A.    Implement the goals and policies of the economic element of the Comprehensive Plan relating to the rehabilitation and revitalization of the Willamette Commercial District.

B.    Enhance the historic and aesthetic quality of the Commercial District.

C.    Increase the attractiveness of the commercial areas to tourists, customers, tenants, business owners, and City residents.

D.    Reinforce the commitment to existing commercial buildings of the 1880 – 1915 period and complement the adjacent residential historic district.

E.    Encourage a sense of historic identity for the Willamette area and West Linn as a whole. (Ord. 1735 § 4 (Exh. C), 2022; Ord. 1745 § 1 (Exh. A), 2023)

The intent and purpose of this chapter shall be carried out by establishing architectural standards of the 1880 – 1915 period which shall be used in new commercial construction and remodels. The provisions of this chapter shall supersede any conflicting standards found in Chapter 55 CDC. (Ord. 1735 § 4 (Exh. C), 2022; Ord. 1745 § 1 (Exh. A), 2023)

A.    The provisions of this chapter shall apply to all new commercial construction, alterations, and remodels on Willamette Falls Drive between 10th and 15th Streets. Properties that are historic resources shall comply with the provisions of Chapter 25 CDC, as applicable. Failure to obtain a permit shall constitute a Class A violation pursuant to CDC 106.050.

B.    The type of design review application required is defined in Chapter 25 CDC for properties identified on the West Linn Historic Resource Map and defined in Chapter 55 CDC for all other properties.

C.    Boundary limits. The affected area shall be as delineated in Figure 1. Generally, the area is along Willamette Falls Drive between 10th Street and 15th Street.

Figure 1

(Ord. 1350, 1993; Ord. 1614 § 10, 2013; Ord. 1621 § 25, 2014; Ord. 1735 § 4 (Exh. C), 2022; Ord. 1745 § 1 (Exh. A), 2023)

Ordinary maintenance or repair that replaces in kind and does not alter the architectural details or style of the structure is exempt from review. Remodels to exclusive single-family residential homes are exempt from the provisions of this chapter. Single-family homes that are used for businesses or home occupations are not exempt. Repainting any structure requires review and is not exempt, but does not require any notice. All exemptions must be approved by the Planning Director. (Ord. 1735 § 4 (Exh. C), 2022; Ord. 1745 § 1 (Exh. A), 2023)

All uses permitted by the underlying General Commercial zone shall be allowed pursuant to CDC 19.030, 19.040, 19.050, and 19.060 and shall require the application of the standards of this chapter. Residential use of the second floor and the rear portion only of the ground floor, with no access onto Willamette Falls Drive, is permitted by application through this chapter. Residential use may only comprise 50 percent or less of the total square footage of the building combined. Commercial uses shall dominate the first floor. (Ord. 1401, 1997; Ord. 1735 § 4 (Exh. C), 2022; Ord. 1745 § 1 (Exh. A), 2023)

Repealed by Ord. 1597.

Repealed by Ord. 1597. (Ord. 1474, 2001)

A.    Applicants shall attend a pre-application conference if required by CDC 99.030(B).

B.    The Director shall determine the appropriateness of the proposal and the completeness of the materials to be submitted. The Director may consult with members of the Historic Review Board in this process.

C.    The application is made with appropriate fees. A written narrative may be required explaining how the proposal meets the approval criteria.

D.    All applications for remodels and new construction shall require scaled elevation plans, site plans, and material and color board. (Ord. 1599 § 5, 2011; Ord. 1735 § 4 (Exh. C), 2022; Ord. 1745 § 1 (Exh. A), 2023)

A.    Purpose.

1.    Standards are needed to provide a clear and objective list of design elements that are needed to bring new construction and remodels into conformance with 1880 – 1915 architecture. Buildings of the period saw relatively few deviations in design. Consequently, the Historic Review Board will require conformance with the standards. Deviations or deletions from the standards are addressed in the design exception procedure of this chapter.

2.    The use of neo-designs or simply contextual designs which only attempt to capture the basic or generalized elements such as building line, massing and form, etc., is not acceptable.

b.    The following standards shall apply to new construction and remodels.

1.    Dimensional standards.

a.    Front: zero-foot setback. Building may not be set back from the property line unless it is consistent with predominant building line.

b.    Side and side street: zero-foot setback. Building may not be set back from the side property line except for side passageway, accessway, or stairway unless fire codes dictate otherwise. The setback shall not exceed six feet.

c.    Rear: 20-foot setback. Setbacks between zero and 20 feet are permitted only if requested by the applicant as part of a discretionary review, and only if the applicant can demonstrate that they can successfully mitigate any impacts associated with the building in current and future uses as they would relate to abutting residential and other properties.

d.    Lot coverage: up to 100 percent of lot may be developed, if the criteria in subsection (B)(1)(c) of this section are met.

2.    Minimum landscaping required. Sites in this district are exempt from landscaping requirements as identified in Chapter 54 CDC, Landscaping, with the exception of parking areas.

3.    Building height limitations. Maximum building height shall be 35 feet (as measured by this code), and two stories. A false front shall be considered as the peak of the building if it exceeds the gable roof ridgeline.

4.    External ground level or first story minimum height. Ten feet to allow transoms.

5.    Roof form. Flat or pitched roofs. Pitched roof ridgeline shall run from the front of the building to the back.

6.    Building form, scale and depth. Building shall emphasize the vertical through narrow, tall windows (especially on second floor), vertical awning supports, engaged columns, and exaggerated facades creating a height-to-width ratio of 1.5:1.

Building depth shall be flat, only relieved by awning and cornice projections and the indented doorway.

7.    Visual building breaks. Strong vertical breaks or lines should be regularly spaced every 25 to 50 feet.

8.    Facades. No gables, hipped, or pitched roofs shall be exposed to the street at the front. The “Western false front” shall be the preferred style although variations shall be allowed through a design exception.

9.    Cornice. Cornices shall be broad and may include regularly spaced supporting brackets. A cornice is not required, but preferred.

10.    Building materials and orientation. Horizontal wood siding in one-inch by eight-inch dimensions shall be used, unless brick or other materials are permitted by a design exception obtained only under CDC 58.090.

11.    Awnings. All buildings shall have awnings extending out from building face. Awnings are preferred for micro-climate benefits. Ideally, the building will have both transom and awnings, although transoms are not required.

Awnings shall be either canvas or vinyl, or similar approved material, supported by an internal metal framework or metal or wood supported by a curved metal support attached to the building.

Awnings shall extend a minimum of five feet from the facade and along a minimum of 80 percent of a street facing facade to provide appropriate pedestrian coverage and shall meet ADA requirements. The pitch of the awning shall be 10 to 40 degrees. No “bubble-type” awnings are permitted. No backlit awnings are permitted. Canvas or matte-finish vinyl, or similar approved material awnings, may be one color or striped and shall have a free-hanging plain or crenelated valance. Canvas or matte-finish vinyl, or similar approved material awnings, should not be shared between two structures. Each structure should have its own awning.

12.    Extruded roofs. As a substitute for an awning, extruded roofs have a 10- to 40-degree pitch and extend one to two feet from the building face just above the transom windows where the first and second stories meet. The roof runs along the entire building frontage.

Standard roofing materials are used. Transoms are required with extruded roofs.

13.    Doors and entryways. The entryway shall be centered in the middle of the building at grade. The buildings on street corners may position their doors on the corner at an angle as depicted in the illustration. The doors may be single or double doors. The doors shall be recessed three to five feet back from the building line. Doors shall have glazing in the upper two-thirds to half of the door. Panels should decorate the lower portions. The entryway shall have windows all the way around at the same level as the other display windows. Wood doors are preferable although alternatives with a dark matte finish may be acceptable.

14.    Glazing. Clear glass only. No mirrored or tinted glass. No films applied to glass. Lettering on glass is permitted.

15.    Display or pedestrian-level windows. Shall extend across at least 80 percent of building front. The windows shall start one and one-half to two and one-half feet above grade to a height of seven to eight feet, and shall be level with the top of the height of the adjacent entryway area, excluding transom. A single sheet of glass is not permitted. The window shall be broken up into numerous sections, also known as lights. From 1880 onwards, the number of lights was generally no more than six in a pedestrian-level window. The frames may be wood or vinyl-clad wood, or other materials so long as a matte finish is possible.

16.    Second floor and other windows.

a.    Standard for residential development. Windows shall be double- or single-hung and shall be evenly spaced across the horizontal width of the facade. Windows shall either have a 3:1 height to width ratio for the glass area or shall be square. Square windows shall have minimum dimensions of one and one-half feet per side and maximum dimensions of two feet per side. There shall be a minimum of two lights in each window; options include “one over one” of equal size, “two over one,” or “four over one,” as illustrated below.

b.    Standard for non-residential development. Double- and single-hung windows proportionately spaced and centered should be used. Smaller square-shaped windows may be permitted (one and one-half feet to two feet per side). A typical window should have a 3:1 height to width ratio for the glass area. There should be a minimum of two lights: “one over one” of equal size. “Two over one” or “four over one” is appropriate.

Examples of Light Patterns

17.    Wainscotting. Wainscotting shall be consistent with primary material of the building, typically wood.

18.    Shutters. Shutters are not allowed.

19.    Balconies. No balconies are permitted except on rear of building.

20.    Exterior stairs. Simple stairs are permitted on the rear or side of the building only.

21.    Roof-mounted mechanical equipment. Equipment shall be screened from view on all sides by normal and consistent architectural features of the building. CDC 55.100(D), Privacy and noise, shall apply.

22.    Air conditioning. No window types on avenue or street side are permitted. Window-mounted air conditioners are not allowed at rear where abutting residential.

23.    Exterior lighting fixtures. Any lighting fixtures that can be traced to 1880 – 1915 period are permitted. Simple modern fixtures that are screened and/or do not attract attention are acceptable. Overly ornate fixtures of the Victorian era are to be discouraged.

24.    Transoms. Transom windows are required with extruded roofs and optional with awnings. Transom windows shall cover the front of the building above, but not beyond, the main display windows, and the entryway area. Transoms should be broken up into sections every six inches to three feet in a consistent and equal pattern. Height should not exceed three feet. Transoms may or may not open. False ceilings are allowed behind the transoms.

25.    Paint colors. Body color typically included white, cream, or a light, warm color of low intensity. Accents, trims, windows, etc., should be dark-colored. A palette or color wheel, submitted by the applicant, of acceptable 1880 – 1915 period colors shall be the basis for color selection. Colors shall be similar to or consistent with existing buildings within the Willamette Commercial District to establish streetscape continuity. (Ord. 1391, 1996; Ord. 1401, 1997; Ord. 1604 § 59, 2011; Ord. 1613 § 18, 2013; Ord. 1621 § 25, 2014; Ord. 1675 § 47, 2018; Ord. 1735 § 4 (Exh. C), 2022. Formerly 58.090; Ord. 1745 § 1 (Exh. A), 2023)

In those circumstances where a design proposal cannot meet the standards, or proposes an alternative to the standard, the Historic Review Board may grant a design exception in those cases where one of the following criteria is met:

A.    The applicant can demonstrate by review of historical records or photographs that the alternative is correct and appropriate to architecture in the region, and especially West Linn, in 1880 – 1915.

B.    The applicant is incorporating exceptional 1880 – 1915 architecture into the building which overcompensates for an omission, deviation, or use of non-period materials. The emphasis is upon superior design, detail, or workmanship.

C.    The application is for the restoration or alteration of an existing, out-of-period structure where it can be demonstrated that applicant cannot reasonably comply with the standard due to existing building setbacks, orientation, roof forms, materials, architectural style, functional design, or other existing conditions; and where the exception would further the purpose of this chapter as set forth in CDC 58.010. This exception does not apply when the structure is demolished. (Ord. 1735 § 4 (Exh. C), 2022; Ord. 1745 § 1 (Exh. A), 2023. Formerly 58.100)

If substantial construction has not occurred within three years from the date of approval of the development plan, the approved proposal will be void, unless an extension is granted per CDC 99.325. (Ord. 1589 § 1 (Exh. A), 2010; Ord. 1735 § 4 (Exh. C), 2022; Ord. 1745 § 1 (Exh. A), 2023. Formerly 58.110)