9.3515 S-HB Blair Boulevard Historic Commercial Special Area Zone – Development Standards.
The design standards set forth in this section apply to all property within the S-HB zone. In the event any of the development standards of this section conflict with the general development standards of this land use code, the standards in this section control. Property within this zone is also subject to the historic property alteration Type II review and historic property moving and demolition procedures and criteria in this land use code. Alterations shall be in character with the structure’s original stylistic integrity as described in the city landmark nomination.
(1) Facade. Improvements or alterations shall respond to the verticality of the facade and window proportions. The placement and size of window and door openings shall follow historic precedents that are unique to individual resources. Window and door replacements shall respect the character defining features of the historic structure. Opening shall not be enlarged to accommodate plate glass or non-compatible additions. Detailing of windows and doors shall adhere to precedents that exist on the historic structure, or shall be based on sound documented research. Three dimensional elements, like porches, bay windows, balconies and awnings, shall be designed to conform in scale, texture and harmony to the historic structure and character defining elements of the zone.
(2) Exterior Materials and Textures.
(a) New foundations are subject to Uniform Building Code criteria, but shall attempt to represent a historic appearance that is compatible with the structure.
(b) Siding shall replicate existing historic siding or be compatible with existing siding. Metal and vinyl sidings, T-1-11 plywood siding, and other non-historic siding materials shall be avoided on buildings located in the S-HB zone. Every attempt shall be made to replicate the historic look that is consistent with the historic structure.
(c) The exterior color shall be compatible with adjacent landmark structure or of natural or earthtone colors, or of natural materials that are sympathetic to the historic time period, and detailing of individual structures located in the S-HB zone. Choice of color can be influenced by changing technologies, tastes and fashions. A paint analysis is considered the most effective method of determining historic color, and should be considered on structures of significant ranking.
(3) Height. Building heights are generally low in the S-HB zone and alterations and additions shall not exceed 2 stories in height. Building height shall not exceed 25 feet.
(4) Roof. New roof shapes shall be compatible with historic precedents existing in the S-HB zone, which are generally gabled or hipped, or a combination of the two. The roof pitch shall be medium to steep and surface material shall consist of composition shingle or wood shingle. Wood shakes shall be avoided. Investigations of existing roof materials shall be conducted through research or identification on an individual basis. Earthtones and grays are generally acceptable colors for historic roofs.
(5) Siting. Structures facing Blair Boulevard and Van Buren Street shall continue to be sited to follow an east-west orientation, or to allow alignment with Blair Boulevard, which is a unique character defining feature of the S-HB zone. Exceptions may be made for infill structures that are located at the rear of parcels or adjacent to alleys.
(6) Site Development.
(a) Existing mature vegetation shall be retained, to the extent possible. The addition of lawns, deciduous and evergreen trees and shrubs, vines and perennials shall be encouraged for ornamental plantings. Novelty plants, variegated foliage, and topiary (shrubbery that is clipped to imitate animal or whimsical shapes) are non-compatible with the character of the zone.
(b) Fences, walls, and hedges located within the front setback shall be low and compatible with the architecture of the building on the development site. Fences, walls and hedges at the rear of property in the zone could be taller, but every consideration shall be given to create fence types that are historic in character, and compatible with the architecture of the S-HB zone.
(7) Parking. Within the S-HB zone there shall be no significant expansion of off-street parking. Business shall be encouraged to share off-street parking areas. On-site parking is best achieved at the side or rear of historic structures. Large historic shade trees shall not be removed to make way for parking lots. Existing parking lots shall be evaluated and design considerations shall be sought to make them more compatible with the character of the S-HB zone.
(8) Public Improvements. Materials and design solutions for the public improvements listed in this subsection shall also be compatible with the historic character of the S-HB zone. Special consideration shall be given to the location of benches and outdoor seating areas to ensure that they are designed in a manner that is compatible with the S-HB zone.
(a) Street, Sidewalk, and Alley Improvements. Improvements to streets and sidewalks shall enhance the visual continuity of the existing streetscape. Improvements and alterations shall be compatible with existing material, yet provide safe access for pedestrian, bicycle and automobile circulation. Alleys shall continue to maintain their attractiveness as public open spaces between properties. Improvements shall provide a sensitivity to existing historical structures, sheds, additions and landscape features. Additional information regarding the trolley tracks under Blair Boulevard shall be considered before street improvements are implemented.
(b) Lighting. New city lighting shall be pedestrian in scale. Research shall be conducted to determine the historic precedents for street lighting in the S-HB zone, or surrounding residential areas. The findings of this research shall be applied when replacement lights are considered to be appropriate in the S-HB zone.
(c) Street Trees. The planting of street trees shall continue to reinforce the historic character and planting patterns of the S-HB zone, which is somewhat linear in form. There are existing street trees that are over 100 years old in the S-HB zone, as well are more recent plantings. Deciduous and coniferous trees are both compatible to the character of the S-HB zone.
(d) Signs. It is expected that signs in the S-HB zone will satisfy the legitimate needs of commerce without visual clutter and without interference with the view of buildings, landscape features and other signs. Signs shall be positioned with consideration for the facade on which located. Signs shall be designed for careful integration with architectural features. Size and proportion shall relate to the fenestration and detailing of the building. Street signs, historic district signage, and the lighting of signs shall all be reviewed before installation. Ghost signs, like the Shamrock Lunch sign at 1080 West Third Avenue, shall require specific considerations for restoration and enhancement.
(9) Separation between Retail Marijuana Uses. No portion of the premises of a retail marijuana use may be located within 1,000 feet from the premises of another retail marijuana use.
(a) “Premises” means the location of a retail marijuana use described in a license issued by the Oregon Liquor Control Commission pursuant to ORS 475B.105.
(b) “Retail Marijuana Use” means a recreational marijuana retail facility licensed by the Oregon Liquor Control Commission pursuant to ORS 475B.105.
(c) “Within 1,000 Feet” means a straight line measurement in a radius extending for 1,000 feet or less in every direction from the closest point anywhere on the premises of a retail marijuana use to the closest point anywhere on the premises of another retail marijuana use.