(a) Design Principles. The properties in the Downtown Business District define an urban space that represents the historic character of the City. In order to enhance the quality and compatibility of these structures, all proposed rehabilitation, restoration, and new construction projects shall incorporate common aesthetic principles that are represented in this urban environment. These principles include:
(1) Proportion. The relationship of the dimensions of building details such as windows or doors, or entire facades from one building to the next shall create a desired harmony of buildings within and surrounding the proposed development area.
(2) Scale. The size of buildings and building elements with respect to each other as well as the human form shall be consistent with the prevailing scale of the buildings.
(3) Rhythm. The repetition of design in building details, such as the number and spacing of windows and doors, and backgrounds, such as walls, shall maintain the architectural rhythm of the existing facades.
(4) Variety and Unity. Projects shall blend both variety and unity in building design through varying levels of distinction in combining building elements in order to maintain a compatible built environment that is characterized by unifying qualities of proportion, scale and rhythm.
(b) DRGs Generally Applicable to all Proposals in the District. In the Downtown Business District, each proposal shall meet the following Design Review Guidelines (DRGs), however, where a building is or is proposed as an Historic Resource, components may only be replaced with proof they are irreparable:
(1) Compliment the height, width and general proportions of adjacent buildings so that an overall harmonious appearance is created.
(2) Exterior walls over fifty (50) feet in length that are visible from adjoining streets or properties shall be articulated to add architectural interest and variety and avoid the effect of a single, long or massive wall with no relation to human size. Articulation shall be visually established by using architectural features such as columns, ribs or pilasters, piers, and fenestration pattern. In addition, include at least two (2) of the following within each successive articulation:
A. Change in wall plane, such as projections or recesses extending at least 20 percent of the length of the facade;
B. Change in texture or masonry pattern;
C. Windows; or
D. An equivalent element that subdivides the wall into human scale proportions.
(3) Preserve or restore original building facades to the extent practicable, including the removal of any applied facades that have original building details preserved beneath. Include architectural features that are appropriate and compatible with the design of existing buildings and structures, including the patterns of windows and doors, roof pitch, cornice lines, shutters, dormers, eaves and other decorative detail. Preserve and/or develop, whenever possible, the distinguishing architectural styles from the turn-of-the-century reflected in many of the facade details, such as pressed metal or corbelled cornices. If major facade components are badly deteriorated or missing (and replicas are not feasible), great care should be taken to replace them with creative designs that reflect the proportions, scale, and details of the original.
(4) Maintain or compliment existing colors, textures, and bonding patterns of brick and other building materials found throughout the Downtown Business District or typical to the structure’s historical architectural design whenever possible. Utilize color schemes appropriate to the architectural of the structure and the area, limiting strong accent colors for special effects only. Existing masonry shall not be sandblasted and mortar joints should only be re-pointed where there is evidence of moisture problems or when sufficient mortar is missing to allow water to collect in the mortar joint. If brick is currently painted, it may be repainted.
(5) Maintain the design, scale and proportion of existing building windows by preservation of the original proportions of window openings, the widths of single and double module windows that reflect the architectural lines of the upper part of the facade, the original arrangement or similar configurations of glass panes, and the original materials used in such window elements as sashes, frames, sills, jambs, and lintels. Vinyl-clad wood windows of the same style may be acceptable replacements for wood windows. Wood may be placed over glass panels on a storefront facade if the muntins are retained and the wood is painted a comparable color. Aluminum, triple-track storm windows may be allowed if painted the same color as the actual window frame and the crossbar aligns with the interior window sash. Safety glass may be used. Window air conditioners shall be permitted.
(6) Awnings of the traditional, forty-five (45) degree style and compatible color are permissible. Metal awnings will not be approved unless the replacement of existing metal awnings in the rear of a building, or if they contribute to the historic integrity of the front of an Historic Resource.
(7) Entrance doors and hardware should maintain and contribute to the established scale, materials and design of a building or the area. Rear doors may be allowed to be replaced with steel doors where the proposed doors maintain architectural character with insets, windows, etc.
(8) Porch and step alterations or new construction should maintain and contribute to the historic character of a building or the area.
(9) Modern roofing material will be permitted if the roof is not substantially altered, where the proposed materials are superior to the original products and methods used for roofing, and where the changes are visible, the proposed changes meet the aesthetic purposes of the Design Review Overlay District.
(10) Enhance individual building design through plant material accents.
(c) DRG’s Generally Applicable to Commercial Building Proposals in a B-2 Business District. Where the Downtown Business District overlays a B-2 Zoning District, each proposal shall:
(1) Maintain the established storefront widths along established block facades. Fill in open spaces between buildings of existing block facades, either through the development of a building, landscape features or a combination of both, or public walkways to rear parking areas to preserve or create a unified street wall.
(2) Maintain repetitive window modules along established block facades. When the wall of a commercial building faces a public right-of-way, parking area, or is within 45 degrees of facing a public right-of-way, a minimum of fifty (50) percent of such wall area, measured between two- and one-half (2.5) feet and eight (8) feet above the average grade of the building facade, shall incorporate display-type windows. The bottom edge of such window shall not be higher than three (3) feet above grade. A maximum of twenty (20) percent of such window may be opaque.
(3) The continuity along each block shall be enhanced through the use of landscaping, street furniture, and brick paving.
(d) DRGs for Properties Identified as a Historic Resource in the District.
(1) Alterations or changes. Any exterior construction or improvements proposed to property containing an Historic Resource shall be based upon design standards in the underlying Zoning District as well as standards developed by the Design Review Board and implemented by City Council. Until such time as the design standards are developed by the Design Review Board, all applications for a Certificate of Appropriateness shall conform to the U.S. Secretary of Interior’s Standards for Rehabilitation and the Standards in the American Planning Association Planning and Advisory Service Report Number 379, titled Appearance Codes for Small Communities by Peggy Glassford. Copies of the Standards are available in the Office of the Zoning Administrator and include the following evaluative criteria:
A. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, or site and its environment, or to use a property for its originally intended 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 feature 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 or which seek to create an earlier appearance shall be discouraged.
D. Changes which may have taken place in the course of time may be evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance and 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, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different 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 affected 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 materials, and such design is compatible with the size, scale, color, 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.
(2) Demolition applications. When the application for a Certificate of Appropriateness is for demolition of an identified Historic Resource or has the potential for future designation as a Historic Resource, the Board shall undertaken meaningful discussion with the applicant and expend every effort to find a means of preserving the property.
(e) Design Review Standards for Properties Not Designated as Historic Resources. Upon the receipt of a request for a Certificate of Appropriateness involving property which does not contain an identified Historic Resource, the Board shall determine appropriateness by whether the proposed activity will have an affect on the historic character and architectural integrity of the Downtown Business District. In addition, new construction in the Downtown Business District shall be evocative of the general architectural styles, historic character, and architectural integrity of the district. Demolition shall be allowed if a building lacks historic integrity.
(Ord. 2006-11. Passed 4-25-06.)