TITLE 17 - Index (Chapters 11-15)

CHAPTER 17.11 (THIS CHAPTER NUMBER INTENTIALLY LEFT BLANK)

CHAPTER 17.12 MANUFACTURED HOMES AND MOBILE HOME PARK PROVISIONS

17.12.010 Placement of Manufactured Homes on Individual Lots
17.12.020 Additional Criteria for Manufactured Homes in the R 1 Zone
17.12.030 Mobile Home/Manufactured Dwelling Parks
17.12.040 Information Required for Preliminary Site Plan Review
17.12.050 Final Site Plan and Submission Requirements
17.12.060 General Standards for Mobile Home Park Development
17.12.070 Time Limit

CHAPTER 17.13 SIGN REGULATIONS (Repealed by Ord. 2004, effective march 28, 2013)

CHAPTER 17.14 HISTORIC PRESERVATION

17.14.000 Scope
17.14.010 Applicability
17.14.020 Purpose
17.14.030 Definitions
17.14.040 Landmarks Review Board
17.14.050 Composition
17.14.060 Terms
17.14.070 Powers and Duties of Landmarks Board
17.14.080 Designation of Historic Landmarks or Districts
17.14.090 Removal of Historic Landmark Designation
17.14.100 Review of Exterior Alterations
17.14.110 Review of New Construction
17.14.120 Procedure for Demolition or Moving of a Historic Landmark
17.14.130 Appeals
17.14.140 Penalties/Enforcement
17.14.150 Time Limits
Chart “A” – Secretary of Interior’s Standards for Rehabilitation
Chart "B" – Cultural Resources Inventory

CHAPTER 17.15 ANNEXATION POLICY

17.15.010 Introduction
17.15.020 Application and Process
17.15.030 Filing Fees
17.15.040 Planning Commission Review
17.15.050 Evaluation Criteria – Developed Land
17.15.060 Evaluation Criteria – Undeveloped Land
17.15.070 Evaluation Criteria – Fiscal Impact
17.15.080 Evaluation Criteria – Urban Service Capabilities
17.15.090 Staff Analysis

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CHAPTER 17 - Zoning (Chapters 11 thru 15)

 

CHAPTER 17.11 (THIS CHAPTER NUMBER INTENTIALLY LEFT BLANK)


CHAPTER 17.12 MANUFACTURED HOMES AND MOBILE HOME PARK PROVISIONS

SECTIONS:
17.12.010 Placement of Manufactured Homes on Individual Lots
17.12.020 Additional Criteria for Manufactured Homes in R 1 Zone
17.12.030 Mobile Home/Manufactured Dwelling Parks
17.12.040 Information Required for Preliminary Site Plan Review
17.12.050 Final Site Plan and Submission Requirements
17.12.060 General Standards for Mobile Home Park Development
17.12.070 Time Limit

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17.12.010 Placement of Manufactured Homes on Individual Lots.  The following standards apply to manufactured homes on individual lots or parcels in all zones where manufactured homes are a permitted use:

1. The manufactured home shall be multi sectional and enclose a space of not less than 1,000 square feet.
2. The manufactured home shall be placed on an excavated and back filled foundation and enclosed at the perimeter such that no more than twelve (12) inches of the enclosing material is exposed above grade.  Where the building site has a sloped grade, no more than twelve (12) inches of the enclosing material shall be exposed on the uphill side of the home.  If the manufactured home is placed on a basement, the twelve (12) inch limitation will not apply.
3. The manufactured home shall have a pitched roof with a slope of not less than a nominal three (3) feet in height for each twelve (12) feet in width.
4. The manufactured home shall have exterior siding and roofing which in color, material, and appearance, is similar to the exterior siding and roofing material commonly used on new residential dwellings within the community.
5. The manufactured home shall be certified by the manufacturer to have an exterior thermal envelope meeting performance standards that will reduce heat loss to levels equivalent to the heat loss performance standards required of single family dwellings constructed under the State Building Code.

17.12.020 Additional Criteria for Manufactured Homes in the R 1 Zone.  The following additional standards apply to manufactured homes on individual lots or parcels in the R 1 Zone:

A. All manufactured homes shall have a minimum eave extension of six (6) inches.

B. Manufactured homes shall utilize at least five (5) of the following design features to provide visual relief:
1. Dormers
2. Gables
3. Recessed entries
4. Covered porch entries
5. Cupolas
6. Bay or bow windows
7. Garage
8. Window shutters
9. Skylights
10. Attached deck
11. Off sets on building face or roof (min. sixteen inches)
12. Roof pitch of 5/12 feet or greater
13. Minimum eave extension of twelve (12) inches, including gutters.

17.12.030 Mobile Home/Manufactured Dwelling Park.  The following requirements apply to new, expanded, or altered mobile home parks.  Parks are allowed in the R 1, R 2, and R 3 zones.

1. Parks are not permitted in commercial or industrial zones. 
2. Minimum lot size of one (1) acre with a maximum of two (2) acres.
3. No park shall be established or expanded without first receiving approval of the Planning Commission.
4. The Planning Commission shall grant or deny approval of a park based on the criteria delineated in this chapter and the procedural requirements of the Review Procedures (Chapter 17.09).
5. Notwithstanding, parks shall comply with the City of Hood River's Comprehensive Plan.

17.12.040 Information Required for Preliminary Site Plan Review.  The application for a preliminary site plan review for a mobile home park shall be filed with the Planning Department on a form obtained from the Planning Director and shall be accompanied by a site plan showing the general layout of the entire mobile home park and drawn to a scale not smaller than one (1) inch representing fifty (50) feet.  The drawing shall show the following information:

1. Name of the property owner, the applicant, and the person who prepared the plan.
2. Name of the mobile home park and address.
3. Scale and north point of the plan.
4. Vicinity map showing relationship of mobile home park to adjacent properties.
5. Boundaries and dimensions of the mobile home park.
6. Location and dimensions of each mobile home site, with each site designated by number, letter, or name.
7. Location and dimensions of each existing or proposed structure.
8. Location and width of park streets.
9. Location and width of walkways.
10. Location of each lighting fixture.
11. Location of recreational areas and buildings.
12. Location and type of landscaping plantings, fence, wall, or combination of any of these, or other screening materials.
13. Location of point where mobile home park water system connects with the public system.
14. Location of available fire and irrigation hydrants.
15. Location of public telephone service for the park.
16. Enlarged plot plan of a typical mobile home site, showing location of the pad, patio, storage space, parking, sidewalk, utility connections, and landscaping.

17.12.050 Final Site Plan and Submission Requirements.  At the time of application for final approval to construct a new mobile home park, or expansion of an existing mobile home park, the applicant shall submit copies of the following required detailed plans to the appropriate reviewing departments and agencies:

1. New structures.
2. Water supply and sewage disposal system.
3. Electrical systems.
4. Road, sidewalk, and patio construction.
5. Drainage system.
6. Recreational area improvements.

17.12.060 General Standards for Mobile Home Park Development

A. Access.  A mobile home park shall be established on a site that has frontage on, or access, approved by the City Engineer, to a publicly owned and maintained street.  If the street is not publicly maintained, a maintenance agreement approved by the City Engineer will be required.

B. Park Streets. Construct well drained and paved streets at least twenty (20) feet in width, unobstructed and open to traffic within the mobile home park.  The park street width and alignment shall be designed such that it will accommodate the backing and placement of the homes, which may require a larger than twenty (20) foot street.  If the owner or operator permits parking of motor vehicles on the park streets, the owner or operator shall construct the park streets at least thirty (30) feet in width.

C. Sidewalks.  A paved public sidewalk of not less than four (4) feet in width shall be provided from each mobile home site to public and private streets, common open spaces, recreational areas, and community owned buildings and facilities.

D. Paving.  Park streets shall be paved with an asphalt or concrete surfacing, according to the structural specifications established by the City Engineer.

E. Off street Parking.
1. Two (2) hard surfaced, off street parking spaces shall be provided for each mobile home site, either on the site or within 200 feet thereof in the mobile home park.
2. Guest parking shall also be provided in every mobile home park, based on a ratio of one (1) parking space for each four (4) mobile home sites.  Such parking shall be paved with an asphalt or concrete surface.

F. Fencing and Landscaping.  A landscaping plan drawn to scale shall be submitted with the preliminary plan showing the following:
1. Every mobile home park shall provide a visual buffer of evergreen, or other screening/planting, along all boundaries of the mobile home park site abutting public roads or property lines except for points of ingress and egress, with the exception of dwellings fronting and  accessing a public dedicated street.  Plantings shall not be less than five (5) feet in height at the time of planting and shall be maintained in a healthy, living condition for the life of the mobile home park.
2. Landscaping shall be provided within the front and side yard setback areas, and all open areas in the mobile home park not otherwise used.
3. The landscaping plan shall show the location of all landscaped materials and include plant material, total number of individual plants being used, and proposed watering system.  Watering systems shall be installed to assure landscaping success.  If plantings fail to survive, it is the responsibility of the property owner to replace them.

G. Site Development Standards.
1. Acreage:  There shall be a one (1) acre minimum and a two (2) acre maximum in the R 1, R 2, and R 3 zones.
2. Density:
R 1:  Six (6) unit maximum per acre
R 2:  Eight (8) unit maximum per acre
R 3:  Ten (10) unit maximum per acre
3. Setbacks:
a. No mobile home shall be located closer than ten (10) feet from a public dedicated street.  Garages facing a public dedicated street shall be twenty (20) feet from the property line.
b. No mobile home shall be located closer than ten (10) feet from an interior park property line.
4. Spacing:
a. Mobile homes shall meet all spacing criteria listed in Section 9.5 of the Oregon Manufactured Dwelling Code.
b. A mobile home shall be separated from an adjoining mobile home and its accessories by a minimum of ten (10) feet, end to end or side to side.
c. The distance between non HUD approved mobile homes placed parallel to each other may be ten (10) feet on one side, but must be at least fourteen (14) feet on the other.  When not placed parallel to each other, or when parallel if one (1) or more of the units is a tip out, non HUD approved mobile homes may be ten (10) feet apart on both sides, but must be at least fourteen (14) feet apart for half  (½) their length. .
d. Adjacent mobile homes in all parks must be placed at least fourteen (14) feet apart where a flammable or combustible fuel storage vessel is located on or between units.
5. Each mobile home shall have 120 square feet of one (1) or more wooden decks or slabs of patios of concrete, flagstone or equivalent material.
6. All mobile homes within the park shall be provided with skirting.
7. New parks shall be placed at least 500 feet from another park excluding parks established prior to the effective date of this ordinance.


H. Other Site Requirements.
1. Recreational area: Recreation areas for the residents shall be provided with a minimum of 100 square feet for each mobile home site; however, every mobile home park shall have no less than a minimum of 5,000 square feet of common play area, which shall be maintained in a clean, usable, and safe condition.
2. Accessories:  Accessory structures located on a mobile home site shall be limited to the normal accessories such as an awning, cabana, ramada, patio, carport, garage, or storage building.  No other structural additions shall be built onto or become part of any mobile home, and no mobile home shall support any building in any manner.
3. Utilities:  All utilities including sewer, water, power, cable, telephone, and others shall be placed underground.  Utilities shall be designed by a State of Oregon licensed engineer and shall be reviewed and approved by the City Engineer.
4. Drainage:  A drainage plan to facilitate storm water runoff shall be prepared by a State of Oregon licensed engineer and shall be reviewed and approved by the City Engineer.
5. Trash Areas:  All mobile home parks shall have shared trash and rubbish facilities and these areas must also contain areas for recycling.  These facilities shall be visually screened.
6. Lighting: Artificial lighting shall not glare, deflect, or reflect onto adjacent residential zones and residential uses in the park nor be unnecessarily bright.
7. Addressing: Address identification shall be standardized throughout the park.  The park owners shall be required to provide the addresses and maintain them.  The numbers must be four (4) inches in size and labeled in the vertical position (reading left to right).

I. State Requirements.  Rules and regulations governing mobile home facilities as contained in Oregon Revised Statute, Chapter 446, shall be applicable in the development and operation of a mobile home park, provided that the provision of this Ordinance shall prevail where said provisions are more stringent than those imposed by state law, rules, or regulations.

17.12.070 Time Limit.  Manufactured homes and mobile home park permits are valid for a period of two (2) years from the written notice of the final decision, or the decision on an appeal, whichever is later.

 

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 CHAPTER 17.13 SIGN REGULATIONS (Repealed by Ord. 2004, effective March 28, 2013)

Legislative History:   Ord. 1651 (1992); Ord. 1677 (1993); Ord. 1737 (1997); Ord. 1774 (1999); Ord. 1798 (2000); Ord. 1808 (2001); Ord. 2004 (2013)

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CHAPTER 17.14 HISTORIC PRESERVATION

SECTIONS:
17.14.000 Scope
17.14.010 Applicability
17.14.020 Purpose
17.14.030 Definitions
17.14.040 Landmarks Review Board
17.14.050 Composition
17.14.060 Terms
17.14.070 Powers and Duties of Landmarks Board
17.14.080 Designation of Historic Landmarks or Districts
17.14.090 Removal of Historic Landmark Designation
17.14.100 Review of Exterior Alterations
17.14.110 Review of New Construction
17.14.120 Procedure for Demolition or Moving of a Historic Landmark
17.14.130 Appeals
17.14.140 Penalties/Enforcement
17.14.150 Time Limits

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17.14.000 Scope  The Historic Preservation Ordinance (HPO) provides a means to recognize and protect properties listed as Hood River Historic Landmarks and Districts and to formally recognize and protect historic landmarks and districts under private and public ownership.

17.14.010 Applicability.  This ordinance is applied:

1. To all historic resources that appear on the City’s adopted Hood River Cultural Resource Inventory as designated Historic Landmarks; and
2. To all properties in Historic Districts, designated either locally or nationally.

17.14.020 Purpose.  The purpose of this ordinance is to promote the general welfare by safeguarding the City's heritage as embodied and reflected in its historic landmarks/districts and to:

1. Provide for the identification, protection, enhancement, and use of historic landmarks/districts within the City that reflect special elements of the City's architectural, archaeological, artistic, cultural, engineering, aesthetic, historical, political, social, and economic heritage; 
2. Strengthen the economy of the City through the protection and enhancement of the City's historic landmarks/districts;
3. Encourage public education, understanding, and appreciation of the City's history and culture; 
4. Foster community and neighborhood pride and sense of identity based on recognition and use of historic landmarks/districts;
5. Protect and enhance the City's historic landmarks/districts for enjoyment and use by both residents and visitors;
6. Promote the continual use of historic landmarks, individually or within a district, without detrimentally affecting their significance; and
7. Carry out the provisions of the State's Land Use Planning Goal 5.

17.14.030 Definitions.  This section incorporated into 17.01.060 – Definitions.

17.14.040 Landmarks Review Board.  The City of Hood River Landmarks Review Board, hereinafter known as the Landmarks Board, is hereby created to advise the Planning Commission and City Council about the City's historic landmarks/districts.  

17.14.050 Composition.  The Landmarks Board shall be composed of seven (7) members who shall be appointed by the City Council.  Four (4) members shall live within the city of Hood River or the Urban Growth Area.  All members shall reside within Hood River County. When making appointments to the Landmarks Board, the Council shall consider individuals who have demonstrated an interest in historic preservation and have experience or special expertise or knowledge in the field of history, archaeology, architecture, the arts, historic preservation, culture, planning, landscape architecture, business, real estate, law, government, engineering, construction, or other related trades.  A member of the Planning Commission may serve as an ex officio member of the Landmarks Board.  Four (4) voting members constitute a quorum and shall be entitled to conduct official business and act for the entire Landmarks Board.  Each member is entitled to one (1) vote.  Members of the Landmarks Board shall serve without compensation. 

17.14.060 Terms.  Terms are defined as follows:

1. The term of each member of the Landmarks Board shall be three (3) years, with the exception of the initial appointment of the full Landmarks Board, which shall be as follows:
a. Three (3) initial members shall be appointed to three (3) year terms,
b. Three (3) initial members shall be appointed to two (2) year terms, and
c. One (1) member appointed to a one (1) year term. 
2. Members may be reappointed or removed at the discretion of the City Council. 
3. A vacancy on the Board shall be filled by the City Council for the unexpired term. 
4. The Landmarks Board (by majority vote), at its first meeting shall elect a chairperson and a vice chairperson.  The officers shall serve for terms of one (1) year.  

17.14.070 Powers and Duties of Landmarks Board.  The powers and duties of the Landmarks Board include:

1. Maintain the Hood River Cultural Resource Inventory, hereinafter referred to as the Inventory;
2. Recommend to the City Council the designation of historic landmarks or districts that meet the criteria for designation as contained in Designation of Historic Landmarks or Districts section of this chapter; 
3. Protect historic landmarks or districts through the review, and approval or disapproval of alterations in accordance with the review criteria established for alterations;
4. Review and render decisions on all proposed new construction on all parcels within a designated historic district or on parcel(s) that a historic landmark is located;
5. Review and render decisions on all proposed demolition’s within a designated historic district or on properties that a historic landmark is located; 
6. Provide a forum for public participation in matters and issues related to historic preservation in the community; 
7. Review proposed activities by the City, the County, the Port of Hood River, or other agencies, businesses, or developers that may detrimentally affect historic landmarks/districts and advise the planning staff, Planning Commission, and City Council regarding these matters;
8. Perform other activities relating to historic landmarks/districts and historic resources including, but not limited to:
a. Provide public education on the prehistoric, historic, and scenic resources of Hood River; 
b. Provide advice to the City Council, other City boards, and City staff on the preservation of historic landmarks/districts and other historic resources; 
c. Providing technical and economic information on preservation of historic landmarks/districts or historic resources;
d. Make recommendations to the City Council for historic preservation programs and incentives, to help preserve-designated landmarks or districts;
e. Periodically review and make recommendations for updating the inventory; and
9. Establish and adopt rules and policies for conducting the business of the Landmarks Board.

17.14.080 Designation of Historic Landmarks or Districts.

A. Purpose.  The designation of historic landmarks/districts allows the City to formally recognize and protect historic landmarks/districts.  Designated historic landmarks/districts identify geographic areas, corridors, ensembles, buildings, portions of buildings, sites, landscape features, cemeteries, bridges, signs, plaques, archaeological sites, or other objects of historical and/or architectural significance, locally, regionally, or nationally.  The regulations that apply to designated landmarks/districts provide a means to review proposed changes and encourage the preservation of the historic landmark/district.

B. Initiation.  The process for designating historic landmarks or districts may be initiated by the Landmarks Board, Planning Commission, the City Council, recognized neighborhood groups, interested persons, or property owners, or their authorized agents, who submit a complete application for designation.  

C. Procedure.  Requests for designation of historic landmarks or districts are reviewed initially by the Landmarks Board.  The Landmarks Board makes recommendations for designations to the City Council.  The City Council 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 recommendations of the Landmarks Board and public testimony.

D. Application.  An application for designation shall be prepared and filed with the Planning Department, using forms prescribed by the Planning Director. The Planning Director shall fix a date and time for a public hearing before the City Council.

E. Review Criteria.  The Landmarks Board shall review all applications for historic landmark or district designations and shall make its recommendation on the basis of the following criteria (at least one (1) section or sub-section of the following criteria must apply to the proposed historic landmark or district):
1. The proposed historic landmark or district has historic significance or contributes to the historical resources of the community.  The resource is
a. Associated with past trends, events, or values that have made a significant contribution to the economic, cultural, social, and/or political history of city, county, state, region, or nation; or
b. Associated with the life of or activities of a person, group, or organization, or institution that has made a significant contribution to the city, county, region, state, or nation.
2. The proposed historic landmark or district has architectural significance because it:
a. Embodies distinguishing architectural characteristics of a period, style, method of construction, craftsmanship, or materials;
b. Represents the work of a designer, architect, or master builder who influenced the development and appearance of history of the city, county, region, state, or the nation;
c. Is the only remaining, or one of few remaining, resources of a particular style, building type, design, material, or method of construction;
d. Is a prominent visual landmark with strong associations to the community; or
e. Has high quality of composition, detailing, and/or craftsmanship.
3. The site contains archaeological artifacts related to prehistory or to the early history of the community. 
4. The proposed historic landmark or district is listed on the National Register of Historic Places.
5. In conjunction with other criteria listed above, the proposed historic landmark/district
a. Is fifty (50) years old or older unless the resource is of exemplary architectural or historical significance;
b. Contributes to the continuity or historic character of the street, neighborhood, and/or community; or
c. Has sufficient original workmanship and materials remaining to show the construction technique and stylistic character of a given period.

F. Recommendation by the Landmarks Board.   After the historic resource has been evaluated according to the review criteria set forth in Section 17.14.080 (5), the Landmarks Board shall recommend designation of a historic resource, district, or designation with conditions, or denial of designation, it shall make specific findings based on the review criteria, and the goals and policies of the Comprehensive Plan.   The Landmarks Board shall submit its recommendation specifying the findings and forward these to the applicant at least ten (10) days prior to the public hearing and review by the City Council.  If the Landmarks Board acts to reject a proposed designation, no further action shall be taken unless an appeal of the Landmarks Board's action is filed with the City Council.

G. City Council Decision.  The City Council shall conduct a public hearing to consider the proposed designation and recommendations of the Landmarks Board.  Following the public hearing, the City Council shall approve, approve with conditions, or deny the proposed designation.  Written notice of the decision of the City Council shall be sent to the applicant and property owner by the Planning Director within 30 days of the date of the decision.  

17.14.090 Removal of Historic Landmark Designation.

A. Purpose.  Periodically, it may be necessary to remove the designation of an historic landmark.  Removal is an effort to reflect changing conditions, community values, or needs.

B. Initiation.  The process of removing a historic landmark/district from the inventory may be initiated by the Planning Commission, City Council, the Landmarks Board, the property owner, or by any other interested person.

C. Procedure.  Review of a request for removal of designation 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.

D. Application.  An application for removal for a historic landmark/district designation shall be prepared and filed with the Planning Department, using forms prescribed by the Planning Director. The Planning Director shall fix a date and time for a public hearing before the Landmarks Board.   

E. Review Criteria.  The Landmarks Board shall evaluate the request for removal of the historic landmark/district designation based upon findings that removal of the historic designation will not adversely impact properties in the surrounding area or integrity of the historic district or of another historic landmark on the same parcel.  In order to approve an application, it must be found that at least one (1) of the following has occurred since the site was listed as a historic landmark/district:
1. Significance of the historic landmark/district has been substantially reduced or diminished according to the review criteria established in Section 17.14.080 (5). 
2. Integrity of the historic landmark/district has been substantially reduced or diminished according the review criteria established in Section
17.14.080 (5). 

F. Exceptions.  The Planning Director shall delete any demolished or removed historic landmark/district from the official Inventory through an administrative review if the property is damaged in excess of seventy percent (70%) of its previous value due to vandalism, fire, flood, wind, earthquake, or other natural disasters.   

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.  

17.14.110 Review of New Construction.

A. Purpose.  The purpose of reviewing the EXTERIOR design of new construction is to ensure that new construction is compatible with the character of the district or designated historic landmark located on the same parcel.

B. Initiation.  The process for applying for new construction may be initiated by the property owner or authorized agent, upon submittal of a complete application.

C. New Construction.  Review is required for any new construction, which occurs on the same parcel as a designated historic landmark, or on any parcel in a designated district. 

D. Procedure.  A request to construct a new structure shall be referred to 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. 

E. Application.  An application for new construction shall be prepared and filed with the Planning Department, using forms prescribed by the Planning Director. The Planning Director shall fix a date and time for a public hearing before the Landmarks Board. 

F. Relationships to Other Planning Review.  Projects, which require a historic review, may also require other land use reviews.  If other reviews are required, the review procedure may be handled concurrently. 

G. Review Criteria.  In reviewing the request, the Landmarks Board shall consider the following criteria:
1. The design of new construction is compatible with the design of the historic landmark(s) on the parcel or in the district, considering scale, style, height, and architectural detail and materials.  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 location and orientation of the new construction on the parcel is consistent with the typical location and orientation of similar structures on the parcel or within the district considering setbacks, distances between structures, location of entrances, and similar citing considerations.  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).  

H. Conditions of Approval.  In approving applications for new construction, the Landmarks Board may attach conditions that are appropriate for the preservation of the historic or architectural integrity of the historic landmark/district.  All conditions must relate to review criteria.

I. Decision.  All decisions by the Landmarks Board under this section to approve, approve with conditions, or deny construction shall be supported by written findings and shall be forwarded to the property owner within seven (7) days of the decision. 

17.14.120 Procedure for Demolition or Moving of a Historic Landmark.

A. Purpose.  The purpose of reviewing requests for demolition or moving a historic landmark is to explore all possible alternatives for preservation.  Demolition of historic landmarks is an extreme and final measure.

B. Initiation.  Demolition or moving designated historic landmarks or demolition within a historic district may be initiated by affected property owners or their authorized agent who submit a complete application. 

C. Demolition or Moving.  A permit is required to move, demolish, or cause to be demolished any structure listed as a historic landmark or in a district.  

D. Procedure.  All requests for demolition or moving a historic landmark shall be reviewed by the Landmarks Board.  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. 

E. Application.   An application shall be made to the Planning Department using forms prescribed by the Planning Director. The Planning Director shall fix a date for a public hearing. 

F. Review Criteria.  In considering a proposal for demolition or relocation of a historic landmark, individually or within a district, the Landmarks Board shall have the authority to allow the demolition or relocation, allow partial demolition or relocation, or delay approval for an initial period not to exceed ninety (90) days from the date of the Board’s initial public hearing.  If the Board acts to approve the request, in whole or in part, issuance of a permit and the commencement of the work shall be delayed for twenty (20) days after the Board's approval to allow for the filing of appeals. In determining whether a demolition or moving permit shall be issued, the Landmarks Board shall consider the following:
1. The completed application form;
2. Information presented at the public hearing held concerning the proposed development;
3. The Hood River Comprehensive Plan;
4. The purpose of this ordinance;
5. The review criteria used in the original designation of the historic landmark or district in which the property(s) under consideration is situated;
6. The historical and architectural style including the general design; arrangement; materials of the historic landmark in question or its appurtenant fixture; the relationship of such features to similar features of the other historic landmarks, individually or within the district; and the structure’s position in relation to public rights-of-way and to other buildings and structures in the area;
7. The effects of the proposed application upon the protection, enhancement, perpetuation, and use of the historic landmark or district that cause it to possess a special character or special historical or aesthetic interest or value; and
8. Whether denial of the permit will involve substantial hardship to the property owner, and whether issuance of the permit would act to the substantial detriment of the public welfare and would be contrary to the intent and purpose of this Chapter.

G. Decisions.   The Landmarks Board shall make decision within ten (10) days following the completion of the public hearing.  For applications for demolition, the Landmarks Board may approve, approve with conditions, or invoke a stay of demolition.  If the Landmark Board determines that a stay of demolition is appropriate, the City Council shall be promptly notified.  If the City Council agrees that a stay of demolition is appropriate, the Hood River City Council shall apply to the Hood River County Circuit Court for a mandatory injunction prohibiting demolition.  The length of stay shall be no more than ninety (90) days from the date of the public hearing.  During the period, the Landmarks Board shall attempt to determine if public or private acquisition and preservation is feasible, or alternatives are possible that could be carried out to prevent demolition or removal of the historic landmark, individually or within a district. 
1. Further stays of demolition may be imposed for a period not to exceed one hundred and twenty days (120) days from the date of the hearing, if the Landmarks Board finds:
a. There is a program or project underway that could result in public or private acquisition of the historic landmark; and
b. There are reasonable grounds for believing the program or project may be successful.
2. After granting a further postponement, the Landmarks Board may order the Planning Director to issue the permit if it finds:
a. All programs or projects to save the historic landmark have been unsuccessful;
b. The application for demolition or moving has not been withdrawn; and
c. The application otherwise complies with city ordinances and state law.
3. During the stay of demolition, the Landmarks Board may require the property owner to:
a. List the historic landmark in local and state newspapers of general circulation for a period of not less than sixty (60) days stating that the property shall be given away to parties interested in moving the historic landmark; 
b. Give public notice by posting a hearing notice on site in addition to a sign, which shall read: "Historic Landmark to be Moved or Demolished Call City Hall for Information."  The sign shall be provided by the City and be posted in a prominent and conspicuous place within ten (10) feet of a public street abutting the premises on which the structure is located.  The property owner is responsible for assuring that the sign is posted for a continuous sixty (60) day period;
c. Prepare and make available any information related to the history of the historic landmark; and
d. Assure that the property owner has not rejected a bona fide offer that would lead to the preservation of the historic landmark.
4. As a condition for approval of a demolition permit, the Landmarks Board may require one or more of the following:
a. Require photographic documentation, architectural drawings, and other graphic data or history as it deems necessary to preserve an accurate record of the resource.  The historical documentation materials shall be the property of the City or other party determined appropriate by the Landmarks Board; and/or
b. Require that the property owner document that the Historic Preservation League of Oregon or other local preservation group had been given the opportunity to salvage and record the historic landmark.  

H. Exemptions.  The Planning Department shall issue a permit for moving or demolition if any of the following conditions exist:
1. The building is not designated compatible within an historic district;
2. The historic landmark has been damaged in excess of seventy percent (70%) of its previous value due to vandalism, fire, flood, wind, or other natural disaster; or
3. The Fire Marshall, Building Official or City Engineer determines that the demolition or moving is required for the public safety due to an unsafe or dangerous condition.  Prior to the emergency action, the Landmarks Board shall be notified of such action. 

17.14.130 Appeals.  Final decisions by the Landmarks board may be appealed to City Council, per the provisions of the Appeal Procedure in Review Procedures (Chapter 17.09).

17.14.140 Penalties/Enforcement.  Failure to comply with any provision of this chapter shall be considered a Class A infraction and the violator shall be subject to a fine of not less than $200 per violation.  In addition, this chapter may be enforced by a suit in equity for a mandatory or prohibitory injunction.  The prevailing party to any such civil enforcement action by the City of Hood River shall be entitled to recover reasonable attorney's fees from the non-prevailing party at trial or upon appeal.  

17.14.150 Time Limits.  Landmarks Review Board permits for exterior alterations, new construction, or demolitions are valid for a period of two (2) years from the written notice of the final decision, or the decision on an appeal, whichever is later.


Chart “A” – Secretary of Interior’s Standards for Rehabilitation

The following standards are to be applied to rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility. 
1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved.  The removal of historic material or alteration of features and spaces that characterize a property shall be avoided. 

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserves.
 
5. Distinctive features, finishes and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.

6. Deteriorated features shall be repaired rather than replaced.  Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities, and where possible, materials.  Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 

7. Chemical or physical treatments, such as sand blasting that cause damage to historic material shall not be used.  The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
 
8. Significant archaeological resources affected by a project or development shall be protected and preserved according to Oregon Revised Statue ORS 358.905.  If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property.  The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Chart "B" – Cultural Resources Inventory


 

Chart "B" – Cultural Resources Inventory

 

Local Downtown District: 1994 (updated 2004)

 

Historic Name

Current Name

Address

Inven-tory #

Previous Designation

1

Ingall-Balch House

Colt Realty

509 Cascade Ave

44

 

2

HR Garage, Inc

202 Mall

202 Cascade Ave

51

 

3

Davidson Bldg

Real Wind Sports

214, 216 Cascade Ave

52

 

4

US Post Office

US Post Office

408 Cascade Ave

55

 

5

O.R.W. & N. Railroad

Mt. Hood Railroad

Cascade Ave & E. First

50

Nat Reg/Comp Plan

6

Columbia Laundry

HR Jewelers

413, 415 Oak St

17

 

7

Paris Fair/IOOF Hall

Annz Panz

315 Oak St

18

 

8

Bartmess Building

Informal Flowers/ Red Feather Mercantile

311 Oak St

19

 

9

Johnsen Shoe Store

Twiggs/Benefit Consult.

305, 307 Oak St

20

 

10

Butler Bank Bldg

HR City Admin Bldg

301 Oak St

21

Comprehensive Plan

11

E.L. Smith Bldg

HR Stationers

213, 215 Oak St

22

National Register

12

Keir Medical Bldg

Annie Cruz

209, 211 Oak St

23

 

13

Hall Bldg

Trillium/Gorge Fly Shop/ Mt View Bicycles

201-07 Oak St

24

 

14

Mt Hood Motor Co

Andrews Pizza

107-13 Oak St

26

 

15

Top Hat Stoveworks

At Home on Oak

105 Oak St

27

 

16

Blowers Block Bldg

HR Windsurfing

101 Oak St

28

 

17

Yasui Brothers Mercantile

Holsteins Coffee

12 Oak St

30

 

18

Mt Hood Hotel Annex

HR Hotel

102-08 Oak St

31

National Register

19

C.H. Sproat Bldg

Storm Warning

112 Oak St

32

 

20

Eliot Bldg (formerly Franz Hardware)

Discovery Bicycles

116 Oak St

33

 

21

Brosius Bldg

Carharts/Ananas/Gift House/G.Wilikers

202-06 Oak St

34

 

22

La France Bldg

Waucoma Books

212 Oak St

35

 

23

Ferguson Bldg

Carousel Museum

304 Oak St

38

Comprehensive Plan

24

Kelly Brothers Hardware

Frame Shop

402-06 Oak St

39

 

25

Bartall Bldg

Oak St Mall

408-16 Oak St

40

 

26

 

Windwear

504 Oak St

41

 

27

PP & L Bldg

Kerritts

314, 316 Oak St

64

 

28

HR Banking and Trust

Apland Jewelers

Oak St & Third

36

 

29

Parker House

Parker House

110 Sherman Ave

13

National Register

30

Steward Hardware

Van Metre's

202 State St

9

 

31

HR County Library

HR County Library

503 State St

14

Nat Reg/Comp Plan

32

Ezra Smith House

Wine Sellers

514 State St

16

Comprehensive Plan

33

Apple Growers Assoc Plant H

Waucoma Center

902 Wasco St

63

 

34

HR City Hall

HR Police Dept

207 Second St

7

Comprehensive Plan

35

Masonic Temple

Masonic Temple

210 Second St

8

Comprehensive Plan

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

36

Hotel Waucoma

River City Saloon

102-08 Second St

49

Nat Reg/Comp Plan

37

HR Meat Market (formerly Scott Insur.)

Keen Shoes

111 Third St

37

 

38

Diamond Fruit Bldg

ANPC

11 Third St

53

 

39

Union Truckers Bill of Lading General Office

Union Bldg

Third St & Industrial Ave

61

Comprehensive Plan

40

Riverside Church

Riverside Church

Fourth & State St

11

Comprehensive Plan

41

Georgian Smith Park

Library Park

Fifth & State St

15

Nat Reg/Comp Plan

 

 

 

 

 

 

 

 

 

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CHAPTER 17.15 ANNEXATION POLICY

SECTIONS:
17.15.010 Introduction
17.15.020 Application and Process
17.15.030 Filing Fees
17.15.040 Planning Commission Review
17.15.050 Evaluation Criteria – Developed Land
17.15.060 Evaluation Criteria – Undeveloped Land
17.15.070 Evaluation Criteria – Fiscal Impact
17.15.080 Evaluation Criteria – Urban Services Capabilities
17.15.090 Staff Analysis

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17.15.010 Introduction.  It is the policy of the City of Hood River to promote orderly, efficient, and fiscally responsible annexation of territories in conjunction with urban growth or expected or desired urban growth within the urban growth area. Accordingly, the City shall annex property where:

1. The proposed annexation represents the natural extension of the existing City boundary consistent with urban growth;
2. The proposed annexation would not, when developed or as developed, unreasonably limit the ability of the City to provide a level of services to City residents consistent with community needs and the financial capabilities of the City, as determined by the City;
3. The proposed annexation would not cause the City to pledge extension of services beyond its resources so as to result in a deficit operation of the service;
4. The proposed annexation would serve the interests of the entire community and not solely the interests or convenience of those within the territory proposed to be annexed.

17.15.020 Application and Process.  An annexation may be proposed by the City of Hood River, landowners, or a group of residents and shall include the following elements:

1. Preliminary plans and specifications, drawn to scale, showing the actual shape and dimensions of the property to be annexed and the existing and proposed land uses and residential density.  City and County zoning in the proposed territory, as shown on a vicinity map, and contiguous lands must also be indicated.
2. Comprehensive statement of reasons in support of the annexation addressing the applicable annexation criteria.
3. Completed certifications of property ownership, registered voter status, map, and legal description.

17.15.030 Filing Fees.  Fees for filing for annexation requests shall be set by City Council resolution.

17.15.040 Planning Commission Review.  The Planning Commission shall review the application in a public hearing and forward a recommendation with findings to the City Council who will conduct a public hearing according to the Quasi-Judicial Hearing Procedures or Legislative Hearing Procedures (Chapter 17.09), whichever is applicable.

17.15.050 Evaluation Criteria – Developed Land.  Prior to approving a proposed annexation of developed land, affirmative findings shall be made relative to the following criteria:

1. The territory is contiguous to the city limits and within the Urban Growth Area;
2. The annexation represents the natural extension of the existing City boundary to accommodate urban growth;
3. The development of the property is compatible and consistent with the rational and logical extension of utilities and roads to the surrounding area;
4. The City is capable of providing and maintaining its full range of urban services to the territory without negatively impacting the City's ability to adequately serve all areas within the existing city limits;
5. The fiscal impact of the annexation is favorable, as determined by the City of Hood River because of existing development;
6. The proposed annexation does not negatively impact nearby properties, whether located within the city limits or the urban growth area; and
7. The annexation conforms to the Comprehensive Plan.

17.15.060 Evaluation Criteria – Undeveloped Land.  Prior to approving a proposed annexation of undeveloped land, affirmative findings shall be made relative to the following criteria:

1. The territory is contiguous to the city limits and within the Urban Growth Area;
2. The annexation represents the natural extension of the existing City boundary to accommodate urban growth;
3. The annexation of the territory is compatible and consistent with the rational and logical extension of utilities and roads to the surrounding area;
4. The City is capable of providing and maintaining its full range of urban services to the property without negatively impacting the City's ability to adequately serve all areas within the existing city limits;
5. The fiscal impact of the annexation is favorable, as determined by the City of Hood River, either upon approval or because of a commitment to a proposed development, unless the City determines that a public need outweighs the increase;
6. The annexation meets the City's urban growth needs, and it is to the City's advantage to control the growth and development plans for the territory; i.e., to be able to address the issues of traffic, density, land use, and the level and timing of necessary facilities and services;
7. If the criteria in 17.15.060 (6) does not apply, the annexation provides a solution for existing problems resulting from insufficient sanitation, water service, needed routes for utility or transportation networks, or other service-related problems;
8. The proposed annexation does not negatively impact nearby properties, whether located within the city limits or the urban growth area; and
9. The annexation conforms to the Comprehensive Plan.


17.15.070 Evaluation Criteria – Fiscal Impact.  The following factors are to be taken into consideration when determining fiscal impact for both developed and undeveloped land and may include, but are not be limited to:

1. The additional revenues, if any, available to the City as a result of the annexation;
2. Whether any unusual or excessive costs will be incurred as a result of the annexation; and
3. The impact on the City’s tax base, if any, as a result of the annexation.

17.15.080 Evaluation Criteria – Urban Service Capabilities.

A. The municipal service needs, if any, of the territory to be annexed, including those of police and fire protection, public sewer and water supply facilities, street improvement and/or construction, and such other municipal services as may reasonably be required.  Both short term and long term plans for all services shall be addressed.

B. The projected costs of supplying reasonably needed municipal services to the territory proposed to be annexed.

17.15.090 Staff Analysis.  In order to assure that the Planning Commission and the City Council, prior to action upon a proposal for annexation, are fully informed as to the potential impacts of the annexation on both the City and the territory proposed to be annexed, the City Planning Department shall provide a staff report addressing the above criteria.

 

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