17.14.100 Review of exterior alterations.
A. Purpose. The purpose of reviewing alterations to historic landmarks or landmark within a district is to encourage the preservation of characteristics that led to designation as a historic landmark.
B. Initiation. The process for applying for altering a historic landmark or landmark within a district may be initiated by the property owner or authorized agent upon submittal of a complete application.
C. Alterations. Review is required for all EXTERIOR alterations or additions to designated landmarks, individually or within historic districts, with the exception of alterations classified as “minor alterations.” The Planning Director, who may consult with the Landmarks Board, shall approve minor alterations through an Administrative action. The following are considered “minor” alterations:
1. Replacement of gutters and down-spouts, or the addition of gutters and down-spouts, using like materials or materials that match those that were typically used on similar style buildings.
2. Repairing or providing a new foundation that does not result in raising or lowering the building elevation providing that skirting is provided to match the existing skirting. The repair or new foundation shall not affect the appearance of the building.
3. Replacement of wood siding, when required due to deterioration of material, with wood material that matches the original siding in all materials, dimensions, and textural qualities.
4. Application of storm windows made with wood, bronze or flat finished anodized aluminum, or baked enamel frames.
5. Replacement of existing sashes with new sashes, when using material that matches the original historic material and appearance. Severe deterioration of the original sashes has to be evident.
6. Repair and/or replacement of roof material with the same kind of existing roof material or with materials that are in character with those of the original roof.
7. Replacement or construction of fencing according to the established fence design written guidelines. (Chart “A” – Secretary of Interior Standards).
8. Other minor alterations, such as awning replacement or installation, specified by the Landmarks Board.
D. Exemptions from Review. The general and ongoing responsibility of the property owner to care for, repair, and replace with like materials may be done without formal review by the Landmarks Board. Nothing in this ordinance shall be construed to prevent the ordinary maintenance or repair of any exterior architectural feature which does not involve a change in design, or appearance, of such feature of which the building official shall determine is required for public safety due to an unsafe or dangerous condition. Normal maintenance may include, but not be limited to:
1. Painting and related preparation;
2. Ground care and maintenance required for the permitted use of the property; and
3. Existing materials replaced in kind for historic landmark because of damage or decay of materials;
E. Procedure. Review of a request for an EXTERIOR alteration is heard by the Landmarks Board who is the final review body unless an appeal is filed. The Landmarks Board shall conduct a quasi judicial hearing in accordance with the requirements of Chapter 17.09 of the Hood River Municipal Code taking into consideration the review criteria and public testimony.
F. Application. An application for alteration provided by the Planning Director shall be prepared by the property owner or authorized agent and submitted to the Planning Department for review. If the application is incomplete, the Planning Director shall notify the applicant within seven (7) days and state what information is needed to make the application complete. The applicant shall have ten (10) days in which to submit additional material. The completed application and attachments are forwarded to the Landmarks Board for review.
G. Review Criteria. The Landmarks Board must find that either criteria number one (1) or number two (2) below has been met in order to approve an alteration request.
1. The proposed alteration causes the historic landmark to more closely approximate the historical character, appearance, or material composition of the original structure than the existing structure. The Landmarks Board shall use the Secretary of the Interior’s “Standards for the Historic Preservation with Guidelines for Applying the Standards”, and the Secretary of the Interior’s “Standards for Treatment of Historic Properties” (Chart “A” – Secretary of Interior Standards).
2. The proposed alteration is compatible with the historic characteristics of the area and with the existing structure in massing, size, scale, materials, and architectural features. The Landmarks Board shall use the Secretary of the Interior’s “Standards for the Historic Preservation with Guidelines for Applying the Standards” and the Secretary of the Interior’s “Standards for Treatment of Historic Properties” (Chart “A” – Secretary of Interior Standards).
3. In conjunction with criteria number one (1) or number two (2) above, the Landmarks Board shall also consider
a. The value and significance of the historic landmark, individually or within a district;
b. The Oregon Structural Specialty Code, as adopted and amended by the State of Oregon, with particular reference to designated Historic Buildings, ADA, and historic buildings, or related sections; and
c. Other applicable state and local codes and ordinances relating to the building, fire, health and safety.
H. Conditions of Approval. The Landmarks Board shall approve, conditionally approve, or deny the request. Conditions may be attached which are appropriate for the protection and/or preservation of the historic or architectural integrity of the district or historic landmark. All conditions must relate to review criteria.
I. Decision. A decision by the Landmarks Board under this section shall be supported by written findings and shall be forwarded within seven (7) days of the decision to the property owner.