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A. Purpose. The purpose of this section is to establish an area of special regulation in of the Vancouver Central Park Plan District. This special district shall be designated as Officers Row Conservation District. The provisions of this chapter are not intended to abrogate any other section of this title, and in case of any conflict, the most restrictive requirement shall apply.

B. Establishment of boundaries. The provisions of this special district shall apply to the properties known as Officers Row, located on the north side of Evergreen Boulevard between East Reserve Street and Interstate 5, as shown on Figure 20.640– 2.

C. Regulation of uses.

1. Permitted uses. The following uses are permitted on all properties within the Officers Row Conservation District:

a. Existing residential uses, provided that single-family dwellings may be converted to include apartments for members of the same family.

b. General Offices as defined in Section 20.160.020 (C)(6)(a) VMC, excluding Medical Office, as defined in VMC 20.160.020 (C)(6)(b) Use Classifications, when used in conjunction with residential use.

c. Freestanding General Offices, as defined in VMC 20.160.020 (C)(6)(a) Use Classifications, housing Federal, State, County, City agencies or similar nonprofit organizations.

d. Cultural Institutions, as defined in VMC 20.160.020 (B)(4) Use Classifications, such as museums or historical libraries.

e. EV Basic Charging Stations, if accessory to a permitted use.

f. EV Rapid Charging Stations, if accessory to a permitted use.

2. Conditional uses. The following uses will be permitted conditionally, subject to a Type III Conditional Use, as governed by VMC 20.225, Conditional Uses, provided that the applicant demonstrates that the use will comply with subsection (D) below, and will be compatible with the historic appearance of Officers Row. These uses are further subject to such conditions as the Hearings Examiner finds necessary to protect the historic values of the area.

a. Eating and Drinking Establishments, as defined in VMC 20.160.020(C)(2) Use Classifications.

b. Sales-Oriented General Retail Stores, as defined in VMC 20.160.020(C)(4)(a) Use Classifications. These uses can include on-premises production of retail products offered for sale at the site, including but not limited to, bakery, leather shop, or ceramics or wood-working studio, but excluding such a use that involves noisy and/or hazardous processes or requires outdoor storage.

c. Personal Service General Retail, as defined in VMC 20.160.020 (C)(4)(b) Use Classifications.

d. Colleges, as defined in VMC 20.160.020(B)(2) Use Classifications.

e. Commercial Lodging, as defined in VMC 20.160.020 (C)(1) Use Classifications.

D. Special standards. All development in the Officers’ Row Conservation District shall comply with the following standards, including design review by the Planning Official; and other provisions of this title. In addition, refer to the National Historic Reserve Design Standards Book.

1. Signs shall comply with the regulation for Higher Density Residential, as governed by VMC 20.960, Signs, except no fascia signs are allowed.

2. Signs shall be, or shall appear to be, made of wood and shall be designed to be compatible with the historic buildings of Officers Row.

3. Officers Row development standards.

a. Every reasonable effort shall be made to provide a compatible use for a property, which will require no more than minimal alternations of the building, structure or site and its environment, or to use a property for its originally intended residential purpose.

b. The distinguishing original qualities or character of a building, structure or site and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.

c. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.

d. Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.

e. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure or site shall be treated with sensitivity.

f. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.

g. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.

h. Every reasonable effort shall be made to protect and preserve archaeological resources affect by, or adjacent to, any project.

i. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and character of the property, neighborhood or environment.

j. Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.

k. The demolition of any of the buildings included in Officers Row shall be considered a significant action under the State Environmental Policy Act, and no permit may be issued until an Environmental Impact Statement is completed, unless the building official has made written findings that the building poses an immediate threat to life or safety.

l. The required Environmental Impact Statement shall focus on alternatives to demolition and redevelopment of the site. A permit for demolition shall be issued only after a redevelopment plan is approved by City Council.

m. Buildings shall be maintained at a minimum to the standards of the Housing Code as adopted by the city.

n. Off-street parking shall be provided as required in VMC 20.945 Parking and Loading.

1. All parking shall be located to minimize visual impacts to the views from Evergreen Boulevard to Officers’ Row or the former Vancouver Barracks Parade Ground.

2. Off-street parking should, preferably, be located to the rear of the structures, with alley access.

3. No parking lot may be developed in the front yard of any building on Officers Row (parking in side yards should seldom be allowed, if at all).

4. No additional parking lots shall be developed on the south side of Evergreen Boulevard, north of the National Historic Site, between Fort Vancouver Way and East Reserve Street. However, the existing parking areas as shown on the urban renewal plan approved by Resolution M-2547 shall be allowed to remain and to be improved into fully developed parking lot or lots.

o. If the use of any structure is changed, or if a structure is restored or rehabilitated at a cost which exceeds more than 50% of the assessed value of the structure, all utilities, including sewer and water shall be improved to current standards for the full frontage of the parcel. (Ord. M-4002 § 9, 12/05/2011; Ord. M-3959 § 25, 07/19/2010; Ord. M-3891 § 13, 11/03/2008-Effective 12/03/08; Ord. M-3643, 01/26/2004)