17.24.040 Historic Downtown combining district.
A. Purpose and Applicability.
1. The purpose of the Historic Downtown (H-D) combining district is to facilitate protection and revitalization of the downtown and the historic structures, sites and buildings within the designated historic district area, and to implement the policies and requirements of the Historic Downtown Policy and Design Plan.
2. The general boundaries of the Historic Downtown combining district are described as follows and are more precisely shown on Figure 2-1.
a. Western district boundary follows Griffith from 7th Place south of 7th Street to the alley north of 7th Street.
b. Northern district boundary follows the alley north of 7th Street from Griffith, east to D Street, jogs north to 6th Street, follows 6th Street east to the alley between F and G Streets, then jogs south along the alley between F and G Streets, and then jogs east between 6th and 7th Streets to the BNSF right-of-way.
c. Eastern district boundary follows the BNSF right-of-way south to 8th Street.
d. Southern district boundary follows 8th Street west from the BNSF right-of-way to D Street, jogs north along D Street to 7th Place, then follows 7th Place west and jogs north halfway between D Street and Broadway to the alley south of 7th Street, and then follows the alley west to Broadway. At Broadway the boundary runs south back to 7th Place then west to Griffith.
3. The Historic Downtown district is combined with the underlying Central District (C-D) base zone which applies throughout the Historic Downtown district. For purposes of identification, the established C-D zoning district shall be suffixed with the zoning notation of the Historic Downtown district with which it is combined (C-D-H-D).
Figure 2-1. Historic Downtown (H-D) Combining District Boundaries
B. Permitted Uses and Permit Requirements.
1. Uses permitted or conditionally permitted by the C-D base zone (see Table 2-6), except for the following use requirements:
a. Any use requiring the issuance of an Alcoholic Beverage Control license, except as otherwise exempted in this section shall be subject to a CUP.
b. Sit-down restaurants whose main function is the service of food and where the on-site sale of alcoholic beverages is incidental or secondary shall be exempt from the requirement of a CUP.
c. New wireless communication towers, water towers, and other above-ground utilities shall require a CUP.
2. Any person, party or organization wishing to rehabilitate, renovate, alter, reconstruct, paint, enlarge or demolish an existing building; or construct a new building, parking lot or other type of structure in the H-D district shall submit a design review application to the planning department. The application shall contain the following; however, planning staff shall determine what information requirements are applicable for each proposed improvement and may determine that not all requirements listed below are necessary:
a. Site Plan. A site plan drawn to scale showing the location of buildings, parking, landscaping and any other proposed or existing structure, exterior boundaries and dimensions of the entire property that is the subject of the application. The scale of the drawing shall be shown on the site plan.
b. Elevation Drawings. Elevation drawings shall be provided for views of all exterior wall surfaces to receive treatment or enhancement. Drawings shall be scaled and shall have materials and treatments identified by reference notes that clearly indicate the nature and extent of the work to be completed. Elevation drawings shall include side views or cross-sections of features associated with the project’s appearance, including awnings, marquees, projecting signs and landscaping.
c. Samples. The applicant shall submit material samples, color chips, or other supporting literature to better illustrate the nature of the proposed color scheme, textures and materials.
d. Landscaping Plan (if applicable). The location and extent of landscaping shall be shown, including plant species and container size, and irrigation and hardscape plans.
e. Signs and Murals. The location, type and size of all proposed signs and/or murals shall be shown.
f. Outdoor Lighting. Plans shall show the location, type and size of proposed outdoor lighting.
C. Prohibited Uses. The following uses, which are more fully defined in Chapter 17.90, Definitions, are prohibited in the H-D district:
1. Adult-oriented businesses,
2. Smoke shops,
3. Internet café or cyber café,
4. New vehicle-oriented uses including uses incorporating drive-through windows, service bays, and other similar design features where vehicles must cross a sidewalk for access. Expansion of existing uses incorporating vehicle-serving design features shall require a conditional use permit.
5. Sidewalk sales and/or display of merchandise are strictly prohibited within the public right-of-way unless otherwise approved and permitted by the provisions of Chapter 5.40, Business Use of Sidewalks. In no case shall any sidewalk sale or display exceed seventy-two hours in duration.
6. Vending machines (both mechanical and electrical) are prohibited within the public right-of-way (street and sidewalk) except for vending machines dispensing written public information (newspapers).
D. Development Standards. The development standards of the Historic Downtown overlay shall supplement and supersede the regulations of the underlying base zoning district and take precedence in the case of conflict. For all regulations not specifically addressed by this section, the regulations of the underlying zoning district shall remain in effect. These regulations shall be used in conjunction with the Historic District design guidelines contained in the Historic Downtown District Policy and Design Plan (bound separately). The following general development standards apply within the H-D overlay zone:
Development Standard | Requirement | Additional Requirements |
|---|---|---|
Lot Standards | ||
Minimum lot area | None | |
Density | 1,500 sq. ft. of lot /dwelling unit | |
Minimum Setbacks | ||
Front Side Rear | 0 ft. | See 7th Street front setback requirements |
7th Street | First floor must be built at the front property line adjacent to 7th Street and to the street property line on intersecting side streets from 7th Street to the first alley. The setback may be increased up to ten feet to provide outdoor dining areas, courtyards, or other similar pedestrian features, as approved by the planning director | |
Structure Height | ||
Height | 45 ft. | See 17.24.040(D) |
Number of stories | 4 | |
Parking | ||
Bldgs. within 400 ft. of public parking lots | No on-site parking required | |
Bldgs. greater than 400 ft. of public parking lots | New development shall meet the requirements of Ch. 17.36, Parking | |
Residential parking | Required per Ch. 17.36, Parking | |
Parking exceptions | Where on-site parking is required, the planning director may reduce the number of spaces required per Ch. 17.36, based upon satisfactory evidence as determined by the director. Immediately adjacent on-street parking may be counted as a part of the use’s parking requirement | |
E. Signs.
1. Sign Requirements – General.
a. No sign, including copy change, or temporary sign shall be constructed, displayed or altered without a sign permit approved by the planning director.
b. All signage, pictures, embellishments, logos, and similar illustrative items are subject to the sign requirements of Chapter 17.38, Signs, the requirements of this section, and any additional guidelines contained within the Historic Downtown district design guidelines. In the case of conflict between the sign provisions of Chapter 17.38 and the sign provisions of this section, the provisions of this section shall take precedence.
c. Copy change of existing cabinet signs is prohibited. Any copy change of existing signs will require new signage design consistent with the requirements of Chapter 17.38.
d. The purpose of signage shall be to advertise the name of the business on-site, the business address, and logo if applicable.
2. Wall Sign Requirements.
a. Wall sign area shall be limited to one square foot of area for each lineal foot of building frontage occupied by the business for which the sign is intended.
b. Wall signs shall be located above the first floor door and window line and below the cornice, parapet, or roofline. Wall signs shall be placed flat against the wall on the elevation of the building facing the public street, and shall be centered on the elevation and/or between repetitive architectural details.
c. Businesses in buildings on corners shall be allowed one sign per street frontage. No sign or sign area allowed on one frontage shall be transferred to another frontage.
d. Signs shall consist of three-dimensional individual letters and may be either internally or externally illuminated. Electrical raceways shall be kept as small as possible, shall not extend beyond the outside edges of the sign copy, and shall be painted to match the color of the background on which they may be placed.
Two-dimensional professionally designed and painted signs on flat mounting materials may be mounted on building elevations facing the street with approval from the planning director.
e. Where wall signs are proposed to be externally illuminated, visible light fixtures shall be architecturally consistent with the style and character of the building.
3. Hanging and Projecting Sign Requirements.
a. Hanging signs shall only be placed below an awning and shall have eight feet of clearance from sidewalk to bottom of sign.
b. Projecting signs shall be wall mounted, can project a maximum of three feet over the pedestrian right-of-way, and shall have eight feet of clearance from the sidewalk to the bottom of the sign.
c. Hanging and projecting signs shall have a maximum area of six square feet.
d. Hanging and projecting signs shall not be internally illuminated.
4. Window Sign Requirements.
a. Window signs shall not exceed a total of twenty-five percent window coverage and are allowed on first floor windows only.
b. Window signs shall be painted or mounted on the inside of doors or windows except for allowed temporary signs.
c. Fluorescent paint is prohibited on windows for any temporary or permanent window sign.
d. Seasonal window displays for U.S. recognized holidays and city recognized events are allowed up to thirty days before and ten days after the scheduled event/holiday. Seasonal display window coverage shall not exceed a total of fifty percent first floor window coverage. Such displays do not require a sign permit.
5. Historical Character Signs.
a. The following signs are exempt from the wall, hanging or projecting sign provisions of this chapter as they are recognized for their historical character:
•Wasco Liquor corner-mounted sign;
•McCafferties Cleaners roof-mounted sign;
•Hoyett’s roof-mounted sign;
•Fiesta Latina Market pole sign; and
•Plaza Hotel projecting sign.
b. These signs shall not be removed or altered without a historic district design review permit.
6. Temporary Signs.
a. Temporary signs shall be allowed for promotional events such as a new business opening and change of business ownership or management, and shall be allowed for a maximum period of thirty days four times per year.
b. A temporary sign permit shall be approved by the planning director before the placement of any temporary promotional signs.
c. Temporary signs shall be placed in the window area of the business, not to exceed twenty-five percent of the window area.
d. Temporary signs shall not be illuminated.
7. Monument Signs.
a. Monument signs shall be limited to one monument sign per parcel.
b. Monument signs shall not exceed twenty-four square feet and four feet in height.
c. Monument signs may be internally lit or flood lit from the base.
d. Monument signs shall have a four-foot setback from street rights-of-way.
8. Prohibited Signs.
a. Pole signs are prohibited in the H-D district.
F. Murals.
1. Murals – General.
a. “Mural” means a painting or artwork temporarily or permanently affixed to a building wall, distinguished from signage in that it does not advertise a business, commercial endeavor or product, or any logo, trademark, trade name or other commercial message for anything sold or offered on the site or off-site.
b. Murals shall only be permitted on the side or rear walls of buildings.
c. Murals shall only be allowed on building walls that do not contain signs or other types of advertising.
d. No part of a mural shall exceed the height of the wall to which it is painted or affixed.
e. No part of a mural shall extend more than six inches from the wall plane to which it is painted or affixed.
f. No part of a mural shall be illuminated or contain electrical or mechanical components, or changing images, or automated methods that result in movement, the appearance of movement, or change of mural image or message.
g. Materials utilized in painting a mural or in creating digitally printed image murals shall have proven durability and shall be maintained or removed if not maintained.
h. Murals should emphasize the history, geography, flora, fauna, culture or heritage of Wasco.
i. The emphasis of murals should be on “artistic expression” and should not espouse a particular religious, political or ideological viewpoint.
j. Murals shall require a permit application through the planning department and will require final authorization by the Wasco city council. Permit application shall require written permission from the building owner where the mural is proposed to be placed.
G. Design Elements.
1. Building Design Requirements.
a. Brick street façades shall not be covered with paint, metal or wood siding, or any other material that hides the original brick material.
b. Replacement windows shall always fill the entire opening and duplicate the original window pattern.
c. Security grills and/or bars, either fixed or sliding, are prohibited on the exterior of doors and windows on the front or side elevation of structures adjacent to streets and/or pedestrian alleys.
d. In any rehabilitation of the exterior of an existing brick façade, architectural details shall be restored to match the original façade design.
e. Storefront construction shall be a minimum sixty percent transparent and a maximum of eighty-five transparent.
f. Paint is considered an exterior alteration and paint color shall be approved by the planning director prior to the improvement. No bright, exceedingly brilliant or glowing colors, and/or fluorescent paints shall be used.
2. Awnings and Canopy Requirements.
a. Awnings shall be provided over all windows and doors on new and substantial remodel projects.
b. Awnings shall be located below the cornice and roof lines of a structure.
c. Awning width shall match the window or door width over which it will be placed. Continuous awnings spanning over multiple windows and/or doors are prohibited.
d. Awnings may project over the public sidewalk area up to five feet, but not within three feet from face of curb.
e. Minimum vertical clearance of an awning shall be eight feet from the sidewalk.
f. Awning materials shall be fabric. Plastic, vinyl, and/or metal awnings are prohibited.
g. Awning colors shall not be the same color as the body of the structure they are attached to.
h. Where canopies exist as part of the original design of the building they shall be maintained in their original form and finish.
i. New canopies, when added to older buildings, shall be consistent with the style, materials and colors of the existing structure.
3. Fences and Wall Screening Requirements.
a. All fences and walls parallel and/or adjacent to any street right-of-way (sidewalk line) shall be no taller than six feet from the highest adjacent finished grade. Said walls and/or fences (except along alleys) shall be no less than fifty percent transparent by using a combination of wrought iron and masonry/stone pilasters, or wrought iron/masonry half-walls.
b. Fence and wall materials and finishes shall be limited to concrete or plaster with smooth or lightly textured finishes, wrought iron, split-face block, new or used brick, cut or carved stone, or other natural materials as approved by the planning director. Split-face block, brick, stone or other natural materials shall not be painted.
4. Landscaping Requirements.
a. Street trees within the public right-of-way along 7th Street shall be maintained by the city. No business or property owner fronting 7th Street shall plant, alter, remove or replace any street tree on 7th Street without prior approval of planning and public works departments. Planters and irrigation shall be provided and constructed by the project applicant for all new and/or substantial remodel projects.
b. Parking lots shall be screened from public streets with landscaping and/or a combination of wall and landscaping as approved by the planning director.
c. Landscaping shall conform to the provisions of Section 17.34.030 unless otherwise modified by the planning director or by the design guidelines within the Historic Downtown district policy and design guidelines plan.
5. Design Guidelines. In addition to the development regulations contained in this chapter, design guidelines for the Historic Downtown district have been incorporated into the separate Historic Downtown Policy and Design Plan document which should be used in conjunction with these development standards. The design guidelines, along with the policy direction within the guidelines document, provide an added level of definition for the intended development character within the Historic Downtown district.
6. Parking Location and Access.
a. Parking lots shall be located as much as possible to the rear of buildings.
b. Locating new parking lots between the front street property line and the primary building storefront is prohibited.
c. New parking lots shall not have direct vehicular ingress/egress to 7th Street unless approved through a CUP, excepting where the ingress/egress already exists.
H. Downtown Design Review Process.
1. Upon receipt of the design review application, the planning director shall review the application for completeness and for consistency with the downtown design regulations contained in this chapter and for consistency with the Historic Downtown Policy and Design Plan. Following the review of the downtown design review application, the planning director shall take action on the project. The director can approve, approve with conditions or deny the project based on its consistency with the downtown design regulations and guidelines.
2. Following the planning director’s decision on a design review application, the planning director shall prepare an action letter describing the director’s action on the request and any conditions that may apply.
3. The planning director can approve the project subject to conditions. Said conditions shall ensure that the project is consistent with the purpose of this chapter and the design guidelines contained in the Historic Downtown Policy and Design Plan.
4. The decision of the planning director shall be final unless appealed pursuant to Chapter 17.72.
5. A downtown design review application shall become void one year following the date on which the approval of the planning director became effective unless, prior to the expiration of one year, a building permit is issued by the chief building official and construction, installation or renovation has commenced, or an extension has been granted by the director.
6. Where the city finds that the new structure or alteration of an existing structure is not consistent with the approved plans and/or director’s conditions of approval, the permit shall be revoked pursuant to Chapter 17.52, and the building permit for the project shall be suspended. Notice of the suspension shall be sent immediately to the person or persons responsible for the project. Within thirty days of the suspension, the planning commission shall consider the suspension. Based on the facts presented, the planning commission may either revoke the building permit, reinstate the building permit or reinstate the permit with conditions.
7. In the Historic Downtown combining district, design and construction conditions exist which are unique and are not generally found elsewhere in the city. Structures were often constructed on or near lot lines and abut one another in many cases. Storefronts and building façades have often been redesigned, covered or otherwise subjected to major alterations over the years. Due to these peculiar conditions, it is sometimes in the interest of enhancing the character of the district to make an exception to the building design criteria and/or signage, landscaping, setbacks, fencing and screening requirements. Where it is deemed that the physical and economic well being of the district would be better served by such an exception rather than the strict application of the above-mentioned building design criteria and other ordinance requirements, the director may initiate and/or recommend to the planning commission that such exception be made, pursuant to Section 17.52.090.
8. Minor improvements to buildings in the Historic Downtown combining district shall be exempt from the downtown design review process. Nothing in this chapter shall be construed to prevent the construction, reconstruction, alteration or demolition of any structure in the downtown that in the view of the chief building official is required for the public safety because of an unsafe or dangerous condition. Improvements exempted shall include:
a. Repair of awning, or replacement of windows, doors or roofs.
b. Painting of buildings so long as the colors are consistent with the downtown design guidelines and the colors have been approved by the planning director.
c. The alteration or renovation of single-family dwellings within the downtown.
I. Demolitions. Demolition of a building or a portion of a building in the downtown district shall require the owner of the building or agent to gain approval from the Wasco planning department through the site plan review process prior to the proposed demolition. All demolitions shall require a demolition permit through the Wasco building department. (Ord. 722A § 2, 2023; Ord. 722 § 3 (Exh. A), 2023; Ord. 706 § 3 (Exh. A), 2019).