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CITY OF HOOD RIVER
LAND USE APPLICATION INSTRUCTIONS
& TIMELINE
1. Review Required: The attached application is required by the Hood River Municipal Code
(“Code”) for review of your proposed development. Review is required to make sure that your
proposal complies with the applicable provisions of the Code and that there are adequate
capacities of public facilities to meet the needs of your development.
2. Pre-Application Conference: Prior to submitting your application, you may be required to attend
a pre-application conference with city staff to discuss applicable standards and criteria of the
Code, and submittal requirements to make your application complete. Pre-application
conferences typically are scheduled approximately 4 weeks after submittal of an application and
fee. You also may be required to conduct a neighborhood meeting (mandatory for subdivisions
and PUDs).
3. Application Submittal: Applications may be mailed or submitted in person to the City of Hood
River Planning Department at City Hall, 211 2
nd
Street, Hood River, OR 97031. The following
must be included in your application packet:
• Completed application form with property owner signature
• All required materials listed in the application form
• Application fee
• Electronic copy of application materials (original .pdf, not scanned) and three (3)
paper copies of application and all support materials
It is the applicant’s responsibility to demonstrate the proposal meets standards & approval criteria.
4. Completeness Review (≤ 30 days): Upon submittal, your application will be reviewed for
completeness within 30 days. Completeness is based upon the requirements of State law (ORS
227.178) and the requirements in the Code for your development proposal. It is the applicant’s
responsibility to provide written findings and materials to demonstrate the application complies
with the applicable approval criteria and standards.
5. Incomplete Applications (> 30 days): If the Planning Department determines that your
application is “incomplete,” you will be informed in writing and provided with a list of missing or
incomplete materials and options for completing the application. Refusal to submit all or some of
the missing information could limit the city’s ability to approve your application. Incomplete
applications become void 181 days after submittal (ORS 227.178).
6. Complete Applications: If the Planning Department staff determines that an application is
“complete,” you will be informed in writing and the review process will begin.
7. Review Process (≤ 120 days): Review of your application may be administrative, with no public
hearing, or it may be quasi-judicial, with a public hearing. For quasi-judicial review, applicants
are required to attend the public hearing. Notice of the application or public hearing will be
mailed to neighboring property owners for comment.
8. Decision: A decision with findings and conditions of approval will be issued after a public
comment period and public hearing (if applicable). All land use decisions are subject to an
appeal process. A final decision is expected within 120 days after an application is deemed
complete pursuant to ORS 227.178.
If you have questions about this process, please call the Planning Department at (541) 387-5210.
Application forms, the City’s Code and other useful information are available at the Planning
Department’s website: http://ci.hood-river.or.us/planning
N:\Planning\Applications\Applications Both Current and Fillable\Landmarks Review Application 2018.docx
File No.: ______________________
Fee: _________________________
Date Submitted: ________________
CITY OF HOOD RIVER
LANDMARKS REVIEW APPLICATION
Submit the completed application form with three (3) paper copies of all application materials
including full- and reduced-sized plans, one electronic copy (original .pdf), and appropriate
fees to the City of Hood River Planning Department, 211 2
nd
St., Hood River, OR 97031.
Additional paper copies may be required as determined by staff. If you have any questions, please
contact the Planning Department at (541) 387-5210.
APPLICANT: (attach a copy of title or purchase contract if applicable*)
Name:
Address:
(physical)
(mailing)
Telephone:
Cell :
Email:
Signature:
PARCEL OWNER: (if different than applicant)
Name:
Address:
(mailing)
Telephone:
Cell Phone:
Signature:
*Authorization of parcel owner required.
NAME OF PROPERTY: (Historic)
(Common)
PROPERTY ADDRESS ( or cross streets):
LEGAL DESCRIPTION: Township
Range
Section
Tax
Lot(s)
EXISTING USE(S) OF PROPERTY:
PROPOSED USE(S) OF PROPERTY:
HISTORIC STATUS: National Register
Local Landmarks Designation
State
Anticipated starting date of construction:
Anticipated ending date:
TYPE OF APPLICATION: (Check one)
New Construction Minor alteration Major alteration Sign permit
Demolition List Removal Moving
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signature
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signature
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N:\Planning\Applications\Applications Both Current and Fillable\Landmarks Review Application 2018.docx
Please enclose the following information with this application:
_____ 1. Narrative description of work to be completed
_____ 2. Site Plan drawing (drawn to scale)
_____ 3. Photographs of building and or site (effected facades, overall, and details)
_____ 4. Materials list and accompany product brochures
_____ 5. Construction blueprints and details (as needed)
_____ 6. Exterior elevations drawings (as needed)
_____ 7. Location, layout, size, color, and font style of sign (as needed)
_____ 8. Awning material sample (as needed)
___Removal of Historic Landmark Designation: An application for removal of a historic
landmark or historic district designation must include a detailed written analysis demonstrating
conformance with each of the review criteria in HRMC 17.14.090.E.
___Exterior Alterations: Applications for exterior alterations or additions to designated landmarks
must include a detailed written analysis demonstrating conformance with each of the review criteria
in HRMC 17.14.100.G.
___New Construction: Applications for new construction in a historic district or on the same
parcel as a historic landmark must include a detailed written analysis demonstrating conformance
with each of the review criteria in HRMC 17.14.110.G.
___Demolition or Moving a Historic Landmark: Applications for demolition or moving a historic
landmark must include a detailed written analysis demonstrating conformance with each of the
review criteria in HRMC 17.14.120.F.
The Secretary of Interior standards for Historic Preservation has been adopted by City Ordinance
as local review criteria. In the Downtown Historic District, Design Guidelines have been adiopted to
provide guidance on exterior alterations and new construction. Please review them when preparing
the application for submittal.
I (We) the undersigned acknowledge that the information supplied in this application is complete
and accurate to the best of my (our) knowledge, and do hereby grant permission for and consent to
City of Hood River Landmarks Review Board, its offices and staff, to come upon the above
described property to gather information and inspect the property whenever it is reasonably
necessary for the purpose of processing this application or preparing a staff report.
_______________________________________________________________________
PROPERTY OWNER SIGNATURE (application cannot be accepted without a signature)
_______________________________________________________________________
APPLICANT SIGNATURE
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signature
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signature
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N:\Planning\Applications\Applications Both Current and Fillable\Landmarks Review Application 2018.docx
CHAPTER 17.14 - HISTORIC PRESERVATION
Legislative History: Ord. 1697 (1994); Ord. 1774 (1999); Ord. 1799 (2000)
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.
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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.
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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.
N:\Planning\Applications\Applications Both Current and Fillable\Landmarks Review Application 2018.docx
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
N:\Planning\Applications\Applications Both Current and Fillable\Landmarks Review Application 2018.docx
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;
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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.
N:\Planning\Applications\Applications Both Current and Fillable\Landmarks Review Application 2018.docx
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.
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