(a) Purpose: The purpose of the Historic Overlay District is to maintain and enhance the distinctive character of the Downtown area by safeguarding the architectural integrity of the various period structures within it, and to prevent intrusions and alterations within the district that would be incompatible with this established character.
(b) Boundaries: The boundaries of the Historic Overlay District are outlined on Map attached at the end of this Chapter.
(c) Applicability:
(1) The regulations contained in this Section shall apply to all buildings and structures within the Historic Overlay District that are at least one hundred (100) years old, and a Certificate of Appropriateness shall be required for any proposed changes to the exterior surface of the building or structure, any proposed changes in signage, or any other proposed changes to environmental features of the lot upon which the building or structure is located.
(2) For any buildings and structures within the Historic Overlay District, the Historic District Review Board may waive any of the design requirements or standards contained in this Section if it finds the proposed changes or new construction meets the general intent of this Section.
(d) Certificate of Appropriateness Required:
(1) A Certificate of Appropriateness is required from the Historic District Review Board prior to any new construction, remodeling, reconstruction or demolition. A Certificate of Appropriateness is required prior to the onset of maintenance or repair such as set forth in subsection (d)(3) hereof.
(Ord. 06-15. Passed 8-26-06.)
(2) A Certificate of Appropriateness is required from the Historic District Review Board prior to the erection of any sign hat requires a permit pursuant the City's sign regulations, as outlined in Section 1111.08.
(Ord. 08-08. Passed 8-18-08.)
(3) Nothing in this Section shall be construed to prevent the ordinary maintenance or repair of any property within the Historic Overlay District, provided such work involves no significant change in material, design, texture, color or outer appearance; nor shall anything in this Section be construed to prevent any change, including the construction, reconstruction, alteration or demolition of any feature which in the view of the Zoning and Building Official is required for the public safety because of an unsafe, insecure or dangerous condition.
(e) Process: The Historic District Review Board shall review all applications for a Certificate of Appropriateness and shall within thirty (30) days of review grant, deny, or grant with modifications or conditions, such Certificate, in accordance with Section 1115.13, unless such time is extended by a majority vote of the Board.
(Ord. 06-15. Passed 8-26-06.)
(1) Applicant may appeal the decision of this Board to the Appeals Board. Applicant may request of the Clerk of the Appeals Board that the application be placed on the agenda of the next scheduled Appeals Board meeting, as set forth in Section 1115.10 of the UDO. The Appeals Board will hear the appeal of the applicant and it shall be the responsibility of a majority of the Appeals Board to determine the reasonableness of the decision of the Historic District Review Board. The Appeals Board may approve, deny or grant with modifications or conditions the decision of the Board; or approve the application subject to additional conditions and restrictions to which the owner has agreed.
(f) Design Requirements:
(1) Reconstruction or rehabilitation within the Historic Overlay District should conform to the distinguishing, original exterior qualities or character of the structure, its site, and its environment, as much as practicable.
(Ord. 08-08. Passed 8-18-08.)
(2) 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 Historic Overlay District.
(3) Materials:
A. The use of natural traditional exterior materials such as brick, stone, masonry and wood is encouraged on all new structures and all reconstruction or remodeling of existing structures within the Historic Overlay District.
(Ord. 06-15. Passed 8-26-06.)
B. The use of contemporary materials, such as metals, fiberglass and plastics for exterior surfaces is permissible provided these materials duplicate or closely match the design, texture and other visual qualities of the building's original materials. Each application proposing the use of contemporary materials shall provide detailed plans to the Board, to allow the Board to understand the proposed method of installation and the impact on specific architectural elements of the building.
(Ord. 08-08. Passed 8-18-08.)
(4) Traditional colors and combinations of those colors that reflect the character of the Downtown area shall be used for building exteriors for all new construction to be built, and reconstruction, remodeling and exterior maintenance of existing structures within the Historic Overlay District.
(Ord. 06-15. Passed 8-26-06.)
(5) All signs within the Historic Overlay District should conform to the design standards set forth above in section (4) and shall be of such a style or design that reflects the character of the Downtown area and shall conform to the sign requirements contained in Section 1111.08. Sign size and shape shall also respond to the existing proportions of period structures, and signs shall not be permitted to cover, blank out or close existing window and doorway openings or otherwise hide important architectural features.
(Ord. 08-08. Passed 8-18-08.)
(6) Guidelines, policies and general information pertaining to the use of materials, colors, signage, landscaping, renovation techniques and other design considerations which would be helpful to the public in preparing plans for review shall be kept and made available to the public by the secretary of the Historic District Review Board.
(Ord. 06-15. Passed 8-26-06.)
(g) Standards for Evaluating Applications for Certificate of Appropriateness: In considering the appropriateness of any proposed change to the exterior surface of structures or to the other environmental features of the district, including landscaping, vegetation and exterior signage, the Historic District Review Board and the Appeals Board upon the appeal of the applicant, shall consider the following:
(Ord. 08-08. Passed 8-18-08.)
(1) 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 when possible.
(2) 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 or inappropriate to the original integrity of the building shall be discouraged.
(3) Whereas changes that may have taken place in the course of the time are evidence of the history and development of a building, structure or site and its environment, if these changes are deemed to have acquired significance, then this significance (if any) shall be recognized and respected.
(4) Distinctive stylistic features or examples of skilled craftsmanship that characterize a building, structure or site shall be treated with sensitivity.
(5) Significant architectural features that have deteriorated 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 architectural features should be based on accurate duplications of features, and if possible, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
(6) 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 should be avoided.
(7) Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to any project.
(8) 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 such design is compatible with the size, scale, color, material and character of the property, neighborhood or environment.
(9) Wherever 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 original structure would be unimpaired.
(Ord. 06-15. Passed 8-26-06.)