Chapter 15.350
CIVIC CORRIDOR OVERLAY (CC) SUBDISTRICT
Sections:
15.350.020 General provisions.
15.350.030 Permitted buildings and uses.
15.350.050 Special conditions and limitations.
15.350.060 Development standards.
15.350.010 Purpose.
A. The civic corridor overlay subdistrict is designed to emphasize the civic heart of the community and to capitalize on the significant amenity that Newberg’s historic downtown buildings represent. Two buildings which characterize the historic style of Newberg are City Hall, built in 1913, and the library, built in 1912. The important architectural features of this style are illustrated in the figure below.
B. Specific design standards will ensure that new development is consistent with the regional and local historical traditions that these buildings represent. While incorporating historic ornament and detail into new buildings is encouraged, it is recognized that the current cost of such detail may not be feasible. Instead, historical compatibility is better achieved by relating to the vertical proportions of historic facades, the depth and quality of windows and doors, and emulating the simple vertical massing of historical buildings.
C. The CC subdistrict is intended to emphasize the civic and historic character of that portion of downtown Newberg generally bounded by Sherman Street on the north, Blaine Street on the west, 5th Street on the south, and Howard and School Streets on the east and as depicted on the zoning map. The subdistrict overlay may be applied within any zoning district within these boundaries. The subdistrict shall be designated by the suffix CC added to the symbol of the parent district. Permitted uses include those permitted by the underlying zoning district and other uses specifically allowed within the CC subdistrict that are compatible with the uses in the underlying zoning. [Ord. 2744 § 1 (Exh. A), 7-18-11; Ord. 2561, 4-1-02. Code 2001 § 151.526.1.]
15.350.020 General provisions.
The uses, procedures, and standards contained within NMC 15.350.030 through 15.350.060 apply, in addition to the development standards of the underlying zone. Where there is a conflict between the uses and standards of this chapter and those of the base zone, the uses and standards of this chapter shall prevail. [Ord. 2744 § 1 (Exh. A), 7-18-11; Ord. 2561, 4-1-02. Code 2001 § 151.526.2.]
15.350.030 Permitted buildings and uses.
All uses permitted in the underlying primary district are permitted within the CC subdistrict except as follows:
A. In addition to the buildings and uses permitted conditionally in NMC 15.305.020, the planning commission may grant a conditional use permit for any of the following buildings and uses in accordance with a Type III procedure:
1. Facilities which exist for the purpose of providing for the temporary care and/or lodging of adult indigent persons.
2. Hospitals.
B. The following uses are prohibited within the CC subdistrict:
1. Automobile sales, new and used.
2. Car washes, coin-operated or mechanical.
3. Garages, repair.
4. Service stations.
5. Recreational marijuana producer and recreational marijuana processor.
6. Recreational marijuana wholesalers and retailers.
7. Medical marijuana dispensaries and wholesalers. [Ord. 2809 § 1 (Exh. A § 4), 9-19-16; Ord. 2801 § 1 (Exh. A § 5), 6-6-16; Ord. 2798 § 1 (Exh. A § 5), 4-4-16; amended during 11/13 supplement; Ord. 2561, 4-1-02. Code 2001 § 151.526.3.]
15.350.040 Procedures.
A. Designation of Overlay Boundary. The CC subdistrict boundary is shown on the official zoning map. To amend an established boundary, a comprehensive plan map amendment is required in accordance with NMC 15.100.050.
B. Development Permits. Procedures for processing development applications and permits for projects within the CC subdistrict will follow existing city procedures. Regulations and standards set forth in NMC 15.350.060 will apply to the development applications in the subdistrict and will supersede other development standards in this code.
C. All new and redeveloped buildings and structures within the CC subdistrict will follow the site design review criteria set forth in NMC 15.220.010 through 15.220.050. [Ord. 2561, 4-1-02. Code 2001 § 151.526.4.]
15.350.050 Special conditions and limitations.
The following conditions and limitations are applicable to CC designated parcels:
A. Office and administrative facilities are allowed in residential districts within the CC subdistrict subject to the following requirements:
1. The office use is an accessory use to a permitted residential district use.
2. The conversion of existing residential housing to office uses shall not substantially change the structure or scale of the building.
B. Retail sales and services are allowed in residential districts within the CC subdistrict subject to the following requirements:
1. The retail sales and service use is an accessory use to a permitted residential district use.
2. Retail and service uses shall be conducted wholly within a completely enclosed building; a restaurant, delicatessen or coffee shop may include an outdoor eating area, provided the area consists of an all-weather surface not greater than 900 square feet in gross floor area and is screened from public rights-of-way and residential areas.
3. Drive-up windows and drive-through restaurant services shall not be permitted. [Ord. 2561, 4-1-02. Code 2001 § 151.526.5.]
15.350.060 Development standards.
In addition to the standards of NMC 15.220.080, the following development standards shall apply to new development or redevelopment within the civic corridor overlay subdistrict.
A. Elements of the Street-Facing Facade.
1. Base, Field, and Crown. For new or redeveloped buildings, all street-facing facades shall be clearly divided into three separate elements: base, field and crown. Separations shall be made by changes in material or by shifts in the depth of the facade. Merely painting the facade different colors without some other physical delineation is not sufficient. For new or redeveloped buildings, elements of the street-facing facade shall comply with the standards below:
a. Base. The base of the facade shall be a maximum of four feet for single-story buildings, a maximum of one story for two- to four-story buildings, and a maximum of two stories for buildings greater than four stories. Bases shall be expressed in heavier-appearing materials (e.g., stone or brick) and have a more horizontal emphasis.
b. Field. The field of a facade is all the floors between the base and the crown. The field element shall be expressed as a series of repetitive vertical elements that include windows, pilasters and trim.
c. Crown. The crown can be expressed as part of the top floor of the building or as a decorative cornice. Crowns shall be more elaborate than the field element of the facade and shall incorporate detailed elements that articulate the top of the building.
B. Street-Facing Facade Articulation.
1. Detail at First Floor. Buildings that have highly detailed ground floors contribute significantly to the pedestrian experience. To accomplish this desirable characteristic, ground-floor elements like window trim, pilaster ornamentation, the texture of the base material, and even whimsical sculptural pieces embedded in the facade like busts or reliefs are highly encouraged. Especially desirable are details that relate to the history or culture of the surrounding region.
2. Cornice Treatment. Flat-roof buildings shall have cornices. Cornices shall have a combined width plus depth of at least three feet. An additional one foot shall be added to this required total for every story above one.
C. Street-Facing Windows – Depth of Windows. Windows shall be recessed at least three inches from the general plane of the facade. This creates shadow lines and visual interest, giving the facade the perception of depth. Depth in the facade promotes the perception of high quality and durable construction, and contributes to the district’s historic character.
D. Street-Facing Facade Materials.
1. Dominant Material. All facades shall be comprised primarily of brick. The color of the brick shall be a reddish-brown of generally the same tonal quality as the existing brick buildings within the civic corridor. When used as a veneer material, the brick must be at least two and one-half inches thick. Additional materials are allowed as accents.
2. Allowed Accent Materials. Allowed accent materials include horizontal wood and cementitious lap siding, horizontal board and batten siding, shingles, shakes, and copper or brass. Lap siding, shingles, and shakes shall leave exposed a maximum of six inches to the weather. In board and batten siding, battens shall be spaced at most eight inches on center. In addition, rusticated concrete block, or stone masonry is allowed, but when used as a veneer material, it must be at least two and one-half inches thick. Cement-based stucco is allowed.
3. Changes in Material. Brick street-facing facades shall return at least 18 inches around exposed side walls.
E. Signage Standards. In addition to the C-3 signage requirements of NMC 15.435.010 through 15.435.120, to encourage the historic character of the civic corridor as described in NMC 15.350.010, sign lettering within the civic corridor shall not exceed 12 inches in height, and signs shall include at least one of the following elements:
1. The sign includes a frame, background or lettering in copper, bronze or brass in natural finishes, comprising at least five percent of the sign face.
2. The sign is a freestanding brick monument sign.
3. The sign lettering is in a raised relief, and is constructed of either naturally finished metal or white-painted wood (or material that appears to be wood).
4. The sign lettering is engraved in either metal or masonry.
5. The sign is attached to a mounting bracket and allowed to swing freely. [Ord. 2744 § 1 (Exh. A), 7-18-11; Ord. 2561, 4-1-02. Code 2001 § 151.526.6.]