styles of the 1890s – 1930s. Any color selected
from Sherwin Williams' Historic Exterior Color Wall paint palette
meets this requirement. Paint may be supplied by another manufacturer
if the color has the same RGB/Hex value as one of Sherwin Williams'
Historic Exterior Color Wall colors.
6.
Windows.
Single windows and each window pairing shall be vertically proportioned
with a height to width ratio of 3:2 and surrounded by window trim
at least 3 inches wide and 5/8 inches thick. Multi-paned windows are
preferred on street-facing elevations.
7.
Roofs.
a.
Rooflines. Gable end, dutch gable, hipped, and gabled roofs are permitted.
Shed roofs are not permitted as the primary roof form, but shed or
hipped dormer roofs are permitted. Flat roofs are not permitted as
the primary roof form.
b.
Roof Pitch and Overhang. Roof pitch shall be a minimum of 4/12 for
hipped roofs and 6/12 for gabled roofs. Roof overhang shall be at
least 18 inches at the eaves and 1 foot at the gable ends.
c.
Roofing Materials. Roofing materials shall be slate, terra cotta,
or concrete tile, composition shingles or cedar shingles, or standing
seam metal. Roofing materials shall be gray, black or brown in color.
8.
Exterior
Details.
a.
New residential construction shall incorporate at least 3 of the
following exterior details into the primary street facing façade:
i.
Cornices at least 3 inches wide extending the length of the façade
except where precluded by the roof;
ii.
Trim at least 3 inches wide and 5/8 inches thick on all windows and
doors;
iii.
Minimum of 2 pilasters or 2 columns supporting the roof of a
covered front porch. Pilasters and columns shall be at least 8 inches
wide and spaced a maximum of 8 feet on center;
iv.
Frieze molding at roofline at least 8 inches wide extending the length
of the façade except where precluded by roof elements;
v.
Entablature at least 14 inches in height and composed of an architrave,
frieze, and cornice with the ratio of 3:3:2 or 3:2:2.
b.
Except for structures with a covered front porch that extends the
length of the façade, new residential structures shall have
at least 1 gable, pediment, or dormer with a minimum width of 4 feet.
c.
Exterior stairs or fire escapes shall not be located on a façade
facing a public street.
9.
Exterior
Lighting. Entry door and front porch lighting are required on all
new dwelling units. Exterior lighting on dwellings and accessory structures
shall not exceed 2 lumens, and shall not glare or shine onto adjacent
property.
10.
Multi-Dwelling Residential Development. New multi-dwelling structures
shall have a roof gable, dormer, or bay window on each elevation facing
a public street.
C.
Non-Residential
or Institutional Construction. Within the boundaries shown on Figure
12.61.200-A, architectural styles of new non-residential construction,
including the non-residential components of mixed-use projects, or
institutional construction, including public buildings, shall replicate
major elements characteristic of the 1890s – 1930s in the downtown
area.
1.
Materials.
Materials for new construction shall be selected and installed to
replicate materials characteristic of the 1890s – 1930s in the
downtown area. Materials shall be durable and selected to integrate
the new building with adjoining buildings.
2.
Colors.
Building colors shall be compatible with adjacent buildings and consistent
with the color palettes characteristic of architectural styles of
the 1890s – 1930s.
3.
Roofs.
Roofing materials shall be consistent with the architectural style
of the structure. Roll roofing shall be used only in conjunction with
parapets, which are required on flat roofs. Colors shall be compatible
with adjacent buildings.
4.
Building
Façades. Building elevations facing a public street shall have
windows, tripartite façades, weather protection, and other
architectural features as required in Subsection 12.61.400.G: the
design of such features shall replicate major elements characteristic
of the 1890s – 1930s in the downtown area.
5.
Exterior
Lighting. Exterior lighting fixtures and accessories shall be selected
for consistency with styles characteristic of the 1890s – 1930s
styles in the downtown area. Lighting levels shall be limited to a
maximum 4 lumens, and shall not spill onto adjoining residential property.
6.
Mechanical
Equipment. Mechanical or other equipment located on the ground, building
exteriors, or roof shall be either screened completely from street
level with compatible materials, or not visible from any public right-of-way.
7.
Other Applicable Design Standards. In addition to the standards specified in this subsection, the Building and Site Design Guidelines in Section 12.50.920 shall be considered as requirements for new mixed-use or institutional construction on properties subject to the Downtown Plan District Architectural Conservation Standards.
(Ord. 6178 § 1, 2016; Ord. 6322 § 1, 2019; Ord. 6323 § 1, 2019; Ord. 6401 § 1, 2022)
