Compatible Change- New Construction Review in Historic Districts

Project Overview

As part of their 2023-2025 work plan- the Historic Review Board wanted to review the existing code that defines when addition to non-designated buildings and stand a long new construction trigger review by the Historic Review Board at a noticed meeting.

Essentially, the code states that additions exceeding  30% of the existing square footage and any freestanding new construction larger than a small garage must be approved in a public hearing before the Historic Review Board. The regulations are intended to allow change while preserving historic buildings. The City is evaluating the code language to determine if it achieves the right balance for the neighborhood.

The Oregon City Historic Review Board (HRB) reviews non-locally designated properties only if the proposed project meets the definition of new construction:

Current new construction definition (OCMC 17.04.815)

...a new building or structure separate from an existing building that is larger than two hundred square feet on any property located within a historic overlay district. Any building addition that is thirty percent or more in area (be it individual or cumulative) of the original structure shall also be considered "new construction."

The reason this project is limited to McLoughlin is that this district is the only locally-designated district in Oregon City.  An addition to any structure or construction of a stand-alone building on a Landmark or within the Canemah National Register District (see map next page) requires review by the Historic Review Board, and those procedures are not impacted by this project. The discussion will primarily focus on how changes to the definition of new construction will impact non-designated resources within the McLoughlin Conservation District.

The aim is to assess how changes to the definition of "new construction" will impact non-designated resources within McLoughlin. Currently, some alterations to non-designated buildings have been substantial, yet they remain below the threshold for classification as "new construction," which would trigger HRB review.         

For example, these alterations might include adding a second story to a single-story building or converting a 1½-story building into a 2-story structure. Modifying the definition of new construction could subject more projects to formal review, thereby increasing regulations for some properties that previously required only building permits. Alternatively, the Board could also consider adding categories of projects that would be exempt from review.                                                                                                                                                                                                                                

Possible topics included in a revised definition

o    Change in height

o    Change in sq feet (different threshold)

o    Change in massing (sq feet and height)

0    Clarification if it includes uncovered decks above 3 ½ feet, covered porches, unfinished sq. ft, and below-ground sq footage.

0    Exempting smaller detached dwellings that meet minimum material and design standards from further review.