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Plans to make changes to the exterior of structures or other environmental features in the Downtown Historical District are subject to review by the Architectural Review and Design Commission using the Rickey Report as a standard of historic reference. The Rickey Report is a study done of this particular area by outside consultants and is available for public inspection by.
(Ord. 37-02, passed 7-10-02)
In considering the appropriateness of any proposed change to the exterior surface of structures or to the other environmental feature of the district, including treescaping and exterior signage and lighting, the Commission shall consider the following:
(A) The distinguishing original qualities or character of a period building, structure, or site and their environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided.
(B) 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 inconsistent to the original integrity of the building shall be discouraged.
(C) Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be maintained and used as major guideposts for the style of the building.
(D) Significant architectural features that have deteriorated shall be repaired rather than replaced. In the event replacement is necessary, the new material should match the material being replaced in composition and design. Repair or replacement of architectural features shall be based on accurate duplications of features, and substantiated by historic, physical, or pictorial evidence rather than on a conjectural design or the availability of different architectural elements from other buildings or structures.
(E) The surface cleaning of structures shall be undertaken with methods designed to minimize damage to historic building materials. Sandblasting and other cleaning methods that will damage the historic building materials are to be avoided.
(F) Every reasonable effort shall be made to protect and preserve archeological resources affected by or adjacent to any project.
(G) When alterations and additions to existing buildings are compatible with size, scale, color, material, and character of the property and environment they shall not be discouraged if they do not destroy significant historical architectural materials or alter the intended era of the structure.
(H) 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 original structure would be unimpaired.
(I) Any alterations to trees in the Downtown Historical District can only be made by permission of Architectural Review and Design Commission, except for the yearly maintenance and replacing by the Beautification Council.
(Ord. 37-02, passed 7-10-02) Penalty, see § 155.2617
(A) Existing structures and premises. Reconstruction or rehabilitation within the Downtown Historical District shall conform to the distinguishing original exterior qualities or character of the structure, its site, and its environment.
(B) New construction. The design of new structures and of additions to existing structures, including new site improvements, shall take into account the architectural style, general design, arrangement, texture, material, and color of other structures and premises within the Downtown Historical District.
(C) Materials.
(1) All new structures and all reconstruction or remodeling of existing structures within the Downtown Historical District shall utilize natural traditional exterior materials, such as brick, stone, masonry, and wood.
(2) Contemporary materials could be used if they would contribute to the preservation or enhancement of existing integrity and new structure and be architecturally harmonious.
(D) Color. Traditional colors, and combinations of those colors that are both identified with the origin or the era in which the Downtown Historical District was originally built and approved by the Architectural Review and Design Commission, shall be used for building exteriors for all new construction, reconstruction, remodeling, and exterior maintenance of existing structures within the Downtown Historical District.
(Ord. 37-02, passed 7-10-02) Penalty, see § 155.2617
(A) A certificate of approval is required from the Architectural Review and Design Commissioner prior to any new construction, remodeling, reconstruction, or demolition, as well as for any exterior changes to the building that may devalue it as an asset to the historical community of downtown Cambridge.
(B) Nothing in this subchapter shall be construed to prevent the ordinary maintenance or repair of any property within the Downtown Historical District.
(C) Applications for certificate of approval shall be filed with the Architectural Review and Design Commission at least 15 days before a meeting of the Commission. The applicant shall submit with the application, drawings, materials, and color samples, and any other aids that would assist the Commission in understanding the wishes of the applicant.
(D) The Commission shall review and, within 15 days, grant a certificate, disapprove an application, or approve an application with modification.
(F) Application may be obtained at the City Engineer's office.
(Ord. 37-02, passed 7-10-02) Penalty, see § 155.2617
All applications for a variance shall be made directly to the Planning and Zoning Commission upon forms as prescribed by the Commission in accordance with § 155.1803. The Planning and Zoning Commission shall have the power to grant variances from the provisions and requirements of this subchapter which will not be contrary to the public interest or the intent and purpose of this subchapter, but only where, owing to special conditions pertaining to a specific piece of property, the strict application of provisions to requirements of this subchapter would cause undue or unnecessary hardship.
(Ord. 37-02, passed 7-10-02)
YARD, LOT COVERAGE, AND HEIGHT RESTRICTIONS
YARD, LOT COVERAGE, AND HEIGHT RESTRICTIONS | ||||||||
District | Min. Lot Area (Square Feet) | Max. Housing Density (Per Acre) | Yard Setbacks (Feet) | Min. Lot Width (Feet) | Max. Height2 (Feet) | Max. Lot Coverage | ||
Front3 | Rear | Side | ||||||
OS | None | None | None | None | None | 35 | 10% | |
SF-1 | 14,000 | 3.11 | 40 | 20 | 10 | 75 | 35 | 40% |
SF-2 | 5,000 | 8.71 | 30 | 20 | 5 | 40 | 35 | 40% |
RM | 5,000 | 8.71 | 30 | 20 | 5 | 40 | 35 | 75% |
MFR zero lot line1 two- family multiple- family | 4,375 8,750 3,000 per unit | 9.96 9.96 14.52 | 25 25 25 | 20 20 20 | 10 10 10 | 35 70 80 | 35 35 35 | 40% 40% 40% |
NC | 5,000 | None | 35 | 5 | 5 | None | 35 | 75% |
OMC | 5,000 | None | 35 | 5 | 5 | 80 | 55 | 75% |
CBD | None | None | None | None | None | None | 55 | None |
GSC | 5,000 | None | 50 | 20 | 10 | 80 | None | 90% |
CI | 2 acres | None | 50 | 20 | 10 | 300 | None | 90% |
PD-RS | ||||||||
PD-MX | ||||||||
Notes: (1) One yard may be zero lot line if there is only one dwelling unit per lot. (2) See § 155.1909 for height exceptions. (3) Minimum required front yard setbacks for undeveloped property may be reduced to conform to existing neighborhood characteristics when adjacent land is developed with smaller front setbacks. Specifically, when a vacant parcel is proposed to be developed and existing principle structures on either side of the subject property have setbacks that are lesser distances than would be normally required, then the applicable setback for the subject property may be reduced by an amount that would not exceed the average of those existing structures within 100 feet of the subject property (on the same side of the street). This determination shall be made by the Zoning Inspector without the need for a variance. | ||||||||
(Ord. 37-02, passed 7-10-02) Penalty, see § 155.2617
The following definitions shall apply to this subchapter:
MAXIMUM HEIGHT. Maximum height of a building is measured from grade to uppermost peak of the roof for any building. Receiving antennae, belfries, spires, and other ornament shall not be included when calculating height of the building.
MAXIMUM LOT COVERAGE. The total area of a lot that is covered by permanent buildings.
MINIMUM LOT AREA. The least amount of area of horizontal plane bounded by the vertical planes through front, side, and rear lot lines.
MINIMUM LOT WIDTH. The required minimum width of lot measured at the front setback line for a building.
YARD SETBACKS. The required minimum horizontal distance between the building line and the related front, side, or rear property line.
(Ord. 37-02, passed 7-10-02)
Figure 1
(Ord. 37-02, passed 7-10-02)
In addition to all yard regulations specified in other sections of this chapter, the provisions included in this section shall be used for interpretation and clarification.
(A) Yard setback requirements for corner buildings. On a corner lot in any district the main building and any accessory structures shall be required to have the same setback distance from all street right-of-way lines as required for the front yard in the district in which such structures are located. The remaining yards shall be considered side yards.
(B) Visibility at intersections. On a corner lot in any district, nothing shall be erected, placed, planted, or allowed to grow in such a manner as to materially impede vision between a height of 2½ feet and 10 feet above the center line grades of the intersecting streets in the area bounded by the right-of-way of such corner lots and a line joining points along the right-of-way 25 feet from the point of intersection.
(C) Yard setbacks for multiple- family or group of dwellings. A group of dwellings or multiple-family dwellings shall be considered as one building for the purpose of determining front, side, and rear yard requirements. The entire group as a unit shall require one front, one rear, and two side yards as specified for dwellings in the appropriate district. In addition to the front, side, and rear yards, all individual buildings shall be separated by a distance equal to the building height of the largest building.
(D) Additional yard requirements for buffering purposes. To secure a desirable transition between land zoned for residential purposes and other zoning districts (CI through OMC), it is required that greater yard setbacks be provided on the property that is not zoned for residential purposes along the lot line(s) that abut land zoned for residential purposes. When property that is zoned CI through OMC abuts property that is zoned to permit single-, two-, or multiple-family residential dwellings, the yard requirements for that yard adjacent to the residentially zoned property shall be increased two times over the normally required yard setback (including any overlay district requirements), up to a maximum of 75 feet, and a landscaped buffer yard shall be provided in this area in accordance with §§ 155.2401 through 155.2406 with conditional exception to additional requirements of corner lots discussed in division (A) of this section.
(E) Accessory structures. Accessory structures may not be located closer to a public right-of-way than the principal structure unless the accessory structure is attached to the principal structure. Accessory structures shall not be located closer to a public right-of-way than a distance equal to one-half of the height of the accessory structure or three feet, whichever is greater.
(Ord. 37-02, passed 7-10-02) Penalty, see § 155.2617
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